79S158
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STAFF REPORT
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September 26, 1979 (BS)
CASE NUMBER: 79S158
APPLICANT: ATLANTIC BAPTIST BIBLE COLLEGE
REQUEST: Conditional Use to permit a private college with
"on-campus" residence of 50 to 80 students in an Agricultural
(A) District.
GENERAL LOCATION: Bermuda Magisterial District; property is
located at the southern terminus of Kyoto Drive. Tax Map 135-2
(2) Bermuda Ochre subdivision, Lot 6A (Sheet 42).
SUBJECT PARCEL: 26.9 acres; zoned Agricultural (A); institutional
use (day school).
ADJACENT PROPERTY: Zoned Residential (R-7) and Agricultural
(A). Vacant, single family residential use, or being developed
for single family residential use.
UTILITIES, SOILS, DRAINAGE AND EROSION, EASEMENTS: Public water
is available 600 feet from the parcel., This is an 8 inch
line located along Kyoto Drive. An easement will be required
across Mr. Butler's property (Cameron Hills subdivision).
This property lies in the Johnson Creek sewage drainage area.
The location of the nearest trunk sewer is either along Johnson
Creek or in Cameron Hills subdivision. The Utilities Department
advises that public sewer should be used.. Furthermore, the Health
Department finds that: 1) The drainFicld sitn is very small with
limited area for expansion, and only a maximum of twenty resident
students could be permitted on the existing system; 2) water
consumption rates that are used for a dormitory are ten times
those used for a classroom situation; and 3) the slow percolation
rates indicate that there is a high probability that the drain-
field will have a short life expectancy with no area for an
additional drainfield. The developer indicates, however,
that during Phase I the exi sting septic tank and drain-
field system shall be used, and connection to public sewer will
occur during the second phase of the school's development.
Soils are gently sloping and under present conditions, have only
a slight chance for erosion. Much of the soils are poorly
drained with severe wetness hazards. Careful planning will
be required to avoid use of low wet areas for purposes for which
they are poorly suited. Soils are fairly suited for proposal
with use of public water and sewer.
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Property lies in the Johnson Creek drainage. area. Erosio~ problems
are not anticipated in Phase I since only mlnor constructlon
will occur. All new buildings must be located one foot above
the 100 Year Flood Plain.
PUBLIC FACILITIES:
Company Number 6.
Property is served by Enon Fire Station,
Fire service capability at this time is good.
TRANSPORTATION 'AND TRAFFIC: Traffic must flow through Cameron
Hills subdivision in order to reach the subject parcel. This
proposal should decrease the traffic flow considerably. At the
present time, the parcel is being used as a day school. All of
its students must travel through Cameron Hills subdivision to and
from the school each day. If this request is approved, 50 to
80 students will be housed on campus during Phase I. This could
reduce traffic through Cameron Hills subdivision by as much
as 80 trips per day.
LAND ASSESSMENT: 1979 Appraised value - $345,480.
GENERAL PLAN:
Single family residential use.
DISCUSSION: This parcel was previously owned and occupied by Bermuda
Academy. Recently the parcel was purchased by Atlantic Baptist
Bible College and has been used as a day school. It is the owner's
intention to improve and expand the College's facilities and
services in two phases. This application is for Phase I only,
t~e develper will use existing buildings only. There will be no
new construction of building. In Phase I, the developer intends
to convert an existing structure to house 50 to 80 students, extend
public water to site, upgrade the septic system to meet Health
Department Standards, and provide parking and site access in accord-
ance with County requirements. In Phase II (not part of this
application) the developer intends to extend public sewer to the
site, upgrade site access to avoid any possible traffic conflicts
within the neighborhood, and initiate phased dormitory and academic
construction as required by the college's growth patterns.
At the present time, access to this property is served by an un-
improved road through Mr. Butler's property (Cameron Hills Subdivision).
The subdivision presently has two recorded sections A and B with
plans for development of the rest of the property. At the time the
rest of the property is recorded and developed the unimproved road
will be improved and taken into the state system.
2.
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This parcel has been used as a day sch~ol for,many ye~rs a~ ~o
apparent detriment to adjacent propertles. Wlth th~ lmposltlon of
the appropriate condtions, this ~eque~t should contlnue to be
compatible with the adjacent resldentlal areas.
The area surrounding the parcel is presently experiencing single
family development and therefore, specific conditions should,be
imposed which will insure land use compatibility and that adJacent
properties will not be adversely affected.
STAFF RECOMMENDATION: Recommend approval subject to the imposition of
the following conditions:
T lS /con itJona~se s~al~ ?e _ C}ra;v=€/d to a;:.l for
C ~-e:>>clu ivel Y21nd ~ot ~ns
lad./ ~~
2. Public water shall be extended?to serve this ~se. No mo~e than
twenty (20) resident students shall be housed untll such a tlme that
public, sewer is extended to the site. However, sho~ld,the county,
Health Department determine at any time that the eXlstlng system lS
no longer functioning properly, public sewer shall be extended. (See
attached letter)
3. Any necessary filling shall be controlled by a qualified soil
scientist. ~.~
4. County water and fire hydrants shall be provided for the entire
complex and located inaccordance with the Chesterfield Fire Prevention
Bureau standards.
0- !3o QA-
converted
Co~
use as do
5. Buildin
be upgraded
6. No m~aL 100 on-campus resident students shall be permitted.~
7. A fifty (50) foot buffer consisting of the existing natural veg-
etation shall be maintained along the north, west and south property
lines. No clearing, grading or otherwise disturbance of this buffer
shall be permitted. The main entrance driveway, shown on the site
plan submitted with the application shall be permitted to encroach
on the western buffer.
8. The limits of the 100 year flood plain shall be maintained as a
buffer along the eastern property line adjacent to Johnson Creek.
There shall be permitted no buildings or parking within this buffer;
however, such facilities as pedestrian walkways, picnic tables and
passive recreational facilities shall be permitted. p 6
9. All driveways/~nd parkino ~s shall be paved~
I1fL~ io~~~~.
10. All exterior lighting shall be low level in nature and shall
be placed so as not to project light into adjacent properties.
These lights shall be no higher than fifteen (15) feet.
11. Any outside public address system shall not be used before 7 A.M.
or after 9 P.M.
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12. Approval of this request shall only constitute approval of Phase
I, only. Prior to commencing development of Phase II, a conditional
use must be obtained.
13. One parking space for each commutting student, plus one parking
space for each employee, plus one parking space for each ~on-campus
resident student shall be provided. ~
14. The above stated conditions, notwithstanding the plan prepared
by Service Hargrove Brockwell LTD dated July 6, 1979, shall be
considered the plan of development.
CASE.HIS'IORY
CPC 8 21 79:
The Commission recommended approval of this request
subject to the imposition of the above stated conditions.
The Board of Supervisors on Wednesday, September 26, 1979 beginning
at 2:00 p.m. will take under consideration your request for zoning.
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CHESTERFIELl', VIRGINIA 23832,
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".I IN COOf'lRATIO'; WITH THE
'STAn HEALTH DEPARTMENT
July 27) 1979
i,jr. Bruce rri tchiu...!
3 2 1 ~1 S t ;j n: f 0 nl R 0 a J
Portsmouth, VA 237U3
Dear Hr. Pritchanl:
In response to your letter uatel~ Jilly 20, 1~~7~. \,'C' d0 not recommend
utili::atioll of the: cl;:;'55 1'00111 building JrainfielJ for Jormitory use
for the following reasons:
1. The (l r a i 11 fie 1 d s.i t cis veT)' 5 In a 11 \,' i t h I i :n i t c d are a
for cxp~n5ion. You would only be permitted to have
J rnaxiillum of twenty students on this system.
2 . h' ? U; r con 5 u:n p t ion rat est hat are use d for ;: tl 0 rJ':1 i tor y
arc ten times those used for a classroom situation.
3. The slo..; percolation rates intlicatc that there is a
11 i f h pro 0 a b i 1 i t Y t lJ a t t 11 c (1 r a i n fie I cl \d 11 h a v cas J; 0 r t
life expectancy \-,;itb no ClrC<l fO,r additional drainfield.
1'.'c aJvise that connection to county sei\'ar,c iH~ inn.:stigated further,
and h'e have checked ",'itl1 count v utilities rmJ tIlcre are three
possihle C'lltern:1tives to connect to county sc....a5:c. ?leQsc contact
1ill :','ri[!lt for further details in the County Utilities iJcpartment.
If you ha~,e---pny questions, plcc!]c call 13ill l\'right, at 748-1338.
/ / , /::------ / /
C Sincerely, / ./'", -//( / ,1",/
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,7/7f;!:.Y#J;};~/fll!t:b/
T. H. Graham
I\Cfistcrcd Sanitarian
Chesterfield Jiealtll District
TIIG/rneh
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7CJ5/58-3
SERVICE ARCHITICTS
HARGROVE PlANNlRS
BROCKWELL CONSULTAN~
LTD f"()I'ftMOU1'H VIta*" . \MCIMlA _loCH ~
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