06SR0326
September 19,2006 CPC
October 25, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SR0326
Trustees of Stony Point Reformed Presbyterian Church
Midlothian Magisterial District
2330 Buford Road
REQUEST: Renewal of Conditional Use (Case 03SN0306) to permit a private school in a
Residential (R -15) District.
PROPOSED LAND USE:
Continued operation of a private school in conjunction with a church is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The private school use continues to have no greater impact on existing and
anticipated area residential development than does the permitted church or public
school uses.
B. The recommended conditions address land use compatibility issues between the
use and area residential development.
c. Similar facilities, located adjacent to residential areas, have been approved
throughout the County with no apparent adverse impact on the residential uses.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER MA Y PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "epe" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/epe)
1.
Except where the requirements of the underlying Residential (R-
15) zoning are more restrictive, any new development for school
use shall conform to the requirements of the Zoning Ordinance for
commercial uses in Emerging Growth Areas, excluding buffer
requirements. (P)
(STAFF/CPC)
2.
The following setback criteria shall apply to any outdoor play
fields, courts swimming pools and similar active recreational areas:
a. With the exception of playground areas which
accommodate swings, jungle gyms or similar such
facilities, all active play fields, courts, swimming pools or
similar active recreational facilities which could
accommodate organized sports such as football, soccer,
basketball, etc., shall be located a minimum of 100 feet
from adjacent properties to the north., south and east.
Within this setback, existing vegetation shall be
supplemented, where necessary, with landscaping or other
devices designed to achieve the buffering standards
contained in Section 19-522(a)(2) of the Zoning Ordinance.
b. If active play fields, courts., swimming pools and similar
active recreational areas are setback more than 100 feet
from the adjacent properties to the north, south and east, the
landscaping or other design features described in Condition
2.a. may be modified by the Planning Department at the
time of site plan review. Such modification shall
accomplish mitigation of the visual and noise impacts that
sports or related activities have on adjacent properties
equivalent to the 1 00 foot setback/landscaping
requirements described in Condition 2.a.
c. Any playground areas (swings, jungle gyms or similar such
facilities) shall be setback a minimum of forty (40) feet
from all property lines. (P)
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06SR0326-0CT25- BOS
PROFFERED CONDITIONS
(STAFF/CPC)
1.
The operation of the private school shall be in conjunction with a
church use only. (P)
(STAFF/CPC)
2.
There shall be no direct access from the property to Buford Road.
(T)
GENERAL INFORMATION
Location:
West line of Buford Road, south line of Polk Street and east line of McRae Road and
commonly known as 2330 Buford Road. Tax ID 755-717-3976.
Existing Zoning:
R-15 with Conditional Use
Size:
4.7 acres
Existing Land Use:
Public/semi-public (church with private school)
Adiacent Zoning and Land Use:
North, East and South - R-15; Single family residential or vacant
West - R-15; Public/semi-public (Bon Air Elementary School) or single family
residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along Buford Road, adjacent to
this site. The existing church facility is connected to the public water system. Use of the
public water system is required by County Code.
Public Wastewater System:
An existing eight (8) inch wastewater collector extends across McRae Road onto the
request site. The existing church facility is connected to the public wastewater system.
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06SR0326-0CT25-BOS
Use of the public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Buford Fire Station, Company Number 9, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will have a
minimal impact fire and EMS.
Transportation:
The property is currently zoned Residential (R-15) and a church (Stony Point Reformed
Presbyterian Church) has been developed on the property. The applicant is requesting
renewal of a Conditional Use to permit a private school on the property. The applicant
anticipates enrollment at the school to be approximately seventy (70) students. A private
school with seventy (70) students is anticipated to generate approximately 175 average
daily trips. These vehicles will be distributed along Buford Road, which had a 2006
traffic count of 12,681 vehicles per day (Level of Service E). Based on the volume of
traffic it carried during peak hours, Buford Road in this area was at capacity.
The Thoroughfare Plan identifies Buford Road as a collector with a recommended right
of way width of seventy (70) feet. Access to collectors, such as Buford Road, should be
controlled. The applicant has proffered that no direct access will be provided to Buford
Road. (Proffered Condition 3)
In 1985-1986, staff prepared an amendment to the County's Comprehensive Plan for the
Bon Air area (Bon Air Community Plan). Staff recommended that the Plan include a
strategy to provide widening improvements along Buford Road. Citizens voiced
opposition to this strategy because, in their opinion, it would change the characteristics of
Buford Road and the surrounding area. The Board of Supervisors approved the Bon Air
Community Plan without the recommendation to widen Buford Road. Based on
Transportation Department standards, traffic that is anticipated to be generated by the
school warrants left and right turn lanes along Buford Road. Based on the action by the
Board in the adoption of the Bon Air Community Plan, the applicant was not requested to
provide road improvements or dedicate right-of-way along Buford Road.
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06SR0326-0CT25- BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Bon Air Community Plan which suggests the property is
appropriate for public/semi-public uses.
Area Development Trends:
Surrounding properties are zoned Residential (R-15) and are occupied by single family
residences, public/semi-public uses (Bon Air Elementary School) or are currently vacant.
It is anticipated that any infill development in this area will be limited to medium density
residential and public/semi-public uses as suggested by the Plan.
Zoning History:
On August 27, 2003, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved a Conditional Use to permit a private school in conjunction with a
church use on the request property (Case 03SN0306). Conditions and proffered
conditions addressed development standards, numbers of students and access. The
applicant proffered a time limitation of three (3) years for this operation from the date of
approval, expiring in August of 2006.
Site Design:
The request property has been developed as a church with associated parking facilities.
The applicant intends to continue to use the existing facilities to accommodate the private
schooL The recommended conditions would require any new development for school use
to conform to the development standards of the Ordinance for commercial uses in
Emerging Growth Areas except where the underlying zoning requirements are more
restrictive (Condition 1). Emerging Growth Standards address architectural treatment,
access, parking, landscaping, setbacks, signs, utilities and screening of dumpsters and
loading areas.
Buffers and Screening:
As noted herein, adjacent properties to the south are zoned residentially and are either
occupied by single family residences or remain vacant. Any proposed outdoor
recreational facilities and playgrounds associated with the private school use should be
set back from this adjacent residential development. (Condition 2)
CONCLUSIONS
A private school use has operated on the property for approximately three (3) years with no
apparent adverse impact upon existing area residential development. The recommended
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06SR0326-0CT2S- BOS
conditions address land use compatibility issues between the use and area residential
development. These conditions are similar to those imposed on similarly situated facilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/19/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended
approval subject to the conditions and acceptance of the proffered conditions on pages 2
and 3.
AYES: Messrs. Wilson, Gecker, Bass, Gulley and Litton.
The Board of Supervisors, on Wednesday, October 25, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SR0326-0CT25- BOS
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