91SN0270
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8ctober-15,-1991-6P6
No~@mber-19,-l991-epe
December 11, 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0270
Bob and Brenda Sarver
Clover Hill Magisterial District
Northeast quadrant of Providence and Elkhardt Roads
REQUEST,: Conditional Use to permit a day care center in an Agricultural (A)
District.
PROPOSED LAND USE:
A day care center is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Northern Area Land Use and Transportation Plan. designates
the property for medium d~~sity residential use, the proposed day care
center, if properly conditioned, will provide an appropriate land use
transition between area residential development and Providence Road,
while further providing useful child care services to nearby
residential neighborhoods. Specifically, limited neighborhood-
oriented commercial uses, such as child care centers, are appropriate
on small acreage parcels along arterials in the vicinity of
residential neighborhoods if subject to standards that address the
intensity and density of use, architectural treatment and massing of
buildings, hours of operation and other design criteria that preserve
the predominantly residential character of the area in which such uses
are located and protect adjacent residences from the proposed day care
use.
B.
The recommended conditions ensure quality
compatibility with area residential neighborhoods.
development
and
( NOTE: THE CONDITIONS NOTED WITH It STAFF I CPC I' ~ERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A ttSTAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
CONDITIONS
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
1 .
Except as noted herein, development shall comply with the
requirements of the Zoning Ordinance for Office, Commercial and
Industrial Districts in Emerging Growth Areas. (p)
2.
A minimum fifty (SO) foot buffer shall be maintained along the
eastern property boundary. This buf fer, shall comply with the
requirements of the Zoning Ordinance, Sections 21.1-226 through
21.1-228. (p)
3.
A minimum fifty (50) foot setback shall be maintained along the
southern property boundary. Within this setback, landscaping
shall be provided in accordance with Perimeter Landscaping C of
the Zoning Ordinance~ (p)
4.
The parking areas shall be designed and/ or landscaped so as to
provide initial year-round screening of vehicles from area
residential development. The exact method of screening shall be
approved by the Planning Department at the time of site plan
review.. (p)
5.
Dens i ty of development shall not exceed 5 J 000 square feet of
gross floor area per acre. (p)
6.
Structures shall have an architectural style compatible with
surrounding residential neighborhoods. Compatibility may be
achieved through the use of similar building materials or other
architectural features. (p)
7 .
Hours of operation shall be limited to between 6:00 a.m. and 9:00
p . nl . ( p )
8.
Public wastewater shall be used. (U)
9.
No additional drainage generated from impervious areas of the
site shall drain south under Elkhardt Road adjacent to Providence
Road. (EE)
PROFFERED CONDITIONS
(STAFF)
1 ~
Prior to site plan approval, forty-five (45) feet of right of way
on the east side of Providence Road measured from the centerline
of that part of Providence Road immediately adj acent to the
property shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County.
(STAFF)
",.
2.
In conjunction with site plan submissionJ a revised centerline
based on VDOT's urban collector standards (40 MPH) for Elkhardt
Road shall be submi tted to and approved by the Transportation
Department. Prior to site plan approval, thirty-five (35) feet
of right of way on the north side of Elkhardt Road measured from
the approved revised centerline of that part of Elkhardt Road
.
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PC/91SN0270/DECllM
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immediately adjacent to the property shall be dedicatedt free and
unrestricted,' to and for the benefit of Chesterfield County.
(STAFF)
3.
There shall be only one access onto Providence Road. The exact
location of this access shall be approved by the Transportation
Department.
(STAFF)
4.
Prior to the issuance of any occupancy permit, additional
pavement shall be constructed along Providence Road at the
approved access to provide left- and right-turn lanes.
(STAFF)
5.
Prior to obtaining a building permit, one of the following shall
be accomplished for fire protection:
A. For bui Iding permits obtained on or before June 30 t 1991 ,
the owner / developer shall pay to the County $150 .00 per
1 ,000 square feet of gross floor area. If the bui Iding
permi t is obtained after June 30 _' 1991 t the amount of the
required payment shall be adjusted upward or downward by the
same percentage that the Marshall Swift Building Cost Index
increased or decreased between June 30 J' 1991, and the date
of payment. With the approval of the County's Fire Chief.
the owner/developer shall receive a credit toward the
required payment for the cost of any fire suppression system
not otherwise required by law which is included as a part of
the development.
or
B. The owner/developer shall provide a fire suppression system
not otherwise required by law which the County's Fire Chief
determines sub~tantially reduces the need for County
facilities otherwise for the protection.
GENERAL INFORMA TI ON
Location:
Northeast quadrant of Providence and Elkhardt Roads. Tax Map 28-11 (1)
Parcel 15 (Sheet 8).
ExistinR Zoning:
A
Size:
3.0 acres
Existing Land Use:
Vacant
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PC/91SN0270/DEC11M
Adjacent Zoning & Land Use:
North - Ai Public/Semi-Public (church)
South - A and R-7; Single family residential
East - A; Single family residential
West - Aj Single family residential
PUBLIC FACILITIES
Utilities:
Water:
The public water system is available and its use is required by
Ordinance.
Wastewater:
The public wastewater " system is available and its use may be required
by Ord inance ( Chapter 20, Art icle III, See t ion 20 - 63; Art icle IX,
Section 20-195). Use of the public wastewater system is recommended.
(Condition 8) .
Drainage and Erosion:
The entire impervious on-site area naturally drains to Elkhardt Road and
then parallels Twilight Lane before entering Pocoshock Creek. There are no
existing on-site or off-site erosion problems in the area. The County has
undertaken a small storm sewer project approximately 200 feet south of the
intersection of Providence and Elkhardt Roads to address some existing area
drainage problems. Very little, if any, of the site runoff drains in this
direction. Given the limited capacity of drainage improvements along
Providence Road, no additional drainage generated from impervious areas of
the request site should be allowed to drain south under Elkhardt Road to
Providence Road. (Condition 9)
The majority of the water which naturally drains to Elkhardt Road causes
some flooding problems due to the existing pipe intended to drain this
property_ There should be no erosion problems based on the proposed use;
however, drainage problems adjacent to Elkhardt Road could be severely
aggravated. Off-site drainage easements and improvements may be required
to accommodate increased runoff from site development.
Development will be subject to the requirements of the Chesapeake Bay
Ordinance unless approvable site plans are filed prior to November 15,
1991.
Fire Service:
Manchester Fire Station, Company #2. County water flows and fire hydrants
must be provided for fire protection purposes in compliance with nationally
recognized standards ( i. e. , National Fire Protect i 011 Associat"ion and
Insurance Services Office).
~
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The proposed zoning and land uses will generate additiona+ need for fire
protection services. Proffers have been received to address this need.
(Proffered Condition 5)
Transportation:
Based on the plan submitted with the application, development is
anticipated to generate approximately 654 average daily trips. These
vehicles will be distributed along Providence Road and Elkhardt Road which
had 1991 traffic. counts of 10,168 and 8,559 vehicles per day, respectively.
The Thoroughfare Plan_identifies Providence Road as a major arterial with a
recommended right of way width of~ ninety ( 90) feet. The Plan identif ies
Elkhardt Road as a collector with a reconnnended right of way width of
seventy (70) feet. The applicant has proffered to dedicate forty-five (45)
feet of right of way from the centerline of Providence road and thirty-five
(35) feet of right of way from the centerline of Elkhardt Road in
accordance with that Plan. (Proffered Conditions 1 and 2)
Access to major arterials, such as Providence Road, and collectors, such as
Elkhardt Road, should be controlled. The applicant has proffered to
construct only one ( 1 ) access to Providence Road. This access must be
located a minimum of 300 feet from the Elkhardt/Providence intersection
(Proffered Condition 3). Mitigating road improvements ~ust be provided for
the requested densities. The applicant has proffered to construct left-
and right-turn lanes along Providence Road at the approved access
(Proffered Condition 4). Construction of the left-turn lane may require
acquisition of off-site right of way. At the time of site plan review,
specific recommendations will be made regarding access and internal
circulation.
.LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation
Plan, which designates the property for medium density residential use
(1.51 to 4~O units per acre).
Area Development Trends,:
Properties in the vicinity of the Providence/Elkhardt Road intersection are
zoned agriculturally and residentially and are occupied by single family
residences and a church or remain vacant.
Site Design:
The plan submitted with the application depicts a day care complex with
associated parking lot and drop-off area. Access would be provided via a
driveway to Providence Road. Although not depicted on the plan, a play
area would be required. The applicants' representative has indicated that
the play area would be located north of the day care structure, adjacent to
the exist ing church property. The reconnnended condi tions would restrict
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PC/91SN0270/DECI1M
overall densi ty of development to ensure the
request property does not adversely impact
(Condition 5)
intensity of use on the
area residential uses.
The request site is heavily wooded. It should be noted that the
recommended conditions would require preservation of existing mature
vegetation and supplemental landscaping within setbacks and buffers, unless
removal of vegetation is approved by the Director of Planning (Conditions 2
and 3) . Mature vegetation could be accred1 ted towards required
landscaping.
It should further be noted that the plan depicts improvements on the
request property that are accessory to an existing residence on adjacent
property to the east. The applicants' representative has indicated these
improvements would remain, and would be used and maintained by the adjacent
residence through easements.
Architectural Treatment:
The architectural treatment of buildings should be compatible with area
res iden t ial development. The rendering submitted with the applicat ion
depicts .a residential treatment which generally complies with the
recommended conditions. (Condition 6)
Buffers & Screening:
The recommended conditions would require a mln1mum fifty (50) foot buffer
along the eastern property boundary, adjacent to an existing residence~ and
a minimum f if ty ( 50) foot setback along the southern property boundary,
adjacent to the ultimate right of way for Elkhardt Road, to provide
transition and separation between the proposed day care use and area
residences to the east and south (Conditions 2 and 3). As noted in the
"Site Designtt section of this "Request Analysis and Reconnnendationll J
existing improvements depicted on the plan along the eastern property
boundary would remain. The recommended buffer condition would require that
these improvements be located outside of the buffer area to ensure the
effectiveness of the buffer.
To further ensure land use compatibility between activities on the request
property and area residential development, parking areas should be designed
or landscaped so as to screen the view of vehicles from area residences to
the south, east and west. (Condition 4)
Hours of Operation:
Hours of operation should be regulated to ensure that day care activities
do not adversely impact area residences. Imposition of recommended
Condition 7 would restrict the hours that the day care would be open to the
public to between 6:00 a.m. and 9:00 p.m.
Conclusions:
Although the Northern Area Land Use and Transportation Plan designates the
property for medium density residential use, the proposed day care center,
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PC/91SN0270!DECI1M
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if properly conditioned, will provide an appropriate land use transition
between area residential development and Providence Road, while further
providing useful child care services to nearby residential neighborhoods.
Specifically, limited neighborhood-oriented commercial uses, such as child
care centers, are appropriate on small acreage parcels along arterials in
the vicinity of residential neighborhoods if subject to standards that
address the intensity and density of use; architectural treatment and
massing of buildings; hours of operation; and other design criteria that
preserve the predominantly residential character of the area in which such
uses are located and protect adjacent residences from the proposed day care
use. The recommended conditions are similar to the requirements of the
Zoning Ordinance for Convenience Business (C-l) Districts and ensure
quality development and compatibility with area residential neighborhoods
(Conditions 1 through 7). Therefore, approval of this request is
recommended.
CASE HISTORY
Planning Commission Meeting (10/15/91):
At the request of the applicants, the Commission deferred this case for
thirty (30)' days. The purpose of the deferral was to allow the applicants
an opportunity to meet with area residents.
Staff (10/16/91):
The applicants were advised in writing that any significant new or revised
information should be submitted no later than October 25, 1991, for
consideration at the Commission1s November public hearing.
Applicants and Area Residents (10/24/91):
The applicants met with area residents to review the proposed development.
Planning Commission Meeting (11/19/91):
The applicant accepted the recommendation with the exception of Condition 8
on page 2 requiring use of the public wastewater system.
There was s~pport for the request present. They indicated that there was a
need for the facility in the area.
There was OPPO$ it ion present. They expressed concern rela t i ve to the
impact of the use on the transportation network and the encroachment of
commercial use in the area.
There was discussion relative to the possibility of the applicants agreeing
to install a traffic light at the intersection of Elkhardt and Providence
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PC/91SN0270!DECllM
Roads. The applicants t representative indicated they would
economic feasibility of installing the light prior to the
Supervisors' public hearing.
study the
Board of
It was the general consensus of the Commission that the proposed use, even
with a traffic light, would be incompatible with area residential
development.
On motion of Mr. Warren, seconded by Mr. Miller, the Commission recommended
denial of this request.
AYES: Messrs. Warren, Belcher. Miller and Mrs. Boisineau.
ABSENT: Mr. Perkins.
The Board of Supervisors on Wednesday, December 11, 1991 , beg inning at 2 : 00
p.m., will take under consideration this request.
8
PC!91SN0270!DEC11M
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KiDS WORlD LEARNiNce CEi\JTERS
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553i BELMONT ROAD
RICIi~lOND. VIRCINIA 23234
MF:;: .. (,iFIFtl,,,. E~ 13~' l' E~ ~)N [) Mf;: M E~ E R (Jf::' or ~,E: Ei (JAf::: I)
MY NAME IS B08 SARVER. I AM REQUESTING A CONDITIONAL tJSE ZONING TO
OPEF<Al'E A C~"I I LD C:ARE fJNL Y ()N F=-ROV I r)r~NCE ROAI). I ~--l"')VE 1...1 VEl) IN
CHESTERFIELD FOR 18 YEARS. MY WIFE AND I HAVE OPERATED A C~IILD CARE
CENTER FOR 13 YEARS IN CHESTERFIELD. WE HAVE TWO CENTERS WE OPERA1"E
NOW. ONE CENTER ON BELMONT ROAD (192 C~iILDREN) AND ONE ON IRONBRIDGE
ROAD (74 CHILDREN). WE FEEl~ THE LOCATION ON PROVIDENCE ROAD WILL BE
rJF '(:iF~EAT En:;:NE~F I Tf; T() T.I"H~ Rr:...:~'3 I DEN'T'S CJF' TI".Ir:~ NINE ~'3lJI'~""'D I V I 8 I OI'JS T"'~~A'r ARE
LOCATED OFF THIS ROAD. THERE ARE NO!!! OTHER CHILD CARE CENTERS
WITHIN 2+ MILES OF THIS LOCATION. I ASK FOR A NEEDED SERVICE ON
PROVIDENCE ROAD TO BE ALLOWED.
T~"II S F'F<O\.l F~c-r WI L..l_ Ncrr [)NL.. Y t-1I) I) A SEF<V I c;l~ 'r~..r',~ T I ~1 NEE:J)E]) Efu'r :[ Mf:~F~C}VE A
I 1\I"'E-:f~r,ECT I OI'J 'rl,A 'f IS L..()I'JG f")AGT DUE F70R I MPF<OVE~MENT S. I FEEL..
PERSONALLY TI~AT WITH THE THRU LANES WE WILL ADD ON PROVIDENCE ROAD IT
WILL GREATLY REDUCE THE BOTTLENECK THAT OCCURS AT THIS INTER!3ECTION.
THE t"l I GHW{.'Y DEF/T. ~-IAS NO FtLI-)NS FOR FIVE (5) F-l_US YE~Ar~S TC) l'OlJC:H
PROV I DENl-:;r:~ RrJAD..
I F-ERSONf,'LL Y 1_ I VE IN StJRRYWOOD SLJ8-D I V I 81 ON.. ?)S F"RE:SEN'TEI) TO T~'1E
F/l_ANN I NO CCJMM I !:)S r ON Ot..JF< SlJRVt::Y Sf+'~OW ",().(.. '%. OF' F;'ErJF.t._E~ L.:[ v I Nt;) r N TI'''I I 8
AREA SUPPORT THE CHILD CARE CENTER. I FEEL ONLY T.~E FEW WHO ARE
AG~' I Nf:rr CI"~ANGE CAl.L., rIF~. I--iOW 1:1.. l.. ( PF~ES I DE~Nr 01:' SlJRF~YWO()D C I V J. C ASS(JC")
Hrc) VC) I C~E~ NCJ rc) TI'''I I fJ Ftf~C)~J L~c'r .
THE ADVANTAGES TO A C~fILD CARE AT THIS LOCATION
1. A NEEDED SERVICE FOR NINE SUE-DIVISIONS.
~~ . i~ Df) I T I CJNAl... RE:::VENlJE~ 'ra Tl'it~: C;Ol..JNOT'V IN '1' A X E~S ?'NI) L. J: (~E:I\JC:E"~€-L.
3. IMPORVEMENT TO PROVIDENCE ROAD Ar DEVELOPERS COST.
4. JOBS WILL BE CREATED. _
~:1. AI... L MtJN I E: 8 MA r.) E WI L,l_ E,"r"~ v I N (~~"I E:: f3'r l~~ F~ f::' r E: L..!> (~N!:> t.J() T S E N 'T' T () f.3 (.1MF.-~
CCJMPANY WH~J8 OPEf~A'r I ON~3 ?'f~E I 1\1 ~3(JIYJE OTf.~I~R ST A'rE.,
IF CHESTERFIELD IS TO SURVIVE THE HARD TIMES A.~EAD THE BOARD MUST ACT
IN A WAY TO MAKE SURE CHILD CARE IS AVAILABLE TO ALL WHO WANT AND
NF.~r~D 1 T . T t~IE Z ON I Nf:) 18 AFtf::tf,()FtR I ,.~'r t: F:'CJR T 1-1 I S L.. OCf-1 T I ON l~ASED ON l~l_L
TI--iE l1'T'I-IER C:~1 I L D CARE:~ C:EN+rERS YCllJ liAVE Z (JNEI). P?\RE:NT.S J;JAN1' CI-I I l...D C;{.)F<E
(~I_08E TO "rl.JE I R ~'iOMES., T ~'iEY I> (1 No'r WAN'T Ct"1 I LJ) C;ARE: [)N 1V1:r DI...{J"rl.t:r I.)N
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HAVE AT THIS TIME.
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