95SNO282July 26, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0282
Webber Memorial Baptist Church/Deborah L. Davis
Dale Magisterial District
West line of Salem Church Road
REQUEST: Conditional Use to permit a private school in an AgricUltural (A) District.
PROPOSED LAND USE:
Portions of the request property are occupied by a church with associated
parking and recreational facilities. It is the applicant's intent to operate the
private school as part of the church ministry; however, with the approval
of this request, the school could operate on the request property
independently of any church use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITION ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. A church has operated on portions of the request property for a number of years
with no apparent adverse impact on area residential uses. The private school use
is similar in nature to the existing church use, as well as permitted public school
use. If properly conditioned, the private school will have no greater impact on
area development than does the existing church or permitted public school uses.
B. Through the Conditional Use process, the Commission and Board can ensure that
the school use is compatible with existing and future residential development along
Salem Church Road.
The recommended condil, i,' : ate similar to conditions imposed on other schools
which are similarly situat~-:i.
(NOTE: CONDITIONS MAY BE IMPOSEL'. OR THE PROPERTY OWNER MAY 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 "CPC, ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying Agricultural (A)
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. (P)
(STAFF/CPC) 2.
With the exception of playground areas which accommodate
swings, jungle gyms, or similar such facilities, all active playfields,
courts 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. Within this setback, landscaping shall be provided in
accordance with Section 21.1-228 (a) (4) of the Zoning Ordinance.
Any playground areas shall be located a minimum of forty (40) feet
from all property lines. (P)
(STAFF/CPC) 3.
Any private schooi ~, e shall be conducted in association with
church use on the property. (CPC)
(STAFF/CPC) 4.
This Conditional Usc ~ ~,all be granted to and for Webber Memorial
Baptist Church and Dct~orah L. Davis and shall not be transferrable
nor run with the land. (CPC)
(NOTE: These conditio;xs ~vould not apply to any permitted use, such as a
church, on the property.)
PROFFERED CONDITION
(STAFF/CPC)
Prior to the issuanze of xn occupancy permit for any development
anticipated to genente ' raffle that would warrant a left and/or right turn
lane based on Transv zion Department standards, additional pavements
shall be constructe{~ :g Sa~m Church Road at the approved access to
provide a left and/~ . r turalane. The developer shall dedicate, free and
95SN0282/WP/JULY26L
Location:
unrestricted, to and for the benefit of Chesterfield County, any additional
right-of-way (or easements) required for these improvements.
GENERAL INFORMATION
Fronts the west line of Salem Church Road, across from Black Oak Road, and better
known as 7800 Salem Church Road. Tax Map 66-14 (1) Parcels 37 and 52 (Sheet 22).
Existing Zoning:
Size:
A
9.5 acres
Existing Land Use:
Public/semi-public (church) or vacant
Adjacent Zoning & Land Use:
North - R-7; Vacant
South - A; Vacant
East - R-7 and A; Single family residential or vacant
West - R-7; Vacant
PUBLIC FACILITIES
Utilities:
Public Water System
There is a sixteen (16) inch public water line located along Salem Church Road. The use
of the public water system is required by Ordinance. The existing church is connected to
the public water system.
"Sufficient flow and pressure should be available to meet domestic and fire protection
demands of the proposed use. Fire flow requirements are established and coordinated
through Fire Administration.
3 95 SN0282/WP/JULY26L
Public Wastewater System
The public wastewater system is not available.
Private Septic System:
The existing septic tank and drainfield system serving the church is designed to handle 900
gallons of flow per day. Provided the school has no bathing (shower) facilities, the
existing septic system can serve approximately ninety (90) students and teachers, in
addition to normal church activities. The maximum flow on a septic system for any
individual use that would be permitted by Ordinance is 3,000 gallons per day.
Enrollment will be restricted until such time the existing septic system is expanded or a
new system is installed. An expansion or installation of a new system must be approved
by the Health Department. A system that accommodates a flow of 3,000 gallons per day
would accommodate a total of 300 students and teachers provided there are no bathing
(shower) facilities.
Drainage and Erosion
Site drains to Kingsland Creek via tributaries. No existing or anticipated on- or off-site
drainage or erosion problems. Off site easements and drainage improvements may be
required to accommodate increased runoff from future improvements on the property.
Fire Service:
Airport Fire Station, Company # 15. Dependent on present locations, fire hydrants may
be required.
Transportation:
This Conditional Use for a private school will not limit the number of students which can
be enrolled; therefore, it is difficult to anticipate traffic generation. The applicant
anticipates an initial enrollment in the school of approximately twenty (20) students.
These vehicles will be distributed along Salem Church Road which had a 1994 traffic
count of 3,382 vehicles per day.
Mitigating road improvements must be provided for the requested density. The applicant
has proffered that in conjunction with development that warrants turn lanes, additional
pavement will be constructed along Salem Church Road at the approved access to provide
left and/or right turn lanes (Proffered Condition). Based on existing traffic volume on
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95SNO282/WP /JULY 26L
Salem Church Road, up to thirty-five (35) students can be enrolled, and turn lanes will not
be required along Salem Church Road. At time of site plan review, staff will evaluate the
need for turn lanes, and provide specific recommendations regarding internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and TransPortation plan which
designates the request property and surrounding area for residential use of 1.51 to 4.0
units per acre. The Central Area Plan is currently being revised; however, it is anticipated
that the Plan will continue to suggest residential uses.
Area Development Trends:
Development in the vicinity of the request property is characterized by single family
residences in subdivisions or on acreage parcels and vacant land.
Site Design:
The request site is occupied by buildings housing an existing church, plus ass°ciated
parking and recreational areas. Access is provided via a driveway to Salem Church Road.
The applicant has submitted a site plan for review and approval depicting additions to the
existing church facilities which could accommodate a private school use.
The recommended conditions would require any new development for school use to
conform to the development standards of the Zoning Ordinance for commercial uses in
Emerging Growth Areas which address architectural treatment, access, parking,
landscaping, setbacks, signs, utilities and screening (Condition 1). In addition, outdoor
recreational areas should be set back from existing and anticipated residential development
(Condition 2). The setback for more intensive recreational areas, such as ballfields and
courts should be landscaped to further insure that sports events and similar activities do
not adversely impact area residents. (Condition 2)
Architectural Treatment:
Condition 1 would prohibit the extension of any new building or addition to any building
which would be visible to any residential district or any public right of way from
consisting of architectural materials inferior in quality, appearance, or detail to any other
exterior of the same building. There is, however, nothing to preclude the use of different
materials on different building exteriors, but rather, the use of inferior materials on sides
which face adjoining property. No portion of a building constructed of unadorned
concrete block or corrugated and/or sheet metal could be visible from any adjoining
5 95SN0282/WP/JULY26L
residential district or any public right of way. No building exterior could be constructed
of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment,
whether ground-level or rooftop, would have to be shielded and screened from public view
and designed to be perceived as an integral part of the building.
Buffers & Screenine:
Condition 1 would require that any new solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way by a solid fence, wall, dense evergreen plantings or architectural feature, be
separated from any residentially zoned property or any property being used for
residential purposes by the principal building, and that such area within 1,000 feet of any
residentially zoned property or property used for residential purposes not be serviced
between the hours of 9:00 p.m. and 6:00 a.m.
Conclusions:
As noted herein, a church has operated on portions of the request property for a number
of years with no apparent adverse impact on area residential uses. The private school use
is similar in nature to the existing church use and permitted public school use. If properly
conditioned, the private school would have no greater impact on area development than
does the existing church or permitted public school use. The recommended conditions
ensure that any school use will be compatible with existing and future development along
Salem Church Road. These conditions are similar to conditions imposed on other private
school uses similarly situated with respect to residential development. (Conditions 1
through 4)
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant and Staff (6/16/95):
The applicant expressed concern that Condition 2, as originally recommended, could be
interpreted to require that playground equipment would be required to conform to the 100
foot setback and that such setback would be required to be landscaped. Staff did not intend
for such a condition to apply to playground facilities, rather to facilities that would
accommodate organized sports such as soccer, football, basketball, etc. Typically, for
playground areas for day care centers, the setback requirement from adjacent residential uses
is forty (40) feet. Given the applicant's concern and to avoid misinterpretation in the future,
staff recommended that Condition 2 be modified, as reflected herein.
6
95 SNII2,82~WP/JULY26L
Planning Commission Meeting (6/20/95):
The applicant accepted the recommendation.
Mr. Miller stated that he was concerned that the application, as styled, would allow private
school use, independent of church use, and that the private school could be operated by
someone other than the applicants. He, therefore, suggested that additional conditions be
imposed. (Conditions 3 and 4)
On motion of Mr. Miller, seconded by Mr. Cunningham, the Commission recommended
approval of this request, subject to the conditions and acceptance of the proffered conditions
on pages 2 and 3.
AYES: Messrs. Marsh, Cunningham, Easter and Miller.
ABSTAIN: Mr. Gulley.
The Board of Supervisors, on Wednesday, July 26, 1995, beginning at 7:00 p.m., will take under
consideration this request.
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95SN0282
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