92SN0117Mar~h-~-~99~-SPS
April 22, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
92SN0117
Trustees, Saint Michael's Episcopal Church
Midlothian Magisterial District
Northwest quadrant of McRae and Rockaway Roads
REQUEST: Conditional Use to permit expansion of a private school in a
Residential (R-15) District.
PROPOSED LAND USE:
Portions of the request property are occupied by a church and private
school with associated parking and recreational facilities. The
applicant seeks a Conditional Use to permit planned and future
expansion of the exiting private school.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO ~ CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for th. following reasons:
The proposed Conditional Use to permit expm-~ion of a private school
complies with the Bon Air Plan, which designates the request property
and surrounding area for public/s,m~-public uses.
A private school has existed and operated on portions of th, r~t
property for a number of years with no apparent adverse impact upon
area residences. This Conditio-a] Use, if properly conditioned, would
allow expansion of this school while ensuring that such expa~sior~s do
not infringe upon area residences.
Through the Conditional Use process, the Commission and Board can
ensure that any future erpanmions of the school are of high ~,mlity
and are compatible with area residential developm-~t in Bon Air.
(NOTE: CONDITIONS MAY BE /2{POSED OR TEE PROPERTY OWNER MAY PROFFER CONDITIONS.
THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGR~ UPON BY BOTH STAFF AND ~
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOL~.Y BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY TRUe.
PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC)
Development shall conform to the requirements of the Zoning
Ordinance, Article 6, Divisions 1 and 2. (P)
(STAFF/CPC)
The public wastewater system shall be used for all new
buildings and/or additions to existing buildings on the
request site not appearing on the plan entitled "St.
Michael's Site Plan, Sch-m~tic C," dated 12-16-91. (U)
(s 3 /cPc)
Except where adjacent to Riverside School (Tax Map 10-10 (4)
Bon Air Plat, Block 12, Lots 2, 5A and 5B), all playfields,
courts or similar active recreational uses shall be located
a minimum of 100 feet from adjacent properties. (P)
(STAFF/CPC)
Except where adjacent to Riverside School (Tax Map 10-10 (4)
Bon Air Plat, Block 12, Lots 2, 5A and 5B) and improved,
publicly maintained roads, a fifty (50) foot buffer shall be
maintained around the per~m-ter of the site. This buffer
shall comply with Sections 21.1-226 through 21.1-228 of the
Zoning Ordinance. (P)
(NOTE: This condition would allow the deletion of buffers
at such time that adjacent rights of way to the north and
west are improved as public roads that are maintained by the
Virginia Department of Transportation.)
GENERAL INFORMATION
Location:
Fronting on McRae Road, Rockaway Road and Quaker Lane and located at the
intersections of these roads. Tax Map 10-10 (4) Bom Air Plat, Block 2, Lot
1; Block 11, Lot 1; and Block 12, Lots 2A and 3 (Sheet 3).
Existing
R-15 and R-15 with Conditionml Use
Size:
11.33 acres
Existing Land Use:
Public/semi-public (church and associated private school) or vacant
Adjacent Zoning & Land Use:
North, South, R=~t and West - R-15; Single family residential,
public/semi-public or vacant; it should be noted that Riverside
School, another private school, is located to the north (southwest
quadrant of the intersection of McRae and Kenwin Roads.
2 92SN0117/PC/APR22K
PUBLIC FACILITIES
Utilities:
Public Water System:
The public water system is available to the request site and its use
is required by 0rdin~ce as there is an existing water line within 200
feet of the site (Chapter 20, Article II, Section 20-42). The results
of a computer-simulated flow test indicate that there is sufficient
flow and pressure to meet domestic and fire protection d~m~-ds of this
site.
Public Wastewater system:
The public wastewater system is available to the request site. A 12
inch wastewater line is located approz4mmtely 200 feet west of the
westernmost property line of the request site. The existing church
and school buildings, as well as the proposed additions, are located
in the eastern portion of the site, approx~mmtely 1,000 feet from the
existing wastewater line. The proposed building additions depicted on
the site plan dated. December 16, 1991, would not be required by
Ord/nance to connect to the public system, unless the water use would
exceed 3,000 gallons per day (Chapter 20, Article III, Section 20-63
and Article )II, Sectiom 20-195). The Health Department has indicated
that the existing septic ~n~ and dr~ield system hm~ been approved
for the proposed expansion of the school. However, the Depar~m-~t of
Utilities is concerned as to continued expmmmion of the St. Michael's
Episcopal Church complex without connection to the public wastewater
system, particularly if buildings are constructed on the western
portion of the request site (Tax Map 10-10, Bon Air Plat, Block 11,
Lots 1 through 6). The use of the public wastewater system is
recommended for any future expm-~ion beyond the proposed additions
appearing on the plan entitled "St. Micheals Site Plan, Schematic C,"
dated 12-16-91, as submitted with the request application. (Condition
~)
Private Septic System:
The existing septic tank and dra~n~ield system is approved for the
proposed addition depicted on the site plan date 12/16/91.
DrainaKe and Erosion:
Site drains north and west to J~mmyWinters Creek and ult~m=tely to Powhite
Creek. No existing, or anticipated, on- or off-site drainage or erosion
problems.
Fire Service:
Buford Fire Station, Company #9. County water flows and fire hydrants must
be provided for fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
3 92SN0117/PC/APR22i(
Insurance Services Office). Fire lanes must be provided in accordance with
the Chesterfield Fire Prevention Code, Section 313.
This request will not generate additional need for fire protection
services.
Transportation:
This proposed development will have a min~ma] impact on the existing
transportation network.
LAND USE
General Plan:
Lies within the boundaries of the Bon Air Community Plan, which designates
the property for public/semi-public uses.
Area Development Trends:
Development in the vicinity of the request property is characterized by a
mix of residential, public/semi-public uses (churches, co ...... m~ty
recreational facilities and private schools) or vacant land. Specifically,
another private school is located on the adjacent property to the north, at
the intersection of Mc/{ae and Kenwin Roads (Riverside School). The
r~ining property to the north, while zoned residentially, is vacant.
Also, the Bon Air Community Association recreational facility lies to the
south, across ~,-~er Lane and Ronkaway Road. The closest single family
residential uses are located across the street on McRae Road and along
Quaker Lane.
Zoning History:
On November 25, 1981, the Board of Supervisors, upon a favorable
recommendation by the Planning Commission, approved a Conditional Use to
permit expansion of the existing private school located on the requast
property (Case 81S126). At that time, the applicant intended to expand an
existing gymnasium at the school.
Site Design:
The conceptual plan submitted with the application depicts additions to the
existing private school facilities. However, with the approval of this
requast, future additional expanmions would be allowed through the site
plan review process without requiring additional zoning action. The
recommended conditions would require any new developmmnt to conform to the
development standards of the Zoning Ord/nance for Rm-rging Growth Areas,
which address concerns relative to architectural treat,~nt, access,
parking, landscaping, setbanks, signs, utilities and screening. (Condition
1)
4 92SN0117/PC/APR22K
Architectural Treatment:
Condition 1 recommmnded herein would require that, for any new
construction, no building exterior which would be visible to any
residential district or any public right of way may consist of
architectural materials ~n~erior 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 materialm on sides which face adjoining
property. No portion of a building constructed of unadorned concrete block
or corrugated and/or sheet metai could be visible from any adjoining
residential district or any public right of way. No building extmrior
could be constructed of unpainted concrete block or corrugated and/or sheet
metal. Mechanical equipmp-nt, 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 & Screening:
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,
evergreen plantings or architectuzal feature, be separated from any
residentially zoned property or any property being used for r~sidential
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. Further,
Condition 3 would require that outdoor recreatio=al uses be set back from
adjacent properties being used for residential purposes. Condition 4 would
require a buffer adjacent to existing and anticipated residentialuses.
Conclusions:
The proposed Conditional Use, to permit expansion of a privatm school,
complies with the Bon Air Plan, which designates the request property and
surrounding area for public/semi-public uses. In addition, a private
school has existed and operated on portions of the request property for a
number of years with no adverse ~mpact upon area residences. Through the
Conditional Use process, the Comm{ssion and Board can ensure that any
future expanmions of the school are of high quality and are compatible with
area residential develop~,~t in Bon Air (Conditions 1, 3 and 4).
Therefore, approval of this request is recommended.
CASE HISTORY
Staff and Applicant (3/16/92):
The recommended buffer condition (Condition 4) was modified to clarify that
buffers would not be required adjacent to existing public roads (i.e.,
McRae Road, Rockaway Road and ~ker Lane).
5 92SN0117/PC/APR22K
Planning Commission Meeting (3/17/92):
The applicant accepted the recommendation.
One citizen was present and expressed concern that the initial construction
would be allowed to be on a septic tank and drainfield system.
It was noted that recommended Condition 2 would require all new buildings
or additions to buildings, except for the initial construction shown on the
plan submitted with the application, to be connected to the public sewer
system. Further, it was noted that the initial construction would not
result in an increase in e~rollmmnt; therefore, there should be no impact
on the existing septic tank and dra~nfield system.
On motion of Mr. Easter, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, April 22, 1992, beginning at 7:00 p.m.,
will take under consideration this request.
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92SN0117/PC/APR22K
~ON AiR'PLAT
N
LEGEND
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LINES ..... ~
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CHESTERFIELD HEALTH DISTRICT
CHESTERFIELD COUNTY - CITY OF COLONIAL HEIGHTS - POWHATAN COUNTY
P. O. Box 100
Chesterfield, Virginia 23832
March 30, 1992
Mr. George A. Beadles, Jr.
9401 Deer Range Road
Moseley, VA 23120
Dear Mr. Beadles:
I have reviewed the St. Michael's school zoning proposal with
our environmental Manager, Mr. Brickhouse. As presented to us, the
proposal eliminates a building and replaces it with two others.
There is, however, no increased usage or occupancy planned.
The site is currently served by:
·
·
·
·
·
·
1,800 square foot field
1,800 square foot field
1,800 square foot field
1,800 square foot field
900 square foot field
6 septic tanks
Each of these fields has one septic tank; one is served by a
series of two. It also appears that adequate reserve area exists,
although only one field has this mapped. This was the only one
installed after the ordinance requiring this was passed.
There have been no reported failures and the system is
operating satisfactorily. The total square footage is probably in
excess of the facility's needs.
I hope you find this helpful.
you have any questions.
Please call me at 748-1743 if
Sincerely,
'~liam R. Nelson, ~.D.
Director
WRN/bn
TO: BOARD OF SUPERVISORS
FROM: GEORGE A. BEADLES, JR., 10680 West Providence Road, 23236
SUBJECT: Septic tanks at St. Michael's Episcopal School
DATE: April 5, 1992
I will be at the baseball game most likely when this case is
heard by the Board of Supervisors. I feel that the Board of
Supervisors will not apply equal standards to this case because
the zoning proposal comes from a church. A day care or school
run by a church is a business. This business needs to meet
a need for the good of water quality.
I have been told that this facility uses about 1,700 gallons
per day. I feel that six septic tanks provides too many chances
for something-to go wrong. This zoning request should require
the county to require hook up to the public sewer. Doctor Nelson
does not mention a grease pit being connected to any of the septic
tanks which might mean that there is no kitchen or just no grease
pit. I know that the cost of pumping the tanks every five years
as is the law does look mighty good prepared to the monthly cost
of sewer not to mention the cost of hook up to the conuty and the
plumber.
This is not the first time I have spoken about having an existing
church hook up to sewer or will it be the last. I feel that while
3,000 gallons per day might be alright for newly designed system,
it is not alright for a six tank and five field system under the
old standards. Where sewer is present and the user is other than
a single family residence, I feel that that user should be required
to hook up as a condition of zoning whether a increase usage or
occupancy is requested in their request for changes in their zoning.
You will find Doctor Nelson's letter copied on the back. You will
also see the concerns of your staff listed in the report. I feel
that staff was brave to make those comments about a church.
I might suggest that instead of sewer hook up that the Board could
require that adequate reserve area be mapped for all fields. The
Board could also decide to provide the money to the Utility Department
for the hook up fee if the church paid the plumber.
Thank You