08SN0104
September 18, 2007 CPC
October 24, 2007 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0104
Oak Grove Baptist Church
Dale Magisterial District
South line of Beulah Road
REQUEST:Conditional Use to permita private school in a Residential (R-7) District.
PROPOSED LAND USE:
A private school is currently operated in conjunction witha church use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERERD CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval forthe following reasons:
A.The private school use has no greater impact on existing and anticipated area
residential development than does the permitted church or public school uses.
B.The conditions address land use compatibility between the proposed uses and area
residential development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) 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 CONDITIONSRECOMMENDED BY THE PLANNING
COMMISSION.)
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CONDITIONS
(STAFF/CPC)1.The operation of the privateschool use shall be in conjunction with a
church use on the property. (P)
(STAFF/CPC)2.Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any new development for the school use
shall conform to the requirements of the Zoning Ordinance for
Corporate Office (O-2) uses inEmerging Growth Areas. (P)
(STAFF/CPC)3.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 similarsuch 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.Within this setback,
existing vegetation shall be supplemented, where necessary,
with landscaping or other devices designed to achieve the
standards for fifty (50) buffers in the Zoning Ordinance.
b.If active play fields, courts, swimming pools and similar
active recreational areas are set back more than 100 feet from
the adjacent properties, the landscaping or other design
features described in Condition3.a may be modified by the
Planning Department at the timeof 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 100 foot setback/landscaping
requirements described in Condition 3.a.
c. Any playgroundareas (swings, jungle gyms or similar such
facilities) shall be set back a minimum of forty (40) feet from
all property lines. (P)
PROFFERED CONDITIONS
(STAFF/CPC)1.Prior to any site plan approval or within ninety (90) days of approval
of this request, whichever occurs first, thirty-five (35) feet of right of
way from center line of Beulah Road along the south side of Beulah
Road immediately adjacent to the property, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC)2.Direct vehicular access from the property to Beulah Road shall be
limited to two (2) entrance/exits. The exact location of these
entrance/exits shall be approved by the Transportation Department.
(T)
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(STAFF/CPC)3.Any private school usesshall not be open to the public before
9:00am and/or after 4:00pm. (T)
GENERAL INFORMATION
Location:
South line of Beulah Road, east of MeadowburmDrive. Tax IDs 784-680-5166 and 7084.
Existing Zoning:
R-7
Size:
5.3 acres
Existing Land Use:
Public/semi-public (church)
Adjacent Zoning and Land Use:
North, East, South and West – R-7; Single family residential, public/semi-public or vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along a portion of Beulah Road
and terminates on the north side of Beulah Road opposite the northwest corner of this
property. The existing church building is connected to the public water system. Use of
public water will be required by county code to serve any new building constructed on-site.
Public Wastewater System:
There is an existing ten (10) inch wastewater collector line extending along a portion of
Beulah Road and terminating approximately195 feet northeast of this property. The
existing church building is connected to the public wastewater system. Use of the public
wastewater system will be required to serve any future structures built on-site.
ENVIRONMENTAL
This use will have no impact on drainage or erosion.
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PUBLIC FACILITIES
Fire Service:
The Bensley Fire Station, Company 3 currently provides fire protection and emergency
medical service (EMS). This request will have a minimal impact on fire and EMS.
Transportation:
The property is located on the south side of Beulah Road just east of the Meadowburm
Drive intersection. The applicant is requesting a Conditional Use to permit a private
school in a Residential (R-7) district.
This request will not limit the number of students in the private school; therefore, it is
difficult to anticipate traffic generation. A private school with one-hundred (100)
students is anticipated to generate approximately 250 average daily trips (ADT). This
traffic would be distributed along Beulah Road, which had a 2006 traffic count of 5,243
vehicles per day between Hopkins Road and Meadowdale Boulevard. Based on the
volume of traffic it carried during peak hours, Beulah Road in this area was at capacity.
(Level of Service E)
TheThoroughfare Plan identifies Beulah Road as a collector with a recommended right
of way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five (35)
feet of right of way along Beulah Road adjacent to the property in accordance with the
Plan. (Proffered Condition 1)
Access to collectors, such as Beulah Road, should be controlled.The property has been
developed as a church with two (2) existing accesses to Beulah Road. The applicant has
proffered to limit access from the property to Beulah Road to two (2) entrance/exits.
(Proffered Condition 2)
Based on Transportation Department standards, traffic generated by this development
will not warrant turn lanes because the applicant has proffered to limit hours of operation
of the private school to 9am to 4pm. (Proffered Condition 3)
LAND USE
Comprehensive Plan:
Lies within the boundaries of theCentral Area Plan which suggests the property is
appropriate for residential use of 2.51 to 4.0 dwelling units per acre.
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Area Development Trends:
Surrounding properties are zoned Residential(R-7) and are occupied by single family
residences within the Ravensdale and Oakview Subdivisions or on acreage parcels, or
public/semi public uses (church).
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
use. The recommended conditions would require any new development for school use to
conform to the development standards of the Ordinance for office uses in Emerging Growth
Areas except where the underlying zoning requirements are more restrictive (Condition 2).
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 are zoned residentially and are either occupied by single
family residences or for church use. Any proposed outdoor recreational facilities and
playgrounds associated with the private school or child day care use should be set back from
this adjacent residential development. (Condition 3)
CONCLUSION
A private school in conjunction with church use is currently operated on the property with no
apparent adverse impact upon existing area residential development. The recommended conditions
address land use compatibility issues between the use and area residential development. These
conditions are similar to those imposed on similarly situated facilities.
Giventheseconsiderations,approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/18/07):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended
approval subject to the conditions and acceptance of the proffered conditions on pages 2
and 3.
AYES: Messrs. Gecker, Gulley, Bass, Litton and Wilson.
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The Board of Supervisors, on Wednesday, October 24, 2007, beginning at 6:30 p.m., will take
under consideration this request.
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