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01SN0279-Sept26v.pdfSeptember 26, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0279 Richmond Christian School Matoaca Magisterial District North line of Old Hundred Road REQUEST: Conditional Use to permit private school use in an Agricultural (A) District. PROPOSED LAND USE:' A private school and associated facilities, to include grades six through twelve (6- 12), are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON.PAGES 2 THROUGH 4 STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the property is appropriate for residential use of 2.0 'dwelling units per acre or less. Bo The proposed private school conforms to the locational criteria outlined in the Public Facilities Plan for public middle and high school use, and would have no greater impact upon existing and. anticipated area residential development than does a permitted public school use. Providing a FIRST CHOICE Community Through EXcellence in Public Service Co The proffered conditions ensure land use compatibility between the proposed uses and area residential development. Do Similar facilities located adjacent to residential areas have been approved .in the County. These facilities have not had any apparent adverse impact on area residential uses. (NOTE: CONDITIONS MAY BE IMPOSED 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 SOLEY BY STAFF. CONDITIONS WITH ONLY A "CPC"'ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITION (STAFF/CPC) Except as required in Proffered Condition 4, a minimum fifty (50) foot buffer shall be provided along the perimeter of the property, except where adjacent to public roads. This buffer shall conform to the reqUirements of the Zoning Ordinance for fifty (50) foot buffers. Sections 19-520(a), 19-521 and 19-522. (P) PROFFERED -CONDITIONS (STAFF/CPC) 1. Public Utilities. The public water and wastewater systems shall be used. (Id) (STAFF/CPC) 2. With the exception of timbering which has been approved by the Virginia State Department of Forestry for the purpose of removing dead or 'diseased trees, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department and the approved devices have been installed. (EE) (STAFF/CPC) 3. 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 Corporate Office (0-2) Districts in Emerging Growth Areas. (P) (STAFF/CPC) 4. Recreational Facility Setbacks. The following setback criteria shall apply to outdoor play fields, courts, swimming pools and similar active recreational areas: 2 01SN0279/WP/SEPT26V With the exception of playground areas which accommodate swings, jungle gyms, or similar such facilities, all active play fields, 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 property in R Districts or property currently zoned A and shown on the Comprehensive Plan for residential uses. Within this setback, landscaping shall be provided in accordance with Section 19-522 (a) (4) of the Zoning Ordinance. If outdoor play fields, courts, swimming pools and similar active recreational areas are set back more than one hundred (100) feet from adjacent property, in R Districts or property currently zoned A and shown on the Comprehensive Plan for residential uses, the landscaping or other design features described in Condition 4.a. may be modified by the Planning Department at the time of site Plan review. Such modification shall accomplish a mitigation of the visual and noise impacts that sports or related activities have on adjacent properties equivalent to the one hundred (100) foot setback and landscaping requirements described in Condition 2.a. Ce The one hundred (100) foot setback described in Condition 4.a. may be reduced by the Planning Commission if the resulting increased visual and noise impacts that sports or related activities have on area residents are mitigated. Mitigation may be achieved through use of topography, fencing, berming, walls and/or other devices and design features, as approved by the Planning Commission atthe time of site plan review. (P) (STAFF/CPC) Prior to any final site plan approval, forty-five (45) feet of right-of- way on the east side of Otterdale Road and on the north side of Old Hundred Road, measured from the centerlines of both roadways immediately adjacent to the property~ shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) (STAFF/CPC) No direct .access shall be provided from the property to Otterdale Road. Direct access from the property to Old Hundred Road shall be limited to two (2) entrances/exits. The exact location of these access shall be approved by the Transportation Department. (T) 3 01SN0279/WP/SEPT26V (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) o 10. 11. To provide an adequate roadway system, the developer shall be responsible for the following: Construction of additional pavement along Old Hundred Road at each approved access to provide left and right mm lanes, based on Transportation Department standards; b) Relocation of the ditch to provide an adequate shoulder along the north side 'of Old Hundred Road for the entire property frontage; and c) Dedication to Chesterfield County, free and unrestricted, any additional right-of-way (or easements) required for the improvements identified above. (T) Prior to any construction plan approval or site plan approval, whichever occurs first, a phasing plan for the required road improvements, as identified in Proffered Condition 7 shall be submitted to and approved by the Transportation Department. (T) This Conditional Use shall be granted to and for Richmond Christian School/Clover Hill Baptist Church exclusively, and shall not be transferable nor mn with the land. (P) The maximum total number ofjunior and senior students (ie, eleventh and twelfth graders) enrolled during each school year shall'be 500. (P) Every enrollment agreement at the private school shall include a provision that prohibits the use of Otterdale Road from Old Hundred Road, north to Otterdale Road RelOcated (ie, Otterdale Road Relocated that is part of the Route 288 Project) in traveling to and from the private school. This requirement shall be eliminated at such time the restricted section of Otterdale Road is reconstructed as a two (2) land roadway to VDOT Urban Minor Arterial Standards (50 MPH), with design modifications approved by the Transportation Department. (T) 4 01SN0279/WP/SEFr26v GENERAL INFORMATION Location: North line of Old Hundred Road, east line of Otterdale Road. Tax IDs 718-697-8687, 719- 697-3447 and 8012 and 719-698-4752 (Sheets 5 and 9). Existing Zoning: A Size: 108.7 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North, South and East ~ A; Single family residential or vacant West - A and R-15; Single family residential UTILITIES Public Water System: The public water system is presently not available to the request site. The Upper Swift Creek Plan recommends the use of the public water system with new development. Use of the public water system is intended. (Proffered Condition 1) Existing water lines east of the request site along Old Hundred Road, and south of'the site along Otterdale Road, south of Genito Road, cannot adequately serve the request site. Adequate flow and pressure can be obtained by water line extensions north along Otterdale Road and west along Old Hundred Road. There is an existing sixteen (16) inch water main along Otterdale Road, currently terminating at Aldengate Road, approximately 11,000 feet north of the request site..The County's Water and Wastewater Facilities Plan has long reflected a future extension along that route. However, with the construction of Route 288 and the planned relocation of Otterdale Road, that route has been modified to follow the new alignment of Otterdale Road and now reflects connection to the existing twenty,four (24) inch main along Midlothian Turnpike (Route 60). An extension of a water main from that 5 01SN0279/WP/SEPT26V connection point, along Otterdale'Road to the request site, would be approximately 14,000 feet in length. The Water and Wastewater Facilities Plan also reflects a future water main extension from the west, beginning at the twenty-four (24) inch main at Huguenot Springs Road, extending west along Route 60, and then along Old Hundred Road to Otterdale Road, a distance of approximately 16,000 feet. Staff has had several conversations with a developer who is assembling substantial acreage on either side of Old Hundred Road, west of Otterdale Road. Application for zoning for this property is anticipated and it is the developer's intent to extend a public water main from Route 60 along Old Hundred Road to his property. Staff has also received requests for public water service from residents in the North HUndred Subdivision and along Old Hundred and Otterdale Roads; however, pursuit of a Water main extension has been unsuccessful because of the direct costs to the property owners. A water main extension along Old Hundred Road would provide adequate flow and pressure to serve the domestic and fire protection needs of the private school proposed for the request site. It is the recommendation of the Utilities Department that the developers of the request site pursue a joint venture with the developer who owns property along Old Hundred Road to extend a public water line from Route 60, along Old Hundred Road to serve both development sites. Participation from other interested property owners along this route should also be sought. Public Wastewater System: The public Wastewater system is not available to the request site. The Upper Swift Creek Plan recommends the use of the public wastewater system with new development.~ Use of the public wastewater system is intended. (Proffered Condition. 1) The request site drains to Tomahawk Creek which is one of the main tributaries of Swift Creek. There is an existing sixty (60) inch wastewater trunk located along Genito Road, approximately 9,600 feet south of the request site. This mink, along with the Upper Swift Creek Wastewater Pumping Station and dual force mains extending to the Baileys Bridge Wastewater Pumping Station, comprise the Upper Swift Creek Transport System which was constructed by the County in anticipation of future growth in the Upper Swift Creek watershed. Future expansion of the Upper Swift Creek and Baileys Bridge Wastewater Pumping Stations and construction of additional force mains eastward towards the Proctors Creek Wastewater Treatment Plant will be undertaken by the County when future wastewater floWs warrant that construction. It has been anticipated that the furore extension of wastewater minks along the tributaries of Swift Creek would be undertaken by private development. This philosophy is reflected in the Upper Swift Creek Plan which recommends that "growth pay for growth,'. 6 01SN0279/WP/SEPT26V Portions of the trunk extensions have already been provided through private development, or are pending in conjunction with the Greenspring, Lake Summer, Fox Fire and Magnolia Green developments. The anticipated development ofproperty along Old Hundred Road, as discussed under the "Public Water System" portion ofthis report, will be required to extend a wastewater trUnk along Tomahawk Creek. In addition, development of property in the southwest quadrant of the Route 288/Route 60 interchange (Watkins tract) will reqUire extension of the public wastewater system from Tomahawk Creek. It is the recommendation of the Utilities Department that the applicant pursue a joint venture with owners of property within the Tomahawk Creek drainage basin to extend a wastewater trunk along Tomahawk Creek to serve furore development in that area. ENVIRONMENTAL Drainage and Erosion: There are no existing or anticiPated On-site drainage or erosion problems. Acquisition of off-site easements will not be necessary due to the adjacent floodplain of Tomahawk Creek. The property is heavily forested and, as such, should not be timbered without an approved erosion and sediment control plan (Proffer Condition 2). This will insure that adequate erosion control measures are in place prior to any land disturbance. Water Quality: The northern and eastern'property lines of this site are bordered by Tomahawk Creek, a perennial stream subject to a 100 foOt Resource Protection Area (RPA) in which there are very limited uses. The site is located in the Upper Swirl Creek Regional BMP area and will be subject to a pro- rata fee for the construction of regional BMPs within the Upper Swift Creek Reservoir Watershed. There are no proposed regional BMPs to be constructed on the parcel. PUBLIC FACILITIES Fire Service: Fire protection and emergency medical service is currently provided by the Waterford Fire/Rescue Station, Company Number 16. This request willhave minimal impact on fire and emergency medical service. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Site access will be evaluated during the site plan process. 7 01SN0279/WP/sEPT26V Transportation: The applicant is requesting a Conditional Use to allow development of a private school on the property. This request will not limit the number of students enrolled at this private school. The applicant intends to develop a middle and high school facility (grades six through twelve) with a design enrollment of 1,400 students. A proffer has been submitted which will limit the number of eleventh and twelfth graders enrolled each school year to 500. (Proffered Condition 10) Based on a design enrollment of 1,400 students and private school trip rates, development could generate approximately 2,620 average daily trips. Approximately 1,290 of these trips will occur during the morning peak hour. This volume of morning peak hour traffic is comparable to the morning peak hour traffic that could be generated by approximately 1,800 single family homes. This school traffic will be distributed along Otterdale Road and Old Hundred Road which had 2000 traffic counts of 998 and 5,659 vehicles per day, respectively. Existing roads have narrow pavement width, little or no shoulders, and poor vertical and horizontal alignments. No road improvement projects in this area of the COunty are included within the Virginia Department of Transportation (VDOT) Six Year Secondary Road Improvement Plan. Route 288, a primary, road project in this area, is currently under construction and is anticipated to be completed by 2003/2004. The Thoroughfare Plan identifies Otterdale and Old Hundred Roads as major arterials with recommended righ~ of way widths of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way measured fromthe centerline of both roadways, in accordance with that Plan. (Proffered Condition 5) Development must adhere to the Zoning Ordinance relative to access and internal circulation (Division 5). Access to major arterials, such as Otterdale and Old Hundred Roads, should be controlled. The applicant has proffered that no direct access will be provided from the property to Otterdale Road (Proffered Condition 6). Proffered Condition 6 would also limit direct access from the property to Old Hundred Road to two (2) entrances/exits. Mitigating road improvements must be provided to address the traffic impact of this development. The applicant has proffered to: 1) construct additional pavement along Old Hundred Road at each approved access to provide left and right mm lanes, based on Transportation Department standards; and 2) relocate the ditch to provide an adequate shoulder along the north side of Old Hundred Road for the entire property frontage. (Proffered Condition 7) The applicant currently operates a private school (Richmond Christian School) on Belmont Road and has provided staff with a student demographic profile of the current enrollment at that school. If this demographic profile is applied to the student population at the proposed 8 01 SN0279/WP/SEPT26V private school on Old Hundred Road, staff anticipates that most of the traffic generated will use Old Hundred R~)ad, east of the property (approximately sixty (60) percent of the traffic), and Otterdale Road, north of the property (approximately thirty'(30) percent of the traffic). In 1990, a public project reconstructed Old Hundred Road as a two (2) lane roadway from the Brandermill Parkway intersection to just east of the subject property. Otterdale Road and Old Hundred Road, west of the property, have narrow pavement widths, little or no shoulders, and poor vertical and horizontal alignments. The Route 288 project will sever the northernmost section of Otterdale Road and provide a new roadway ("Otterdale Relocated") from Midlothian Turnpike (Route 60) south to a point approximately midway between Route 60 and Old Hundred Road. To minimize the impact of additional traffic on Otterdale Road, the applicant has proffered that enrollment agreements would include a provision prohibiting the use of the section of Otterdale Road from Otterdale Relocated to Old Hundred Road until such section is reconstructed (Proffered Condition 11).~ Staff would note, this proffer is difficult to monitor. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is appropriate for single family residential use of 2.0 dwelling units per acre or less. Area Development Trends: Area properties to the north, south and east are zoned agriculturally and are characterized by single family residential uses or are vacant. Adjacent properties to the west are zoned residentially and agriculturally and are characterized by single family residences or remain vacant. The Plan anticipates residential development continuing in the vicinity of the Otterdale/Old Hundred Roads intersection. Site Design: The proffered conditions would require any new development for school use to conform to the development standards of the Zoning Ordinance for 0-2 Districts in Emerging Growth Areas except where the underlying zoning requirements are more restrictive (Proffered Condition 3). These standards address access, Parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. (Condition) Architectural Treatment: The proffered conditions would require any new construction for school use to conform to Emerg'.mg Growth District standards (Proffered Condition 3). Currently, architectural 9 01SN0279/WP/SEPT26V treatment of buildings, including materials, color and-style, must be compatible with buildings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. Currently, within Emerging Growth Areas, no building exterior which would'be visible to any A or R District or any public right of way may consist 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 may be visible from any adjoining A or R District or any public right of way. No building eXterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. All junction and accessory boxes must be minimized from view of adjacent property and public rights of way by landscaping or architectural treatment integrated with the building served. Mechanical equipment, whether ground-level or rooftop, must be screened from view of adjacent property and public rights of way and designed to be perceived as an integral part of the building. Buffers and Screening: Currently, the Zoning Ordinance requires that 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 residentiallyrzoned 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. In addition, sites must be designed and buildings oriented so that loading areas are Screened from any property where loading areas are prohibited and from public rights of way. As noted herein, adjacent properties have been'or may be developed for residential uses. Active outdoor recreational facilities should be located at least 100 feet from any adjacent agricultural or residential zoned 'properties (Proffered Condition 4). This setback should be landscaped or otherwise treated to minimize impacts of outdoor sporting events or similar activities on existing or anticipated area residential uses and is similar to setbacks imposed on other recreational facilities in the vicinity of residential areas. This setback could be reduced if the treatment of the reduced setback mitigates the impact of increased noise and light on adjacent properties from sports or related activities. In addition, if the setback is increased, the treatment of the setback could be modified to the degree that the increased setback reduces noise and light impacts. 10 01SN0279/WP/SEPT26V In addition, where the 100 foot landscaped setback is not provided, a fifty (50) foot buffer should be provided to minimize the impact of these facilities on adjacent properties (Condition). This buffer could be modified by the Planning Commission at the time of site plan approval. CONCLUSIONS The proposed zoning and. land use conform to the Upper Swift Creek Plan Which suggests the property is appropriate for residential use of 2.0 dwelling Units per acre or less. The proposed private school conforms to the locational criteria outlined in the Public Facilities Plan for public middle and high school use. Specifically, the Plan suggests that such uses have direct access to a major arterial, such as Old Hundred Road; should not have access through a residential neighborhood; and where adjacent to neighborhoods, active recreation and large parking areas should be located away from neighborhoods or adequately buffered. Given these considerations, approval of this request is recommended. CASE HISTORY Applicant (9/12/01): To address concerns of staff, the applicant submitted additional proffered conditions (Proffered Conditions 9, 10 and 11), limiting whO may operate the use; limiting the number of junior and senior students; and restricting vehicular traffic on a portion of Otterdale Road. Planning Commission Meeting (9/18/01): The applicant accepted the recommendation. There was no opPosition present. On motion of Mr. Marsh, seconded by Mr. Gulley, the Commission recommended approval of this request subject to the condition and acceptance of the proffered conditions on pages 2 through 4. AYES: Unanimous The Board of Supervisors, on WedneSday, September 26, 2001, beginning at 7:00 p.m., will take under consideration of this request. 11 01SN0279/WP/SEPT26V A I I I I R-25 '~ A N 1000 0-2 I A 0 1000 Feet 0-2 01SN0279 C.U. Sh.# 5 & 9 NORTH 01SN0279 OI SNOE, 7cl-I