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August 22, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01 SN0239
Islamic Center of Virginia
Midlothian Magisterial District
1241 Buford Road
REQUEST: Conditional Use to permit private school and child care center in a Residential (R- 15)
District.
PROPOSED LAND USE:
A private school and child care facility are currently operating within an existing
religious facility without the requisite Conditional Use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following masons:
A. The proposed private school and day care uses would have no greater impact upon
existing and anticipated area residential development than does the permitted church
or public school uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service
The recommended conditions address land use compatibility issues between the
proposed uses and area residential development.
Co
Similar facilities, located adjacent to residential areas, have been approved
throughout the County with no apparent adverse impact on the 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 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 Residential (R-15)
zoning are more restrictive, any new development for school or child
day care use shall conform to the requirements of the Zoning
Ordinance for commercial uses in Emerging Growth Areas, excluding
buffer requirements. (P)
(STAFF/CPC) 2.
The following setback criteria shall apply to any outdoor play fields,
courts, swimming pools and similar active recreational areas:
ao
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. Within this setback, existing
vegetation shall be supplemented, where necessary, with
landscaping or other devices designed to achieve the buffering
standards contained in Section 19-522(a)(2) of the Zoning
Ordinance.
bo
If new outdoor play fields, courts, swimming pools and
similar active recreational areas are set back more than 100
feet from adjacent property in R Districts, the landscaping or
other design features described in Condition 2.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 t00 foot
setback/landscaping requirements described in Condition 2.a.
2 01 SN0239/WP/AUG22H
Any playground areas shall be setback a minimum of forty
(40) feet from all property lines. (P)
(STAFF/CPC) 3.
Any child care center shall be conducted in association with church or
other places of worship use on the property. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Within 30 days from the date, the Board of Supervisors approves this
request, thirty-five (35) feet of right-of-way on the east side of Buford
Road, measured from the centerline of that part of Buford 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 access from the property to Buford Road shall be limited to the
one (1) existing entrance/exit. Any relocation of this access shall be
approved by the Transportation Department. (T)
(STAFF NOTE: These conditions and proffered conditions would not
apply to any permitted use, such as a church or mosque on the
property.)
GENERAL INFORMATION
Location:
Fronts the east line of Buford Road, south of Jahnke Road is better known as 1241 Buford
Road. Tax ID 757-712-4347 (Sheet 7).
Existing Zoning:
R-15
Size:
3.3 acres
Existing Land Use:
Public/semi-public (place of worship)
3 01 SN0239/WP/AUG22H
Adjacent Zoning and Land Use:
North, South, East and West - R-15; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of Buford
Road, adjacent to the request site. The existing facility is connected to the public water
system. Should a building permit be issued for a new structure, use of the public water
system will be required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending from Autumn Way in
Spring Grove Subdivision to the east, across the northeast property comer. The existing
facility is connected to the public wastewater system. Should a building permit be issued for
a new structure, use of the public wastewater system will be required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The parcel is mostly developed and drains through manmade channels and natural
watercourses to PoWhite Creek. There are no existing on- or off-site drainage or erosion
problems and none are anticipated with any additional development.
PUBLIC FACILITIES
Fire Service:
Fire and emergency medical service is provided by the Buford Road Fire/Medic Station,
Company 9 and Forest View Volunteer Rescue Squad.
This request will impact the Fire Marshal's office by increasing the fire inspection and public
safety education workload. Fire inspections are conducted three (3) times per school year in
public and private schools. As a community service, fire safety education classes are taught
to kindergarten, second, fourth and sixth grade classes.
4 01 SN0239/WP/AUG22H
Transportation:
This request will not establish a maximum enrollment for the requested land uses (private
school and child care center). Therefore, it is difficult to anticipate traffic generation. The
applicant intends to enroll approximately 125 students at this facility. Based on private
school trip rates, development at the anticipated level of enrollment could generate
approximately 240 average daily trips per day. These vehicles will be distributed along
Buford Road which had a 2000 traffic count of 13,374 vehicles per day.
The Thoroughfare Plan identifies Buford 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, measured from the centerline of Buford Road, in accordance with that Plan.
(Proffered Condition 1)
Access to collectors, such as Buford Road, should be controlled. The applicant has proffered
to control direct access to Buford Road. (Proffered Condition 2)
In 1985-1986, staff prepared an amendment to the County's Comprehensive Plan for the Bon
Air area (the Bon Air Community Plan). Staff recommended that the Plan include a strategy
to provide widening improvements along Buford Road. Citizens voiced opposition to this
strategy because, in their opinion, it would change the characteristics of Buford Road and the
surrounding area. The Board of Supervisors approved the Bon Air Community Plan without
the recommendation to widen Buford Road. Based on Transportation Department standards,
traffic that is anticipated to be generated by this development warrants left and right turn
lanes along Buford Road. The applicant was not requested to provide these road
improvements based on the action by the Board in the adoption of the Bon Air Community
Plan.
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property and
surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre.
Area Development Trends:
Area properties are zoned residentially and are occupied by single family residences or
remain vacant. Residential land use patterns are expected to continue in this area, in
accordance with the suggestions of the Plan.
5 01 SN0239/WP/AUG22H
Site Design:
The request site has been developed as a worship facility with associated parking facilities
and a residence. The applicant intends to allow the existing facilities to be used to
accommodate the private school and day care uses. The recommended conditions would
require any new development for school or child care use to conform to the development
standards of the Zoning Ordinance for commercial uses in Emerging Growth Areas except
where the underlying zoning requirements are more restrictive (Condition 1). Emerging
Growth Areas standards address architectural treatment, access, parking, landscaping,
setbacks, signs, utilities and screening.
Architectural Treatment:
Currently in Emerging Growth Areas architectural 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.
Within Emerging Growth Areas, no building exterior which would be visible to any 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
form any adjoining 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.
The recommended conditions would require any new construction for school or child care
facility to conform to these standards. (Condition 1)
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
trash compactors, etc.) on property which is adjacent to any R District be screened from view
of such district by a masonry or concrete wall which is constructed of comparable materials
to and designed to be compatible with the principal building that such area serves, and that
such area within 1,000 feet of any R District not be serviced between the hours of 9:00 p.m.
6 01 SN0239/WP/AUG22H
and 6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas
are screened from adjacent properties where loading areas are not permitted and from public
rights of way.
As noted herein, adjacent properties are occupied by single family residences or remain
vacant. Any proposed outdoor recreational facilities and playgrounds associated with the
private school or child care use should be set back from these adjacent residences (Condition
2). It should be noted that these requirements may necessitate relocation of an existing
playground area.
CONCLUSIONS
A private school and child care uses are currently operating on the property within an existing
religious facility. These uses would have no greater impact upon existing and anticipated area
residential development than does the permitted church or public school uses. In addition, the
recommended conditions address land use compatibility issues between the proposed uses and area
residential development. Similar facilities, located adjacent to residential areas, have been approved
throughout the County, with no apparent adverse impact on the residential uses. The conditions
recommended herein are similar to those imposed on similarly situated facilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (6/19/01):
The applicant submitted the proffered conditions.
Planning Commission Meeting (6/19/01):
The applicant accepted the recommendation. There was no opposition present. In response
to a desire by Mr. Gecker, the applicant indicated he would initiate the necessary paperwork
to dedicate right of way along Buford Road prior to the Board' s consideration of this request.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended approval
of this request subject to the conditions and acceptance of the proffered conditions on pages 2
and 3.
AYES: Unanimous.
7 01 SN0239/WP/AUG22H
Board of Supervisor's Meeting (7/25/01):
On their own motion, The Board deferred this request to August 22, 2001, to allow time for
the applicant to meet with area residents and for the paperwork to be prepared for the right-
of-way dedication along Buford Road.
Staff (7/26/01):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than July 31, 2001, for consideration at the Board's August 22, 2001,
public hearing.
Staff (8/10/01):
The County Right-of-way Department has advised that the applicant is in the process of
preparing the necessary documents to dedicate the right-of-way along Buford Road. No
other information has been submitted.
A meeting with area residents has been scheduled for August 15,2001. Staff will advise the
Board of the results of that meeting prior to, on at, the August 22, 2001, public hearing.
The Board of Supervisors, on Wednesday, August 22, 2001, beginning at 7:00 p.m., will take under
consideration this request.
8 01 SN0239/WP/AUG22H
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800 Feet
01SN0239
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