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01SN0250-AUG22n.pdfAugust 22, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0250 Buford Road Baptist Church Midlothian Magisterial District 819 Buford Road REQUEST: A Conditional Use to permit a private school in a Residential (R-15) District. PROPOSED LAND USE: A private school is currently operating within an existing church facility without the requisite Conditional Use. A Conditional Use is requested to bring the use into compliance with the Zoning Ordinance. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. AYES: Messrs. Marsh, Litton, Cunningham and Gecker. ABSENT: Mr. Gulley: STAFF RECOMMENDATION Recommend approval for the following reasons: Providing a FIRST CHOICE Community Through Excellence in Public Service. The proposed private school would have no greater impact upon existing and anticipated area residential development than does the permitted church or public school uses. 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. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH i~ST~F/CPC,, WERE A~REED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS ~TH ONLY A ST~F;! ~ 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 use shall conform to the requirements of the Zoning Ordinance for commercial uses in Emerging Growth Areas. (P) (STAFF/CPC) 2. The following setback criteria shall apply to any outdoor play fields, courts, swimming pools and similar active recreational areas: With the exception of playground areas which accommodate swings, jungle gyms or similar such 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 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. If active 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 2 01 SN0250/WP/AUG22N 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 Any playground areas (swings, jungle gyms or similar such facilities) shall be setback a minimum of forty (40) feet from all property lines. (P) (NOTE: These conditions would not apply to any permitted use, such as a church, on the property.) PROFFERED CONDITIONS (STAFF/CPC) 1. Within thirty (30) days from the date the Board of Supervisors approve 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, generally located towards the southern property line. (T) GENERAL INFORMATION Location: East line of Buford Road across from West Pinetta Drive and better known as 819 Buford Road. Tax ID 758-710-2463 (Sheet 7). Existing Zoning: R-15 Size: 9.8 acres 3 01SN0250/WP/AUG22N Existing Land Use: Public/semi-public (church and private school) Adjacent Zoning and Land Use: North, South, East and West - R-15 and R-15 with Conditional Use; Single family residential and public/semi-public (church and day care) UTILITIES Public Water System: There is an existing sixteen (16) inch water line extending along the northeast side of Buford Road, adjacent to the request site. Use of the public water system is required by County Code. The existing church structure is connected to the public water system. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending across the northeastern portion of the request site. The existing church buildings are not connected to the public wastewater systems, but are served by a privately maintained septic system. Use of the public wastewater system is required for any new structures built on the request site. Private Septic System: The existing private septic system was designed to accommodate a church use and will not be sufficient for a private school use. Staff recommends that no attempts be made to expand the septic system. An additional location for an on-site sewage disposal system must be found and a system designed for the school use or the public wastewater system must be used. ENVIRONMENTAL Drainage and Erosion: Approximately one quarter (1/4) of the property drains toward Buford Road and through a storm-sewer system and roadside ditches to Powhite Creek. The remainder of the property drains to the rear via natural watercourses through Buford Estates Subdivision before entering Powhite Creek. There are no existing on- or off-site drainage or erosion problems and none are anticipated. 4 01 SN0250/WP/AUG22N 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 use 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. Fire safety education classes are offered to kindergarten, second, fourth and sixth grade classes. Transportation: This request will not establish a maximum enrollment for the private school; therefore, it is difficult to anticipate traffic generation. The applicant intends to enroll approximately 110 students at this private school. Based on private school trip rates, development at the anticipated level of enrollment could generate approximately 210 average daily trips. These vehicles will be distributed along Buford Road which had a 2000 traffic count of 8,182 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 West Pinetta Drive/Buford Road intersection is adjacent to the subject property. This intersection is controlled by a traffic signal. In order to maximize the capacity of that signalized intersection, access that serves the subject property should not align the West Pinetta Drive/Buford Road intersection. The applicant has proffered that direct access from the property to Buford Road will be limited to the one (1) existing entrance/exit, located towards the southern property line. (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. 5 01SN0250/WP/AUG22N 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. A portion of the adjacent prOperty to the ~esti across Bdford ~oad; is oCcuPied bY a Church facility and has obtained a Conditional Use to operate a day care center. Residential land use patterns are expected to continue in this area, in accordance with the suggestions of the Plan. Zoning History.: On March 1, 1989, the Chesterfield County Board of Zoning Appeals, approved a fifteen (15) foot Variance to the fifty (50) foot height restriction for a church steeple and granted an exception to the paving requirement for parking spaces (Case 89AN0156). The exception to the paving requirement was granted for a period of three (3) years. The parking area has since been paved. Site Design: The request property has been developed as a church complex with associated parking facilities. The applicant intends to use the existing facilities for private school use in addition to the church 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 except where the underlying zoning requirements are more restrictive (Condition 1). Emerging Growth Area standards address architectural treatment, access, parking, landscaping, setbacks, signs, utilities and screening. Architectural Treatment: The recommended conditions would require any new construction for school use to conform to Emerging Growth District Architectural Standards (Condition 1). 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 6 01SN0250/WP/AUG22N 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 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 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.) 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. 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 are occupied by single family residences. Any proposed or future outdoor recreational facilities and playgrounds associated with the private school use should be set back from these adjacent residences. (Condition 2) CONCLUSIONS A private school use is currently operating within existing church facilities. This use 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 use 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. 7 01 SN0250/WP/AUG22N Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (7/17/01): The applicant accepted the recommendation. There was no opposition present. On motion of Mrl Gecker, seconded by Mr. Marsh, 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, Litton, Cunningham and Gecker. ABSENT: Mr. Gulley. The Board of Supervisors, on Wednesday, August 22, 2001, beginning at 7:00 p. m., will take under consideration this request. 8 01 SN0250/WP/AUG22N A R-15 c 600 0 600 Feet 01SN0250 C.U.