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01SN0245-July25m.pdfJuly 25, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0239 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 reasons: 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. 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: 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 100 foot 2 01SN0239/WP/JULY25L setback/landscaping requirements described in Condition 2.a. 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 01SN0239/WP/JULY25L Adjacent Zoning and Land Use: North, South, East and West - R-15; Single family residential or vacant Public Water System: Public UTILITIES 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. 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 corner. 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. Drainage and Erosion: ENVIRONMENTAL 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 01SN0239/WP/JULY25L 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/JULY25L 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 6 01 SN0239/WP/JULY25L 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 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/JULY25L The Board of Supervisors, on Wednesday, July 25, 2001, beginning at 7:00 p.m., will take under consideration this request. 8 01 SN0239/WP/JULY25L A R-15 A · 01SN0239  800 0 800 Feet C.U.7 SH.