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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0175
Redeemer Lutheran Church
Midlothian Magisterial District
East line of Old Hundred Road
March 12, 2008 BS
REQUEST: Conditional Use to permit a child care facility and a private school in an Agricultural
(A) District.
PROPOSED LAND USE:
A child care facility and private school in conjunction with a church use are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. GULLEY, BASS, BROWN AND HASSEN.
ABSENT : MR. WALLER.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The child care and private school uses have 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.
Providing a FIRST CHOICE community through excellence in public service
(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 CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Except for timbering approved by the Virginia State Department of Forestry
for the purpose of removing dead or diseased trees, there shall be no
timbering on the Property until a land disturbance permit has been obtained
from the Environmental Engineering Department and the approved devices
installed. (EE)
(STAFF/CPC) 2. Direct vehicular access from the property to Old Hundred Road shall be
limited to one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
(STAFF/CPC) 3. Prior to any site plan approval, or within ninety (90) days of a written
request by the Transportation Department, whichever occurs first, forty five
(45) feet of right-of-way along the east side of Old Hundred Road, measured
from the centerline of that part of Old Hundred Road that is immediately
adjacent to the property, shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. (T)
(STAFF/CPC) 4. To provide an adequate roadway system, the developer shall be responsible
for the following improvements:
A. Construction of additional pavement along Old Hundred Road at the
approved entrance/exit to provide a right and left turn lanes, if
warranted, based on Transportation Department standards.
B. Dedication to and for the benefit of Chesterfield County, free and
unrestricted, of any additional right-of way (or easements) required for
the improvements identified above. In the event the developer is unable
to acquire any "off site" right-of way that is necessary for the road
improvement described in this Proffered Condition, the developer may
request, in writing, that the County acquire such right-of way as a public
road improvement. All costs associated with the acquisition of the right-
of way shall be borne by the developer. In the event the County chooses
not to assist the developer in acquisition of the "off site" right-of way,
the developer shall be relieved of the obligation to acquire the "off site"
right-of way and shall provide the road improvements within available
right-of way, as determined by the Transportation Department. (T)
2 08SN0175-MAR12-BOS-RPT
(STAFF/CPC) 5. Except where the requirements of the underlying Agricultural District are
more restrictive, any new development for school and child care uses shall
conform to the requirements of the Zoning Ordinance for Corporate Office
(O-2) uses in Emerging Growth Districts. (P)
(STAFF/CPC) 6. 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 similar such facilities, all active playfields,
courts or similar active recreational facilities which would
accommodate organized sports such as football, soccer, basketball,
etc., shall be located a minimum of 100 feet from any adjacent
properties zoned for, or utilized for, residential purposes or zoned
agricultural and shown on the plan as single family residential
uses, except where adjacent to similar active recreational uses.
Within this setback, existing vegetation shall be supplemented,
where necessary, with landscaping or other devices designed to
achieve the standards for fifty (50) foot buffers in the Zoning
Ordinance. If the facilities are setback more than 100 feet from the
adjacent properties, the landscaping or other design features
described above maybe modified by the Planning Department at the
time of 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 here in.
b). Any playground areas (swings, jungle gyms, or similar such
facilities) shall be set back a minimum of forty (40) feet from all
properties zoned for, or utilized for, residential purposes or zoned
agricultural and shown on the plan as single family residential
uses, except where adjacent to similar playground areas.
c) The landscaping or other design features, including a reduction in the
setback distance described in Proffered Condition 6.a.) or b.) may be
modified by the Planning Commission at the time of site plan review.
Such modification shall accomplish mitigation of the visual and
noise impacts that recreational activities have on the adjacent
properties equivalent to the setback and landscaping requirements
described in Proffered Condition 6.a) and b). (P)
GENERAL INFORMATION
T ,nratinn
East line of Old Hundred Road, south of Brightwalton Road. Tax ID 716-699- Part of 2564.
3 08SN0175-MAR12-BOS-RPT
Existing Zoning:
A
Size:
16.0 acres
Existin Land Use:
Vacant
Adjacent Zoning and Land Use:
North, South and East - A; Single family residential or vacant
West - R-15; Single family residential
T TTTT ,TTTF,~
Public Water S, sue:
The public water system is available to serve this site. There is a sixteen (16) inch water
line extending along a portion of Old Hundred Road within an easement across the
request site. Use of the public water system is required by County Code.
Public Wastewater S,, sue:
The request site is within the Tomahawk Creek Drainage Basin. There is a thirty-six (36)
inch wastewater trunk line extending along Tomahawk Creek that terminates adjacent to
the northern boundary of The Sanctuary at Watermill, Section B approximately two (2)
miles southeast of the request site. A zoning application is pending for the Roseland
Development (Case 07SN0223) on adjacent property to the north. If approved, the public
wastewater system will have to be extended along Tomahawk Creek to serve the
proposed Roseland Village, East Park, and West Park portions of that development.
Should Roseland be approved, the applicant is encouraged to work with the developers to
extend the public wastewater system.
Private Wastewater S,, s
Use of a private system must be approved by the Health Department.
4 08SN0175-MAR12-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
The subject property is located in the Upper Swift Creek Reservoir Watershed and drains
to the east to Tomahawk Creek and via Tomahawk Creek to Swift Creek Reservoir.
There are no existing or anticipated on- or off site drainage or erosion problems.
The property is mostly wooded and should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. (Proffered
Condition 1). This will insure that adequate erosion control measures are in place prior to
any land disturbance.
Water Quality:
There is a perennial stream along the southern portion of the property. This stream is
subj ect to a 100-foot conservation buffer inside of which uses are very limited.
PUBLIC FACILITIES
Fire ~ervice~
The Swift Creek Fire Station, Company Numberl6, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on fire and
EMS.
Transportation:
County Transportation
The property is located on the east side of Old Hundred Road (Route 652), just
south of the main entrance (Brightwalton Road) into the Hallsley Subdivision.
The applicant is requesting a Conditional Use to permit a child care facility and
private school on sixteen (16) acres in conjunction with a permitted church use
within an Agricultural (A) District.
This request will not limit the number of students in the day care and/or private
school; therefore, it is difficult to anticipate traffic generation. A private school
with 100 students and a day care with 100 students are anticipated to generate
approximately 700 average daily trips (ADT). This traffic will initially be
distributed to Old Hundred Road (Route 652) which had a 2006 traffic count of
2,535 ADT (Level of Service C) between Mount Hermon Road and Otterdale
Road. No public road improvements in this part of the county are currently
included in the Six-Year Improvement Plan.
The Thoroughfare Plan identifies Old Hundred Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered
5 08SN0175-MAR12-BOS-RPT
to dedicate forty-eve (45) feet of right of way, measured from the centerline of
Old Hundred Road, in accordance with that Plan. (Proffered Condition 3)
Access to major arterials, such as Old Hundred Road, should be controlled to
minimize conflict points and help maintain acceptable levels of service on area
roadways. The applicant has proffered to limit vehicular access to Old Hundred
Road to one (1) entrance/exit (Proffered Condition 2). The entrance/exit will be
located across from Beedon Drive in the Hallsley Subdivision.
The traffic impact of this development must be addressed. The applicant has
proffered to construct additional pavement along Old Hundred Road at the
approved entrance/exit to provide right and left turn lanes, if warranted, based on
Transportation Department standards (Proffered Condition 4). Based on the
existing traffic conditions, if the enrollment exceeds sixty (60) students, the turn
lanes along Old Hundred Road will be required.
VDOT's "Chapter 527" regulations, dealing with development Traffic Impact
Study requirements, have recently been enacted. Staff has been meeting with
VDOT to attempt to understand the process and the impact of the regulations. At
this time, it is uncertain what impact VDOT's regulations will have on the
development process or upon zonings approved by the county. The applicant has
indicated that this request does not warrant a Chapter 527 Traffic Impact
Analysis.
Virginia Department of Transportation (VDOT)
To date, no comments have been received from VDOT regarding this request.
T .ANTI T TCF.
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan Amendment which suggests the
property is appropriate for residential use of 2.0 units per acre or less.
There are pending amendments to the Upper Swift Creek Plan. First, an amendment
regarding levels of service for school and transportation facilities was recommended for
approval by the Planning Commission on January 15, 2008. Staff has requested that the
Board set a public hearing for this amendment. Secondly, the Board of Supervisors
referred additional Plan amendments relative to land use, water quality and levels of
service for public safety facilities to the Commission for consideration. The Commission
has not yet scheduled a public hearing regarding those proposed amendments.
6 08SN0175-MAR12-BOS-RPT
Area Development Trends:
Surrounding properties are zoned Residential (R-15) and Agricultural (A) and are occupied
by single-family residences on acreage parcels or vacant acreage parcels and lots within the
Hallsley Subdivision. Single-family residential development is expected to continue in this
area for the foreseeable future, as suggested by the Plan.
Development Standards:
The request property is currently vacant and is to be developed for a church use. The
applicant intends to use the planned church facilities to accommodate the child care and
private school uses. The proffered conditions would require any new development for child
care or 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 (Proffered Condition 5). Emerging Growth Standards address architectural
treatment, access, parl~ing, landscaping, setbacks, signs, utilities and screening of dumpsters
and loading areas.
Buffers and Setbacks:
As noted herein, some adjacent properties are occupied by single-family residences or are
shown on the Plan as appropriate for single-family residential use. Any proposed outdoor
recreational facilities and playgrounds associated with the day care and private school uses
should be set back from these adjacent properties. (Proffered Condition 6)
CONCLUSION
The child care and private school uses have no greater impact on 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 use and area residential development.
These conditions are similar to those imposed on similarly situated facilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/19/08):
The applicant accepted the recommendation. There was no opposition was present.
There was support present indicating the uses would be compatible with the proposed
Roseland Development.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
7 08SN0175-MAR12-BOS-RPT
AYES: Messrs. Gulley, Bass, Brown and Hassen
ABSENT: Mr. Waller.
The Board of Supervisors, on Wednesday, March 12, 2008, beginning at 6:30 p.m., will take
under consideration this request.
8 08SN0175-MAR12-BOS-RPT
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