98SN0201.PDFMay 27, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0201
Cornerstone Baptist Church
Dale Magisterial District
6100 Cornerstone Boulevard
REQUEST: Conditional Use to permit a day card use in conjunction with a permitted church
use.
PROPOSED LAND USE:
A child day care facility, to be operated in conjunction with an existing church use,
is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The proposed day care use would have no greater impact upon existing and
anticipated area residential development than does the permitted church use or a
permitted public school use.
The recommended conditions ensure land use compatibility between the day care
use and area residential development.
Similar facilities located adjacent to residential areas have been approved
throughout 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 SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The child care use shall be conducted only in association with a
church use on this property.
(STAFF/CPC) 2.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any new development for child care use
shall conform to the requirements of the Zoning Ordinance and
Development Standards Manual for commercial uses in Emerging
Growth Areas.
(STAFF/CPC) 3.
Outdoor playfields, playgrounds or similar active recreational areas
associated with any child care use shall be set back a minimum of
forty (40) feet from all property lines.
(STAFF/CPC) 4.
Turning lanes on Turner Road, if warranted, shall be constructed
prior to occupancy of this site as a child care use. However, if the
enrollment of the child care use is thirty (30) children or less, no
turning lane improvements shall be required.
(STAFF/CPC) 5.
At such time that the public wastewater system is extended to within
500 feet of the property line, the owner/developer shall extend the
wastewater line to the site and all structures accommodating child
care use and generating wastewater flows associated with such use
shall be connected to the public wastewater system.
(NOTE: These conditions would not apply to any permitted use, such as
a church, on the property.)
GENERAL INFORMATION
Northeast quadrant of Turner Road and Cornerstone Boulevard and better known as 6100
Cornerstone Boulevard. GPIN 770-687-5996 (Sheet 15).
Existing Zoning:
A
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98SN0201/WP/MAY27R
Size:
9.48 acres
Existing Land Use:
Church
Adjacent Zoning & Land Use:
North, South, East and West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the west side of Turner
Road, adjacent to the request site. In addition, there is an existing eight (8) inch water line
extending along the north side of Cornerstone Boulevard, adjacent to the request site. The
existing church building is connected to the public water system. Use of the public water
system is required by County Code.
Public Wastewater System:
There is an existing thirty-six (36) inch wastewater trunk line extending along the north
side of Falling Creek approximately 1,000 feet north of the request site. The public
wastewater system is not currently available to serve the request site. The existing church
is served by a private septic system, the continued use of which is intended by the
applicant. The applicant has proffered to extend the public wastewater system and connect
all structures accommodating day care use at such time as the public wastewater system has
been extended to within 500 feet of the request site. (Proffered Condition 5)
Private Septic Tank and Drainfield System:
The Health Department must approve any new septic systems or expanded usage of the
existing septic system.
ENVIRONMENTAL
Drainage and Erosion:
No existing or anticipated on- or off-site drainage or erosion problems with this proposed
use.
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PUBLIC FACILITIES
Fire Service:
This property is served by the Dale Fire~escue Station, Company Number 11, and Rescue
Unit 731.
The child day care use will generate a negligible increase in the number of emergency calls
for fire and rescue services.
Transportation:
This request will not limit enrollment at this proposed day care facility; therefore, it is
difficult to anticipate traffic generation. Based on an enrollment of fifty (50) children and
day care trip rates, development could generate approximately 240 average daily trips.
These vehicles will be distributed via Cornerstone Boulevard to Turner Road which had
a 1997 traffic count of 4,556 vehicles per day.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant intends to have thirty (30) or less children with the initial
development of this day care facility. Based on day care trip rates, this initial development
could generate approximately 140 average daily triPs. The applicant has proffered that
prior to more than thirty (30) children being enrolled at this day care facility, additional
pavement will be constructed along Turner Road at the Cornerstone Boulevard intersection
to provide left and right turn lanes based on Transportation Department standards.
0~roffered Condition 4)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the request
property and surrounding area are appropriate for residential use of 2.5 to 4.0 units per
acre.
Area Development Trends:
Area properties are zoned agriculturally and are occupied by single family residences on
acreage parcels or remain vacant. Residential zoning and land use patterns are anticipated
in this area, in accordance with the suggested land uses of the Plan.
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98SN0201/WP/MAY27R
Site Design:
The request site has been partially developed as a church complex. The applicant intends
to develop additional facilities for the proposed day care use. The remainder of the
property is planned for future church expansion and could, with approval of this request,
be utilized by the day care operation.
The proffered conditions would require any new development for child day 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. Emerging Growth Areas standards address architectural treatment, access,
parking, landscaping, setbacks, signs, utilities and screening. (Proffered Condition 2)
As noted herein, area properties are occupied by single family residences or remain vacant.
In addition, existing on-site church facilities 6ccupy only portions of the request property,
with the remainder of the request property available for additional church or day care
expansion. Any proposed or future outdoor recreational facilities associated with the day
care use should be set back from adjacent properties used for residential purposes to
minimize the impact on existing and anticipated future area residences. (Proffered
Condition 3)
Architectural Treatment:
Proffered Condition 2 would prohibit any new building or addition to any building used
for day care operations which would be visible to any agricultural or residential district or
any public right of way from consisting 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 could
be visible from any adjoining agricultural or residential district or any public right of way.
No building exterior could be constructed of unpainted concrete block or corrugated and/or
sheet metal. Mechanical equipment, whether ground-level or rooftop, would have to be
shielded and screened from public view and designed to be perceived as an integral part
of the building.
Buffers & Screening:
Proffered Condition 2 would require that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) associated with any day care operations 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 residentially zoned
5 98SN0201/WP/MAY27R
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.
CONCLUSIONS
The proposed day care use would have no greater impact on area residential development than the
existing permitted church or a public school. The recommended conditions ensure land use
compatibility between the day care use and area residential development. In addition, similar
facilities located adjacent to, or near, residential areas have been approved throughout the County.
These facilities have operated with no apparent adverse impacts on area residential uses.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/21/98):
At the request of the applicant, the Commission deferred this case to May 19, 1998, to
give the applicant an opportunity to meet with area residents.
Staff (4/22/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than April 27, 1998, for consideration at the Commission's May i9,
1998, public hearing. Also, the appi~icant was advised that a $250.00 deferral fee must be
paid prior to the Commission's public hearing.
Staff (5/1/98):
The applicant paid the $250.00 deferral fee.
No new information has been received.
Planning Commission Meeting (5/19/98):
The applicant accepted the recommendation.
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There was no opposition present.
98SN0201/WP/MAY27R
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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98SN0201
In Dale Magisterial District, CORNERSTONE BAPTIST CHURCH
requested Conditional Use and amendment of zoning district map
to permit day care use in conjunction with a permitted church
use. The density of such amendment will be controlled by
zoning conditions or Ordinance standards. The Comprehensive
Plan suggests the property is appropriate for residential use
of 2.51 to 4.0 units per acre. This request lies in an
Agricultural (A) District on 9.48 acres known as 6100
Cornerstone Boulevard. GPIN 770-687-5996 (Sheet 15) .
Mr. Jacobson presented a summary of Case 98SN0201 and stated
that the Planning Commission and staff recommend approval and
acceptance of the proffered conditions.
Mr. Dean Hawkins, representing the applicant, stated that the
recommendation is acceptable.
Someone was present wishing to speak to the request.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
5/27/98 98-361
suspended its rules at this time to allow public comment for
consent zoning requests.
Ayes:
Nays:
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-362