STAFF PERSON:                            Joan D. McDowell

PLANNING COMMISSION:                   December 2, 2003

BOARD OF SUPERVISORS:                  January 14, 2003

 

 

SP 03-68 Northridge Community Church of the Nazarene Amendment

 

Applicant’s Proposal:

 

The applicant has requested an amendment to SP 00-58 (a special use permit to construct a 11,200 square foot church) to be allowed to operate a pre-school/day care for a maximum of 80 children and an after school program for a maximum of 60 children in the existing church facility.  Five classrooms with a total of 2,630 square feet would be used for these purposes.

 

It should be noted that the church has changed its name from Northside Community Fellowship Church to Northridge Community Church of the Nazarene, since the approval of SP 00-58. 

 

 The applicant has requested the following hours/days for operation of the child care facilities:

day care/pre-school 7:30 AM – 2 PM Monday through Friday

after school program 2:30 PM - 6:00 PM Monday through Friday.

 

Children attending the after school program would arrive by bus or van and be picked up by parents.  The day care/pre-school children would be individually transported by their parents.

 

Petition:

 

Request for an amendment to a special use permit, SP 00-58 Northside Community Church Fellowship Church, to allow a pre-school/day care and an after school program, in accordance with Section 10.2.2.7 of the Zoning Ordinance which allows for "Day care, child care or nursery facility."  The church name has been changed to Northridge Community Church of the Nazarene.  The property, described as Tax Map 21 Parcel 11A, contains 9.92 acres and is zoned RA Rural Areas.   The church is located at 5100 Dickerson Road (Route 606), approximately 1,200 feet miles from the intersection of Dickerson Road and Seminole Trail (Route 29 North), in the White Hall Magisterial District.   The Comprehensive Plan designates this property as RA Rural Area.

 

Character of the Area:

 

The area surrounding the church contains a mixture of rural agricultural, residential, wooded areas, a church and the G.E. Fanuc Corporation facility. 

 

Planning and Zoning History: 

 

SP 00-58 was approved in January 2001.  The approval was for a 11,200 square foot church building with 200 seats, 101 parking spaces, and outdoor recreational areas.  The church has been constructed and is in operation.

SP 00-58 did not include a request for child care operations; therefore, a condition of approval for SP 00-58 required that any child care operation receive an amendment to the special use permit application.

 

Comprehensive Plan:

 

The Comprehensive Plan land use designation for this site is Rural Area.  Churches provide support to Rural Area residents.  The proposed pre-school/day care and after school care uses are a mission of the church.

 

RECOMMENDATION:

 

Staff has reviewed this request for compliance with the provisions of Section 31.2.4.1 of the zoning ordinance and recommends approval of the special use permit.

 

STAFF COMMENT:

 

Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance.

 

The Board of Supervisors hereby reserves unto itself the right to issue all special use permits permitted hereunder.   Special use permits for uses as provided in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property.

 

The existing church building would accommodate the proposed pre-school/day care and after school care operations without any exterior alterations.  The play area would be located at the rear of the church, in the location approved with SP 00-58.  A copy of the SP 00-58 site plan is attached for your information (Attachment B).  Neither VDOT nor the County’s Engineering Department offered comments regarding concerns with public safety.

 

that the character of the district will not be changed thereby,

 

No exterior changes have been requested that would change the visual character of the district. However, the additional traffic and noise would impact this area.  As the outdoor play area is located away from residential dwellings and as it is anticipated that the traffic will use Route 29 to enter Dickerson Road, the impacts would be lessened.

 

and that such use will be in harmony with the purpose and intent of this ordinance,

 

The Rural Area zoning district was created to establish a zone that provides for the preservation and protection of agricultural and forestal resources; to provide for water supply protection; to be an area of limited service delivery; and to conserve natural, scenic, and historic resources.  The proposed child care operations within the existing building would not conflict with the purpose and intent of the ordinance.

 

with the uses permitted by right in the district,

 

The proposed child care operations would not impact uses that are permitted by right in the district.

 

with additional regulations provided in Section 5.0 of this ordinance,

 

There are no regulations in Section 5.0 governing the proposed use.

 

and with the public health, safety and general welfare.

 

The proposed child care use would not require any alterations to the existing access and driveway. Currently, the traffic count for this portion of Dickerson Road is 120 vehicle trips per day.  Using 4.52 trips per students per day, the maximum enrollment of 80 children for the day care/pre-school would generate 361.6 trips per day.  With an enrollment of 60 children, the after school care program would generate less trips, as the children would arrive by bus and van.  Although the increased traffic along Dickerson Road would significantly increase as a result of these childcare operations, both VDOT and the County’s Engineering Department did not recommend that the applicant make any improvements to the access driveway or to the road. Approximately 600 feet of Dickerson Road extending from the entrance to the existing asphalt roadway was surfaced by the applicant, as a requirment of SP 00-58.  There are sections of the road that remain unpaved. However, it is anticipated that the majority of traffic will enter Dickerson Road from Route 29, using the paved roadway.

 

The unlighted outdoor play area would remain in the same location.  Any changes to the location, as a result of a future church expansion would require approval of a special use permit.

 

No negative impacts to the public health, safety and general welfare are anticipated.

 

SUMMARY:

 

Staff has identified the following factors favorable to these applications:

 

1.     The childcare operations would provide support to rural area residents.

2.     The access and driveway could accommodate the additional traffic and uses.

3.     The playground is located in an area separated from neighboring residences.

 

Staff has identified the following factors unfavorable to this application:

 

1.     The traffic along Dickerson Road would significantly increase as a result of the child care operations.

2.     Additional noise from children playing and from vehicular traffic would result from the proposed uses.

 


RECOMMENDED ACTION:

 

Based on the findings contained in this staff report, staff recommends approval of SP 03-68, subject to the following conditions:

 

1.     Exterior changes to the building and site depicted on and approved as part of the final site plan, SDP-2001-022, are prohibited unless authorized by an amendment to this special use permit.  Prohibited exterior changes include changes to any architectural feature, color, texture or materials, play area, and landscaping, but do not include repairing or replacing any portion or element of a building provided that the repaired or replaced portion or element has the same architectural feature, color, texture and materials approved as part of SDP-2001-022.

 

2.     The maximum enrollment for the pre-school/day care shall be restricted to 80 children and the maximum enrollment for the after school program shall be restricted to 60 children.

 

3.     The hours and days of operation shall be restricted to the following: 

day care/pre-school program 7:30 AM to 2 PM Monday through Friday;

after school program from 2:30 PM - 6:00 PM Monday through Friday.

 

Attachments:

 

A       SP 03-68 Northridge Community Church of the Nazarene Application

B       Northside [Northridge] Comm. Fellowship Church Final Site Plan dated March 22, 2001

C       Location and aerial maps

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