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99sn0132.pdfOctobcr 20, 1998 CPC November 24, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 99SN0132 Sterling House Corporation, A Kansas Corporation Midlothian Magisterial District 2200 Cranbeck Road REOUEST: Rezoning from Agricultural (A) to Corporate Office (0-2). PROPOSED LAND USE: A convalescent home, nursing home or rest home is planned. However, with approval of this request, other 0-2 uses would be permitted, except as restricted by Proffered Condition 4. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform with the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for office use. B. The proposed zoning and land uses are compatible with, and representative of, anticipated area development. C. The requirements of the Zoning Ordinance and proffered conditions will further insure land use compatibility with area development. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNERS MAY PROFFER OTHER 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. Site Plan and Elevations. Development of the Property shall be in substantial conformance with (i) the architectural appearance shown on the elevations attached hereto as Exhibit "A" and (ii) the Site Plan (including setbacks) entitled "Sterling House, Clare Bridge, 2200 Cranbeck Road, Chesterfield County, Richmond, Virginia 23235" prepared by Rivers and Associates, Inc., dated July 16, 1998, attached hereto as Exhibit "B". The materials depicted on the elevations are brick veneer, vinyl or aluminum siding and 25 year asphalt roof shingles. (STAFF/CPC Timbering Restriction. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. (STAFF/CPC Building Height. The building to be constructed on the Property shall be one story and shall not exceed twenty-eight (28) feet in height. (STAFF/CPC 4. Use Restrictions. The following uses shall be prohibited: Funeral homes or mortuaries; Hotels; Post Offices; Museums; Messenger or telegraph services; Communication studios and/or stations; Telephone exchanges; and Libraries (STAFF/CPC Severance. The unenforceability, elimination, revision or amendment or any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of any of the other proffers or the unaffected part of any such proffer. 99SN0132/WP/NOV24H (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 10. Transportation. Prior to the issuance of any building permit, but in no event later than sixty (60) days after final site plan approval, thirty-five (35) feet of right-of-way on the west side of Cranbeck Road, measured from the centerline of that part of Cranbeck Road immediately adjacent to the Property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. Direct access from the Property to Cranbeck Road shall be limited to one (1) entrance/exit, aligning Croaker Drive. The exact location of this access shall be approved by the Transportation Department. Prior to issuance of an occupancy permit for any permitted use other than a thirty-eight (38) bed assisted living facility, additional pavement shall be constructed along Cranbeck Road at the approved access to provide lek and right turn lanes, if requested by the Transportation Department, based on Transportation Department standards. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right-of-way (or easements) required for this road improvement. Stormwater Runoff. Stormwater runoff shall be retained based upon the ten (10) year post-development rate and released based upon the two (2) year pre-development rate, and stored based upon the one hundred (100) year post development while releasing at a one hundred (100) year pre-development rate. This condition may be modified at the request of the developer by the Department of Environmental Engineering at the time of Site Plan Review. Signage. Any free standing signs shall be monument style. Trash Removal. Trash pickup from the Property shall be limited to the hours of 8:00 a.m. to 7:00 p.m. Monday through Saturday. There shall be no trash pickup on Sundays. Parking Lot Lighting. Parking lot lighting standards shall not exceed twenty (20) feet in height above grade level. 3 99SN0132/WP/NOV24H (STAFF/CPC) 11. Building Security_. All doors providing exterior access shall be connected to a master internal alarm system. GENERAL INFORMATION Location: West line of Cranbeck Road, north of Robious Road and known as 2200 Cranbeck Road. Tax ID 742-715-5206 (Sheet 3). Existing Zoning: A Size: 4.9 acres Existing Land Use: Single family residential Adjacent Zoning & Land Use: North - A; Single family residential South - A with Conditional Use; Vacant East - R-15; Single family residential West - A; Vacant Public Water System: Public UTILITIES There is an existing t~velve (12) inch water line extending along the east side of Cranbeck Road adjacent to the request site. Use of the public water system is required by County Code: Wastewater System: There is an existing eight (8) inch wastewater collector extending along Cranbeck Road from Robious Road and ending adjacent to the southern boundary of the request site. In addition, there is an existing eight (8) inch wastewater collector along Crooker Drive in 4 99SN0132/WP/NOV24H Ballard Oaks Subdivision, approximately 250 feet southeast of the request site. Use of the public wastewater system is required by County Code. ENVIRONMENTAL Drainage and Erosion: The site drains to Powhite Creek via several tributary streams. There are existing off-site drainage and erosion problems through Greenfield Subdivision for which there is an active Capital hnprovement Project. The site is extremely flat with the majority of the property draining to the north under Cranbeck Road adjacent to the railroad tracks and proceeding behind the lots in Cranbrook Subdivision into the Greenfield Subdivision which was recorded approximately thirty-five (35) years ago. The ditch that parallels the railroad begins at the terminus of a fifteen (15) inch pipe located under Cranbeck Road. This flat, shallow ditch does not appear to be able to contain a ten (10) year storm and is not located in a County easement. The fifteen (15) inch pipe does not appear to be adequate to pass a ten (10) year storm. The rear of the lots in Greenfield and Cranbrook Subdivisions adjacent to the railroad are extremely flat and additional runoff could subject these yards to periodic, minor flooding. No 100-year floodplain exist in Cranbrook Subdivision and only a fifty (50) year floodplain exists in the adjacent Greenfield Subdivision. The capital improvements project plans, though approved, have not received the necessary environmental permits. Once permits are received and easements obtained, construction is anticipated to begin in the summer of 1999. Once the project is complete, no downstream erosion is anticipated. However, drainage problems can be expected between Cranbeck Road and the project approximately 500 feet downstream. If the water drains to the northern corner of the property, adjacent to Cranbeck Road and the roadside ditches are utilized for drainage conveyance, no off-sim easements are anticipated to be needed. The applicant has proffered that, with the exception of timbering which has been approved by the Department of Forestry to remove dead or diseased trees, there will be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department (Proffered Condition 2). This will insure that proper erosion control measures are in place prior to any timbering and related land disturbance. The developer should retain the ten (10) year post-development and release the two (2) year pre-development rate, and store the 100-year post-development while releasing at a 100-year pre-development ram, unless it is determined by the Department of Environmental Engineering that drainage problems will not result. (Proffered Condition 7) 5 99SN0132/WP/NOV24H ~ACILITIES Fire Service: This property is currently served by the Bon Air Fire/Rescue Station, Company Number 4 and Forest View Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Also, the need to designate £rre lanes will be determined during the review of the aforementioned plans. Transportation: This request will not limit development to a specific land use; theretbre, it is difficult to anticipate traffic generation. Based on general office trip rates, development could generate approximately 650 average daily trips. The applicant intends to develop the property for an assisted living facility. Based on retirement community trip rates, development could generate approximately 160 average daily trips. These vehicles will be distributed along Cranbeck Road which had a 1996 traffic count of 5,255 vehicles per day. The Thoroughfare Plan identifies Cranbeck 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 Cranbeck Road, in accordance with that Plan. (Proffered Condition 6.a.) Development must adhere to the Development Standards Manual in the Zoning Ordinance, relative to access and internal circulation (Division 5). Access to collectors, such as Cranbeck Road, should be controlled. The applicant has proffered to limit direct access to Cranbeck Road to one (1) entrance/exit, aligning Crooker Drive. (Proffered Condition 6.b.) Mitigating road improvements must be provided to address the traffic impact of this development. The applicant has proffered to construct additional pavement along Cranbeck Road at the approved access, to provide left and right turn lanes, based on Transportation Depattment standards. If the property is developed for the intended use (an assisted living facility consisting of 38 beds), turn lanes along Cranbeck Road will not be required. (Proffered Condition 6.c.). At time of site plan review, specific recommendations will be provided regarding access and internal circulation. 99SN0132/WP/NOV24H LAND USE Comprehensive Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for office use. The Plan anticipates additional office development along the west line of Cranbeck Road in the future. Area Development Trends: Property to the north, south and west is zoned Agricultural (A) and is occupied by a single family residence or is vacant. Adjacent property to the east, east of Cranbeck Road, has been zoned and developed for single family residential use. Site Design: The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must confbnn to the requirements of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. The applicant has farther agreed that the site will be developed in substantial conformance with the attached site plan (Proffered Condition 1) and that parking lot lighting will not exceed a height of twenty (20) feet. (Proffered Condition 10) Architectural Treatment: The applicant has agreed that the property ~vill be developed substantially in conformance with the elevations and site plans attached as exhibits "A" and "B." (Proffered Condition l) Within Emerging Growth Areas, no building exterior which would be visible to any agricultural or residential 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 properly. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining agricultural or residential 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, 7 99SN0132/WP/NOV24H whether ground-level or rooftop, must be screened from public view and designed to be perceived as an integral part of the building. The applicant has further agreed that the building to be constructed on the property will be one (1) story and will not exceed a height of twenty-eight (28) feet. (Proffered Condition 3) Buffers & Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) 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 property or any property being used for residential purposes by the principal building. The applicant has agreed that these areas will not be serviced on Sundays nor between the hours of 7:00 p.m. and 8:00 a.m., Monday through Saturday (Proffered Condition 9). 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 zoning and land uses conform with the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for office Use. In addition, the proposed zoning and land uses are compatible with, and representative of, anticipated area development. The requirements of the Zoning Ordinance and proffered conditions will further insure land use compatibility with area development. Given these considerations, approval of this request is recommended. CASE HISTORY Applicant (10/13/98): The applicant submitted amended and additional proffered conditions in response to issues raised at a neighborhood meeting. Planning Commission Meeting (10/20/98): The applicant accepted the recommendation. 99SN0132/WP/NOV24H There was no opposition present. On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 through 4. AYES: Unanimous. The Board of Supervisors, on Tuesday, November 24, 1998, beginning at 7:00 p.m., will take under consideration this request. 9 99SN0132/WP/NOV24H ; $(; 30LS .LGRADE GARDENS BELLGRADE BALLAI OAKS N C-4 7C ez: A TO O-2 / / ':3 EXHIBIT "B" ,¢ 99SN0132 In Midlothian Magisterial District, STERLING HOUSE CORPOP~ATION, A KANSAS CORPORATION requested rezonlng and amendment of zoning district map from Agricultural (A) to Corporate Office (0 2). A convalescent home, nursing home or rest home is planned. However, with approval of this request, other 0 2 uses would be permitted. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for office use. This request lies on 4.9 acres known as 2200 Cranbeck Road. Tax ID 742 715 5206 (Sheet 3). Mr. Poole presented a summary of Case 99SN0132 and stated that the Planning Commission and staff recommend approval and acceptance of the proffered conditions. He noted that the proposed request conforms to the Northern Area Land Use and Transportation Plan. Mr. Jim Theobold, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mr. Barber, seconded by Mr. McHale, the Board approved Case 99SN0132 and accepted the following proffered conditions: Site Plan and Elevations. Development of the Property shall be in substantial conformance with (1) the architectural appearance shown on the elevations attached hereto as Exhibit "A" and (ii) the Site Plan (including setbacks) entitled "Sterling House, Clare Bridge, 2200 Cranbeck Road, Chesterfield County, Richmond, Virginia 23235" prepared by Rivers and Associates, Inc., dated July 16, 1998, attached hereto as Exhibit "B". The materials depicted on the elevations are brick veneer, vinyl or aluminum siding 11/24/98 98 875 and 25 year asphalt roof shingles. Timbering Restriction. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. Building Height. The building to be constructed on the Property shall be one story and shall not exceed twenty eight (28) feet in height. Use Restrictions. The following uses shall be prohibited: a. Funeral homes or mortuaries; b. Hotels; c. Post Offices; d. Museums; e. Messenger or telegraph services; f. Communication studios and/or stations; g. Telephone exchanges; and h. Libraries Severance. The unenforceability, elimination, revision or amendment or any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of any of the other proffers or the unaffected part of any such proffer. Trans~ortatlon. a. Prior to the issuance of any building permit, but in no event later than sixty (60) days after final site plan approval, thirty five (35) feet of right of way on the west side of Cranbeck Road, measured from the centerline of that part of Cranbeck Road immediately adjacent to the Property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. b. Direct access from the Property to Cranbeck Road shall be limited to one (1) entrance/exit, aligning Crooker Drive. The exact location of this access shall be approved by the Transportation Department. c. Prior to issuance of an occupancy permit for any permitted use other than a thirty eight (38) bed assisted living facility, additional pavement shall be constructed along Cranbeck 11/24/98 98 876 1©. 11. Nays: Road at the approved access to provide left and right turn lanes, if requested by the Transportation Department, based on Transportation Department standards. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right of way (or easements) required for this road improvement. Stormwater Runoff. Stormwater runoff shall be retained based upon the ten (10) year post development rate and released based upon the two (2) year pre development rate, and stored based upon the one hundred (100) year post development while releasing at a one hundred (100) year pre development rate. This condition may be modified at the request of the developer by the Department of Environmental Engineering at the time of Site Plan Review. Si~na~e. Any free standing signs shall be monument style. Trash Removal. Trash pickup from the Property shall be limited to the hours of 8:00 a.m. to 7:00 p.m. Monday through Saturday. There shall be no trash pickup on Sundays. Parking Lot Lighting. Parking lot lighting standards shall not exceed twenty (20) feet in height above grade level. Buildinq Security. Ail doors providing exterior access shall be connected to a master internal alarm system. Humphrey, Warren, Barber, Daniel, and McHale. None. 11/24/98 98 877