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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0240
Super Radiator LTD Ptnshp.
August 27, 2008 BS
Clover Hill Magisterial District
East line of Branchway and North Courthouse Roads
RE VEST: Rezoning from Agricultural (A) to Light Industrial (I-1) of 9.6 acres plus proffered
conditions on an existing 0.8-acre tract zoned Light Industrial (I-1).
PROPOSED LAND USE:
Office and industrial uses, except as restricted by Proffered Condition 4, are planned.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON AUGUST 19, 2008. STAFF
WILL ADVISE THE BOARD OF THE COMMISSION'S RECOMMENDATION IN AN ADDENDUM TO THIS
REPORT.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. As proffered, the proposed conform to the Northern Courthouse Road Community
Plan which suggests the property is appropriate for light industrial and
office/residential mixed use.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS.
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
1. Utilities. The public waste water system shall be used. (U)
2. Timberin . 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)
3. Access. Direct vehicular access from the property to Courthouse Road shall be
prohibited. (T)
4. Uses.
A. Uses to a depth of approximately two hundred fifty (250) feet from the
Courthouse Road frontage shall be limited to Corporate Office (0-2) District
uses.
B. The following uses shall be prohibited:
1) Group care facilities.
2) Massage clinics.
3) Public or private parks, playgrounds and/or athletics fields.
4) Satellite dishes.
5) Communication towers.
6) A dwelling unit for the owner/operator of the business located on the
property.
7) Funeral homes or mortuaries.
8) Hospitals.
9) Vehicle storage yards. (P)
5. Drama e. Post development drainage shall be retained on site at the 50 year post
development rate and released at the 10 year pre development rate. (EE)
GENERAL INFORMATION
Location:
East line of Branchway and North Courthouse Roads, across from Edenberry Drive. Tax
IDs 742-705-4670, 5949 and 9954.
Existing:
A
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Size:
10.4 acres
Existin Land Use:
Church use or vacant
Adjacent Zoning and Land Use:
North - 0-2 and I- l ;Office and industrial
South and East - A; Public/semi-public (Church)
West - R-15; Single-family residential
T 1TTT ,TTTF.~
Public Water System:
The public water system is available to serve the request site. There is an existing sixteen
(16) inch water line extending along the east side of Branchway Road and along the east site
of North Courthouse Road, adjacent to the request site. Use of the public water system is
required by County Code.
Public Wastewater S,, sue:
There is an existing eight (8) inch wastewater collector line extending within an easement
north of Oakcliff Avenue that terminates approximately 1,250 feet east of the request site.
With the exception of a gap of approximately 275 feet, there is an existing sixteen (16) foot
sewer easement left to facilitate extending the public wastewater system to this site and
adjacent properties. The applicant has proffered to use the public wastewater system.
(Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the east onto the adjacent property and then to a water
quantity pond, a portion of which is located on Trinity Assembly of God Church and
G.D. Package Machinery, Inc. This pond is in an easement constructed and maintained
by Chesterfield County. There are no existing or anticipated on- or off site drainage or
erosion pro ems.
When designed, the storm water management facility did not include the entire property
being developed commercially, therefore the applicant has addressed drainage concerns
by proffering that this project will be designed so as to retain runoff onsite tat the 50-year
3 08SN0240-AUG27-BOS-RPT
post development rate and release at the 10 year pre development rate. (Proffered
Condition 5)
The property is wooded and should not be timbered without obtaining a land disturbance
permit from the Department of Environmental Engineering (Proffered Condition 2). This
will insure adequate erosion control measures are in place prior to any land disturbance.
PUBLIC FACILITIES
Fire Service:
The Courthouse Road Fire Station 20 and Forest View Volunteer Rescue Squad currently
provide fire protection and emergency medical service (EMS). This request will have a
minimal impact on Fire and EMS.
Transportation:
Based on light industrial uses, development of the property could generate approximately
600 average daily trips. This traffic would be distributed to Southlake Boulevard via
Branchway Road or a commercial driveway. Southlake Boulevard had a 2006 traffic
count of 12,000 vehicles per day and is functioning at a Level of Service A.
Some of this traffic may travel through the intersection of Branchway Road and
Southlake Boulevard. This intersection becomes extremely congested, especially during
the afternoon peak hours, and drivers have difficulty turning left to travel towards the
traffic signal at Courthouse Road and Southlake Boulevard. The queues from this traffic
signal often back up past this intersection, making it difficult for drivers to exit
Branchway Road onto Southlake Boulevard eastbound.
The property aligns with Edenberry Drive at its signalized intersection with Courthouse
Road. Due to the existing alignment of Branchway Road, adding a fourth leg to this
signalized intersection to serve the property would be undesirable. The applicant has
proffered to prohibit vehicular access from the property to Courthouse Road. (Proffered
Condition 3)
T,ANT~ TIFF
Comprehensive Plan:
Lies within the boundaries of the Northern Courthouse Road Community Plan which
suggests the property is appropriate for light industrial and office/residential mixed use.
Area Development Trends:
Adj acent properties to the north are zoned Corporate Office (0-2) and Light Industrial (I-1)
and are developed for office and industrial uses while adjacent properties to the south, east
4 08SN0240-AUG27-BOS-RPT
and west are zoned Residential (R-15) and Agricultural (A) and are occupied by single-
family residential and public/semi-public (church) uses. A mix of office/residential mixed
use and industrial uses are expected to continue in the area as suggested by the Plan.
Zonin H.~ istory:
On February 25,1998, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved Light Industrial I-1 zoning on property to the north
which included a portion of the request property (Case 98SN0154).
Development Standards:
The request property currently lies within an Emerging Growth District Area. The
purpose of the Emerging Growth District Standards is to promote high quality, well-
designedprojects. Development must conform to the standards of the Zoning Ordinance,
which addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening of outside storage areas.
It should be noted the Zoning Ordinance required a minimum 100-foot buffer adjacent to
the couthern property line. This requirement may be waved by the Planning Commission
Burning site plan review and approval under certain conditions.
CONCLUSION
As proffered, the proposed conforms to the Northern Courthouse Road Community which
suggests the property is appropriate for light industrial and office/residential mixed use. In
addition, the proposed zoning and land uses are representative of, and compatible with, existing
and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (8/12/08):
The Commission is scheduled to consider this case on August 19, 2008.
The Board of Supervisors, on Wednesday, August 27, 2008, beginning at 6:30 p.m., will take
under consideration this request.
5 08SN0240-AUG27-BOS-RPT
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