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99SN0253.pdfJune 23, 1999 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 99SN0253 Hunt Assisted Living, LLC Midlothian Magisterial District 11450 Robious Road REQUEST: Rezoning from Agricultural (A) to Corporate Office (0-2). PROPOSED LAND USE: A convalescent, nursing or rest home is planned. However, with the approval of this request, other Corporate Office (0-2) uses would be permitted. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. AYES: Messrs. Gulley, Cunningham, Marsh and Shewmake. ABSTENTION: Mr. Miller. (NOTE: Since the Commission's consideration of this case, the applicant, at the request of the Midlothian District Commissioner, has submitted two (2) additional proffered conditions, Proffered Conditions 9 and 10. These additional proffers were submitted in accordance with the Board's procedures.) Providing a FIRST CHOICE Community Through Excellence in Public Service. STAFF RECOMMENDATION Recommend approval for the following reasons: 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. The proposed zoning and land uses are compatible with, and representative of, existing and anticipated 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. No building shall exceed a height of three (3) stories. (STAFF/CPC) 2. The public wastewater system shall be used. (STAFF/CPC) 3. Prior to any site plan approval, forty-five (45) feet of fight-of-way, on the north side of Robious Road (measured from the center-line of that part of Robious Road, immediately adjacent to the subject property), shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF/CPC) 4. Direct access from the subject property to Robious Road shall be limked to one (1) entrance/exit. This access shall be located approximately midway along the Robious Road frontage, aligning the Dunbrook Road intersection. The exact location of that access shall be approved by the Transportation Depamnent. (STAFF/CPC) 5. Prior to the issuance of an occupancy permit, additional pavement shall be constructed along Robious Road at the approved access to provide left and fight turn lanes, based on Transportation Department standards. The Developer shall dedicate to Chesterfield County, free and unrestricted, any additional fight-of-way and/or easements required for these road improvements. (STAFF/CPC) 6. The Developer shall construct a storm water detention facility on the property to limit the 10-year post-developed flow rate to the 2-year 2 99SN0253/WP/JUNE23I pre-developed flow rate and also limk the 100-year post-developed flow rate to the 100-year pre-developed flow rate for that portion of property draining toward the fifteen inch (15") pipe under Cranbeck Road at the railroad crossing. (STAFF/CPC) For any facility providing residence services for the memory impaired, memory disabled or mentally incompetent, all doors providing exterior access shall be connected to a master internal alarm system. (STAFF/CPC) For any three (3) story building, a minimum of seventy-five (75) percent of each exterior side (excluding breezeways, doors, windows and similar common area passageways and openings) shall incorporate brick. For any building less than three (3) stories, a minimum of ninety (90) percent of each exterior side (excluding breezeways, doom, windows and similar common area passageways and openings) shall incorporate brick. The color of the brick in all buildings shall be a shade of red. Buildings shall be designed so as not to appear to have a flat roof. Design of all buildings shall incorporate creative use of design elements such as, but not necessarily limited to balconies, terraces, sculptured or textural relief of facades, varied roof line sand other appurtenances so as to avoid monotonous facades or large bulky masses. (STAFF) Any facilities required for water quantity or quality control shall be landscaped or otherwise improved so that the facilities become visual enhancements to and amenities for uses developed on the Property. At the time of site plan review, a plan depicting these requirements shall be submitted to the Planning Deparunent for review and approval. (STAFF) 10. All signage shall comply with the requirements of the Zoning Ordinance Development Standards. Waivers or variances from the signage requirements of the Zoning Ordinance shall not alter this condition. GENERAL INFORMATION Location: North line of Robious Road, east of Huguenot Road. Tax ID 741-714-Part of 6684 (Sheet 2). 3 99SN0253/WP/JUNE23I Existing Zoning: A Size: 13.7 acres Existing Land Use: Single family residential or vacant Adjacent Zoning & Land Use: North - I-1 and 0-2 with Conditional Use Planned Development; Industrial or vacant South - 0-2 and C-2 with Conditional Use and C-3; Office or commercial East - A with Conditional Use and 0-2; Single family residential, public/semi-public (church) and proposed convalescent, rest or nursing home. West - I-1 with Conditional Use Planned Development; Industrial UTILITIES Public Water System: There is an existing sixteen (16) inch water line extending along the southwest side of Robious Road adjacent to the request site. In addition, there is an existing eight (8) inch water line extending along the northeast side of Robious Road from West Huguenot Road and ending adjacent to the request site. Use of the public water system is required by County Code. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along Cranbeck Road approximately 450 feet southwest of the request site. In addition, there is an existing eight (8) inch wastewater collector along part of Robious Road adjacent to the request site. Depths of the existing eight (8) inch wastewater collector along Robious Road may not be sufficient to serve the ske; therefore, an extension from the Cranbeck Road wastewater collector may be necessary. Use of the public wastewater system is intended and has been proffered. (Proffered Condition 2) 4 99SN0253/WP/JUNE23I ENVIRONMENTAL Drainage and Erosion: The subject property is extremely flat with the majority of the property draining north under Cranbeck Road adjacent to the raikoad tracks and then proceeding behind the lots in Cranbrook Subdivision into the 35-year old Greenfield Subdivision. The ditch that parallels the railroad begins at the terminus of a fifteen (15) inch pipe located on railroad property under Cranbeck Road and was not improved with the recent Huguenot Road improvement project. The flat, shallow ditch does not appear to be capable of containing a 10-year storm and is not located in a County easement. The fifteen (15) inch pipe does not appear to be adequate for passing a 10-year storm and is currently two-thirds full of silt. The rear of the lots backing up to the ditch in Cranbeck Subdivision are extremely fiat and additional water could subject the rear yards to periodic, minor flooding. No 100-year floodplain exists in Cranbeck Subdivision and only a 50-year floodplain exists in the adjacent Greenfield Subdivision. The portion of the property that drains to the north to the fifteen (15) inch pipe eventually drains to Powhite Creek. There are existing off-site drainage and erosion problems in the Greenfield Subdivision for which there is an active Capital Improvement Project. The plans, though approved, have not received the necessary environmental permits for construction. Once the permits are received and easements obtained, construction will begin. Construction is anticipated to begin in the fall 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. To address these concerns, a proffer has been submitted requir'mg that the 10-year post development storm be retained and released at the 2-year pre-development rate and that the 100-year post-development storm be retained and released at the 100-year pre-development rate for that portion of the property draining toward the fifteen (15) inch pipe under Cranbeck Road at the raikoad crossing. (Proffered Condition 6) The applicant has proffered, at the request of the Midlothian District Commissioner, that any water quality or quantity facility will be an amenity. (Proffered Condition 9) Off-ske easements appear to be necessary to develop that portion of the property that drains to the north under Cranbeck Road. The front portion of the property drains toward Robious Road and into the Route 60/147 Drainage District. The developer must pay a pro-rata fee toward drainage improvements in the district. 5 99SN0253/WP/JUNE23I PUBLIC FACILITIES 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 fire lanes will be determined during the review of the aforementioned plans. Transportation: This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. The applicant intends to develop a convalescent home, nursing home or rest home on part of the property. However, based on this request, all land uses permitted in the Corporate Office (0-2) District could be developed. Based on general office trip rates, development could generate approximately 1,430 average daily trips. These vehicles will be distributed along Robious Road which had a 1997 traffic count of 16,310 vehicles per day. The Thoroughfare Plan identifies Robious Road as a major arterial with a recommended right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way measured from the centerline of Robious Road, in accordance with that Plan. (Proffered Condition 3) Development must adhere to the Development Standards Manual in the Zoning Ordinance relative to access and internal circulation (Division 5). Access to major arterials, such as Robious Road, should be controlled. The applicant has proffered to limit direct access to Robious Road to one (1) entrance/exit, located approximately midway of the Robious Road frontage and aligning the Dunbrook Road intersection. (Proffered Condition 4) Mitigating road improvements must be provided to address the traffic impact of this development. The applicant has proffered to construct additional pavement along Robious Road at the approved access to provide left and right turn lanes based on Transportation Deparunent standards. (Proffered Condition 5) At time of site plan review, specific recommendations will be provided regarding access and internal circulation. 6 99SN0253/WP/JUNE23I 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 future office development in the area. Area Development Trends: Property to the north and west is zoned I-1 and 0-2 with Conditional Use Planned Development and is occupied by or intended for development of a mini-storage facility. Property to the south is zoned 0-2, C-2 and C-3 and is occupied by office and commercial uses. Property to the east is zoned A, A with Conditional Use and 0-2 and is occupied by single family residences, a church use or is intended for convalescent, rest or nursing home use. The Plan anticipates non-residential development to continue in the area bounded by Huguenot, Robious and Cranbeck Roads. Site Design: The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance which address access, parking, landscaping, architectural treannent, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Architectural Treatment: Architectural trealment of buildings, including materials, color and style, must be compatible with buildings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. The applicant has agreed to limit the height of buildings to three (3) stories. (Proffered Condition l) Within Emerging Growth Areas, no building exterior which would be visible to any A, or O District or from 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 property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining A or O District or from any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. In addition to these standards, the applicant has agreed to construct the buildings of pr'unarily red brick; to design the buildings so as not to have an appearance of a fiat roof; and to incorporate design elements to avoid monotonous facades or bulky masses. (Proffered Condition 8) 7 99SN0253/WP/JUNE23I All junction and accessory boxes must be minimized from view of adjacent property and public rights of way by landscaping or architectural trea1~nent integrated with the building served. Mechanical equipment, whether ground-level or rooftop, must be screened from view of adjacent property and public rights of way and designed to be perceived as an integral part of the building. In office districts, building cannot exceed a height of three (3) stories or forty-five (45) feet, whichever is less, except offices, hospitals or hotels which may be constructed to a height of twelve (12) stories or 120 feet, whichever is less. The applicant has agreed to limit buildings to a maximum height of three (3) stories. (Proffered Condition 1) Signs: At the request of the Midlothian District Commissioner, the applicant has agreed that signs will comply with the requirements of the Zoning Ordinance and that variances or development standard waivers will not allow otherwise. (Proffered Condition 10) 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 property being used for residential purposes by the pr'mcipal building, and that such area within 1,000 feet of any A or R property 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. Security: In response to concerns by the Midlothian District Commissioner, the applicant has proffered security measures for any facility housing the memory impaired, memory disabled or mentally incompetent. (Proffered Condition 7) 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. Given these considerations, approval of this request is recommended. 8 99SN0253/WP/JUNE23I CASE HISTORY Applicant (5/18/99): In response to concerns of the Midlothian District Commissioner, the applicant submitted amendments to the proffered conditions. Planning Commission Meeting (5/18/99): The applicant accepted the recommendation. There was one (1) person present who expressed concerns relative to the potential traffic impact on Robious and Cranbeck Roads. It was noted that the uses proposed generate less traffic than office use. On motion of Mr. Shewmake, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Messrs. Gulley, Cunningham, Marsh and Shewmake. ABSTENTION: Mr. Miller. Mr. Miller noted that since he had not been present for the entire hearing of this case, he abstained. Applicant (6/8/99): At the request of the Midlothian District Commissioner, the applicant submitted Proffered Conditions 9 and 10. The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under consideration this request. 9 99SN0253/WP/JUNE23I 99SN0253 REZ: A TO 0-2 SH. 2 10 Par 99SN0253/WP/JUNE23I