00SN0129.pdfDecember 15, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0129
Greenacres L.P.
Clover Hill Magisterial District
North line of Hull Street Road
REQUEST:
Amendment to Conditional Use Planned Development (Case 85S002) to amend the
approved Master Plan relative to access and building height. Specifically, the applicant is
requesting to amend the approved Master Plan to allow two (2) accesses to Hull Street
Road and to amend the building height limkations of the previously approved zoning.
PROPOSED LAND USE:
A bank and office uses are planned; however, other uses as permitted by Case 85S002
would be permitted.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS CASE ON DECEMBER 13, 1999.
STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD'S
DECEMBER 15, 1999, MEETING.
STAFF RECOMMENDATION
The conditions were negotiated between the applicant and area property owners. After conskteration of
public input, should the Commission and Board wish to approve this amendment, acceptance of the
proffered condkions would be appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.)
PROFFERED CONDITIONS
This application contains one exhibit described as follows:
Exhibk A Plan tkled "Harbour Pointe, Proposed Master Plan" prepared by Little & Associates
Archkects and dated October 8, 1999.
Master Plan. Exhibk A shall be considered the master plan for the Property and approved
only as a general representation of any proposed development anti does not reflect a
bluepr'mt for future action of how the Property may develop except as qualified by the
proffers below. (P)
[Note: This proffer replaces condition 1 in 85S002.]
Property Access. The Transportation Department at the time ofske plan approval shall
determine the exact location of each Property access.
Direct access from the Property to Route 360 shall be limked to two (2)
entrances/exks as generally shown on Exhibk A. One (1) access shall be located
approximately midway of the Route 360 Property frontage and the other access
shall be located at or near the western Property line. These accesses are intended
to serve as shared driveways for the development of the Property.
Direct access to Harbour Pointe Parkway shall be limited to three (3)
entrances/exits as generally shown on Exhibk A. (T)
Dedications. Prior to any final site plan approval, or within sLxty (60) days from a written
request by the County, whichever occurs f'Lrst, one hundred (100) feet of right-of-way on
the north side of Route 360, measured from the centerline of that part of Route 360
immediately adjacent to the Property, shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. (T)
Transportation Improvements. Addkional pavement shall be constructed along the
westbound lanes of Route 360 at each approved access to provkle right turn lanes. Each
turn lane shall be constructed prior to issuance of the fkst occupancy permit for the
development that portion of the Property served by such access. The Owner shall
dedicate to Chesterfield County, free and unrestricted, of any additional right-of- way (or
easements) required for the turn lanes. (T)
Severance. The unenforceabilky, elimination, revision or amendment of any proffer set
forth herein, in whole or in part, shall not affect the valktky of enforceability to the other
proffers or the unaffected part of any such proffer. (P)
GENERAL INFORMATION
Location:
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Fronts the north line of Hull Street Road and the south and west lines ofHarbour Pointe Parkway
and is located in the northwest quadrant of the intersection of these roads. Tax ID 729-674-6543
(Sheets 15 and 16).
Existing Zoning:
0-2 with Conditional Use Planned Development
Size:
6.2 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - 0-2 with Conditional Use Planned Development; Vacant
South - C-5 and C-2 with Conditional Use and A; Vacant
East - 0-2 with Conditional Use Planned Development; Office
West - C-3 with Conditional Use Planned Development; Vacant
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the north skte of Hull Street
Road and an existing twelve (12) inch water line extending along the north side of Harbour Pointe
Parkway. Both of these water lines are adjacent to the request ske. In addition, there is an existing
twelve (12) inch water line extending along the westernportion of the request ske from Harbour
Pointe Parkway to Hull Street Road. Use of the public water system is required by conditions of
zoning. (Condition 19, Case 74S021)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the eastem boundary of
Harbour Hill Subdivision, approximately 350 feet northeast of the request site. Use of the public
wastewater system is required by conditions of zoning. (Condition 19, Case 74S021)
ENVIRONMENTAL
3 00SN0129/WP/DEC 150
Drainage and Erosion:
The property drains intwo directions. Approximately fifty (50) percent of the property drains to
the north, under Harbour Pointe Parkway into Swift Creek Reservok. The remaining fifty (50)
percent of the property drains to the east, under Harbour Pointe Parkway bypassing Swift Creek
Reservoir. The property is partially wooded. There are no existing or anticipated on- or off-ske,
drainage or erosion problems. Due to the existing storm sewer to the east and the creek to the
north, it does not appear that any off-ske drainage easements will be required.
PUBLIC FACILITIES
Water Qualky:
The development for that part of the property which drains to the reservoir must comply with the
Upper Swift Creek Water Qualky Ordinance.
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7 and
Manchester Rescue Squad. When the property is developed, the number of hydrants and quantity
of water needed for fke protection will be evaluated dur'mg the plans review process. Also, the
need for ingress/egress for emergency equipment will be determined dur'mg the review of the
aforementioned plans.
Transportation:
In 1985, the Board of Supervisors rezoned approximately forty-nine (49) acres to permk office
uses along Harbor Pointe Parkway (Case 85S002). The subject property was part of that 1985
rezoning case. As part of that rezoning, the Board of Supervisors approved a master plan for
development of that property. The approved master plan does not allow direct access from the
propertyto Route 360. This amendment to the previously approvedmaster plan wouldpermk two
(2) direct accesses from the subject property to Route 360. An existing median along Route 360
will limit these access points to right-in/right-out turning movements only.
The Thoroughfare Plan identifies Route 360 as a major arterial with a recommended right-of-way
width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right of way,
measured from the centerline of Route 360, in accordance with that Plan. (Proffered Condition
3)
Development must adhere to the Zoning Ordinance, relative to access and internal circulation
(Division 5). Access to major arterials, such as Route 360, should be controlled. The applicant
4 00SN0129/WP/DEC 150
has proffered that direct access from the property to Route 360 will be limited to two (2)
entrances/exks (Proffered Condition 2). One (1) access will be located mktway of the Route 360
property frontage and the other access will be located at the western property line.
Mitigating road improvements must be provided to address the traffic impact of this development.
The applicant has proffered to construct additional pavement along Route 360 at each approved
access to provide a right turn lane. (Proffered 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 Upper Swift Creek Plan which suggests the property is
appropriate for mixed use corridor uses. Appropriate uses in these areas include residential
developments of various densities as well as professional, business and administrative office parks
and integrated supporting uses.
Area Development Trends:
The request site, as well as adjacent properties to the north, east and west, were zoned to be
developed as part of the Brandermill mixed use development. Properties to the west, which were
subsequently rezoned, are being developed for commercial uses within the Harbour Pointe
Shopping Center. Limited retail and office development is also expected on adjacent property
along the south line of Hull Street Road.
Zoning History:
On May 8, 1974, the Board of Supervisors, upon a favorable recommendation from the Planning
Commission, approved rezoning with Conditional Use Planned Development to permit a mixed use
development on the request property and adjacent property to the north, east and northwest.
(Case 74S021, Brandermill)
On February 27, 1985, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case 74S021 on the subject property and
adjacent property to the north, east and northwest (Case 85S002). The approved Master Plan
for Case 85S002 does not permit access from the subject property to Hull Street Road and limits
structure s on the western portion of the property to a height of one (1) floor.
5 00SN0129/WP/DEC 150
Site Design:
The request property has frontage along Harbour Pointe Parkway and Hull Street Road. Access
is proposed to Harbour Pointe Parkway and Hull Street Road. The approved Master Plan
depicted three (3) access points to Harbour Pointe Parkway. This amendment will not affect those
approved access points. The applicant has submitted a proposed master plan that shows three (3)
accesses to Harbour Pointe Parkway in accordance with the approved zoning and two (2)
accesses to Hull Street Road. The approved Master Plan did not allow two (2) accesses to Hull
Street Road.
In addkion, the proposed Master Plan depicts structures with a maximum height of one (1) story
on the eastem portion of the site whereas the existing zoning would allow two (2) stories and two
(2) stories on the western portion whereas the approved zoning limits the height to one (1) story.
The request property is located in the Hull Street Road Emerging Growth Area. New construction
must conform to the development standards of the Zoning Ordinance, together with conditions of
zoning for Case 85S002, which address access, parking, landscaping, architectural treaunent,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
CONCLUSIONS
The original conditions of approval were negotiated with area property owners. After consideration of
public input, should the Commission and Board wish to approve this amendment, acceptance of the
proffered conditions would be appropriate.
6 00SN0129/WP/DEC 150
CASE HISTORY
Planning Commission Meeting (11/16/99):
On their own motion, the Commission deferred this case to December 13, 1999.
Staff (11/17/99):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than November 22, 1999, for consideration at the Commission's December 13,
1999, public hearing.
Staff (11/22/99):
To date, no new information has been received.
Staff (11/22/99):
The Commission is scheduled to consider this case on December 13, 1999. Staff will advise the
Board of the Con'unission's action at the Board's December 15, 1999, meeting.
7 00SN0129/WP/DEC 150
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Case: 00SNO129
AMEND C.U.P.D.
Sheet~: 15 & 16
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00SN0129
In Clover Hill Magisterial District, GREENACRES L.P.
requested amendment to Conditional Use Planned Development
(Case 85S002) and amendment of zoning district map to modify
the approved Master Plan relative to access and building
height. The density of such amendment will be controlled by
zoning conditions or Ordinance standards. The Comprehensive
Plan suggests the property is appropriate for mixed use
corridor use. This request lies in a Corporate Office (0 2)
District on 6.2 acres fronting approximately 1,000 feet on
the north line of Hull Street Road, also fronting
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99 973
approximately 1,100 feet on the south and west lines of
Harbour Pointe Parkway and located in the northwest quadrant
of the intersection of these roads. Tax ID 729 674 6543
(Sheets 15 and 16).
Mr. Jacobson presented a summary of Case 00SN0129 and stated
that the Planning Commission and staff recommend approval
and acceptance of the proffered conditions.
Mr. John Cogbill, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
After brief discussion, on motion of Mrs. Humphrey, seconded
by Mr. McHale, the Board approved Case 00SN0129 and accepted
the following proffered conditions:
This application contains one exhibit described as follows:
Exhibit A Plan titled "Harbour Pointe, Proposed Master
Plan" prepared by Little & Associates, Architects, and dated
December 3, 1999.
1. Master Plan. Exhibit A shall be considered the master
plan for the Property and approved only as a general
representation of any proposed development and does not
reflect a blueprint for future action of how the
Property may develop except as qualified by the
proffers below. (P)
[Note: This proffer replaces condition 1 in 85S002.]
2. Property Access. The Transportation Department at the
time of site plan approval shall determine the exact
location of each Property access.
A. Direct access from the Property to Route 360 shall
be limited to two (2) entrances/exits as generally
shown on Exhibit A. One (1) access shall be
located approximately midway of the Route 360
Property frontage and the other access shall be
located at or near the western Property line.
B. Direct access to Harbour Pointe Parkway shall be
limited to two (2) entrances/exits as generally
shown on Exhibit A.
C. Internal driveways and any cross accesses between
properties shall be designed so as not to
encourage cut through traffic between Harbour
Pointe Parkway and Route 360. (T)
3. Dedications. Prior to any final site plan approval, or
within sixty (60) days from a written request by the
County, whichever occurs first, one hundred (100) feet
of right of way on the north side of Route 360,
measured from the centerline of that part of Route 360
immediately adjacent to the Property, shall be
dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
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99 974
Transeortation Imerovements. Additional pavement shall
be constructed along the westbound lanes of Route 360
at each approved access to provide right turn lanes.
Each turn lane shall be constructed prior to issuance
of the first occupancy permit for the development of
that portion of the Property served by such access.
The Owner shall dedicate to Chesterfield County, free
and unrestricted, any additional right of way (or
easements) required for the turn lanes. (T)
Magnolia Preservation. The Southern Magnolias located
along Harbour Pointe Parkway shall be maintained as
part of the required site landscaping. During
construction the Magnolias shall be protected. The
method of protection shall be approved by the Planning
Department at the time of site plan review. Prior to
any clearing or grading or the issuance of a land
disturbance permit, a site meeting shall be held to
evaluate the location of any sewer line or other
utility which may have the potential to disturb the
Magnolias. The Brandermill Community Association
through its manager shall be given written notice of
the site meeting at least seven (7) days prior to such
meeting. In addition, an engineer or other appropriate
professional, as determined by the Planning Department,
shall be on the Property at the time the sewer or any
other utility line is installed to insure that
appropriate measures are taken to minimize damage to
the Southern Magnolias. Nothing herein shall limit the
removal of diseased, dying or dead vegetation from the
Property. (P & U)
No Timbering. There shall be no
Property prior to site plan approval.
BMP. Any pond required for water
timbering of the
quality or water
quantity control shall be landscaped or otherwise
improved so that the facilities become visual
enhancements and visual 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 Department for review and approval. (EE)
Building Height. Buildings located in the area shown
on the Master Plan as "Site I", shall be limited to one
story. If there are two or more buildings located in
the area shown on the Master Plan as "Site II," the
eastern most building shall be limited to one story.
If only one building is constructed on Site II, it may
be more than one story provided that the building, as
seen from Harbour Pointe Parkway and based on
topographic variations, has the appearance of no more
than a two story building, as determined by the
Planning Department. (BI & P)
Landscaped Setbacks. For the site identified as Site
II on Exhibit A. a thirty five (35) foot setback shall
be maintained. Within this setback, all trees six (6)
inches or greater in caliper shall be maintained except
where necessary to accommodate access. The Planning
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99 975
Commission, through site plan review, may allow removal
of trees six (6) inches or greater in caliper and the
location of BMPs, utilities or similar improvements
within this setback provided that measures are taken to
preserve the intent to maintain trees of six (6) inches
or greater in caliper. Nothing herein shall limit the
removal of diseased, dying, or dead vegetation from
these setbacks. (P)
10 Controlled Tree Removal. For the site identified as
Site II on Exhibit A, all trees six (6) inches or
greater in caliper shall be maintained except when
removal is necessary to accommodate the proposed
improvements. (P)
11 Site Plans. The developer shall be responsible for
notifying, in writing, the community manager of the
Brandermill Community Association of the submission of
site plans to Chesterfield County. Such notification
shall occur no later than twenty one (21) days prior to
approval or disapproval of the site plan. The
developer shall provide a copy of the notification
letter to the Planning Department. (P)
12 Notice of Approval. Prior to site plan, architectural
plan or landscaping plan approval by the County, the
developer shall submit documentation of the Brandermill
Commercial Architectural Review Board's (CARB) approval
to the Planning Department. (P)
13 Severance. The unenforceability, elimination, revision
or amendment of any proffer set forth herein, in whole
or in part, shall not affect the validity of
enforceability to the other proffers or the unaffected
part of any such proffer. (P)
Ayes: Daniel, Barber, Humphrey, and McHale.
Nays: None.
Absent: Warren.
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