01SN0141-JAN24I.pdfJanuary 24, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0141
J. B. Campbell
Clover Hill Magisterial District
North line of Hull Street Road
~____QIJ_E.~: Rezone from Residential (R-7) to Corporate Office (0-2) and amendment to
Conditional Use Planned Development (Case 85S002) relative to access, number
of buildings, building area and height of buildings on an approved Master Plan.
PROPOSED LAND USE:
No specific use is proposed. With approval of this request, office and supporting
retail uses, as approved by Case 85S002, would be permitted.
pLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Reconm~end approval for the following reasons:
A. The proposed 0-2 zoning and land use conform to the Upper Swift Creek Plan
which suggests the property is appropriate for mixed use corridor uses to include
Providing a FIRST CHOICE Community Through Excellence in Public Service.
residential development of various densities as well as professional, business and
administrative office parks and integrated supporting uses.
The proposed 0-2 zoning and land uses are compatible with, and representative of,
existing and anticipated development within the northeastern quadrant of Route 360
and Harbour Pointe Parkway.
With respect to the amendment to Conditional Use Planned Development (Case
85S002), the proffered conditions adequately address transportation concerns
relative to the provision of access to Route 360 as part of the amended master plan.
Further, the deletion of master plan restrictions relative to building number, area
and height permits development to conform to the Zoning Ordinance standards for
Emerging Growth Districts, consistent with other newer development along this
section of the Route 360 Corridor.
(NOTE: FOR THE CONDITIONAL USE PLANNED DEVELOPMENT PORTION OF THIS
REQUEST, CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS. FOR THE REZONING PORTION OF THIS REQUEST, THE
ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER 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.)
CONDITION - For amendment to Conditional Use Planned Development (Case 85S002)
(STAFF/CPC)
Master Plan. The plan prepared by Balzer and Associates, Inc., dated
October 11, 2000 and entitled "Campbell Harbour Pointe Zoning Master
Plan" shall be considered the master plan. (P)
(NOTE: This condition supersedes Condition 1 of Case 85S002 for the
subject property.)
(NOTE: All other conditions of Case 85S002 shall remah~ in effect, except
as modified by this request.)
PROFFERED CONDITIONS - for the entire property which is the subject of this request
(STAFF/CPC) 1.
Right of Way Dedication. Prior to any final site plan approval or
within sixty (60) days from a written request by the County,
whichever occurs first, 100 feet of right-of-way on the north side of
Hull Street Road (Route 360), measured from the centerline of that
2 01SN0141/WP/JAN24I
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
part of Route 360 immediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
Access to Route 360. Direct access from the property to Route 360
shall be limited to one (1) entrance/exit. The exact location of this
access shall be approved by the Transportation Department. (T)
I~. Prior to issuance of an occupancy permit for
any development that has direct access to Route 360, additional
pavement shall be constructed along Ronte 360 at the approved
access to provide a right turn lane. The developer shall dedicate to
Chesterfield County, free and unrestricted, any additional right-of-
way (or easements) required for this road improvement. (T)
With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be not timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
Uses.
The following uses shall be restricted as follows:
Cocktail lounges shall only be permitted as accessory to a
principal use.
Restaurants shall not include indoor recreational uses. (P)
(Note: This proffered condition modifies Textual Statement, Exhibit
B, Use Exceptions, (z) and (dd) of Case 85S002.)
~. No building shall exceed a height of two (2) stories
or thirty (30) feet, whichever is less. (P)
Density. The cumulative total of all buildings shall not exceed
60,000 gross square feet. (P)
Site Plans. The developer shall be responsible for notifying, in
writing, the community manager of the Brandermill Conununity
Association of the submission of site plans to Chesterfield County.
Such notification shall occur no later than twenty-one (21) days
3 01SN0141/WP/JAN24I
prior to approval or disapproval of the site plan. The developer
shall provide a copy of the notification letter to the Planning
Department. (P)
(STAFF/CPC)
Notice of Approval. Prior to site plan, architectural plan, lighting
plan, landscaping plan or sign package approval by the County, the
developer shall submit documentation of the Brandermill
Commemial Architectural Review Board's (CARB) approval to the
Planning Department. (P)
(STAFF/CPC)
10.
Route 360 Landscaping. At the time of site plan review,
landscaping in excess of Zoning Ordinance requirements may be
required as deemed necessary to minimize the visibility of parking
areas from Route 360; however, in no case shall such landscaping
exceed two (2.0) times that required by the Zoning Ordinance. (P)
(STAFF/CPC)
11.
BMP. Any pond required for water 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 and
Environmental Engineering Departments for review and approval.
(P & EE)
(STAFF/CPC)
12.
Landscaping. Within six (6) months of clearing an area, the
required perimeter landscaping shall be installed within the setback
along all public roads abutting such area, unless there is an active
building permit and active construction within 250 feet of Hull
Street Road, in which case the required perimeter landscaping shall
be installed prior to the issuance of final occupancy of any site
within 250 feet of Hull Street Road. (P)
GENERAL INFORMATION
Location:
North line of Hull Street Road, east of Harbour Pointe Parkway. Tax ID 730-675-8001
and 8432 (Sheet 16).
R-7 and 0-2
4 01SN0141/WP/JAN24I
Size:
6.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - 0-2 with Conditional Use Planned Development; Vacant
South - A with Special Exception and A; Single family residential
East - A; Public/semi-public (water treatment plant)
West - 0-2 with Conditional Use Planned Development; Office
UTILITIES
public Water System:
There is an existing twenty-four (24) inch water line extending along the north side of Hull
Street Road, adjacent to the request site. In addition to the water line along Hull Street
Road, there is an existing twelve (12) inch water line extending within an easement along
Harbour Lane (private road), adjacent to the western boundary of the request site. Use of
the public water system is required by Condition 19 of Case 74S021 for the existing 0-2
portion of the request site. Use of the public water system is required by County Code for
the proposed Corporate Office (0-2) tract.
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending across the subject
site parallel to Hull Street Road. In addition, an existing eight (8) inch water line extends
along Swift Creek, adjacent to the northern boundary of this site. Use of the public
wastewater system is required by Condition 19 of Case 74S041 for the existing 0-2 portion
of the request site. Use of the public wastewater system is required by County Code for
proposed Corporate Oft'ice (0-2) tract.
ENVIRONMENTAL
Approximately half of the property drains to a culvert running diagonally under Route 360
into Swift Creek with the remaining half draining to the north, down steep slopes into
Swift Creek on the upstream side of Route 360. There are currently no existing on- or off-
5 01SN0141/WP/JAN24I
site drainage or erosion problems. The need for off-site drainage easements is not
anticipated to accommodate increased runoff from development of the request property.
If the existing culvert under Route 360 does not meet VDOT's primary road criteria, the
developer must retain water on-site.
The parcels are wooded and, as such, should not be timbered until issuance of a land
disturbance permit. This will ensure that adequate erosion control measures are in prior
to any land disturbance activity. (Proffered Condition 4)
Water Ouality:
There is a Resource Protection Area (RPA) along the easternmost portion of the property
adjacent to Swift Creek that encompasses approximately one-fifth of the parcel. In
response to area residents' concerns, the applicant has agreed that any BMP will be
designed as an amehity. (Proffered Condition 11)
PUBLIC FACILITIES
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 fire protection will be evaluated during the
plans review process.
Transportation:
The property, consisting of two (2) parcels, is located in the northeast corner of the
Harbour Pointe Parkway/Hull Street Road (Route 360) intersection. The applicant is
requesting rezoning to Corporate Office (0-2) on a 0.4 acre parcel that fronts along Route
360. On an adjacent parcel to the north, the applicant is requesting an amendment to a
previously approved Master Plan. These parcels will be combined and developed. The
increase in traffic generated from development of the 0.4 acre parcel will be minimal. The
traffic that is generated by the combined development will be distributed along Route 360
which had a 1997 traffic count of 37,875 vehicles per day.
The Virginia Transportation Development Plan includes a project to widen Route 360 to
six (6) and eight (8) lanes from Swift Creek to Winterpock Road. The design for this
improvement is underway. Construction is anticipated to begin in Summer 2003.
The u~ 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
6 01SN0141/WP/JAN24I
of way, measured from the centerline of Route 360, in accordance with that Plan.
(Proffered Condition 1)
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
Route 360, should be controlled. In 1985, the Board of Supervisors approved a Master
Plan (Case 85S002) for development of the property on the north side of Route 360,
surrounding Harbour Pointe Parkway. The Master Plan does not show direct access from
the property to Route 360. Staff supports the applicant's request to amend the Master Plan
to permit direct access to Route 360.
In accordance with the revised Master Plan, the applicant has proffered that one (1) direct
access will be provided from the property to Route 360 (Proffered Condition 2). This
access to Route 360 will be located approximately 500 to 600 feet from the Harbour Pointe
Parkway intersection.
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 the approved access to provide a separate right turn lane. (Proffered Condition 3)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Upper Swift Creek Plan which
suggests the property and surrounding area are appropriate for mixed use corridor uses.
Appropriate uses in these areas include residential development of various densities as well
as professional, business and administrative office parks and integrated supporting uses.
Area Development Trends:
Properties to the north and west are zoned for office and commercial uses and are part of
Harbour Pointe, a mixed use development. Property to the east is zoned Agricultural (A)
and is developed for public/semi public use (water treatment plant). Property to the south
is zoned Agricultural (A) and is occupied by single family residences. It is anticipated that
office and commercial development will continue to occur in the vicinity of the request
property, at the entrance to Harbour Pointe.
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On May 8, 1974, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning with Conditional Use Planned Development to
permit a mixed use development on the request property and adjacent properties to the
north, east and west (Case 74S021, Brandermill). With this zoning, office, retail,
industrial, residential and school uses were planned.
On February 27, 1985, the Board approved rezoning plus an amendment to Case 74S021
on the request site and surrounding property, at the entrance to Harbour Pointe (Case
85S002). With this zoi~ng, the elementary school site was eliminated and an
office/industrial complex with conference center and supporting commercial uses was
approved on the request property and the surrounding area. In conjunction with this
request, a Master Plan was approved which limited vehicular access to the subject property
to Harbour Pointe Parkway. This approved plan also specified individual building heights,
building area and a conceptual layout for building and parking improvements.
Site Desien:
The request property lies within an Emerging Growth Area. New construction must
conform to the requirements of the Zoning Ordinance, together with conditions of zoning
approval for Cases 74S021 and 85S002, which address access, parking, landscaping,
architectural treatment, building height, density, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas. With approval of the amendment to the
Conditional Use Planned Development (Case 85S002) for that portion of the property
zoned R-7, new development would be subject to the Emerging Growth District standards
relative to any requirements related to the number and size of individual buildings. The
applicant has agreed to notify the Brandermill Community Association of the submission
of site plans to the County and that plan approval will not occur until documentation is
submitted to the County that the Brandermill Commercial Architectural Review Board's
approval of such plans. (Proffered Conditions 8 and 9)
The subject property is located within Parcel E and a portion of Parcel F on the Master
Plan, approved as part of Case 85S002 (See Attached). Within Parcel E, the plan depicts
one (1) building restricted to an area of 31,000 gross square feet and the height of two (2)
floors. Within Parcel F, the one (1) building is limited to 41,000 gross square feet and two
(2) stories. Currently, two (2) buildings have been constructed on Parcel F, totaling
approximately 12,000 gross square feet.
Tl~e applicant is requesting that the Master Plan be amended to delete the noted limitations
on the number, area and height of buildings. In lieu of these restrictions, development
would follow the requirements of the Zoning Ordinance for Emerging Growth Districts.
These requirements address minimum setbacks for buildings, parking and drives. Further,
8 01SN0141/WP/JAN24I
in response to area residents' concerns, the applicant has agreed to limit the total square
footage of development to 60,000 gross square feet and the height of buildings to two (2)
stories or thirty (30) feet, whichever is less. (Proffered Conditions 6 and 7)
Architectural Treatment:
Currently, the Zoning Ordinance requires that the architectural treatment of buildings,
including materials, color and style, 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. Since this property is part of the
Harbour Pointe mixed use project, new buildings must be compatible with those which
already exist in the project.
Currently, within Emerging Growth Areas, no building exterior which would be visible
to any A or O 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 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 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, 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.
and Sc 'n :
Currently, 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 and that such area within 1,000 feet of any residentially zoned property or property
used for residential purposes 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.
9 01SN0141/WP/JAN24I
CONCLUSIONS
The proposed 0-2 zoning and land use conform to the Upper Swift Creek Plan which suggests the
property is appropriate for mixed use corridor uses to include residential development of various
densities as well as professional, business and administrative office parks and integrated supporting
uses. With respect to the amendment to the Conditional Use Planned Development (Case 85S002),
the proffered conditions adequately address transportation concerns relative to the provision of
access to Route 360 as part of the amended Master Plan. Further, the deletion of Master Plan
restrictions relative to building number, area and height permits development to conform to the
Zoning Ordinance standards for Emerging Growth Districts plus the proffered conditions are
consistent with other newer development along this section of the Route 360 Corridor.
CASE HISTORY
Applicam, Area Residents, Staff and the Clover Hill Commissioner (11/14/00):
A meeting was held to discuss area residents' concerns. The applicant agreed to submit
additional proffered conditions.
Applicam (12/4/00):
In response to area residents' concerns, Proffered Conditions 5 through 12 were submitted.
Planning Commission Meeting (12/19/00):
The applicant accepted the reconnnendation. There was one person present who expressed
concerns relative to the impact drainage from this development might have on Swift Creek
Reservoir. It was noted that the property does not drain to the reservoir.
On motion of Mr. Gulley, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditon and acceptance of the proffered conditions
on pages 2 through 4.
AYES: Unardmous.
The Board of Supervisors, on Wednesday, January 24, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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600 Feet
01SN0141
Rezoning: ~ R-7 TO 0-2
~ AMEND C.U.P.E:
Sheet #: 16
Z
015NOl4 I-I