01SN0148-JAN24L.pdfREOUEST:
January 24, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0148
William Goode
Matoaca Magisterial District
South line of Hull Street Road
Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned; however, with approval of this request, higher
density residential uses could be developed under certain circumstances.
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 to the Upper Swift Creek Plan which
suggests the property is appropriate for community mixed uses such as community
-scale office or commercial developments and projects containing multi-family
residential developments.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated commercial development along this portion of Hull Street
Road.
The development standards of the Zoning Ordinance and the proffered conditions
further ensure land use compatibility with area development and address concerns
relative to utilities, environmental engineering and transportation.
The proffered conditions address the impacts of any future residential development
on necessary capital facilities as outlined in the Zoning Ordinance and
Comprehensive Plan. Specifically, the needs for schools, parks, libraries and fire
stations identified in the County's adopted Puli F cilit' , the Thoroughfare
Plan and FY 2001-2005 Capital Improvement Program and the impact of this
development as discussed herein. The proffered conditions adequately mitigate the
impact on capital facilities, thereby ensuring adequate service levels are maintained
and protecting the health, safety and welfare of County citizens.
(NOTE: 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
1. Public water and wastewater systems shall be used. (U)
(STAFF/CPC) 3.
(STAFF/CPC) 4.
Except for timbering approved by the Virginia 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 appropriate devices have been installed. (EE)
Prior to final site plan approval, one hundred (100) feet of right-of-
way on the south side of Route 360, measured from the center line
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)
To provide an adequate roadway system, the developer shall be
responsible for the following:
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Construction of an additional lane of pavement along the
eastbound lanes of Route 360 for the entire property
frontage;
Construction of additional pavement along the eastbound
lanes of Route 360 at the approved access(es) to provide
separate right turn lane(s); based on Transportation
Department standards; and
Dedication to Chesterfield County, free and unrestricted, of
any additional right of way (or easements) required for the
road improvements identified above. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 4, shall be
submitted to, and approved by, the Transportation Department. (T)
Direct access from the property Route 360 shall be limited to one
(1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. The Transportation
Department may modify this condition to allow one (1) additional
access from the property to Route 360, if adequate access separation
can be provided. (T)
The Developer shall make a payment of $622.00 (based on $200.00
per acre) to the county toward the expansion of Dry Creek
Wastewater Pumping Station. This payment shall be made prior to
the issuance of the first building permit for the development. (U)
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the time of building permit
application for infrastructure improvements within the service
district for the property.
a. $7,800 per lot, if paid prior to July t, 2001; or
The amount approved by the Board of Supervisors not to
exceed $7,800 per lot adjusted upward by any increase in
the Marshall and Swift Building Cost Index between July 1,
2000 and July 1 of the fiscal year in which the payment is
made if paid after June 30, 2001.
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c. In the event the cash payment is not used for the purpose for
which proffered within 15 years of receipt, the cash shall be
returned in full to the payor. (B&M)
GENERAL INFORMATION
Location:
South line of Hull Street Road, west of Otterdale Road. Tax ID 711-669-8204 (Sheet 15).
Existing Zoning:
A
Size:
3.1 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - A, A with Conditional Use and C-5; Office or vacant
South - C-3 with Conditional Use Planned Development; Vacant
East - C-3 with Conditional Use Planned Development; Vacant
West - A with Special Exception; Public/Semi-public (Masonic Lodge)
UTILITIES
public Water System:
There is an existing twelve (12) inch waterline extending along a portion of Hampton Park
Drive at Otterdale Road, approximately 1,800 feet southeast of this site. In addition, there
is an existing twenty-four (24) inch waterline along the north side of Hull Street Road
adjacent to Hampton Park Drive, approximately 3,750 feet east of the request site. An
extension of the existing twenty-four (24) inch waterline along Hull Street Road and a
twelve (12) inch waterline along Otterdale Road, is planned in conjunction with the
development of Hampton Park. Use of the public water system is intended and has been
proffered. (Proffered Condition 1)
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Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along a tributary of Dry
Creek, approximately 2,600 feet southeast of this site. The developers of Hampton Park
are proposing to extend the public wastewater system with the continuation of their
development. Use of the public wastewater system is intended and has been proffered.
(Proffered Condition 1)
The applicant has also proffered to participate in the expansion of the Dry Creek
Wastewater Pump Station in the form of a cash payment to the County in the amount of
$200.00 per acre. Payment of this cash proffer will be made prior to the issuance of a
building permit for development on the property. (Proffered Condition 6)
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the south via tributaries to Dry Creek and then to Swift Creek
Reservoir. There are no existing or anticipated on- or off-site drainage or erosion
problems. If the property is developed without being a part of a larger project, acquisition
of off-site easements may be necessary. The applicant has proffered that timbering will
not occur except within the purview of a laud disturbance permit. This will insure that
adequate erosion control measures are in place prior to timbering. (Proffered Condition
2)
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:
This request will not limit development of the property to specific land uses; therefore, it
is difficult to anticipate traffic generation. Based on retail trip rates, development could
generate approximately 3,220 average daily trips. These vehicles will be distributed along
Hull Street Road (Route 360) which had a 1997 traffic count of 19,113 vehicles per day.
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
5 01SN0148/WP/JAN24L
of way, measured from the centerline of Route 360, 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
Route 360, should be controlled. The applicant has proffered that direct access from the
property to Route 360 will be limited to one (1) entrance/exit (Proffered Condition 6). The
proffered condition will allow staff to approve one (1) additional access from the property
to Route 360, if adequate access separation can be provided. Acceptable access separation
along this section of Route 360 is approximately 500 feet.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to: 1) construct an additional lane of pavement
along Route 360 for the entire property frontage; and 2) construct additional pavement
along Route 360 at the approved access(es) to provide separate right turn lane(s).
(Proffered Condition 4
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 24* 1.00
Population Increase 66.00 2.75
Number of New Students
Elementary 6.24 0.26
Middle 3.12 0.13
High 3.84 0.16
TOTAL 13.20 0.55
Net Cost for Schools 86,232 3,593
Net Cost for Parks 19,416 809
Net Cost for Libraries 6,096 254
Net Cost for Fire Stations 6,120 255
Average Net Cost for Roads 78,048 3,252
TOTAL NET COST 195,912 8,163
Based on a theoretical density of 8 dwelling un/ts per acre.
The need for schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and FY 2001-2005
Capital Improvement Program and further detailed by specific departments in the applicable
sections of this request analysis.
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fn:e stations
at $8,163 per unit. The applicant has been advised that a maximum proffer of $7,800 per unit
would defray the cost of the capital facilities necessitated by this proposed development.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the
applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital
facilities. Proffered Condition 8)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
7 01SN0148/WP/JAN24L
LAND USE
Comprehensive Plar~:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for community mixed uses. Such uses could include community-scale office
or commercial and under certain circumstances, townhouse or multi-family residential
developments.
Area Development Trends:
Area properties to the north and west are zoned Agricultural (A) and General Business (C-
5) and have been developed for commercial, office, public/semi-public uses or remain
vacant. The properties to the south and east are zoned Community Business (C-3) or
General Business (C-5) and remain vacant.
It should be noted that the adjacent Community Business (C-3) parcel has the potential to
be developed for residential purposes. If this does occur, then the subject property could
be integrated with the adjacent C-3 parcel. Therefore, the subject property would be
located within a project of more than thirty-five (35) acres which would lend itself to the
possibility for townhouse development. Since this is conceivable, the applicant has
addressed the impact on capital facilities. (Proffered Condition 8)
The Plan anticipates development of community-scale office or commercial uses along
with residential developments of various densities surrounding the Hull Street and
Otterdale Roads intersection.
Site Design:
The request property currently lies within an Emerging Growth Area. New construction
must conform to the requkements of the Zoning Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
Architectural Treatment:
Currently, the Zoning Ordinance requires that 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,
nmterials, scale, colors and other architectural features.
Currently, within Emerging Growth Areas, no building exterior which would be visible
to any public right of way may consist of architectural materials inferior in quality,
8 01SN0148/WP/JAN24L
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 public right of way. No building exterior may be constructed of
unpainted concrete block or corrugated and/or sheet metal.
Currently, 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.
Currently, 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.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent properties and
public rights of way by a solid wall, fence, dense evergreen plantings or architectural
feature and that such area within 1,000 feet of any A or R districts 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.
With the approval of this request, currently, outside storage would be permitted as a
restricted use. Currently, outside storage areas must be screened from view of adjacent
properties which have no such areas and public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
property is appropriate for community mixed uses such as community-scale office or commercial
developments and projects containing multi-family residential developments. In addition, the
proposed zoning and land uses are representative of, and compatible with, existing and anticipated
commercial development along this portion of Hull Street Road. The development standards of
the Zoning Ordinance and the proffered conditions further ensure land use compatibility with area
development and address concerns relative to utilities, environmental engineering and
transportation.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (12/19/00):
The applicant accepted the recommendation. There was no opposition presem.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 4.
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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01SN0148
Rezoning: A TO C-3
Sheet #: 15