01SN0161-Feb28k.pdfFebruary 28, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0161
GEMM, LLC
Clover Hill Magisterial District
Western terminus of Oak Lake Court
REQUEST: Rezoning from Agricultural (A) to Light Industrial (I-1).
PROPOSED LAND USE:
No specific use is proposed. With approval of this request, uses pemfitted by right
or with restrictions in a Light Industrial (I-1) District would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform to the Powhite/Route 288 Development
Area Plan which suggests the property is appropriate for light industrial uses.
B. The proposed I-1 zoning and land uses are compatible with, and representative of,
existing and anticipated development within the southeastern quadrant of Powhite
Parkway and Route 288.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) 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. The public water system shall be used. (U)
(STAFF/CPC)
2. The public wastewater system shall be used. (U)
(STAFF/CPC) 3.
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 no timbering of the Property
until a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved devices
have been installed. (EE)
(STAFF/CPC) 4.
Prior to issuance of a £mal certificate of occupancy for any
development on the property that is in excess of a cumulative total
of 10,000 square feet that has access via Oak Lake Court and/or
Oak Lake Boulevard, additional pavement shall be constructed along
Genito Road at the Oak Lake Boulevard intersection to provide an
adequate left turn lane, as determined by the Transportation
Department. The developer shall dedicate to Chesterfield County,
free and unrestricted, any additional right-of-way (or easements)
required for this road improvement. (T)
GENERAL INFORMATION
Location:
South line of Powhite Parkway at the western terminus of Oak Lake Court. Tax IDs 734-
690-4886, 734-691-7251 and 735-692-0719 (Sheet I0)
A
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Size:
30 acres
Existing Land Use:
Single family dwelling and vacant
Adjacent Zoning and Land Use:
North - R-7 and I-1 with Conditional Use Planned Development; Public/semi-public
(Evergreen Elementary School) or vacant
South - I-1 with Conditional Use Planned Development; Vacant
East - I-1, C-5 and C-5 with Conditional Use Planned Development; Light industrial,
connnercial and vacant
West - I-1 with Conditional Use Planned Development; Vacant
UTILITIES
Public Water System
There is an existing eight (8) inch water tine extending along the south side of Oak Lake
Court, approximately sixty (60) feet east of the subject site. Use of the public water system
is intended and has been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along a tributary of
Falling Creek, approximately 650 feet east of the northern portion of the request site. An
extension from this existing trunk line can serve Parcels 0719 and 7251 only. Wastewater
service for Parcel 4886 requires an extension from the existing fifteen (15) inch wastewater
trunk adjacent to Evergreen East Parkway, north of Powhite Parkway. Use of the public
wastewater system is intended and has been proffered by the applicant. (Proffered
Condition 2)
ENVIRONMENTAL
Drainage and Erosion:
The property drains in two (2) directions. The southern portion drains to the northeast
through the Powhite/Route 288 interchange while the northern portion drains to the east
into Oaklake Business Park. Both tributaries drain a short distance to Falling Creek and
eventually into the James River. There are no known on- or off-site drainage or erosion
3 01SN0161/WP/FEB28K
problems. There is, however, a significant amount of construction occurring around the
subject property. It is unclear at this time if any off-site easements will be required. The
rear portion of the property is wooded. To insure that proper erosion control devices are
in place, timbering should not occur until a land disturbance permit has been issued and
the approved devices installed. (Proffered Condition 3)
~CILITIES_
Fire Service:
This property is currently served by the Swift Creek Fire/Rescue Station, Company
Number 16 and Manchester Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection as well as access provisions
for emergency equipment will be evaluated during the plans review process.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on industrial trip rates, development could generate
approximately 1,690 average daily trips. These vehicles will be distributed along Genito
Road which had a 1999 traffic count of 13,200 vehicles per day.
Included in the Six Year Secondary Road Improvement Program is a project to widen
Genito Road to four (4) lanes from Hull Street Road (Route 360) to Fox Chase Lane. The
design and right of way acquisition for this project has been completed. The fkst phase
of construction of the project, from Route 360 to South Ridge Drive, is anticipated to begin
in Spring 2001. The second phase of construction, from South Ridge Drive to Fox Chase
Lane, is anticipated to begin in Summer 2003. Based on State funding forecasts, the second
phase of this project could be substantially delayed.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The traffic impact of this
development must be addressed. Access for development of the property could be provided
through the adjacent property to the east (Oak Lake Development) via Oak Lake Court
and/or Oak Lake Boulevard. Based on anticipated traffic generation of this proposed
development, a left turn lane will be warranted along Genito Road at the Oak Lake
Boulevard intersection. The applicant has proffered to provide additional pavement along
Genito Road at the Oak Lake Boulevard intersection to provide a left turn lane with any
development beyond 10,000 square feet. (Proffered Condition 4)
At time of site plan review, specific recommendations will be provided regarding access
to adjacent properties that may include extension of Oak Lake Court, as a public road,
through the property, and recommendations regarding internal site circulation.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/288 Development Area Plan which suggests the
property and surrounding area are appropriate for light industrial uses.
Area Development Trends:
Properties to the northeast, south and west are zoned Light Industrial (I-1) and are
developed for office/warehouse use or remain vacant. Property to the north across
Powhite Parkway is zoned Residential (R-7) and is occupied by an elementary school.
Parcels to the southeast are zoned General Commercial (C-5) and are developed as a
cellular communications facility or are vacant. The subject property represents the last
agriculturally zoned tract of a developable size within the southeast quadrant of Powhite
Parkway and Route 288.
Site Design:
The request property lies within an Emerging Growth Area. New construction must
conform to the requirements 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 the architectural treatment of buildings,
including materials, color and style, to 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.
Currently, within Emerging Growth Areas, no building exterior which would be visible
to any A or R 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 R 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 a~d accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
5 01SN0161/WP/FEB28K
served. Mechanical equipment, whether ground-level or rooftop, shall 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., dnmpsters,
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 t,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, with the exception of limited access roads. Specifically, the view of loading areas
from Powhite Parkway must be minimized through site and architectural design,
topography, landscaping, setbacks or other features.
With the approval of this request, outside storage would not be permitted.
CONCLUSIONS
The proposed zoning and land uses conform to the Powhite/288 Development Area Plan which
suggests the property is appropriate for light industrial uses. In addition, the proposed zoning and
land uses are representative of, and compatible with, existing and anticipated industrial
development withn this southeast quadrant of Powhite Parkway and Route 288. Specifically, this
property, which is enveloped by parcels zoned for industrial and commercial uses, represents the
last agriculturally zoned tract of a developable size within this quadrant.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/16/01):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
6 01SN0161/WP/FEB28K
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 28, 2001, beginning at 7:00 p.m., will take
m~der consideration this request.
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01SN0161
Rezoning: A TO I-1
Sheet Cf: 10