00SN0165-FEB23.pdfREQUEST:
February 23, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0165
Harold Lester, Sr. and Harold Lester, Jr.
Clover Hill Magisterial District
207 Ruthers Road
Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses, as permitted by Proffered Condition 4, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Eastern Midlothian Plan which
suggests the property is appropriate for community mixed uses.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated commercial development along this portion of Ruthers Road.
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.
Prior to ske plan approval, thirty-five (35) feet of right of way on the
east side of Ruthers Road measured from the centerline of that part of
Ruthers Road immediately adjacent to the property shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
(T)
(STAFF/CPC) 2.
Access to Ruthers Road shall be limited to one (1) entrance/exit. The
exact location of this access shall be approved by the Transportation
Depamnent. This access shall be shared with adjacent properties to
the north and south as required by the Transportation Deparunent.
Prior to site plan approval, an access easement acceptable to the
Transportation Department shall be recorded. (T)
(STAFF/CPC) 3.
Prior to issuance of an occupancy permit, an additional lane of
pavement shall be constructed along Ruthers Road for the entire
property frontage. Any additional right of way (or easements)
required for this improvement shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC)
4. Uses shall be limited to the following:
Barber or beauty shop.
Books, stationery, newspaper or magazine store.
Brokerage.
Camera store.
Dry cleaning, pick-up and drop-off; coin operated dry
cleaning; pressing; laundry and laundromat; not to include dry
cleaning plants.
2 00SN0165/WP/FEB23 K
g.
h.
j.
k.
1.
m.
n.
o.
p.
q.
r.
S.
t.
y.
Florist shop.
Offices.
Shoe repair shop.
Tailor'mg and dressmaking shops.
Antique shops, not to include pawnbrokers, indoor and
outdoor flea markets and secondhand and consignment stores.
Artist material and supply stores.
Bicycle sales and rentals.
Churches and/or Sunday schools.
Curio or gift shops.
Furniture stores.
Hobby stores.
Locksmith operations.
Photography studios.
Rest, convalescent or nursing homes and other group care
facilities.
Sewing machine sales, instruction and services.
Veter'mary clinics.
Carpenter and cabinet makers' offices and display rooms.
Contractors' offices and display rooms.
Laboratories.
Warehouses for permitted uses, provided that such buildings
shall be set back a minimum of 100 feet from adjacent R, R-
TH, R-MF or O Districts or A Districts that are shown on the
comprehensive plan for R, R-TH, R-MF or O use when
loading/warehouse areas are oriented toward such properties.
The 100-foot setback shall be landscaped according to section
19-513(a)(4) of the Development Standards Manual. When
loading/warehouse areas are oriented away from adjacent R,
R-TH, R-MF or O Districts, setbacks shall be governed by the
setbacks of the Community Business (C-3) District. (P)
GENERAL INFORMATION
Location:
Fronts the east line of Ruthers Road, south of Midlothian Turnpike. Tax ID 761-705-6783
(Sheet 7).
Existing Zoning:
3 00SN0165/WP/FEB23 K
A
Size:
0.9 acre
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - A; Single family residential
South - 0-2; Office
East - C-3; Commercial
West - A; Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line along the east side of Ruthers Road, adjacent
to the request site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an eight (8) inch wastewater collector extending along Ruthers Road, adjacent to the
request site. In addition, there is an eight (8) inch wastewater collector extending along the
south and east boundaries of the request site, in Cloverleaf West Office Park. Use of the
public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains to the southeast and then to a small tributary of
Pocoshock Creek. The remainder of the property drains to Ruthers Road. There are no
known on- or off-site drainage or erosion problems. It may be necessary to obtain off-site
easements to accommodate runoff to an adequate outfall.
4 00SN0165/WP/FEB23 K
PUBLIC FACILITIES
Fire Service:
This property is served by the Buford Road Fire/Rescue Station, Company Number 9 and
Forest View 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 fire lanes will be determined dur'mg the review of the aforementioned
plans.
Transportation:
This request will not limk development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on retail trip rates, development could generate
approximately 1,340 average daily trips. These vehicles will be distributed along Ruthers
Road which had a 1999 traffic count of 5,445 vehicles per day.
The Thoroughfare Plan identifies Ruthers Road as a collector with a recommended right of
way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five (35) feet
of right of way, measured from the centerline of Ruthers Road, in accordance with that Plan.
(Proffered Condition 1)
Development must adhere to the Zoning Ordinance relative to access and internal circulation
(Article 5). Access to collectors, such as Ruthers Road, should be controlled. The applicant
has proffered to limk direct access to Ruthers Road to one (1) entrance/exk (Proffered
Condkion 2). This proffer also requires the approved access to be shared with adjacent
properties to the north and south, as requked by the Transportation Deparanent.
Road improvements must be provided to mitigate the traffic impact of this development.
The applicant has proffered to construct an addkional lane of pavement along Ruthers Road
for the entire property frontage (Proffered Condition 3). As properties along Ruthers Road
are developed/redeveloped and this same road improvement is provided, Ruthers Road will
be improved to a four-lane undivided roadway.
At time of ske plan review, specific recommendations will be provided regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
5 00SN0165/WP/FEB23 K
Lies within the boundaries of the Eastern Midlothian Plan which suggests the property is
appropriate for community mixed uses.
Area Development Trends:
Area properties to the north along Ruthers Road and Midlothian Turnpike are zoned
commercially or remain agriculturally zoned and have been developed for commercial and
single family residential uses or remain vacant. The Plan anticipates further commercial
development between the request property and Midlothian Turnpike.
Site Design:
The request property lies within a Post Development Area. Redevelopment of the site or
new construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural trea1~nent, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas.
Uses:
At the request of area property owners, the applicant has limited the uses that would be
permitted. (Proffered Condition 4)
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible to public rights
of way can be constructed of unadorned 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 trea1~nent integrated with the building
served. Mechanical equipment, whether ground-level or rooftop, must be screened from
adjacent property and public rights of way and designed to be perceived as an integral part
of the building.
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 properties and public rights of way
by a solid wall, fence, dense evergreen planting or architectural feature and that such area
within 1,000 feet of any A, R, R-TH or R-MF 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
6 00SN0165/WP/FEB23 K
loading areas are screened from any property where such areas are prohibited and from
public rights of way.
With the approval of this request, outside storage would be permitted as a restricted use.
Outside storage areas must be screened from view of adjacent properties where such areas
are prohibited and from public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform to the Eastern Midlothian Plan which suggests the
property is appropriate for community mixed uses. In addition, the proposed zoning and land uses
are representative of, and compatible with, existing and anticipated commercial development along
this portion of Ruthers Road.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant, Area Citizens, Staff and Clover Hill District Commissioner (1/10/00):
A meeting was held to discuss the proposal.
Applicant (1/13/00):
Revised Proffered Condition 4 was submitted to address area residents' concerns.
Planning Commission Meeting (1/18/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Marsh, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
7 00SN0165/WP/FEB23 K
The Board of Supervisors, on Wednesday, February 23, 2000, beginning at 7:00 p.m., will take under
consideration this request.
8 00SN0165/WP/FEB23 K
R-15
R-7
C-5
C-3
C-5 v
C-3
0-2 zc
A
PROVIDENCE
GREEN A
N
Case #: 00SN0165
Rezoning: A TO C-3
Sheet #: 7