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00SN0201-JUNE28.pdfJune 28, 2000 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 00SN0201 Pocoshock Professional Offices Clover Hill Magisterial District East line of Pocoshock Boulevard REQUEST: Rezone from Residential (R-7) and Corporate Office (0-2) to Corporate Office (0-2). PROPOSED LAND USE: Office uses are planned. However, with approval of this request, other Corporate Office (0-2) uses would be permitted. 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 use conforms to the Route 360 Corridor Plan which suggests the property is appropriate for mixed use corridor uses. B. The proposed zoning and land use are compatible with, and representative of, existing and anticipated development along this portion of Pocoshock Boulevard and the Route 360 Corridor. Providing a FIRST CHOICE Community Through Excellence in Public Service. The development standards of the Zoning Ordinance along with the proffered conditions, address land use compatibility, utility and transportation concerns. (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) 1. The public waste waster system shall be used. (U) (STAFF/CPC) 2. Prior to any ske plan approval, thirty-five (35) feet of right-of-way on the east side of Pocoshock Boulevard, measured from a revised centerline, based on VDOT urban collector road standards (forty (40) miles per hour) as approved by the Transportation Department, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) (STAFF/CPC) 3. Direct access from the property to Pocoshock Boulevard shall be limited to two (2) entrances/exits. One (1) access shall be the existing entrance/exit located towards the southern property line, and the other access shall be located towards the northern property line. The exact location of the northern access shall be approved by the Transportation Depamnent. Prior to any final site plan approval, an access easement, acceptable to the Transportation Depar1~nent, shall be recorded across the property to allow shared use of both accesses with adjacent properties. The exact location shall be approved by the Transportation Department. (T) (STAFF/CPC) 4. To provide an adequate roadway system at the time of complete development, the Developer shall be responsible for the following: Construction of additional pavement along Pocoshock Boulevard at each approved access to provide left and right turn lanes, based on Transportation Department standards; Relocation of the ditch to provide an adequate shoulder along the east side of Pocoshock Boulevard for the entrance property frontage; and 2 00SN0201/WP/JUNE28H (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 10. Dedication to Chesterfield County, free and unrestricted, any additional right-of-way (or easements) required for the improvements identified above. (T) Prior to any site plan approval, a phasing plan for the required roadway improvements, as identified in Proffered Condition 4, shall be submitted to and approved by the Transportation Department. (T) All impervious areas shall drain to the southwestern portion of the property. In addition, the drainage system shall be designed to capture runoff from properties to the north, to the extent practical as determined by the Department of Environmental Engineering. (EE) The developer shall be responsible for notifying by registered, certified or first class mail, the property owner of record on file with the Assessor's office for Tax ID 762-696-3727 and 4509, of the submission of any site plan. Such notification shall occur as soon as practical, but in no event less than twenty-one (21) days prior to approval or disapproval of the plan. The developer shall provide the Planning Depamnent with an affidavit that such notice has been sent. (P) (STAFF NOTE: See map attached for location of notification.) Prior to the issuance of a certificate of occupancy for any building(s) on the Property, the developer shall post signs, in locations visible to the general public, prohibiting trespassing on the site after the hour of 8:00 p.m. (P) (Note: These signs must comply with the requirements of the Zoning Ordinance.) Landscaping along Pocoshock Boulevard shall, at minimum, comply with the requirements of Section 19-518 (g)(4) of the Zoning Ordinance for Perimeter Landscaping C, Option I. (P) The following uses shall not be permitted: a. funeral homes or mortuaries b. communication towers c. public or private parks, playgrounds and/or athletic fields. (P) 3 00SN0201/WP/JUNE28H GENERAL INFORMATION Location: East line of Pocoshock Boulevard, north of Hull Street Road. Tax ID 762-695-6591, 762- 696-6401 and 6412 and 763-696-0005 (Sheet 11). Existing Zoning: R-7 and 0-2 Size: 11.1 acres Existing Land Use: Office and vacant Adjacent Zoning & Land Use: North - R-7; Single family residential South - R-7, A and 0-2; Single family residential, office or vacant East - C-5; Public/semi-public Y.M.C.A. West - A, A and R-7 with Conditional Use and R-7; Single family residential, office or vacant. UTILITIES Public Water System: There is an existing twelve (12) inch water line extending along the east side of Pocoshock Boulevard, adjacent to the request site. Use of the public water system is required by County Code. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along the west side of Pocoshock Boulevard, ending approximately 100 feet south of the request site. Use of the public wastewater system is intended and has been proffered. (Proffered Condition 1) 4 00SN0201/WP/JUNE28H ENVIRONMENTAL Drainage and Erosion: The property drains to the southwest adjacent to and underneath Pocoshock Boulevard then through several small streams and tributaries to Falling Creek. There are no known, on- or off-site, drainage or erosion problems. In response to an adjacent property owner's concerns, a proffered condition was submitted to require that impervious areas drain to the southwest. (Proffered Condition 6) PUBLIC FACILITIES Fire Service: This property is currently served by the Manchester Fire/Rescue Station, Company Number 2 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, as well as the need for ingress/egress for emergency equipment. Transportation: This request includes eleven (11) acres of which approximately nine (9) acres are currently zoned Corporate Office (0-2). This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on general office trip rates, applied to the eleven (11) acres, development could generate approximately 1,330 average daily trips. Based on medical-dental office rates, development could generate approximately 3,870 average daily trips. These vehicles will be distributed along Pocoshock Boulevard which had a 1997 traffic count of 4,346 vehicles per day. The Thoroughfare Plan identifies Pocoshock Boulevard 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 a revised centerline of Pocoshock Boulevard, in accordance with that Plan. (Proffered Condition 2) Development must adhere to the Development Standards Manual in the Zoning Ordinance, relative to access and internal circulation (Division 5). Access to collectors, such as Pocoshock Boulevard, should be controlled. The applicant has proffered that direct access from the property to Pocoshock Boulevard will be limited to two (2) entrances/exits (Proffered Condition 3). In conjunction with the existing development on the property, an access was constructed onto Pocoshock Boulevard, located towards the southern property line. This existing access is one (1) of the two (2) direct access outlined and Proffered in Condition 3. The second access to Pocoshock Boulevard from the property will be located towards the northern property line. Due to the horizontal alignment of Pocoshock Boulevard 5 00SN0201/WP/JUNE28H in this area, sight distance is limited. Pocoshock Boulevard may need to be reconstructed to obtain adequate sight distance. In addition, "off-site" right of way and sight distance easements may be required. Mitigating road improvements must be provided to address the traffic impact of this development. The applicant has proffered to construct additional pavement along Pocoshock Boulevard at each access to provide left and right turn lanes, based on Transportation Department standards. (Proffered Condition 4) At the 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 Route 360 Corridor Plan which suggests the site is appropriate for mixed use corridor uses to include Corporate Office (0-2) uses and residential developments with densities up to 6.0 units per acre. Area Development Trends: Properties to the north are characterized by single family residential uses or are vacant. Properties to the east are occupied by public/semi-public use (Y.M.C.A.). Properties to the south and west are characterized by office and single family residential uses or are vacant. It is anticipated that a mixture of office and residential development will continue along this portion of Pocoshock Boulevard in accordance with the Route 360 Corridor Plan. Zoning History: On August 22, 1979, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning on a portion of the request site to allow an office park (Case 79S120). With the approval of Case 79S120, a twenty (20) foot buffer was required adjacent to the western boundary of the site, and the applicant proffered a twenty (20) foot buffer around the entire property. In addition, proffers required that the buildings be of a colonial architectural style similar to the then existing building on the site. The existing building at that time had been permitted through a Conditional Use (Case 74S105) in 1974. The rezoning of the Corporate Office (0-2) tract would result in future development being required to comply with current Ordinance standards to include, but not necessarily be limited to, buffers and architectural treatment. Site Design: 6 00SN0201/WP/JUNE28H A portion of the Corporate Office (0-2) tract has been developed for office use. It is the intent to combine the existing zoned tract with the tract currently zoned R-7 and develop a coordinated development. The request property lies within an Emerging Growth Area and in addition, is located within that portion of the Hull Street Road Corridor which is subject to the requirements of the Route 360 Corridor Design Guidelines. Specifically, the request property lies within the Route 360 Corridor Rural Transition Zone. New construction must conform to the development standards of Emerging Growth Districts and Rural Transition Zones which address site design, access, parking, landscaping, architectural treannent, setbacks, signs, buffers, utilities, and screening ofdumpsters and loading areas. In response to a request by an adjacent property owner, the applicant has agreed to notify that property owner of site plan submission (Proffered Condition 7) and post "No Trespassing" signs. (Proffered Condition 8) Uses: In response to concerns of an adjacent property owner, the applicant has agreed to restrict the uses permitted. (Proffered Condition 10) Architectural Treatment: As previously noted, conditions on the existing zoned Corporate Office (0-2) tract require that buildings have a colonial architectural style. While the rezoning of this tract will eliminate this specific requirement, current Zoning Ordinance standards require compatible architectural style within a project, as discussed herein. Therefore, since the existing building is of a colonial design that theme would be required to be carried through the project. Within Emerging Growth Areas, no building exterior which would be visible to any A, R, R-TH, R-MF 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, R, R-TH, R-MF 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. In addkion, the Route 360 Corridor Rural Transkion Zone standards require that all structures have an archkectural style compatible with surrounding residential neighborhoods. There can be no visible flat or shed roofs. Compatibilky may be achieved through the use of similar building massing, materials, scale or other architectural features. Architectural 7 00SN0201/WP/JUNE28H trealanent of buildings, including materials, color and style must be compatible with buildings located within the same project or within the same block or directly across any road, as determined by the Director of Planning. All junction and accessory boxes must be screened from view of adjacent property and public rights of way by landscaping or architectural treatment integrated with the building. 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 & Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) on property which is adjacent to an A, R, R-TH or R-MF District be screened from view of such district by a masonry or concrete wall which is constructed of comparable materials and designed to be compatible with the principal building that such area serves, 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 loading areas are screened from any property where loading areas are prohibited and from public rights of way. Adjacent properties to the south and west are zoned Residential (R-7) and are occupied by a single family residence or are vacant. The original zoning case for the existing Corporate Office (0-2) portion of the request site, required a twenty (20) foot buffer around the entire parcel. With approval of this request that requirement would be eliminated. Instead, the Zoning Ordinance will require a minimum fifty (50) foot buffer along the portions of the request property boundary that are adjacent to any residentially zoned properties. At the time of site plan review, the Planning Commission may modify this buffer under certain circumstances. In addition, in the future, if adjacent residential property is zoned or utilized for a non-residential use, the buffer can be further reduced or eliminated. Landscaping: In addition to the requirements set forth in the Zoning Ordinance for landscaping, the Route 360 Corridor Rural Transition Zone requires that interior parking area landscaping be aggregated into large areas within the parking area rather than dispersed throughout the parking area thereby creating larger areas of"green space" within a project. In addition, in response to concerns of an area property owner, the applicant has agreed to specific landscaping requirements along Pocoshock Boulevard. (Proffered Condition 9) CONCLUSIONS 8 00SN0201/WP/JUNE28H The proposed zoning and land uses, coupled with the proffered conditions, conform to the Route 360 Corridor Plan which suggests the request properties are appropriate for mixed use corridor uses which includes office uses. The proposed zoning and land uses are representative of existing and anticipated future development along this portion of Pocoshock Boulevard. The development standards of the Zoning Ordinance ensure land use compatibilky and the proffered condkions address utilkies and transportation concerns. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (4/24/00): There was opposition present. On their own motion, the Commission deferred this case to May 16, 2000, to allow time for the Clover Hill District Commissioner and staff to meet with an adjacent property owner and the applicant. At this time, a meeting has not been scheduled. Staff will advise the Commission as to the resuks of this meeting once it has been held. Applicant, Area Citizens, Staff and Clover Hill District Commissioner (5/10/00): A meeting was held to discuss concerns from adjacent property owners. Applicant (5/12/00): Additional proffers were submitted to address the adjacent property owners' concerns. Planning Commission Meeting (5/16/00): 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. 9 00SN0201/WP/JUNE28H The Board of Supervisors, on Wednesday, June 28, 2000, beginning at 7:00 p.m., will take under consideration this request. 10 00SN0201/WP/JUNE28H A A zc / c A C-2 N A 300 0 300 600 Feet Case #: 00SN0201 Rezoning: R-7 & 0-2 To 0-2 Sheet #: 11 A 0~2 ~ ~ A C-2 N A ~ SUBJECT ~ LOCATION OF ADJACENT TO BE NOTIFIED OF SITE PLAN SUBMISSIOI' (PROFFERED CONDITION 7)