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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0134
Chesterfield Co. Fire Department
Clover Hill Magisterial District
West line of Courthouse Road
~Tn~~om~or 1~LnnQ rnr
November 19, 2008 BS
RE VEST: Conditional Use topermit afire/rescue station in an Agricultural (A) District.
PROPOSED LAND USE:
In 2005, as a result of severe mold problems in their existing facility on Adkins
Road, the Wagstaff Fire/Rescue Station Number 10 temporarily relocated its
operation to the subject property which is currently occupied by the Manchester
Volunteer Rescue Squad. The Fire Department has now elected to collocate their
fire/rescue operations on a permanent basis at the Manchester facility, necessitating
a Conditional Use.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON
NOVEMBER 18, 2008. STAFF WILL ADVISE THE BOARD OF ACTION TAKEN BY THE
COMMISSION.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land uses conform to the Northern Courthouse Road Community
Plan which suggests the property is appropriate for office/residential mixed use.
B. Whereas the Public Facilities Plan does not identify the need for a fire station
within the Courthouse Road/Hull Street Road vicinity, the proposal represents the
Providing a FIRST CHOICE community through excellence in public service
relocation of an existing facility that continues to successfully provide fire and
emergency medical service coverage to the area.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
rn~TnTTTn~T
Any new or redevelopment of the property for the fire/rescue station shall comply with
Emerging Growth District standards of the Zoning Ordinance for the Corporate Office (0-2)
District, except for buffer provisions. (P)
(NOTE: With the approval of this request, this case supersedes Case 76AN0158.)
GENERAL INFORMATION
T nratinn~
West line of Courthouse Road, north of Hull Street Road and better known as 3500
Courthouse Road. Tax ID 748-686-7379.
Existing Zoning:
A
Size:
5.3 acres
Existing Land Use:
Public/semi-public (Manchester Volunteer Rescue Squad facility)
Adjacent Zoning and Land Use:
North and West - A and R-7; Public/semi-public (church)
South and East - C-3, C-5 and R-7; Commercial, office, public/semi-public (park) or vacant
2 09SN0134-NOV19-BOS-RPT
T ITTT ,TTTF,~
Public Water System:
The request site is within the Pocono Tank Water Pressure Zone. There is an existing
twelve (12) inch water line that transitions to an eight (8) inch water line extending along the
west site of Courthouse Road, adjacent to this parcel. The existing rescue squad building is
connected to the public water system. Use of public water system is required by County
Code.
Public Wastewater System:
The request site is within the Falling Creek Sewer Service Area. There is an existing ten
(l o) inch wastewater collector line extending within an easement across this site
approximately 325 feet west of the existing on-site structure. The existing rescue squad
building is connected to the public wastewater system. Use of the public wastewater
system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south by way of land flow and drainage easements to
Route 36o and then via storm sewers to tributaries of Falling Creek. There are currently no
known on- or off site drainage or erosion problems and none are anticipated after
development.
PUBLIC FACILITIES
Fire Service:
The Rockwood Fire Station, Number 24, and Manchester Volunteer Rescue Squad currently
provide fire protection and emergency medical service. Since its temporary relocation into
the Manchester Rescue Facility in 2005, Station 10, in combination with the opening of
Station Number 20 on Courthouse Road near Reams Road, has experienced significant
improvement in area response times.
Transportation:
The applicant is requesting a Conditional Use to operate afire/rescue station on the
property. Typical traffic generation information is not available for this use. Vehicles
generated by this development will be distributed along Courthouse Road. Courthouse
Road currently carries approximately 37,200 vehicles per day, and operates at an
acceptable Level of Service `D' .
3 09SN0134-NOV19-BOS-RPT
Since April 2005, the Fire Department and a volunteer rescue squad have been operating
out of the existing facility on the property. There is no emergency vehicle traffic signal to
assist drivers in exiting the property onto Courthouse Road. As the traffic volume and
resulting congestion along this section of Courthouse Road increases, it is anticipated that
accessing the property will become more difficult.
No road improvement projects in this part of the county are included in the Six-Year
Improvement Plan, except for a federal CMAQ improvement project for the intersection
of Hull Street Road (Route 360) and Courthouse Road. The project involves construction
of dual right-turn lanes on Courthouse Road to Route 360 westbound. The Virginia
Department of Transportation (VDOT) is managing the project, and they anticipate the
proj ect will be under construction in Summer 2012.
VDOT "Chapter 527" regulations, dealing with development Traffic Impact Analysis
requirements, have been enacted. At this time, it is uncertain what impact VDOT
regulations will have on the development process or upon zonings approved by the
county. The applicant has indicated that this request does not meet the thresholds that
would require a Traffic Impact Analysis to be submitted to VDOT.
T,ANT~ TIFF,
Comprehensive Plan:
Lies within the boundaries of the Northern Courthouse Road Community Plan which
suggests the property is appropriate for a mix of office and residential uses of varying
densities. Whereas the Public Facilities Plan, an element of the Comprehensive Plan,
identifies the existing Wagstaff Fire Station Number 10 on Adkins Road, the facility has
been relocated. As relocated, this operation has continued to successfully provide fire
and emergency medical service coverage to the area.
Area Development Trends:
Properties to the north and west are zoned Agricultural (A) and Residential (R-7) and are
currently occupied by church use. Properties to the south and east are zoned General
Business (C-5), Community Business (C-3) or Residential (R-7) and are occupied by
commercial and office uses, Rockwood Park or remain vacant.
Zonin Hg istory:
On June 1, 1976, the Board of Zoning Appeals approved a Special Exception to permit
the operation of a rescue squad service in an Agricultural (A) District (Case 76AN0158).
The property was subsequently developed for the Manchester Volunteer Rescue Squad
facility. With approval of this request, the Special Exception will no longer be valid.
4 09SN0134-NOV19-BOS-RPT
Site Design:
The recommended condition requires that, with the exception of buffers, development of the
property to accommodate the fire/rescue station conform to the requirements of the Zoning
Ordinance for Emerging Growth Area Districts which address access, parking, landscaping,
architectural treatment, setbacks, signs, utilities and screening of dumpsters and loading
areas. The purpose of the Emerging Growth District standards is to promote high quality,
well-designed projects.
CONCLUSION
The proposed land uses conform to the Northern Courthouse Road Community which
suggests the property is appropriate for office/residential mixed use. whereas the Public
Facilities Plan does not identify the need for a fire station within the Courthouse Road/Hull
Street Road vicinity, the proposal represents the relocation of an existing facility that continues
to successfully provide fire and emergency medical service coverage to the area.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (11/3/08):
The commission is scheduled to consider this case on November 18, 2008.
The Board of Supervisors, on Wednesday, November 19, 2008, beginning at 6:30 p.m., will take
under consideration this request.
5 09SN0134-NOV19-BOS-RPT
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