00SN0277-SEP13.PDF,~;~,oL ~.,, ~,,,,,, CPC
September 13, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0277
Douglas R. Sowers
and
Susan S. Sowers
Matoaca Magisterial District
Southeast quadrant of Winterpock and West Hensley Roads
REOUEST: Rezone from Agricultural (A) and Residential (R-12) to Neighborhood Office
(O-1).
PROPOSED LAND USE:
Neighborhood Office (O-1) uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform to the Upper Swift Creek Plan which
suggests that convenience nodes be designed within a planned residential
neighborhood and located at the intersection Of Collector and arterial streets to serve
the immediate area.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses are designed to provide maximum compatibility
with, and minimal impact upon the surrounding residential development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS 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.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
The use of the public wastewater system shall be required. (U)
Prior to final site plan approval, a sixty (60) foot wide right-of-way
(Summercreek Drive Extended) shall be dedicated from West
Hensely Road to the southern property line. The exact location of
this right-of-way shall be approved by the Transportation
Department. (T)
No direct access shall be provided from the property to Winterpock
Road. Direct access from the property to West Hensely Road shall
be limited to one (1) entrance/exit, generally located midway
between Winterpock Road and Summercreek Drive Extended. The
exact location of this access shall be approved by the Transportation
Department. (T)
Prior to the issuance of a final occupancy permit, additional
pavement shall be constructed along West Hensley Road at the
approved access to provide left and right turn lanes, based on
Transportation Depamnent standards. The developer shall dedicate
to and for Chesterfield County, free and unrestricted, any right-of-
way (or easements) required for these road improvements. (T)
GENERAL INFORMATION
East line of Winterpock Road, south line of West Hensley Road. Tax ID 722-659-6598
and 722-660-1224 and 2007 (Sheet 23).
2 00SN0277/WP/SEPT 13 G
Exist:
A and R-12
Size:
5.1 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
Public
Public
North - A, R-12; Vacant
South - A; Vacant
East - R-12; Single family residential
West - A; Single family residential and vacant
Water System:
UTILITIES
There is an existing sixteen (16) inch water line extending along the east side of
Winterpock Road, adjacent to this site. In addition, there is an existing sixteen (16) inch
water line extending along the south side of West HenSley Road, adjacent to this sim. Use
of the public water system is required by County Code.
Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Summercreek
Drive and ending on the northeast comer of the easternmost parcel of the request site,
adjacent to west HensleY Road Use Of thd PUblic WaStewater system is intended.
(Proffered Condition 1)
Drain:
ENVIRONMENTAL
The property drains to West Hensley Road and then through existing storm sewer to
Summerford Lake. Them are no on- or off-site drainage or erosion problems. Off-sim
easements are not anticipated.
3 00SN0277/WP/SEPT13G
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester Rescue Squad. However, it is located within the proposed
service area for the new Winterpock/Beach Road Fire/Rescue Station planned for
completion in 2004.
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 to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on general office trip rates, development could
generate approximately 670 average daily trips. Based on day care center trip rates, the
development could generate approximately 800 average daily trips. These vehicles will
be distributed via West Hensely Road to Winterpock Road which had a 1999 traffic count
of 7,215 vehicles per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Winterpock Road and West Hensely Road as major arterials. Access to major arterials,
such as Winterpock Road and West Hensley Road, should be controlled. Due to the
proximity of the West Hensely Road/Winterpock Road intersection to the limited property
frontage, no direct access should be provided from the property to Winterpock Road.
Direct access to West Henstey Road should be limited to one (1) entrance/exit located
approximately midway between Winterpock Road and Summemreek Drive. The applicant
has proffered that no direct access will be provided from the property to Winterpock Road
and access from the property to West Hensley Road will be limited to one (1)
entrance/exit. (Proffered Condition 3)
South of the subject property is a sizeable vacant parcel currently zoned Agricultural. The
applicant has proffered to dedicate sixty (60) feet of right of way from West Hensley Road
to the south property line to serve that adjacent parcel. (Proffered Condition 2)
Mitigating roadway improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct additional pavement along West
Hensely Road at the approved access to provide left and right turn lanes, based on
Transportation Department standards. (Proffered Condition 4)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
4 00SN0277/WP/SEPT13G
LAND US_____~E
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for single family residential uses of 2.2 units per acre or less; if however,
under certain circumstances the Plan suggests that limited non-residential development
would be appropriate. Specifically, the Pla.I!. indicates that certain locations within planned
residential neighborhoods may be appropriate for the development of convenience nodes.
Such nodes would be designed to provide limited services to residents within the immediate
area. These nodes should be located at one (1) corner of an intersection of two (2)
collector streets or a collector and an arterial street and should cover no more than three
(3) acres nor exceed a density of 5,000 square feet of gross floor area per acre.
Area Development Trends:
Properties to the northeast and east are zoned Residential (R-12) and contain the single
family residential subdivision development of Summerford. Properties to the south, east
and northwest are zoned Agricultural (A) and are either occupied by single family
residences or are vacant. Residential development at densities consistent with the plan is
expected to continue in this area.
Site Design:
The request property lies within an Emerging Growth Area. Development 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 and Building and Project Size:
Architectural treatment of buildings, including materials, color and style, must be
comPatible with buildings i6~d within the S~e project, cOmPatibilitY may be achiev~
through th~ Use ~f S~iar bfiiiding m~ing material; scale; Cblors and other arChi~Ctural
featureS~ In addition, Within the Neighb0}ho0d or'Ce {o,i)DiStrict, all structures must
have an architectural style COmpatible With surrounding residential neighborhoods.
Compatibility may be achieved through the use of similar building massing, materials,
scaie or other architectural features. Further, individual buildings cannot exceed 5,000
square feet of gross floor area if located within 200 feet of an existing residentially zoned
parcel or area currently zoned agricultural and shOwn on the Comprehensive Plan for
residential use; however, no building can exceed 8,000 square feet of gross floor area.
Individual projects cannot exceed 5,000 square feet of gross floor area per acre.
5 OOSNO277/WP/SEPT13G
In addition, 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 adjoirfing 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 and accessory boxes except those not visible from beyond the project must be
minimized from view of adjacent property and public rights of way by landscaping or
architectural treatment integrated with the building served, Mechanical eqUipment,
whether ground~ieVel or ro°ftop, must ~ screeh~d fr0m x'i~w Of adjacent p~Op~y and
public rights of way and desigued to be perceived as an integral part of the building, except
as stated herein.
Buf ' :
The Zoning Ordinance requires that solid waste storage areas on property which is adjacent
to an A or R District be screened from view of such district by a masonry or concrete wall
which is constructed of comparable materials to, and designed to be compatible with, the
principal building. However, solid waste storage areas that are located a minimum of 100
feet away from A or R Districts may be screened by a solid wall, fence, dense evergreen
planting or architectural feature. All solid waste storage areas must observe the parking
setbacks for the Neighborhood Office (O-1) District. Solid waste storage areas located
within 1,000 feet of any A or R District cannot be serviced between the hours of 9:00 p~m.
and 6:00 a.m.
Within the O-1 District, loading docks and drive-in loading doors are prohibited.
Adjacent property to the south is zoned Agricultural (A) and is vacant. The Upper Swift
Creek Plan suggests that this adjacent property is appropriate for single family residential
development. Therefore, the Zoning Ordinance requires a minimum forty (40) foot buffer
along the southern property boundary of the request site. At the time of site plan review,
the Planning Commission may modify this buffer under certain circuInstances.
Hours of Operation:
Within the Neighborhood Office (O-1) District, with the exception of group care facilities,
churches, convalescent homes, rest homes and nursing homes, no use can be open to the
public between 9:00 p.m. and 6:00 a.m.
6 00SN0277/WP/SEPT13G
The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests that
convenience nodes serving the immediate area may be appropriate if designed within a planned
residential neighborhood and located at the intersection of two (2) collector streets or a collector
and an arterial street. Although both West Hensley and Winterpock Roads are established as
major arterials on the County's u~, this portion of West Hensley Road is
characterized as a residential collector road serving the Summerford Subdivision.
Uses permitted within the Neighborhood Office (O-1) District do not generate undue noise or glare
beyond lot lines and are therefore considered compatible uses with neighboring residential
developments. This request would provide an appropriate transition between Winterpock Road,
a major arterial, and the existing residential development of Summerford Subdivision, while
providing limited services to the neighborhood.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/15/00):
The applicants accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission reconm~ended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 13, 2000, beginning at 7:00 p.m., will take
under consideration this request.
7 00SN0277/WP/SEPT 13G
A
R-25
A
N
600 0 600 Feet
Case #: 00SN0277
Rezoning: A & R-12 TO 0-1
Sheet #: 7 & 11
00SN0277
In Matoaca Magisterial District, DOUGLAS R. AND SUSAN S.
SOWERS requested rezoning and amendment of zoning district
map from Agricultural (A) and Residential (R 12) to
Neighborhood Office (0 1). The density of such amendment
will be controlled by zoning conditions or Ordinance
standards. The Comprehensive Plan suggests the property is
appropriate for residential use of 2.2 units per acre. This
request lies on 5.1 acres fronting approximately 400 feet on
the east line of Winterpock Road, also fronting
approximately 1,350 feet on the south line of West Hensley
Road and is located in the southeast quadrant of the
intersection of these roads. Tax IDs 722 659 6598 and
722 660 1224 and 2007 (Sheet 23).
Mr. Jacobson presented a summary of Case 00SN0277 and stated
that the Planning Commission and staff recommend approval
and acceptance of the proffered conditions. He noted that
9/13/00
O0 637
the request conforms to the Ueeer Swift Creek Plan.
Mr. Oliver '~Skitch" Rudy, representing the applicant, stated
that the recommendation is acceptable.
There was no opposition present.
On motion of Mrs. Humphrey, seconded by Mr. Miller, the
Board approved Case 00SN0277 and accepted the following
proffered conditions:
1 The use of the public
required. (U)
2 Prior to final site plan approval, a sixty
wide right of way (Summercreek Drive Extended)
dedicated from West Hensely Road to the
wastewater system shall be
(60) foot
shall be
southern
property line. The exact location of this right of way
shall be approved by the Transportation Department.
(T)
3 No direct access shall be provided from the property to
Winterpock Road. Direct access from the property to
West Hensely Road shall be limited to one (1)
entrance/exit, generally located midway between
Winterpock Road and Summercreek Drive Extended. The
exact location of this access shall be approved by the
Transportation Department. (T)
4 Prior to the issuance of a final occupancy permit,
additional pavement shall be constructed along West
Hensley Road at the approved access to provide left and
right turn lanes, based on Transportation Department
standards. The developer shall dedicate to and for
Chesterfield County, free and unrestricted, any
right of way (or easements) required for these road
improvements. (T)
Ayes: Warren, Humphrey, Barber, McHale and Miller.
Nays: None.
9/13/00
00 638