09SN0138
January 20, 2009 CPC
February 25, 2009 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0138
Dreamland Properties, LLC.
Midlothian Magisterial District
1601 Huguenot Road
REQUEST:Rezoning from Agricultural (A) to Corporate Office (O-2).
PROPOSED LAND USE:
Office uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCEOF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval forthe following reasons:
A.The proposed zoning and land uses conform to the Huguenot/Robious/Midlothian
Area Plan which suggests the property and surrounding area is appropriate for
regional mixed use, to include a mixture of integrated office parks, regional
shopping centers, light industrial parks and/or higher density residential uses.
B.The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAYBE 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 ONLYA "STAFF" ARE RECOMMENDED SOLELY
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BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)1.Any new building shall have a colonial architectural style compatible
with the colonial architectural style that predominates along the
Huguenot Road corridor. The exact architectural style and materials
shall be approved at the time of site plan review. (P)
(STAFF/CPC)2.If direct vehicular accessis provided to Huguenot Road, prior to the
issuance of any occupancy permits, additional pavement shall be
constructed along Huguenot Road to provide an adequate right turn
lane, as determined by the Transportation Department, at the
approved access. (T)
GENERAL INFORMATION
Location:
East line of Huguenot Road, south of Greenspring Road and better known as 1601
Huguenot Road. Tax ID 739-712-7320.
Existing Zoning:
A
Size:
1.0 acre
Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North – I-1; Commercial
South – O-2; Office
East – I-1; Commercial
West – O-2; Office
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UTILITIES
Public Water System:
The request site is within the Robious Water Pressure Zone. There is an eight (8) inch water
line extending along the east side of Huguenot Road withinan easement across the request
site. The existing structure is connected to the public water system. Use of the public water
system is requiredby County Code.
Public Wastewater System:
The request site is within the Falling Creek Sewer Service Area. There is an existing ten
(10) inch wastewater sub-trunk line extending along the east side of Huguenot Road
within an easement across the request site. The existing structure 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 via storm sewer systems, paved ditches and intermittent
streams to Falling Creek. There are no existing or anticipated on- or off-site drainage or
erosion problems.
The property is located in the Routes 60/147 Drainage District. Prior to plan approval,
the developer will be required to pay a pro rata share of the cost of drainage
improvements in the district.
PUBLIC FACILITIES
Fire Service:
The Bon Air Fire Station, Number 4 and Forest View Volunteer Rescue Squad currently
provide fire protection and emergency medical service (EMS). This request will have a
minimal impact on Fire and EMS.
Transportation:
The property is located on the east side of Huguenot Road south of Greenspring Road.
The applicant is requesting rezoning from Agricultural (A) to Corporate Office (O-2) and
intends to construct an optometrist’s office. Based on trip generation rates for a single-
tenant office and a density of 8,000 square feet per acre, development of the property
could generate approximately 260 average daily trips. This traffic would initially be
distributed to Huguenot Road. Huguenot Road in this area had a 2006 traffic count of
42,031 vehicles per day and was functioning at an acceptable Level of Service D.
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During site plan review, Staff will request that the developer seek an access easement
through either the adjacent property to the north or south. If the developer is unable to
obtain an easement through either of these properties and accesses Huguenot Road
directly, the existing right turn lane on Huguenot Road will need to be improved. These
improvements would involve providing additional pavement, curb and gutter along
Huguenot Road, as generally shown on Exhibit A. The applicant has committed to
providing these improvements if direct access is provided to Huguenot Road. (Proffered
Condition 2)
VDOT’s “Chapter 527” regulations, dealing with development Traffic Impact Analysis
(TIA) requirements, have recently been enacted. At this time, it is uncertain what impact
VDOT’s regulations will have on the development process or upon zonings approved by
the county. The applicant has indicated that a Chapter 527TIA is not required for this
rezoning request.
VDOT’s Access Management Regulations were enacted on July 1, 2008 and apply to roads,
such as Huguenot Road, that are classified by VDOT as Principal Arterials. At this time, it
is unclear what impact these regulations will have on development of the property.
LAND USE
Comprehensive Plan:
Lies within the boundaries of theHuguenot/Robious/Midlothian Area Plan which suggests
the property and surrounding area is appropriate for Regional Mixed Use. This would
allow a mixture of integrated office parks, regional shopping centers, light industrial
parks and/or higher density residential uses.
Area Development Trends:
This portion of the Huguenot Road Corridor ischaracterized by office and commercial uses.
It is anticipated these types of uses willcontinue in this area as suggested by the Plan.
Development Standards:
The request property currently lies within an Emerging Growth Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Redevelopment of the site or new construction must conform to the development
standards of the Zoning Ordinance, which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters and
loading areas.
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Architecture:
In addition to meeting Emerging Growth District architectural standards, proffered
conditions require a colonial style architecture for any new buildings. (Proffered Condition
1)
CONCLUSION
Huguenot/Robious/Midlothian Area Plan
The proposed zoning and land uses conform to the
which suggests the property is appropriate for Regional Mixed Use. In addition, the proposed
zoning and land uses are representative of, and compatible with, existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
______________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (01/20/09):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Waller, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller.
The Board of Supervisors, on Wednesday, February 25, 2009, beginning at 6:30 p.m., will take
under consideration this request.
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09SN0138-1
Exhibit A