02SN0171-May22.pdfMay 22, 2002 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
02SN0171
Douglas J. and Deborah A. Hackman
Dale Magisterial District
Southeast quadrant of Hagood Lane and Newbys Bridge Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (I-I) with Conditional Use
Planned Development to permit exceptions to Zoning Ordinance requirements.
PROPOSED LAND USE:
A corporate office park is proposed. However, with approval of this request, other
Light Industrial (I-l) uses would be permitted, as limited by proffered conditions.
Exceptions are requested to permit child and adult dayeare uses, indoor recreation
(senior community center) and a stock farm (horses and chickens); exception to
paving and curb and gutter requiremems for parking and driveways; and setbacks
exceptions.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE IMPOSITION OF CONDITIONS 1 THROUGH
12 ON PAGES 2 THROUGH 7. RECOMMEND THAT PROFFERED CONDITIONS 1
THROUGH 9 NOT BE ACCEPTED.
AYES: MESSRS. LITTON, GECKER, CUNNINGHAM AND STACK
ABSENT: MR, GULLEY
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing utility and buffer concerns, as discussed
herein. Recommend denial of requested exceptions to paving and to setbacks from the Agricultural
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(A) Districts. Recommend denial of the requested use exception to permit indoor recreational uses.
These recommendations are made for the following reasons:
The proposed zoning and land use conform to the Central Area Plan which suggests
the property is appropriate for light industrial use.
The proffered conditions address suggestions of the Central Area Plan relative to
campus-style design o flight industrial uses adjacent to existing and future residential
areas.
Concerns relative to use of public water and wastewater, as discussed herein, have
not been addressed.
The request property represents the northern edge of light industrial development, as
suggested by the Plan. The requested exception to setbacks from this northern
boundary, represented by Hagood Lane, falls to provide the appropriate land use
transition to properties north of Hagood Lane, which are suggested to remain
residential per the Plma.
The requested exception to the paving of parking and drives is inappropriate given
that the proposed impmvemants are of a permanent nature, and the suggestions of the
Plan with respect to quality development.
Indoor recreational uses (senior community center), which are first permitted in the
Community Business (C-3) District, are inconsistent with the light indusla'ial uses
suggested by the Plan.
(NOTE: CONDITIONS MAY BE IMPOSED OR TIlE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDmONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
A minimum fift~ (50) foot buffer shall be maintained adjacent to Hagood
Lane, This buffer shall conform to the requirements of Sections 19-521 and
19-522 of the Zoning Ordinance. (P)
The Textual Statement dated February 20, 2002, shall be approved except
for Items 1.d., 2 and 3.b. (P)
(CPC) 1.
Except for timbering approved bythe Virginia State Department of Foresfry
for the purpose of removing dead or diseased trees, there shall be no
timbering on the Property until a land disturbance permit has been obtained
2 02SN0171-MAY22-BOS
(cpc)
(cPc)
(CPC)
from the Environmental Engineering Department and the approved devices
have been installed. (EE)
Prior to any site plan approval, or upon request by thc Transportation
Department, whichever occurs first, the following rights of way shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield Counvd:
Thirty (30) feet of right of way on the south side of Hagood Lane,
measured from the centerline of that part of Hagood Lane
immediately adjaeem to the property; and
Forty-five (45) feet of right of way on the east side of Newbys Bridge
Road, measured from the centediae of that part of Newbys Bridge
Road immediately adjacem to the property. (T)
Direct access from the property to Newbys Bridge Road shall be limited to
one (1) entrance/exit, generally located towards the Southern property line.
The exact location of this entrance/exit shall be approved by the
Transportation Department. (T)
To provide an adequate roadway system at the time of complete development,
the owner/developer shall be responsible for the following:
Construction of additional pavement along Newbys Bridge Road at
Hagood Lane and at the approved access to provide right and left turn
lanes, if warranted based on Transportation Department standards.
Reconsmaction of Hagood Lane to a twenty (20) foot wide roadway
with four (4) foot wide shoulders fi:om Newbys Bridge Road to any
future eastern access on Hagood Lane.
Relocation of the ditch to provide an adequate shoulder along the east
side of Newbys Bridge Road for the entire property frontage; and
Dedication to Chesterfield County, free and unrestricted, any
additional fight of way (or easements) required for the improvements
identified above. In the event the developer is unable to acquire any
off-site right of way that is necessary for road improvements
described in proffered condition 4.a., the developer may request, in
writing, that the County acquire such right of way as a public road
improvement. All costs associated with the acquisition of the right of
way shall be borne by the developer. In the event the County chooses
not to az$ist the developer in acquisition ofthe"off-site" right of way,
the developer shall be relieved of the obligation to acquire the "off-
site" right of way, and shall provide the road improvements within
3 02SN0171-MAY22-BOS
(c c)
(cPc)
(cPc)
(cPc)
(cpc)
available right of way as determined by the Transportation
Departmem. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 4, shall be submitted to
and approved by the Transportation Depas'hnem. (T)
Uses located within 250 feet of the ultimate right of way of Hagood Lane
shall be limited to office, adult daycare, and child daycare uses as limited by
the textual statement. (P)
With the exception of stock farm uses and a maximum of 30,000 gross square
feet of 1) office uses, child and adult daycare uses located within 250 feet of
the ultimate right of way of Hagood Lane, 2) home health care office use, as
operated by Dougla~ J. and Deborah A. Hackman, and 3) medical equipment
rental, and stock farm use, all other uses shall be connected to the public
water and wastewater systems. At such time as either the public water or
wastewater system(s) is extended to within 200 feet of the subject property,
connection to that system shall be made to all uses on the Property excluding
stock farm u~es. (U ge P)
Development shall be designed in a campus style setting to be achieved
through landscaping and building orientation towards a common open space,
generally, located internal to the project. Buildings shall be compatible in
architectural style, colors and materials to the design shown on Exhibit A.
Further, all uses shall be oriented toward an internal road network within the
project and away from Newbys Bridge Road. In conjunction with the first
site plan submittal, an overall conceptual project layout and landscaping plan
shall be submitted to the Planning Department for review and approval. (P)
Uses permitted by right shall be limited to the following uses.
a) Access to land located in an agricultural, office, business, or
industrial district or used for agricultural, office, or business
purposes,
b) Manufacturing of apparel and other finished products made from
fabrics, leather and similar materials, except leather tanning, limited
to a maximum of 12,000 gross square feet.
c) Bakery products manufacturing, limited to a maximum of 12,000
gross square feet.
d) Catering establishment.
4 02SN0171-MAY22-BOS
e)
t)
i)
J)
k)
1)
m)
n)
o)
P)
s)
t)
Engraving and allied services.
Communications studios and station, not to include towers (see
restricted uses).
Confectionery and related products manufacturing, limited to a
maximum of 12,000 gross square feet.
Costume jewelry, costume novelties, buttons and miscellaneous
notion~ (except precious metals) manufacturing.
Electric, lighting and wiring equipment, household appliances,
computer equipment, communication equipment (including radio and
TV) and electronic components and accessories manufacturing,
limited to a maximum of 12,000 gross square feet.
Laboratories and other research and development facilities.
Lamp shades manufacturing.
Motion picture production.
Musical instruments and parts manufacturing.
Offices.
Pens, pencils and other artist's materials manufacturing.
Photographic and optical goods manufacturing.
Printing, publishing and allied industries, limited to a maximum of
12,000 gross square feet. Prinfmg shall be d/gital only.
Professional scientific and controlling instruments manufacturing.
Recycling and processing of any material permitted to be
manufactured in this district.
Roasting coffee, coffee products and tea manufacturing, limited to a
maximum of 12,000 gross square feet.
Toy, amusement, sporting and athletic goods manufacturing, limited
to a maximum of 12,000 gross square feet.
5 02SN0171-MAY22rBOS
(cpc)
10.
Underground utility uses, except as provided in Section 19-181 (d),
when such uses are located in easements or public road fight of ways.
Watch and clock manufacturing, limited to a maximum of 12,000
gross square feet.
x)
(aa)
Communications towers - prov/ded that the structure is
architecturally incorporated into the design of a building.
Satellite dishes, provided that:
(1) The dishes are accessory to a principal use; and
(2) The diameter of the dish does not exceed twelve (12) feet.
(3) The dishes are fully screened from view of adjacent
properties. Such screening shall comply with the requirements
of Section 19-522(1>) of the Zoning Ordinance.
Wholesale greenhouses, hot houses and nurseries provided that
nothing except plant materials are stored outside of a completely
enclosed building.
Wholesaling houses and distributors, limited to a maximum of 12,000
gross square feet.
Cob) Equipment rental limited to medical equipment (P)
Driveways and parking areas for a maximum of 30,000 gross square feet of 1)
office uses, child and adult daycare uses located within 250 feet of the
ultimate right of way of Hagood Lane, 2) home health care office use, as
operated by Douglas J. and Deborah A. Hackman, and 3) medical equipment
rental shall not be required to be paved. Such areas shall be designed to
accommodate a weight load of a minimum of 80,000 pounds. A geotectmical
report or a statement from a professional engineer shall be submitted
verifying this capacity. At a minimum, such driveways and parking areas
shall have a minimum surface of six (6) inches of No. 21 or 2lA stone. The
perimeter of unpaved driveways and parking areas shall be delineated by
permanent means such as bumper blocks, raikoad ties, timbers or similar
such treatment, as determined at the time of site plan review. Provided,
however, once development exceeds 30,000 gross square feet of total
development on the Property, or public water or sewer is extended to serve
the development, all driveways and parking areas on the Property shall be
subject to the surface treatment requirements of the Zoning Ordinance, except
for parking that serves a home health care office use, as operated by Douglas
J. and Deborah A. Hackman and stock farm animals. (P)
6 02SN0171-MAY22-BOS
(cpc) 1.
A minimum fifty (50) foot buffer shall be maintained adjacent to Hagood
Lane. Tkis buffer shall conform to the requirements of Sections 19-521
and 19-522 of the Zoning Ordinance, (P)
(cpc) 12.
The Textual Statement dated March 29, 2002, shall be approved except for
Items 1.d and 2. (P)
PROFFERED CONDITIONS
Except for timbering approved by th.e Virg/rda State Department of Forestry
for the purpose of removing dead or diseased trees, them shall be no
timbering on the Property until a land disturbance permit has been obtained
from the Environmental Engineering Departxnent and the approved devices
have been installed (EE)
Prior to any site plan approval, or upon request by the Transportation
Department, whichever occurs first, the following rights-of-way shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield County:
Thirty (30) feet of right-of-way on the south side of l-Iagood Lane,
measured from the centerline of that part of Hagood Lane
immediately adjacent to the property; and
b)
Forty-five (45) feet of right-of-way on the east side of Newbys Bridge
Road, measured from the centerline of that part of Newbys Bridge
Road immediately adjacent to the property. (T)
Direct access from the property to Newbys Bridge Road shall be limited to
one (1) entrance/exit, generally located towards the Southern property line.
The exact location of this entrance/exit shall be approved by the
Transportation Depa~tment (T)
To provide an adequate roadway system at the time of complete development,
the owner/developer shall be responsible for the following:
Construction of additional pavement along Newbys Bridge Road at
Hagood Lane and at the approved access to provide right and left turn
lanes, if warranted based on Transportation Department standards.
Reconstruction of Hagood Lane to a twenty (20) foot wide roadway
with four (4) foot wide shoulders from Newbys Bridge Road to any
future eastern access on Hagood Lane.
Relocation of the ditch to provide an adequate shoulder along the east
side of Newbys Bridge Road for the entire property fi:ontage; and
7 02SN0171 -MAY22-BOS
Dedication to Chesterfield County, flee and unrestricted, any
additional fight-or-way (or easements) required for the improvements
identified above. In the event the developer is unable to acquire any
off-site right-of-way that is necessary for road improvements
described in proffered condition 4.a., the developer may request, in
writing, that the County acquire such fight-of-way as a public road
improvement. All costs associated with the acquisition of the fight-
of-way shall be borne by the developer. In the event the County
choo~e~ not to assist the developer in acquisition of the "off-site"
fight-of-way, the developer shall be relieved of the obligation to
acquire the "off-site" fight-of-way, and shall provide the road
improvements within available right-of-my as determined by the
Transportation Department. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 4, shall be submitted to
and approved by the Transportation Department. (T)
Uses located within 250 feet of the ultimate fight of way of Hagood Lane
shall be limited to office, adult daycare, and child daycare uses as limited by
the textual ~tatement. (P)
With exception of a maximum 38,000 gross square feet of Office, Daycare
and Community center uses and 12,000 gross square feet of Light Industrial
uses limited to the uses listed in proffer ~t9 and identified as a, d, f,j, n, q, x,
y, and bb (combine total orS0,000 gross square feet), and stock farm use, all
other uses shall be connected to the public water and wastewater systems. At
such time as the public water or wastewater system(s) are extended to within
200 feet of the subject property of this request, connection to the public
system(s) shall be made. (H & U)
Development shall be designed in a campus style setting to be achieved
through landscaping and building orientation towards a common open space,
generally, located internal to the project. Buildings shall be compatible in
architectural style, colors and materials to the design shown on Exhibit A.
Further, all uses shall be oriented toward an internal road network within the
project and away from Newbys Bridge Road. In conjunction with the first
site plan submittal, an overall conceptual project layout and landscap'mg plan
shall be submitted to the Planning Department for review and approval. (P)
Uses permitted by right shall be limited to the following uses.
8 02SN0171-MAY22-BOS
b)
c)
e)
g)
i)
5)
lc)
m)
m)
n)
o)
p)
q)
Access to land located in an Agricultural, office, business, or
industrial district or used for agricultural, office, or business
purposes.
Manufacturing of apparel and other finished products made from
fabrics, leather and similar materials, except leather tanning, limited
to a maximum of 12,000 gross square feet.
Bakery products manufacturing, limited to a maximum of 12,000
gross square feet.
Catering establishment.
Engraving and allied services.
Communications studios and station, not to include towers (see
restricted u~es).
Confectionery and related products mannfacmring, limited to a
maximum of 12,000 gross square feet.
Costume jewelry, costume novelties, buttons and miscellaneous
notions (except precious metals) manufacturing.
Electric, lighting and wiring equipment, household appliances,
computer equipment, communication equipment (including radio and
TV) and electronic components and accessories manufacturing,
limited to a maximum of 12,000 gross square feet.
Laboratories and other research and development facilities.
Lamp shades manufacturing.
Motion picture production.
Musical instruments and parts mannfacmring.
Offices.
Pens, pencils and other artist's materials manufacturing.
Photographic and optical goods manufacturing.
Printing, publishing and allied industries, limited to a maximum of
12,000 gross square feet. Printing shall be digital only.
9 02SN0171-MAY22-BOS
r)
Professional scientific and controlling instruments manufacturing.
Recycling and processing of any material permitted to be
manufactured in th/s district.
t)
Roasting coffee, coffee products and tea manufacturing, limited to a
maximum of 12,000 gross square feet.
Toy, amusement, sporting and athletic goods manufacturing, limited
to a maximum of 12,000 gross square feet.
Underground utility uses, except as provided in section 19-181(d),
when such uses are located in easements or public road right of ways.
Watch and clock manufacturing, limited to a maximum of 12,000
gross square feet.
x)
Communications towers - provided that the structure is
architecturally incorporated into the design ora building.
Satellite dishes, provided that:
(1) The dishes are accessory to a principal use; and
(2) The diameter of the dish does not exceed 12 feet.
(3) The dishes are fully screened from view of adjacent
properties. Such screening shall comply with the requirements
of Section 19-522(b) of the Zoning Ordinance.
Wholesale greenhouses, hot houses and nurseries provided that
nothing except plant materials are stored outside of a completely
enclosed building.
Wholesaling houses and distributors, limited to a maximum of 12,000
gross square feet.
bb) Equipment rental limited to medical equipment. (P)
GENERAL INFORMATION
Location:
East line of Newbys Bridge Road, south line of Hagood Lane and located in the southeast
quadrant of the intersection of these roads. Tax ID 757-677-2517 (Sheet 17).
10 02SN0171-MAY22-BOS
Existin~ Zoning:
A
Size:
24.4 acres
Existing Land Use:
Single family residential
Adiacent Zoning and Land Use:
North and West - A; Single family residential or vacant
South - A; Vacant
East - A; Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water llne extending along a portion of Burnett Drive
that terminates approximately 3,300 feet northwest of this site. Extension of adequately
sized water line easterly along Burnett Road then south along Newbys Bridge Road to the
request site would be necessary to serve this development. In addition, there is an existing
twelve (12) inch water line extending along Belmont Road, approximately 1,400 feet
southeast of this site. Access to the existing twelve (12) inch water line will require the
acquisition of off-site easements across the adjacent properties southeast of this site.
The applicants propose to relocate their existing home health care business to this site with
the ability to provide additional space for other commercial/light industrial uses. Use of
private wells is intended for a maximum of 50,000 gross square feet of office, daycare,
community center and selected light industrial uses until such time that the public system is
extended to within 200 feet of the property line or any subdivided parcels. At that time, all
structures would be required to be connected (Proffered Condition 7). Although the Utilities
Department has, in the past, supported a proffer similar to that of the applicants' for a single
use situation, in consideration of the number and possible intensity of future uses on the
subject property, the Utilities Department recommends that Proffered Condition 7 not be
accepted, and that the public water system be used for all development.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along atributary of Licking
Creek that serves Rolling Hills Subdivision, approximately 2,900 feet east of the request site.
11 02SN0171-MAY22-BOS
Extension of an adequately sized wastewater collector, including the acquisition of off-site
easements, would be necessary to serve the request site. Use of private septic systems is
imended for a maximum of 50,000 g~oss square feet of office, dayeare, community center
mad limited light industrial uses until such time that the public system is extended to within
200 feet of the property llne or any subdivided parcels. At that time, all structures would be
required to be connected. (Proffered Condition 7)
Previous zoning approval for a site on Belmont and Cogbill Roads for light industrial uses
included a proffer to utilize the public wastewater system for all development (Case
98 SN0186 - Walter Marsh). Zoning approval was granted for a site at Midlothlan Turnpike
and County Line Road with a square footage limitation of development using private septic
systems until such time as the public wastewater system has been extended closer to the site.
(Case 878106 - Ernest Belvin)
Although the Utilities Department has, in the past, supported a proffer similar to that of the
applicants' for a single use situation, in consideration of the number and possible inteasity of
future uses on the subject property, the Utilities Department recommends that Proffered
Condition 7 not be accepted, and that the public wastewater system be used for all
development.
Private Well and Septic Systems:
Prior to the issuance of building permits, the developer must submit soils analysis for each
development to the Health Department for review and approval. Uses will be limited to
those generating a maximum of 3,000 gallons of water per day. Septic tanks can only be
used for sanitary and food service waste disposal, exclusively.
ENVIRONMENTAL
Drainage and Erosion:
The property drains north through tributaries to Falling Creek. There are currently no on- or
off-site drainage or erosion problems and none are anticipated after develoPment. The
majority of the property is wooded and, as such, should not be timbered without the issuance
ora land disturbance permit. This will ensure that adequate erosion control measures are in
place prior to any land disturbance. (Proffered Condition 1)
PUBLIC FACILITIES
Fire Service.:
The property is currently served by the Airport Fire/Rescue Station, Company Number 15.
When the property is developed, site access, the number of hydrants and quantity of water
needed for fire protection will be evaluated during the plans review process.
12 02SN0171-MAY22-BOS
Exceptions are requested to allow driveways and parking areas be treated with stone in lieu
of paving (Textual Statement Item 2). If the exception is granted, the exact design and
construction of these driveways would be evaluated during the plans review process to insure
accessibility and support of tire/rescue vehicles and apparatus. The Fire Department,
however, does not support this exception.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate tratTlc generation. Based on office trip rotes, development could generate
approximately 2,230 average daily trips. Based on light industrial trip rates, developmem
could generate approximately 1,370 average daily trips. These vehicles will be distributed
along Newbys Bridge Road which had a 2000 traffic count of 3,393 vehicles per day.
Included in the Virginia Department of Transportation (VDOT) Six-Year Secondary Road
Improvement Plan are two (2) projects to reconstruct Newbys Bridge Road, as a two (2) lane
facility, from Walmsley Boulevard through Hagood Lane. Construction was anticipated to
begin in Fail 2004/2005. Based on State funding forecasts, project schedules are uncertain at
this time.
The Thoroughfare Plan identifies Newbys Bridge Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to dedicate
forty-five (45) feet of right of way, measured from a revised centerline for Newbys Bridge
Road, in accordance with that Plan (Proffered Condition 2). The applicant has also proffered
to dedicate thirty (30) feet of right of way from the centefline of Hagood Lane in accordance
with the Zoning Ordinance. (Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The applicant intends to initially
construct a direct access onto Newbys Bridge Road, with plans in the future to access
Hagood Lane. Access to major arterials, such as Newbys Bridge Road, should be controlled.
The applicant has proffered that direct access fi'om the property to Newbys Bridge Road will
be limited to one (1) entrance/exit, generally located towards the ~outhem property line.
(Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
construct additional pavement along Newbys Bridge Road at the Hagood Lane intersection
and at the approved access to provide left and right mm lanes, based on Transportation
Department standards; 2) relocate the ditch to provide au adequate shoulder along the east
side of Newbys Bridge Road for the entire property frontage; and 3) reconstruct Hagood Lane
to a twenty (20) foot wide roadway with four (4) foot wide shoulders from Newbys Bridge
Road to the easterrunost access onto Hagood Lane (Proffered Concl/tion 4). Constructing the
turn lanes along Newbys Bridge Road may require the developer to acquire some "off-site"
right ofway. According to the proffer, if the developer is unable to acquire the right of way
for the mm lanes along Newbys Bridge Road, the developer may request the County to
13 02SN017!-MAY22-BOS
acquire the right of way as a public road improvement. All costs associated with the
acquisition will be bome by the developer. If the County chooses not to assist with the right
of way acquisition, the developer will not be obligated to acquire the "off-site" right of way
and will only be obligated to construct road improvements within available right of way.
At time of site plan review, specific recommendations will be provided regarding access and
internal cimulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for light industrial uses.
Area Development Trends:
Properties to the north, east, south and west are zoned Agricultural (A) and contain single
family dwellings or are vacant. The Central Area Plan suggests that properties to the east,
west and south of the subject property are appropriate for light industrial development, while
property along the north llne of Hagood Lane and further north is appropriate for residential
development with densities ranging from 1.0 to 2.5 dwelling units per acre. It is anticipated
that development consistent with the recommendations of the Plan will continue in this area.
T~ses .'
In an effort to address concerns of area residents, the types of Light Industrial (I-1) uses
permitted on the property is proposed to be limited (Proffered Condition 9). Further, to
provide a transition from residential uses north of Hagood Lane, uses located within 250 feet
of the ultimate right of way of I-Iagood Lane would be limited to office and child and adult
care centers. (Proffered Condition 6)
Exceptions to permit child and adult care centers, with child care limited to the children of
employees that work on the premises (Textual Statement, items l.b mad c) is requested. Such
uses are first permitted in the Neighborhood Office (O-1). As previously noted, the location
of the child and adult care centers would be limited to within 250 feet of Hagood Lane
adjacent to other office uses rather than integrated among manufacttLring-oriented uses.
Given these limitations, such uses would be appropriate,
An exception is requested to permit indoor recreational uses, limited to a senior-oriented
community tearer, which would be open to the general public (Textual Statement, Item 1.d).
Indoor recreational uses are first permitted in the Community Business (C-3) District.
Therefore, this use is inconsistent with the proposed office/light industrial development
suggested by the Plan.
14 02SN0171-MAY22-BOS
A stock farm, limited to the keeping of horses and chickens, is also requested (Textual
Statement, Item I .a). It is the applicant's intent to create a corporate office park project that
has a rural character, containing stables and pastures within a campus-style setting. Such
exception would be appropriate, given the unique character of the proposed project, while
providing an effective transition to residential development north of I-Iagood Lane.
Site Design:
The request property lies within an Emerging Growth Area. Development of the site must
not only conform to the requirements of the proffered conditions, but also those of the
Zoning Ordinance which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities and screening of dumpsters and loading areas.
In addition, the Central Area Plan indicates that non-residential uses along Newbys Bridge
Road, north of Whitepine Road Extended, should be oriented towards the interior of projects
which incorporate an internal road network. Further, light industrial uses adjacent to existing
or future residential areas should be designed in a campus-style setting, achieved through the
preservation of forested character, landscaping and architectural styles and materials similar
to the quality demonstrated in the Moorefield and Arboretum office/industrial park projects.
Proffers address these design issues. (Proffered Condition 8)
Arohitecturnl Treatment:
To address concerns expressed by area residents as well as the design gn/delines of the Plan,
the applicant has proffered an architectural treatment compatible to the design shown on
Exhibit A, with respect to style, colors and materials (Proffered Condition 8). This
residential/colonial treatment would meet the intent of the Plan with respect to the building
quality demonstrated in the Moorefield and Arboretum developments, as well as aclrdeve
architectural compatibility with the existing and future residential development located north
of Hagood Lane.
Buffers and Screening:
Adjacent property to the east is zoned Agricultural (A) and is occupied by a single family
residence. Adjacent property to the south is zoned Agricultural (A) and is currently vacant.
The Central Area Plan suggests that both properties are appropriate for light industrial use.
The Zoning Ordinance does not require buffers adjacent to these properties.
The Plan suggests that appropriate land use transitions should be provided between existing
and furore residential development and higher intensity uses. As previously noted, the
northern boundary of the subject property along Hagood Lane represents this area of
transition, with properties north of Hagood Lane remaining residential, as suggested by the
Plan. This transition should, in part, be achieved with the provision cfa fifty (50) buffer
along the south line of Hagood Lane, thereby minimizing the views from the adjacent
residential development into the subject property. This buffer would guarantee a minimum
15 02SN0171-MAY22-BOS
quantity and quality of both upper and lower-story vegetation not typically afforded solely
through perimeter landscaping and tree preservation requirements of the Zoning Ordinance.
(Condition)
Setbacks:
The Zoning Ordinance requires that uses within the Light Industrial (I- 1 ) District be set back
a minimum of 100 feet from Agricultural (A) Districts. Such setback does not apply when
the adjacent properties are vacant and the P. lan supports non-residential uses on such
properties. This I00 foot setback would apply to the north, east and west boundaries of the
subject property. An exception is requested along the eastern property line to reduce this
setback to fifty (50) feet (Textual Statement, Item 3. a). This exception is appropriate given
that the Central Area Plan designates this property for future light industrial uses.
Also requested is relief to the 100 foot setback to the north, from the centerline of Hagood
Lane. This exception would permit uses to locate rift,/(50) feet from the ultimate right of
way of Hagood Lane rather than the required seventy (70) feet (Textual Statement, Item 3.b).
AS previously noted, Hagood Lane represents the edge of light industrial development, as
suggested by the Plan. The requested exception to setbacks from this northern boundary fails
to provide the appropriate land use transition to properties north of Hagood Lane, which are
suggested m remain residential per the Plan.
Paving:
An exception has also been requested to the paving of parking and drives. Specifically,
driveways and parking areas for a maximum of 50,000 gross square feet of office, daycare
uses, community center and selected Light Industrial uses could be permanently graveled.
Only driveways and parking areas for development in excess of 50,000 gross square feet
would reqal~e surface treatment consistent with Ordinance standards. This exception is
inappropriate given that the proposed improvements are of a permanent nature. Further,
paving would ensure the preservation of the integrity and quality of these areas that will be
subject to kigher traffic volumes. More importantly, the Plan suggests that industrial
development in this area sl~ould be of a quality similar to that in Moorefield and the
Arboretum. Gravel driveways and parking areas would not achieve the quality envisioned by
the Plan.
CONCLUSIONS
The proposed zoning and land use conform to the Central Area Plan which suggests the property is
appropriate for light industrial use. The requirements of the Zoning Ordinance, condition and
proffered conditions further insure land use compatibility and address concerns relative to buffers,
transportation and site design. However, the applicant has not adequately addressed concerns
relative to the use of public water and wastewater systems. Without the orderly extension of public
utilities to serve the area recommended by the Central Area Plan for indusu:',al use, it is not
anticipated that the type of development envisioned by the P..1.a~. can be achieved nor will the highest
16 02SN0171 -MAY22-BOS
and best uses which would increase the County's tax base be developed. Further, allowing
individual development on private systems w/Il hinder future extensions to serve the area. In
addition, the requested use exception to permit a Community Business (C-3) use (indoor recreational
uses) on the property is inconsistent with Light Industrial uses suggested by the Plan (Textual
Statement, Item l.d).
The request property represents the nor[hem edge of light industrial development, as suggested by
the Plan. The requested exception to setbacks from this northern boundary, represented by Hagood
Lane, fails to provide the appropriate land use transition to properties north of Hagood Lane, which
are suggested to remain residential per the Plan (Textual Statement, Item 3.b). Further, the requested
exception to the paving ofparklng and drives is inappropriate given that the proposed improvements
are of a permanent nature (Textual Statement, Item 2). Further, paving would ensure the
preservation of the integrity and quality of these areas. In addition, the requested use exception to
permit a Community Business (C-3) use (indoor recreational uses) on the property is inconsistent
with the Light Industrial uses suggested by the Plan. (Textual Statement. Item 1.d)
Given these considerations, approval of this request is recommended subject to the applicant
addressing utility coneems, as discussed herein. Further, it is recommended that exceptions to the
Zorfing Ordinance referenced in Textual Statement, Items 1.d, 2 and 3.b not be granted in
conjunction with this request.
CASE HISTORY
Planning Commission Meeting (3/19/02):
The Commission, on their own motion, deferred this case to April 16, 2002, to allow the
applicant an opportunity to re-examine utility and paving issues.
Staff (3/20/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than March 25, 2002, for consideration at the April 16, 2002, public
hearing.
Applicant, Staff and Dale District Commissioner (3/25/02):
A meeting was held to discuss the proposal. Issues discussed included the use of public
utilities and the paving of driveway and parking areas.
17 02SN0171 -MAY22-BOS
Applicant (3/28/02 and 4/16/02):
Revised proffered conditions and Textual Statement were submitted relative to paving, use of
public utilities and a use exception. (indoor recreation)
Plarming Commission Meeting (4/16/02):
The applicant did not accept the recommendations. Several area property ownem expressed
concerns regarding drainage impacts on adjacent properties; impact of existing wetlands on
ability to develop property; use of wells and septic tanks and effect on existing private
systems in area and fire suppression with/n proposed development; lack of adequate setbacks
and buffers; traffic impact; and density of proposed development.
Support for the proposal was expressed relative to the provision of health care services to the
neighborhood and the proposed arckitecmral treatment of buildings in the project.
Staff indicated that development must address additional runoff and discharge to a natural
watercourse; that a wetlands lineation must be performed for the Corps of Engineers'
approval; that wet areas with poor drainage may be a problem for septic usage; that lack of
public water supply is a fire suppression concern; and that the County may assist in acquiring
off-site right of way, if needed, at the developer's expense.
Mr. Litton stated that he could not give full relief to public water and wastewater usage, but
would support a cap on development using wells and septic tanks. Further, he noted that he
supported a reduction in the 100 foot setback to the north due to provision cfa fifty (50) foot
buffer and limitation on uses along Hagood Lane.
Mr. Geeker cautioned that the monitoring of conditions regulating building square footage
limitations for well and septic tank usage through Code Compliance would not be effective.
On motion of Mr. Litton, seconded by Mr. Canaingham, the Commission recommended
approval of this request, subject to the imposition of Conditions 1 through 12 on pages 2
through 7 and recommended that Proffered Condition 1 through 9 not be accepted.
AYES: Messrs. Litton, Gecker, Cunningham and Stack
ABSENT: Mr. Gulley
The Board of Supervisors, on Wednesday, May 22, 2002, beginning at 7:00 p.m., will take under
consideration this request.
18 02SN0171-MAY22-BOS
Textual Statement
Hackman - Licking Creek Farm
April 15, 2002
1. In conjunction with Light Industrial (I-1) use(s) developed on the property, the following
uses shall be permitted:
a) Stockfarm limited to the keeping of horses and chickens. Provided that all
facilities and areas associated w/th the keeping of horses and chickens (stables,
pastures, coups, etc.) shall be cleaned and made free of waste on a regular basis.
In addition, the property owner shall employ a means of eliminating any odor
problems and propagation of insects
b) Adult daycare, if located within 250' of Hag°od Lane.
e) Child daycare, if located within 250' of Hagood Lane and made available only to
the children of employees who work on the subject property.
d) Indoor recreation, limited to a senior oriented community center.
Driveways and parking areas for a maximum of 50,000 gross square feet of uses outlined in
proffer # 7 shall not be required to be paved. Such areas shall be designed to accommodate a
weight load of a minimum of 80,000 pounds and shall be verified by a certified Gee-Technical
Engineer or Professional Engineer. At a minimum such driveways and parking areas shall have a
minimum surface of six (6) inches of No. 21 or 2lA stone. The perimeter of driveways and
parking area~ shall be delineated by permanent means such as bumper blocks, railroad ties,
timbers or similar such treatment as required by the Planning Department. Once development
exceeds 50,000 gross square feet, all additional driveways and parking areas shall be subject to
the surface treatment requirements of the Zoning Ordinance.
We hereby request the following "bulk exception" to the required conditions:
a. A 50' exception to the 100' setback on the eastern property line,
b. A 20' exception to the I00' setback on the northern property line.
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