02SN0231-June26.pdfJune 26, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0231
Chesterfield County Board of Supervisors
Clover Hill Magisterial District
East line of Courthouse Road
REQUEST: Conditional Use Planned Development to permit a fire station in an Agricultural
(A) District.
PROPOSED LAND USE:
A fire/rescue station for Chesterfield County Fire and Emergency Medical Services
(EMS) is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
AYES: MESSERS. GECKER, CUNNINGHAM, GULLEY AND STACK.
ABSENT: MR. LITTON.
STAFF RECOMMENDATION
Although the request lies within the boundaries of the Northern Area Plan which suggests the
properly is appropriate for medium density residential development of 1.51 to 4.0 units per acre,
the Public Facilities Plan identifies the need for a fire station within the vicinity of Reams and
Courthouse Roads. After consideration of public input, should the Commission and Board wish to
approve this request, the imposition of the conditions would be appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
Providing a FIRST CItOICE Community Through Excellence in Public Service.
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.)
CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any fire/rescue station shall comply
with Emerging Growth District standards of the Zoning Ordinance
for the Corporate Office (O-2) District, except as noted herein. (P)
(STAFF/CPC) 2.
Fifty (50) foot buffers shall be provided along the northern, eastern
and southern boundaries of the property. These buffers shall
comply with the Sections 19-520(a), 19-521 and 19-522 of the
Zoning Ordinance. (P)
(STAFF/CPC)
3. The public water and wastewater systems shall be used. (U)
(STAFF/CPC)
Direct access from the property to Courthouse Road shall be limited
to one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
(STAFF/CPC)
A directional crossover, designed to only allow vehicles to turn left
when exiting the site, shall be constructed on Courthouse Road. The
exact design of this road improvement shall be approved by the
Transportation Department. The Planning Commission may modify
this condition to allow an alternative design of this crossover. (T)
GENERAL INFORMATION
Location:
East line of Courthouse Road, north of Smoketree Drive. Tax IDs 745-701-1188 and 745-
702~5612 (Sheet 6). ~
Existing Zoning:
A
Size:
10.4 acres
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Existing Land Use:
Single family residential or vacant
Adiacent Zoning and Land Use:
North - A; Single family residential
South - A and R-7; Single family residential
East - A; Single family residential
West - A; Single family residential or vacant
Public Water System:
UTILITIES
There is an existing twelve (12) inch water line extending along the eastern side of
Courthouse Road, adjacent to the request site. In addition, there is an existing sixteen (16)
inch water line extending along Queensway Road that terminates adjacent to the southeast
boundary of this site. Use of the public water system is recommended. (Condition 3)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Courthouse Road,
adjacent to the request site. In addition, an eight (8) inch wastewater collector extends along
Queensway Road and terminates adjacent to the request site. Use of the public wastewater
system is recommended. (Condition 3)
Drainage and Erosion:
ENVIRONMENTAL
Currently, there are no known on- or off-site drainage or erosion problems with none
anticipated after development. The property is a combination of woods and open fields
with wetlands located in the rear one-third (1/3) of the property. The majority of the property
drains to the south through an existing off-site pond.
Fire Service:
PUBLIC FACILITIES
The WagstaffFire Station, Company Number 10 and Manchester Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This new fire/rescue station
is needed to enhance fire and EMS service to the Courthouse and Reams Road area.
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The number of hydrants, quantity of water needed for fire protection and access requirements
will be evaluated during the plans review process.
Transportation:
The applicant is requesting a Conditional Use to permit construction o£a fire station on the
property. Traffic generation information is not available for this use. Vehicles generated by
this development will be distributed along Courthouse Road, which had a 2001 traffic count
of 56,771 vehicles per day. This proposed use will have a minimal impact on the existing
transportation network.
Access to major arterials, such as Courthouse Road, should be controlled. Direct access f~om
the property to Courthouse Road should be limited to one (1) entrance/exit. (Condition 4)
The section of Courthouse Road adjacent to the property is a six (6) lane divided facility.
Currently, no crossover is available on Courthouse Road to serve the proposed fire station.
The Virginia Department of Transportation (VDOT) has indicated that they will support
construction of a directional crossover (i.e., permits vehicles exiting the site to turn left onto
Courthouse Road, but does not permit vehicles entering the site to turn left from Courthouse
Road) to serve the fire station. The representative from the Fire Department has indicated
that they may want to pursue approval of a full crossover (i.e., allows left tums in both
directions) on Courthouse Road. Staff has recommended a condition that allows the
directional crossover to be constructed on Courthouse Road, and any modification to this
crossover design would need to be approved by the Plmming Commission. (Condition 5)
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential development of 1.5 to 4.0 units per acre. The
Public Facilities Plan, an element of the Comprehensive Plan, recommends a fire station in
the vicinity of Reams and Courthouse Roads.
Area Development Trends:
Properties to the north, east and southwest are zoned Agricultural (A) and are occupied by
single family residences. Property to the southeast is zoned Residential (R-7) and is
developed as the Briarcliff Subdivision. Property' directly across Courthouse Road is
zoned Agricultural (A) and is occupied by single family dwellings or is currently vacant.
It is anticipated that residential development consistent with densities recommended by the
Plan will continue in the immediate area of the request site.
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Current Proposal:
The rear portion of the property which has minimal frontage on Courthouse Road was
purchased by the County in 1991. At that time, the Planning Department expressed
concerns relative to the location with respect to compatibility with surrounding residential
uses and that typically, fire stations are best situated in, or adjacent to, mixed use centers
so as to maximize land use compatibility and transition. It was, however, the ultimate
decision to purchase that site. The County has now optioned to purchase the western
portion of the request property. This purchase will allow the station to be located further
away from Briarcliff Subdivision. The current Plan, however, suggests that other
properties surrounding the request site are appropriate for residential land uses.
Site Design:
Recommended conditions require that development of the property conform to the
requirements of the Zoning Ordinance for Emerging Growth Area Districts which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters and loading areas (Condition 1). The purpose of the Emerging
Growth District standards is to promote high quality, well-designed projects.
Architectural Treatment:
Cun'ently, within the Emerging Growth District area, architectural treatment of buildings,
including materials, color and style, must be compatible with buildings located within the
same project. Compatibility may be achieved through the use of similar building massing,
materials, scale, colors and other architectural features.
Further, based upon current Ordinance standards, 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 adjoining 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.
Currently, all junction and accessory boxes 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-level or rooftop, shall be
screened from view of adjacent property and public rights of way and designed to be
perceived as an integral part of the building.
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Buffers and Screening:
Currently, 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 or R District
be screened from view of such districts by a masonry or concrete wall which is constructed
of comparable materials to and designed to be compatible with the principal building that
such area serves. Solid waste storage areas must be screened from view of pubic rights of
way by a solid wall, fence, dense evergreen plantings or architectural feature. Such area
within 1,000 feet of any residentially-zoned property or property used for residential
purposes shall not be serviced between the hours of 9:00 p.m. and 6:00 a.m.
Adjacent properties to the southeast are zoned Residential (R-7) are occupied by single
family residences. Emerging Growth standards of the Zoning Ordinance would require a
minimum fifty (50) foot buffer along the southeastern property boundary of the request
site, adjacent to this R-7 property, if the subject property were to be zoned to an "O" or
"C" category. Properties to the north, east and southwest are zoned Agricultural (A) and
are also occupied by single family residences. Emerging Growth standards of the Zoning
Ordinance would not require buffers adjacent to these parcels, if the subject property were
to zoned to an "O" or "C' category. The Northern Area Plan suggests that these
agriculturally-zoned parcels are appropriate for medium density residential development.
Therefore, buffers similar to those required adjacent to residentially-zoned property should
also be provided adjacent to these acreage parcels. At the time of site plan review, the
Planning Commission may modify these buffers under certain circumstances. (Condition 2)
CONCLUSIONS
Although the request lies within the boundaries of the Northern Area Plan which suggests the
property is appropriate for medium density residential development of 1.51 to 4.0 units per acre,
the Public Facilities Plan identifies the need for a fire station within the vicinity of Reams and
Courthouse Roads. After consideration of public input, should the Commission and Board wish to
approve this request, the imposition of the conditions as noted herein, would be appropriate.
CASE HISTORY
Staff (6/18/02):
Mr. Litton declared a potential conflict of interest.
The applicant accepted the Planning Commission's recommendation.
opposition present.
There was no
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On motion of Mr. Gulley, seconded by Mr. Stack, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Messers. Gecker, Cmmingham, Gulley and Stack.
ABSENT: Mr. Litton.
The Board of Supervisors, on Wednesday, June 26, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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