02SN0251-June26.pdfJune 26, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN025 t
Gershman Properties, LLC
Clover Hill Magisterial District
200 Wadsworth Drive
ILEQUEST: Rezoning from Cmmnunity Business (C-3) to General Business (C-5).
PROPOSED LAND USE:
Cmmnerciat and industrial uses, except as restricted by Proffered Condition 1 are
plmmed. The applicant has indicated the intent to develop administrative offices and
warehousing/distribution facilities.
PLANN1NG COMMISSION RECOMMENDATION
RECOMMEND APPROVAI, AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
While the proposed zoning and land use do not conform to the Eastern Midlothian
Area Plan which suggests the property is appropriate for community mixed use, the
applicant has agreed to restrict uses to those that are more in keeping with those
suggested by the Plan. The light industrial use will be no more intense than those C-
3 uses suggested by the Plan.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land use represent the revitalization and reuse of a currently
vacant facility along the Midlothian Turnpike Corridor. This redevelopment is in
keeping with the revitalization goals of the Plan.
The development standards of the Zoning Ordinance and proffered conditions further
address land use compatibility issues and impact on area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS MAY PROFFER OTttER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS ~VITH ONI,Y A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The property owner/owner in this rezoning case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its
successors or assigns, proffer that the property under consideration wilt be developed according to
the following proffers if, and only if, the rezoning request submitted herewith is granted with only
those conditions agreed to by the owner/applicant. In the event this request is denied or approved
with conditions not agreed to by the owner/applicant, the proffers shall immediately be null and void
and of no further force or effect.
(STAFF/CPC) I.
Uses. Uses shall be limited to those permitted in a C-3 District
(including those C-3 uses permitted with certain restrictions) and to
those uses permitted in an I-1 District; however the tbllowing I-I uses
shall not be permitted:
g.
h.
j.
k.
1.
m.
bakery products manufacturing;
blending, mixing and compounding of manufactured goods;
bottling and canning soft drinks and carbonated water;
converting paper to paperboard products, paperboard
containers mad boxes;
cosmetics and toiletries (compounding only) manufacturing
dry cleaning plants;
miscellaneous plastic products manufacturing;
paper recycling by the compaction method;
rectifying and blending liquors;
recycling and processing of any material permitted to be
manufactured in the I- 1 District;
wine, brandy and brandy spirits manufacturing;
fabricating sheet metal products;
5_ir dressing and dyeing;
2 02SN0251-JUNE26-BS
linoleum, asphalt feltbase and other hard surface floor cover
manufacturing;
machine shop;
mortician's goods manufacturing;
park and ride lots; and
publicly operated parks, playgrounds and athletic fields,
including their customary buildings and facilities. (P)
(STAFF/CPC) 2.
Limitation on Docks. There shall be no more than eight (8) loading
docks, which docks shall not face Midlothian Turnpike. (P)
(STAFF/CPC) 3.
Tractor/Trailer Parking. There shall be no overnight tractor/trailer
parking in front of the building. (P)
(STAFF/CPC) 4.
Wall. A masonry screening wall with related landscaping and
irrigation along the southern property line shall be provided
consistent with the requirements of site plan 92PS0133. (P)
GENERAL INFORMATION
Location:
Southeast quadrant of Powhite Parkway and Midlothian Turnpike, west line of Wadsworth
Drive and is known as 200 Wadsworth Drive. Tax ID 756-704-0068 (Sheet 7).
Existine Zoning:
C-3 with Conditional Use Planned Development
Size:
10.0 acres
Existin~ Land Use:
Vacant commercial building
Adiacent Zoning and Land Use:
North - O-2 with Conditional Use Planned Development m~d C-5; Commercial
South - R-12; Vacant
East - C-3 with Conditional Use Plam~ed Development; Commercial
West - 0-2 with Conditional Use Planned Development; Commercial
3 02SN0251-JUNE26-BS
UTILITIES
Public Water System:
There is an existing twenty (20) inch water line, which extends along a portion of the request
site's frontage with Midlothian Turnpike. In addition, a twelve (12) inch water line extends
along the east side of Wadsworth Drive, adjacent to this site. The existing building is
connected to the public water system. Use of the public water system is required by County
Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending fTom the east and across
Wadsworth Drive to serve this site. The existing building is connected to the public
wastewater system. Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The requested zoning and land uses will have no additional impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Buford Fire Station, Company Number 9, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request ~vill have
minimal impact on fire and emergency medical service. When the property is developed, the
number of hydrants, quantity of water needed for fire protection and access requirements will
be evaluated during the plans review process.
Transportation:
The property is currently zoned Community Business (C-3). The applicant is requesting
rezoning that will allow the current C-3 uses and some General Light Industrial (I-1) uses to
be developed on the properly. The requested rezoning will have a minimal impact on the
anticipated traffic generated by development of the property. Vehicles generated by this
development will be distributed along Wadsworth Drive to Midlothian Turnpike (Route 60),
which had a 2001 traffic count of 59,884 vehicles per day.
At time of site plan review for any redevelopment of the property, specific recommendations
,,,/-ill be provided regarding access and internal circulation.
4 02SN0251-JUNE26-BS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Eastenr Midlothian Area Plan which suggests the property
is appropriate for community mixed use. Such uses would include shopping centers and
other commercial and office uses of a community scale. Further, the Plan recommends that
investment in the area be encouraged for new business development and redevelopment and
establislunent of employment centers.
Area Development Trends:
Adjacent properties along the Midlothian Turnpike Corridor are occupied by various
commercial and office uses. Adjacent properties to the south are developed and developing
with single- family residences in Whitestone Subdivision. The Plan anticipates co~m'nunity-
scale commercial and office uses continuing along this portion of the Midlothian Turnpike
Corridor with residential development south of the subject property.
Zoning History:
On November 25, 1981, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved the mzoning to General Business (B-3) of a portion of
the request property. (Case 81 S 116)
On October 23, 1985, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved the rezoning to Community Business (B-2) with
Conditional Use Planned Development of the request property and adjacent property to the
east. (Case 85S114)
On October 23, 1987, the Board of Zoning Appeals granted a Variance to the parking space
width requirements on the subject property and adjacent property to the east. (Case 87A117)
Uses:
While the request is to rezone to General Business (C-5), in an effort to address land use
compatibility concerns, the applicant has agreed to limit uses to those permitted in a C-3
District and a limited number of uses from the Light lndnstrial (1-1) Disu'ict. (Proffered
Condition 1)
Development Standards:
Currently, the request property lies within a Post Development 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. The purpose of the Post Development District Standards is to
$ 02SN0251-JUNE26-BS
provide flexible design criteria in areas that have already experienced development and to
ensure continuity of development.
Loading Areas:
Currently sites must be designed and buildings oriented so that loading areas are screened
from any property where loading areas are prohibited and from public rights of way. Further,
the applicant has agreed to limit the number of loading docks to eight (8) and that they would
not face Midlothian Turnpike. (Proffered Condition 2)
Tractor/Trailer Parking:
To address concerns expressed relative to the appearance from Midlothian Turnpike and
Powhite Parkway the applicant has agreed there will be no overnight parking of
tractor/trailers in fi'ont of the building. (Proffered Condition 3)
Buffers and Screening:
The Zoning Ordinance requires a 100 foot buffer adjacent to residential zoning. With the
approval of this request, the 100 foot buffer will be required along the southern boundary.
The site has been developed such that the existing improvements encroach into the required
buffer. Previous actions reduced the required buffer of the C-3 zoning. By virtue of this
rezoning, the site will be rendered non-conforming with respect to the buffer requirements. It
is the applicant's intent to seek reduction of the required buffer through site plm~ review.
With the approval of site plan 92PS0133, a masonry screening wall was provided along the
southern property line of the request site in lieu of the required buffer. Subsequently, the
wall was constructed. The intent of the wall is to minimize the impact of uses on the
adjacent residential property to the south. The applicant has agreed to continue to provide a
masonry wall, consistent with that approved site plan. (Proffered Condition 4)
CONCLUSIONS
While the proposed zoning and land use do not conform to the Eastern Midlothian Area Plan which
suggests the property is appropriate for community mixed use, the applicant has agreed to restrict
uses to those that are more in keeping with those suggested by the Plan. Further, the proposed
zoning and land use represent the revitalization and reuse of a currently vacant facility along the
Midlothian Turnpike Corridor. The redevelopment of this f:acility is in keeping with the goals of the
Plan. In addition, the development standards of the Zoning Ordinance and proffered conditions
further address land use compatibility issues and impact on area development.
Given these considerations, approval of this request is recommended.
6 02SN0251-JUNE26-BS
CASE HISTORY
Applicant (6/I 3/02):
An amendment to Proffered Condition 1 was submitted.
Planning Commission Meeting (6/18/02):
The applicant accepted the recommendation. One person spoke in support of this request.
Mr. Gulley stated at the time of consideration of the site plan to seek reduction of the buffer
along the southern property line, the need tbr extension of the existing wall or additional
vegetation would be evaluated.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, June 26, 2002, beginning at 7:00 p.m., will take under
consideration this request.
7 02SN0251-JUNE26-BS
J
I
I
I
I
!
II
I
#