10SN0221
July 20, 2010 CPC
August 25, 2010 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
10SN0221
YMCA of Greater Richmond
Matoaca Magisterial District
Northeast quadrant of Hampton Park Drive and Otterdale Road
REQUEST: Conditional Use to permit commercial indoor and outdoor recreational
establishments and outside public address system in a Light Industrial (I-1) District.
PROPOSED LAND USE:
An indoor and outdoor recreational activity campus is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed indoor recreational uses conform to the Upper Swift Creek Plan
Amendment which suggests the property is appropriate for community mixed use.
B. As conditioned, the proposed outdoor recreational uses and associated outside
public address are representative of and compatible with existing and anticipated
area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED “STAFF/CPC” WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
CONDITION
(STAFF/CPC) Outdoor recreational uses shall be permitted only if operated in conjunction
with indoor recreational uses and not as a freestanding facility. (P)
PROFFERED CONDITIONS
Young Men’s Christian Association (YMCA) of Greater Richmond (the “Developer”) in this
zoning case, pursuant to §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, proffers that the
development of the property known as part of Chesterfield County Tax Identification Number
713-669-9636 (the “Property”) under consideration will be developed according to the following
conditions if, and only if, the request for revisions to the conditional use permit (CU) is granted.
In the event the request is denied or approved with conditions not agreed to by the Owner, the
proffers shall immediately be null and void and of no further force or effect.
(STAFF/CPC)1. Public Address System. Outside public address systems may be
used for emergency announcements and for events such as Easter
Egg hunts or games/sports/tournaments provided that the public
address system for events shall not be used between the hours
10:00 p.m. and 8:00 a.m., Sunday through Thursday, and 11:00
p.m. and 8:00 a.m., Friday and Saturday. (P)
(STAFF/CPC) 2. Setbacks and Buffers.
A. With the exception of playground areas which
accommodate swings, jungle gyms, or similar such
facilities, all outdoor playfields, courts, swimming pools
and similar active recreational areas shall be located a
minimum of 100 feet from any single-family residential lot
line and a minimum of fifty (50) feet from any public road.
Nothing herein shall prevent development of indoor
facilities and/or parking within the 100 feet. Within the 100
foot setback, a fifty (50) foot buffer shall be provided along
the perimeter of all active recreational facilities except
where adjacent to any public road. This buffer shall
conform to the requirements of the Zoning Ordinance for
fifty (50) foot buffers.
B. Any playground areas (i.e., areas accommodating swings,
jungle gyms or similar such facilities) shall be located a
minimum of forty (40) feet from any single-family
residential lot line. Where adjacent to a single-family
residential lot line, a forty (40) foot buffer shall be provided
along the perimeter of all such recreational facilities except
where adjacent to any public roads. This buffer shall
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conform to the requirements of the Zoning Ordinance for
fifty (50) foot buffers. All other setbacks and buffers shall
conform to the Zoning Ordinance requirements for the
Property. (P)
(STAFF/CPC) 3. Outdoor Playfields or Courts. Except for pedestrian scale lighting
and parking lot lighting, the outdoor playfields or courts shall not
be lit for night play. (P)
(STAFF/CPC) 4. Timbering. Except for the timbering approved by the Virginia
State Department of Forestry 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 from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
(STAFF/CPC) 5. Access and Transportation.
A. Direct vehicular access from the property to Hampton Park
Drive shall be limited to two (2) entrance/exits. The exact
location of these accesses shall be approved by the County
Department of Transportation.
B. Direct vehicular access from the property to Otterdale Road
shall be limited to one (1) entrance/exit. This entrance/exit
shall be located towards the northern property line and
limited to right turns in and out only. Within ninety (90)
days of a request by the County Department of
Transporation, the developer shall record an access
easement, acceptable to the Transportation Department, to
provide shared use of this access with the adjacent property
to the north.
C. Prior to the issuance of any Certificates of Occupancy, the
developer shall construct right and left turn lanes at each
approved access on Hampton Park Drive. If access is
provided to Otterdale Road, the developer shall construct a
raised median on Otterdale Road from Route 360 to
Hampton Park Drive and a northbound right turn lane along
Otterdale Road at the approved access. The developer shall
dedicate, free and unrestricted to and for the benefit of
Chesterfield County, any additional right-of-way or
easements required for these improvements. (T)
(STAFF/CPC) 6. Wetland Crossings. Jurisdictional wetlands generally run through
the center of the property (north and south). Subject to permit
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approval by the Army Corps of Engineers (COE) and the
Department of Environmental Quality (DEQ), and site plan review
and approval by the County, a maximum of one (1)
vehicular/pedestrian crossing between parking areas and additional
pedestrian crossings between playfields shall be permitted. (EE)
(STAFF/CPC) 7. Prior to site plan approval, the Developer shall provide that portion
of the “proposed variable width VDOT drainage, slope & guard
rail easement” located on the Property and shown on the plan titled
“Harper’s Mill Subdivision, Existing Otterdale Road Phase VI”,
prepared by Jordan Consulting Engineers, and last revised 2-1-08.
(T)
(STAFF NOTE: WITH APPROVAL OF THIS REQUEST, ALL PREVIOUS CONDITIONS
OF ZONING REMAIN IN EFFECT.)
GENERAL INFORMATION
Location:
Northeast quadrant of Hampton Park Drive and Otterdale Road. Tax ID 713-669-Part of
9636.
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
21.7 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North – C-3, A and I-1 with Conditional Use Planned Development; single-family
residential or vacant
South – R-9 with Conditional Use Planned Development; single-family residential or
open space
East – I-1 with Conditional Use Planned Development; public/semi-public (church)
West – C-3 and R-9 with Conditional Use Planned Development; vacant or single-family
residential
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UTILITIES
Public Water System:
The site is located within the Clover Hill Pressure Zone. There is an existing twelve (12)
inch water line extending along the northwestern side of Hampton Park Drive. In
addition, there is a twenty-four (24) inch water main under construction on the northern
side of Hull Street Road. Connection to the public water system is required by conditions
of Case 97SN0139.
Public Wastewater System:
The site is located within the Upper Swift Creek sewer service area. There is an eight (8)
inch wastewater line located at the southeast corner of the site. In addition, there is an
eight (8) inch wastewater stub located on the southern portion of the site. An additional
eight (8) inch line runs along the far eastern portion of the property adjacent to Otterdale
Road. Connection to the public wastewater system is required by conditions of Case
97SN0139.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south through Hampton Park subdivision to Dry Creek
and then via Dry Creek to Swift Creek Reservoir. There are currently no on- or off-site
drainage or erosion problems and none are anticipated after development.
The subject property is wooded and, as such, should not be timbered without having a
land disturbance permit from the Department of Environmental Engineering.This will
ensure that adequate erosion control measures are in place prior to any land disturbance.
(Proffered Condition 4)
Water Quality:
A perennial stream runs along the eastern border and, as such, is subject to a 100 foot
buffer, inside of which uses are very limited.
Based on the information submitted as a result of environmental studies conducted at this
site, the applicant has proposed avoidance of a significant portion of a wetland system
bisecting the twenty-two (22) acre site. By avoiding, protecting and incorporating the
wetland feature into the proposed site design, this should enhance water quality benefits
to the downstream stream system over that of a more intensive land use proposal.
Proffered Condition 6 limits impacts to this wetland system.
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PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have a minimal impact on Fire and EMS. Fire protection issues will be addressed at site
plan.
County Department of Transportation:
The applicant submitted a Traffic Impact Analysis (TIA) that indicates the proposed use,
a YMCA, will generate approximately 1,650 Average Daily Trips (ADT).
The Thoroughfare Plan, a component of the County’s Comprehensive Plan, identifies
Otterdale Road and Hampton Park Drive as major arterials. To mitigate the impact of
development, access to major arterials should be limited. The applicant has proffered to
limit access to Hampton Park Drive to two (2) entrance/exits, and access to Otterdale
Road to one (1) entrance/exit (Proffered Condition 5). If access is provided to Otterdale
Road, it will be limited to right turns only through construction of a raised median along
Otterdale Road. The access on Otterdale Road will be shared with adjacent properties.
(Proffered Condition 5.B)
The traffic impact of this development should be addressed. The applicant has proffered
to construct right and left turn lanes along Hampton Park Drive at each approved access.
Furthermore, if access is provided to Otterdale Road, the applicant has proffered to
construct a raised median from Route 360 to Hampton Park Drive, as well as a
northbound right turn lane along Otterdale Road at the approved access. (Proffered
Condition 5.C)
In 1997, the Board of Supervisors approved rezoning (Case 97SN0139) of 456 acres,
including the subject property, and accepted several proffered conditions relative to
transportation improvements. Some of these proffered improvements, specifically at the
intersection of Otterdale Road and Route 360, have yet to be completed. It is anticipated
that these improvements will be provided when the property in the southwest corner of
the Route 360/Otterdale Road intersection, that was also included in Case 97SN0139,
develops. Due to its limited traffic generation, it is not anticipated that any of the
improvements at the Otterdale Road/Route 360 intersection will be required with
development of the YMCA.
As a result of a suggestion by the Midlothian District Planning Commissioner, the
applicant submitted Proffered Condition 7 regarding dedication of an easement to
accommodate the future widening of Otterdale Road adjacent to the property.
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Virginia Department of Transportation (VDOT):
The proposed connection to either Otterdale Road or Hampton Park Drive is subject to
the access management requirements of VDOT, as found under Code of Virginia 24VAC
30-73 for “Minor Arterials, Collectors, Local Streets,” and the guidance provided in the
VDOT Road Design Manual, Appendix F. These requirements address location of
entrances, and spacing relative to intersections, other entrances, and cross-overs.
Turn lane warrants and/or onsite queuing storage of vehicles awaiting exit from the site
shall be provided as appropriate at the time of construction plan submission.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Upper Swift Creek Plan Amendment
which suggests the property is appropriate for community-scale commercial uses that
serve community-wide trade areas.
Area Development Trends:
Properties to the east are zoned Light Industrial (I-1) and are developed for public/semi-
public (church) use. Properties to the north and west are zoned Community Business (C-3),
Light Industrial (I-1) and Agricultural (A) and are occupied by single-family dwellings or
are vacant. These I-1 properties were zoned in conjunction with the subject property,
permitting light industrial and limited commercial uses. Properties to the south are
developed as part of the Hampton Park Subdivision. It is anticipated that area development
along the south line of Hull Street Road, north of Hampton Park Drive at Otterdale Road
will continue to develop as a mix of office and commercial uses providing community-wide
services, as suggested by the Plan.
Zoning History:
On November 25, 1987, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved a rezoning of a 296 acre tract to Residential (R-9),
Residential Multi-family (R-MF) and Light Industrial (M-1) with Conditional Use
Planned Development to permit a mix of residential, commercial and light industrial uses
(Case 87S103). Exceptions were approved on the M-1 tract to permit Convenience
Business (B-1) and limited Community Business (B-2) and General Business (B-3) uses
in addition light industrial uses. These uses did not include commercial indoor and
outdoor recreational and outside public address system uses. The subject of the current
request was included in this M-1 tract.
On March 12, 1997, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a rezoning and amendments to previously approved
cases for Hampton Park, to include Case 87S103, on a total of 456 acres (Case
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97SN0139). This case affected uses, density, water quality, open space and master plan
approval. This amendment included the subject of the current request but did not affect
uses permitted by Case 87S103.
Development Standards:
Conditions of zoning approval for Case 87S103 require development of the Light Industrial
(I-1) properties to comply with the Corridor Overlay District standards. These standards
address landscaping, paving, lighting, signs, architectural quality of buildings, buffers and
screening of utilities, mechanical equipment and loading areas.
Uses:
Commercial Indoor and Outdoor Recreation
With approval of this request, commercial indoor and outdoor recreational uses
would be permitted. The recommended condition would permit outdoor recreation
only if operated in conjunction with a related indoor recreational use. This will
ensure that the property is not developed solely for the more intense outdoor
recreational uses. Further, the proffered conditions will minimize the impact of
these outdoor facilities on area residents and are similar to conditions imposed on
other recreational projects neighbored by residential uses. (Proffered Conditions 2
and 3)
Outside Public Address
An outside public address system is proposed for use in conjunction with sports
events and recreational activities. In an effort to minimize noise impacts upon area
subdivision development, proffered conditions limit the hours within which
amplified sound may be operated. (Proffered Condition 1)
CONCLUSION
The proposed indoor recreational uses conform to the Upper Swift Creek Plan Amendment. As
conditioned, impacts from the proposed outdoor recreational uses and associated outside public
address will be minimized on existing and anticipated area development.
Given these considerations, approval of this request is recommended.
_____________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Applicant (7/20/10):
Proffered Condition 7 was submitted.
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______________________________________________________________________________
Planning Commission Meeting (7/20/10):
The applicant accepted the recommendation. There was concern expressed by a
neighboring resident relative to increased neighborhood traffic; safety; hours for use of
public address system; impacts on Hampton Park community facilities; and impact of
vehicular headlights on adjacent residences.
Mr. Bass noted that the applicant would continue to work with area property owners
relative to off-site landscaping to alleviate lighting concerns.
Mr. Waller indicated that the Transportation Department had resolved his concerns
relative to phasing obligations for area road improvements. Mr. Gulley noted the
proposed use would generate less traffic than many uses permitted by the original zoning.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
through 4.
AYES: Messrs. Brown, Hassen, Bass, Gulley and Waller.
The Board of Supervisors, on Wednesday, August 25, 2010, beginning at 6:30 p.m., will take
under consideration this request.
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