10SN0270CASE MANAGER: Robert Clay
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
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James R. Monk
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January 26, 2011 BS
Matoaca Magisterial District
Northeast quadrant of Spring Run and Qualla Roads
REQUEST: Rezoning from Agricultural (A) to Neighborhood Business (G2).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: Messrs. Hassen, Bass, Gulley and Waller.
ABSENT: Dr. Brown.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. While the proposed zoning and land uses conform to the Southern and Western
Area Plan which suggests the property is appropriate for neighborhood mixed use
center uses, the proposal does not include sufficient land area to provide for
adequate transition to adjacent single-family residential uses.
B. The application fails to adequately address the potential traffic impacts of this
development, as detailed in the "Transportation" section of this analysis.
(NOTES: A. THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER(S) MAY PROFFER OTHER
CONDITIONS.
B. PROFFERED CONDITIONS 3 THROUGH 8 WERE SUBMITTED
AFTER THE PLANNING COMMISSION MEETING AND WERE NOT
CONSIDERED DURING THE COMMISSION'S DELIBERATION OF
THE CASE. THE BOARD MAY WISH TO REMAND THIS CASE TO
THE COMMISSION SO THEY MAY CONSIDER THESE PROFFERS.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
1. Prior to any site plan approval or within ninety (90) days of a written request by
the Transportation Department, whichever occurs first, forty-five (45) feet of right
of way measured from the centerlines of Spring Run Road and Qualla Road
adjacent to the property shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
2. Except for 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 installed. (EE)
3. A minimum 25-foot buffer shall be provided along the eastern property line,
adjacent to property identified as Tax ID 742-663-3958. This buffer shall meet the
buffer requirements of the Zoning Ordinance, Section 19-522 (a) (1). (P)
4. A minimum 25-foot buffer shall be provided along the southern property line,
adjacent to Spring Run Road. This buffer shall meet the buffer requirements of
the Zoning Ordinance, Section 19-522 (a) (1). (P)
5. A minimum 25-foot buffer shall be provided along the western property line,
adjacent to Qualla Road, from the intersection of Spring Run Road and Qualla
Road north for 100 feet. This buffer shall meet the buffer requirements of Zoning
Ordinance, Section 19-522 (a) (1). (P)
6. Development on the property shall be limited to 3,000 square feet of general
office, or equivalent traffic generation, as determined by the Transportation
Department. (T)
7. There shall be no direct vehicular access from the property to Spring Run Road.
Direct vehicular access from the property to Qualla Road shall be limited to one
(1) entrance/exit located at the northern property line. (T)
8. Water runoff from all new impervious area associated with the site will be stored
on site such that the 2 and 10 year post-development runoff is no more than the 2
and 10 year pre-development runoff. (EE)
GENERAL INFORMATION
T ,n~ati nn
The subject property is located in the northeast quadrant of Spring Run and Qualla
Roads. Tax ID 742-663-2365.
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Existing Zoning:
A
Size:
2.1 acres
Existin Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A; Public/semi-public (Pocahontas State Park)
South - A; Single-family residential
East - A; Single-family residential
West - R-7; Vacant
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Public Water System:
The site is located within the Clover Hill pressure zone. A sixteen (16) inch water line
extends along Spring Run Road, terminating at Qualla Road. The use of the public water
system is required by County Code, as a public water line is within 200 feet of the request
site, and the request site is within the Southern and Western Area Plan.
Public Wastewater S,, sue:
The request site is within the Southern and Western Area Plan, and is also within an area
designated in that Plan as having soil types deemed suitable for the use of a septic tank
and drain field. The Health Department must approve all new septic systems.
Health Department:
Any use of a private septic system must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion:
Most of the property is currently wooded and should not be timbered without obtaining a
land disturbance permit from the Department of Environmental Engineering. (Proffered
Condition 2)
Approximately 325 feet of Spring Run Road drains directly through the center of the
property to the northeast corner. A culvert under Qualla Road also discharges water onto the
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property which also drains to the northeast corner of the parcel. The water then drains onto
the adjacent property and then into Pocahontas State Park. Offsite easements may be
necessary or onsite quantity control devices installed in order to adequately discharge the
impervious drainage area into an adequate natural channel. The applicant has agreed to
install onsite facilities to store and discharge drainage. (Proffered Condition 8)
There are no existing or anticipated on- or off site erosion problems. It should be noted that
the parcel currently contains a Qualla Road address and if access is restricted to Spring Run
Road the parcel address will be changed.
PUBLIC FACILITIES
Fire service:
The Winterpock Fire Station, Company Number 19, currently provides 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 property is located in the northeast corner of the intersection of Spring Run Road and
Qualla Road. Spring Run Road and Qualla Road had 2010 traffic counts of 2,813 and
7,108 vehicles per day, respectively. The applicant has failed to adequately address the
potential traffic impact of this development; therefore, the Transportation Department
cannot support this request.
The Thoroughfare Plan identifies both Spring Run Road and Qualla Road as major
arterials with recommended right-of way widths of ninety (90) feet. The applicant has
proffered to dedicate right-of way in accordance with the Plan. (Proffered Condition 1)
Sight distance along Spring Run Road adjacent to the property is extremely limited.
Sight distance along Qualla Road adj acent to the property is marginal. An access near the
intersection will interfere with its operations, especially if the intersection is signalized in
the future. For these reasons, access to the property should be limited to one (1)
entrance/exit located on Qualla Road at the northern property line (Proffered Condition
7). During site plan review, the Virginia Department of Transportation (VDOT) will
determine if adequate sight distance can be provided.
Due to the property's limited road frontage, there is not enough room to provide a
standard right turn lane on Qualla Road. Providing a left turn lane will require significant
off site right-of way, some of which may not be able to be obtained from Pocahontas
State Park. Without the ability to provide turn lanes, development on the property should
be limited to a low traffic generator such as a small office. (Proffered Condition 6)
For years, staff has requested that developers provide shoulder improvements where
necessary in order to mitigate the traffic impact of their requests. Both Spring Run Road
and Qualla Road have negligible shoulders and fixed objects (i.e. trees) adjacent to the
edge of the travel lanes. In order to improve the safety along these corridors, an adequate
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shoulder should be provided along both Qualla Road and Spring Run Road adjacent to
the property. When asked, the applicant was unwilling to commit to providing these
improvements. Without a commitment for these improvements, the Transportation
Department cannot support this request.
Virginia Department of Transportation (VDOT):
In preliminary discussion of zoning options concerning the site, a convenience
store/gasoline station was discussed, although the current case makes no mention of such
an mten e use.
The following requirements are to be met:
• A convenience store/gasoline station typically generates a traffic volume sufficient to
trigger a Chapter 527 Traffic Impact Analysis (TIA). No Chapter 527 TIA has been
presented, to date. Such an analysis shall be presented at time of construction site plan
submittal, or a clear and documented basis for why one (1) is not needed must be
presented.
• This site is subject to the Access Management requirements of 24 -VAC 30-73 for
minor arterials, collectors, and local roads. The entrance(s) proposed for the site are to
conform to the entrance spacing standards for distances found in Appendix F of the
current VDOT Road Design Manual, with the commercial entrance(s) designed in
accordance with the same document.
• The number and location of the proposed connection(s) to the state highway(s) has
not been presented. VDOT understands that left and right turn lanes in accordance to
VDOT standards are to be provided for each such connection.
T ,ANn T 1~F,
Comprehensive Plan:
The subject property is located within the boundaries of the Southern and Western Area
Plan which suggests the property is appropriate for neighborhood mixed use center,
including neighborhood-oriented uses (C-2 District) such as small shopping centers, other
commercial uses and offices. The Plan suggests sufficient acreage should be included in a
development proposal to provide for adequate transition to adjacent single-family
residential development. The Plan assumes these neighborhood center areas to range in
size from fourteen (14) to twenty (20) acres.
Area Development Trends:
The area is characterized by Residential (R-7) and Agricultural (A) zoning and is currently
developed for single-family residential uses in Plantation Estates subdivision or on acreage
parcels, Pocahontas State Park, or remains vacant. It is anticipated a mix of agricultural,
large-lot single-family residential, and neighborhood commercial uses will continue in this
area, as suggested by the Plan.
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Zonin H.~ istory:
On March 26, 1980 the Board of Supervisors denied a request for conditional use to
allow a general merchandise store on the subject property (Case 80SN0010). The Board
noted the use was contrary to the Plan and not compatible with area development.
On June 2, 1982 the Board of Zoning Appeals granted a special exception to allow an
outdoor advertising sign on the subject property (Case 82AN0071). This approval was
granted for no more than two (2) years, and has since expired.
On May 22,1985 the Board of Supervisors denied a request for conditional use to allow a
convenience store on the subject property (Case 84SN0192). The Board noted the use
was contrary to the Plan and not compatible with area development.
Development Standards:
The request property lies within an Emerging Growth Area. The purpose of the Emerging
Growth District standards is to promote high quality, well-designed projects. If this case is
approved development of the site must conform to the development standards of the Zoning
Ordinance, which address access, parking, landscaping, pedestrian access, architectural
treatment, setbacks, signs, buffers, utilities and screening of dumpsters. In addition to these
requirements, the applicant has agreed to install buffers to provide screening of the uses
from adjacent properties and Spring Run Road. (Proffered Conditions 3, 4 and 5)
CONCLUSION
while the proposed zoning and land uses conform to the Southern and Western Area Plan, which
suggests the property is appropriate for neighborhood mixed use center uses, the proposal does
not include sufficient land area to provide for adequate transition to adjacent single-family
residential uses. In addition, the application fails to adequately address the potential traffic
impacts of this development.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/ 19/ 10)
On their own motion, the Commission deferred this case to their December 13, 2010
public hearing.
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Staff (10/20/10):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than October 25, 2010 for consideration at the
Commission's December 13, 2010 public hearing.
Applicant (11/23/10):
Revised proffered conditions were submitted.
Applicant (12/10/10):
Revised and additional proffered conditions were submitted.
Applicant (12/13/10):
Revised and additional proffered conditions were submitted.
Planning Commission Meeting (12/13/10):
The applicant did not accept the recommendation and requested a deferral of this request
to allow staff additional time to review recently submitted proffers. One (1) person spoke
in support of the deferral request, noting it would allow time for details of the case to be
worked out. There were also speakers in opposition to the deferral as well as to the case.
They noted a deferral would not change the opinion of the neighbors; the proposal was
not a good fit for the area; and the location at this intersection was unsafe.
Mr. Bass indicated he was not inclined to defer the case again. The case was previously
deferred for sixty (60) days, which was ample time to get the case in order. In addition,
he noted that proffers were submitted too late, with no time for staff to analyze; and the
problems with the intersection and drainage.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission denied the applicant's
request to defer.
AYES: Messrs. Hassen, Bass, Gulley and Waller.
ABSENT: Dr. Brown.
The applicant was called forward to present his case. He noted the recently submitted
proffers would preclude a convenience store and would provide screening from adjacent
properties. He also indicated the proposal is in compliance with the Comprehensive Plan
and there is a fee holiday enacted by the Board of Supervisors as a means of increasing
commercial development.
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One (1) person spoke in support of the request. As previously noted, earlier speakers
spoke in opposition.
Mr. Bass indicated there is not enough property or road frontage for the development to
fit on the property and provide the necessary site and road improvements. He noted the
newly submitted proffers were not submitted in time to be considered by the Planning
Commission at this time and that staff will analyze them before the case gets to the
Board.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended denial.
AYES: Messrs. Hassen, Bass, Gulley and Waller.
ABSENT: Dr. Brown.
Staff (12/22/10):
Revised proffered conditions were received.
The Board of Supervisors, on Wednesday, January 26, 2011 beginning at 6:30 p.m., will take
under consideration this request.
8 10SN0270 JAN26-BOS-RPT
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