11SN0175CASE MANAGER: Jane Peterson
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March 9, 2011 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11SN0175
Suburban Village, Inc.
Midlothian Magisterial District
East line of Old Bon Air Road
RE VEST: Conditional use planned development approval to permit access to Community
Business (C-3) property though a Residential (R-7) District and signage.
PROPOSED LAND USE:
Access to serve a proposed hospice center to be located on adjacent Community
Business (C-3) properties to the east is planned (Tax IDs 750-709-0682 and 750-
710-2010 -reference attached map). With approval of this request, use of this access
will be limited to serving a hospice use located on these adjacent C-3 properties
(Proffered Condition 1). An offsite directional sign identifying the hospice center
entrance on Old Bon Air Road is also planned. (Proffered Condition 2)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Northern Area Plan suggests the property is appropriate for residential use of
1.51 to 4.0 units/acre, as conditioned, the proposed hospice access and signage is
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
PROFFERED CONDITIONS
(STAFF/CPC) 1. Use. Use of the requested commercial access shall be limited to
serving a Hospice use located on Tax IDs 750-709-0682 and 750-
710-2010. (P)
(STAFF/CPC) 2. Si~nage. One (1) offsite directional sign for the purpose of
identifying a Hospice use located on tax IDs 750-709-0682 and
750-710-2010 shall be permitted at the access to Old Bon Air
Road. Such sign shall be limited to seven (7) square feet in area
and seven (7) feet in height. (P)
(STAFF/CPC) 3. Access. Direct vehicular access from the property to Old Bon Air
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) 4. Access. The vehicular access to Old Bon Air Road shall only
serve a maximum density of a twenty-five (25) bed nursing home
facilities or equivalent traffic generation, as determined by the
Transportation Department. (T)
(STAFF/CPC) 5. Prior to any site plan approval or within sixty (60) days of a
written request by the Transportation Department, whichever
occurs first, 35 feet of right-of way, measured from the centerline
of Old Bon Air Road shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County. (T)
(STAFF/CPC) 6. Timberin . With the exception of timbering which has been
approved by the Virginia State Department of Forestry for the
purpose of removing dead or diseased trees, there shall be no
timbering until a land disturbance permit has been obtained from
the Environmental Engineering Department and the approved
devices have been installed. (EE)
GENERAL INFORMATION
Location:
The request property is located along the east line of Old Bon Air Road at Huntersdell Lane.
Tax IDs 749-710-9433 and 9936; and 750-710-0148.
Existin.~g:
R-7
2 11SN0175-MAR9-BOS-RPT
Size:
2 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-7; Single-family residential
South - R-7; Vacant
East - R-7 and C-3; Vacant
West - R-7; Single-family residential
UTILITIES
This request will not impact the public utilities systems.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the north to tributaries of Powhite Creek and to the south to
tributaries of Pocoshock Creek. There are currently no on- or off site drainage or erosion
problems and none are anticipated after development. The subject property is wooded. To
insure that proper erosion control devices are in place, the applicant has addressed
postponing timbering activity until a land disturbance permit has been issued and the
approved devices are installed. (Proffered Condition 6)
PUBLIC FACILITIES
Fire Service:
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
emergency medical service (EMS). This type of facility does not typically generate calls for
emergency medical service. As such, this request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
This request will have a minimal impact on the existing transportation network.
Use of the vehicular access will be limited to atwenty-five (25) bed nursing home facility
or equivalent traffic generation, as determined by the Transportation Department
(Proffered Condition 4). The applicant has indicated that this access will serve a hospice
3 11SN0175-MAR9-BOS-RPT
facility. Based on a twenty-five (25) bed nursing home/hospice facility, development
could generate approximately sixty (60) average daily trips. This traffic will be
distributed to Old Bon Air Road, which had 2009 traffic count of 7,654 vehicles per day.
The Thoroughfare Plan identifies Old Bon Air Road as a collector with a recommended
right-of way width of seventy (70) feet. The applicant has proffered to dedicate thirty-
five (3 5) feet of right-of way measured from the centerline of Old Bon Air Road, in
accordance with that Plan (Proffered Condition 5). The applicant has proffered to limit
direct vehicular access to one (1) entrance/exit along Old Bon Air Road. (Proffered
Condition 3)
Vir . ing is Department of Transportation (VDOT):
A commercial entrance with appropriate sight distance shall be provided. The entrance is
subject to VDOT Access Management regulations per the Code of Virginia 24 VAC -30 -
73, with guidance provided in the VDOT Road Design Manual, Appendix F. VDOT review
will be made at time of construction plan submittal.
T ,ANTS 11CF,
Comprehensive Plan:
The subject property is located within the boundaries of the Northern Area Plan, which
suggests the property is appropriate for residential use of 1.51 to 4.0 units/acre.
Area Development Trends:
Properties along the north line of Robious Road at its intersection with Old Bon Air Road
have developed for commercial uses. Office and public/semi public (church) uses provide a
transition to established residential development moving north on Old Bon Air Road.
Undeveloped commercially-zoned properties, located north of the Robious Hall Shopping
center and immediately west of the Suburban Village Mobile Home Park, have significant
access limitations and are essentially land locked. The proposed access will allow
development of these parcels in accordance with the Plan and zoning. It is anticipated that
any development/redevelopment in this immediate area will continue to maintain
appropriate land use transitions that protect the character of existing single-family residential
areas, as suggested by the Plan.
Access Limitations:
Proffered Condition 1 limits use of the requested access to serve a proposed hospice facility
to be located on adjacent Community Business (C-3) property to the east (reference attached
map).
4 11SN0175-MAR9-BOS-RPT
Sim:
The Ordinance permits offsite directional signs limited to certain uses that exceed 10,000
square feet in area. The area of such signs is limited to seven (7) square feet and the height
to seven (7) feet. The applicant is requesting the ability to use an offsite directional sign,
under these same area and height limitations, to identify this proposed hospice access on Old
Bon Air Road. (Proffered Condition 2)
CONCLUSION
The proposed hospice access, as proffered, continues to maintain appropriate land use transitions
between commercial development to the south and established residential development to the
north and west, as suggested by the Plan. The proposed offsite directional sign to identify this
access is consistent with similar permitted signs used to identify churches, schools and parks within
the county, many of which are similarly located within close proximity to residential
neighborhoods.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/15/1 l):
The applicant accepted the recommendation.
There was an individual expressing concern relative to increased traffic on Old Bon Air
Road resulting from the proposed access and its impact on area neighborhood safety.
Mr. Waller confirmed the Transportation Department's comfort with the request based
upon the low traffic volume generated by the proposed use and referenced a letter of
support from the adjacent church.
On motion of Mr. Waller, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES :Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, March 9, 2011, beginning at 6:30 p.m., will take
under consideration this request.
5 11SN0175-MAR9-BOS-RPT
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