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85S070July 24, 1985 BS REQUEST ANALYS IS AND RECOMMENDATION 85S070 Halford I. Hayes Midlothian Magisterial District Southwest quadrant of Forest Hill Avenue and Choctaw Road REQUEST: Rezoning from Residential (R-15) to Office Business (O) plus Condi- tional Use Planned Development to permit bulk exceptions. The applicant intends to develop an office park on the request parcel. RECOMMENDATION Recommend approval for the following reasons: The proposed zoning and land use represent a reasonable transition between the Bon Air commercial area and single family neighborhoods. Although the Board of Supervisors did not adopt the Community Scale Plan for Bon Air, Land Use Alternative II suggested that the request parcel be office use controlled by the Conditional Use Planned Development process. Ce Through the Conditional Use Planned Development process, the Commis- sion and Board may impose conditions which maintain the village atmosphere of Bon Air and insures compatibility with area residen- tial development. CONDITIONS The following conditions notwithstanding, the plan prepared by Carneal and Johnston, dated 3/12/85, shall be considered the Master Plan. (P) The structures shall have a Victorian architectural style as depicted in the elevations submitted with the application. Ail building faces shall employ the same or similar detail as the front facades. No structure shall exceed 3,000 gross square feet (exclu- sive of covered porches, decks, etc.). The total number of build- ings shall not exceed six (6). (P) Outdoor lighting shall be low level and positioned so as not to project into adjacent residential property. Outdoor lighting fix- tures shall be compatible with the architectural style of the struca tures. A lighting plan shall be submitted to the Planning Commis- sion for approval in conjunction with schematic plan review. (P) e e I0. 11. 12. Paving shall be compatible with the architectural style of the structures (e.g. tar and pea gravel). (P) Ail structures shall be located a minimum of 100 feet from Grand Summit Subdivision. A minimum fifty (50) foot wide buffer shall be maintained adjacent to Grand Summit Subdivision. This buffer shall be landscaped with ornamental trees and shrubs. Within the twenty- five (25) foot setbacks along the Forest Hill Avenue and Choctaw Road frontages, ornamental trees and shrubs shall be planted. Where driveways and parking areas abut the twenty-five (25) foot setback, landscaping shall be installed to minimize their visibility from those roads. Interior landscaping shall be installed in the parking area to break up the expanse of paving. In conjunction with schematic plan review, detailed landscaping plans shall be submitted to the Planning Commission for approval. (?) Prior to obtaining a building permit, forty-five (45) feet of right of way, measured from the centerline of Forest Hill Avenue, and thirty (30) feet of right of way, measured from the centerline of Choctaw Road, shall be dedicated to and for the County of Chester- field, free and unrestricted. (T) Prior to issuance of an occupancy permit, additional pavement and curb and gutter shall be installed along Forest Hill Avenue and Choctaw Road for the entire length of the property. (T) Exposed aggregate curb and gutter shall be installed around the perimeter of all driveways and parking areas. (EE) Prior to any vegetative disturbance, on- and off-site drainage plans shall be submitted to and approved by VDH&T and Environmental Engi- neering and required improvements shall be installed. (EE) Drainage shall be designed so as not to flow in the direction of the Bon Air Baptist Church. (EE) In conjunction with the approval of this request, the following bulk exceptions shall be granted: A twenty-five (25) foot exception to the fifty (50) foot set- back along Forest Hill Avenue. An exception to the requirement that driveways and parking areas be screened from view of adjacent R-15 property to the west (i.e., Bon Air Baptist Church). A single freestanding sign shall be permitted identifying this project and the tenants therein. This sign shall be a maximum of ten (10) feet tall and contain a maximum aggregate area of twenty 85~ O/BSJUNS/JULY24M (20) square feet. This sign shall be of wood construction compati- ble with the architectural 'style of the building. This sign shall not be illuminated or luminous. Other signs shall be permitted as regulated in the Special Sign Districts, except that no building- mounted signs may be installed on building facades adjacent to Forest Hill Avenue or Choctaw Road. Building-mounted signs shall be constructed of wood in a design compatible with the architectural style of the buildings. Building-mounted signs may be illuminated but shall not be luminous. An overall sign plan shall be approved by the Planning Department prior to issuance of sign permits. (P) (Note: This condition supersedes Section L of the Textual Statement.) GENERAL INFORMATION Location: Southwest quadrant of intersection of Forest Hill Avenue and Choctaw Road. Tax Map 10-6 (2) Bon Air Plat, Block 54, Lots 26A, 26B, 26D and 27B (Sheet 3). Existing Zoning: R-15 Size: 4.2 acres Existing Land Use: Single family residential Adjacent Zoning & Land Use: North - R-15 and B-2; Single family residential and office South - R-15; Single family residential East - R-15; Single family residential West - R-15; Public/semi-public Utilities: 8 inch public water Forest Hill Avenue. intended. line located along Use of public water Lies in Powhite Creek sewage drainage area. Trunk sewer line located on site. Existing sewer lines were not designed for commer- cial development in this area, therefore, detailed hydraulic analysis must be per- formed to verify that capacity of existing system is sufficient to accommodate development. Environmental Ensineerin~: Property drains in two separate directions. Approximately one-half of parcel drains toward Grand Summit Subdivision to south and other half drains toward the Bon Air Baptist Church parking lot to west. No available adequate drainage outfall in either direction. Drainage facilities downstream of Bon Air Baptist Church, are 3 85S070/BSJUN5/JULY24M already overloaded and any increase in runoff in this direction would aggravate existing drainage problems (Condition 10). The drainage design for Grand Summit Subdi- vision assumed that the request parcel would be developed for residential use. Even though there are available drainage easements and highway rights of way through which drainage from this project could be conveyed, they are not adequate to handle runoff from this development without exten- sive improvements. With proper engineering and drainage improvements, runoff could be accommodated if the site is designed to drain through the existing easements and roadside ditches in Grand Summit, thereby improving the drainage situation downstream of Bon Air Baptist Church (Condition 9). It may be necessary to revise plans to accommodate required drainage improvements. Fire Service: General Plan: Transportation: DISCUSSION Bon Air Fire Station, Company #4. At present, fire service capability adequate. Fire hydrants must be provided in compli- ance with nationally recognized standards. Single family residential Estimate approximately 320 average daily trips will be generated. These vehicles will be distributed along Forest Hill Avenue, which had a 1984 traffic count of 12,702 vehicles per day. Access should be confined to a single entrance/exit, as shown on the Master Plan. Additional pavement and curb and gutter should be constructed along Forest Hill Avenue and Choctaw Road to facilitate turning move- ments (Condition 6). Right of way should be dedicated in compliance with the General Plan 2000. (Condition 7) Rezoning from Residential (R-15) to Office Business (O) with Conditional Use Planned Development is requested to develop an office park. The buildings would have a victorian architectural design (see attached Master Plan and Elevations). In 1979, a Community Scale Plan was developed for Bon Air. Three land use alternatives were prepared for the undeveloped property along Forest Hill Avenue. Alternative I suggested continuation of residential 4 85S, J/BSJUN5/JULY24M development; Alternative II suggested office/high density residential development accomplished through'Conditional Use Planned Development; and Alternative III suggested strip commercial development. The Board of Supervisors did not adopt the plan or any of the alternatives suggested. Staff, at that time, recommended that Alternative I, residential develop- ment, be adopted. However, Alternative II, development by Conditional Use Planned Development, was suggested to be a viable land use alterna- tive through which the Commission and Board could insure quality develop- ment and continue the village atmosphere of Bon Air. The request parcel lies at the fringe of the Bon Air Commercial area and presents an opportunity to provide a transition between the commercial area and single family residential neighborhoods. If appropriate con- ditions are imposed which insure buffering, compatible architectural style, interior landscaping, and limit signage and other design elements, Staff is of the opinion that the project will enhance not only the com- mercial area, but the residential area, as well (Conditions 1, 2, 3, 4, 5, and 12). The density proposed by the application is representative of the density permitted in the Jahnke/Chippenham Development Area. Staff has recom- mended that the density of the project be reduced from 30,000 square feet to 18,000 square feet. The recommended building sizes would be in scale with the homes in Grand Summit Subdivision. (Condition 2) CASE HISTORY Planning Commission Meeting (6/18/85): Mr. Cowan stated that the proposal represents a reasonable transition between the Bon Air commercial area and the single family residential neighborhoods. He further stated that, through the Conditional Use Planned Development process, the village atmosphere of Bon Air could be maintained. On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom- mended approval of this request subject to the conditions on pages 1 2 and 3. ' AYES: Messrs. Cowan, O'Connor and Belcher. NAY: Mr. Miller. ABSENT: Mr. Thomas. The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m., will take under consideration this request. 5 85S070/BSJUN5/JULY24M CITY OF RICHMOND 85S070 REZ: R- 15 C.U. PD. SH. 3 TO 0 MOHAWK ,,,., ',AND SUMMIT FORE3T DR. 855070-1 LAND,.~APING PLAN 8 5 50'70-~ ~6SOqO-~