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85S074July 24, 1985 BS REQUEST ANALYSIS AND RECOMMENDATION 85S074 A.L. Hendricks Matoaca Magisterial District East line of North Bailey Bridge Road REQUEST: Rezoning from Agricultural (A) to Office Business (O), plus Condi- tional Use Planned Development to permit use and bulk exceptions. An office, industrial and business park is planned. RECOMMENDATION Recommend approval subject to the conditions stated herein for the following reasons: The proposed zoning and land uses, as noted in the following con- ditions, represent a reasonable transition between the Route 360 corridor and the single family residential development to the south and east. Through the Conditional Use Planned Development process, the Commis- sion and Board may impose conditions which further address land use compatibility and minimize the impact of this development on adja- cent residential land uses. CONDITIONS The following conditions notwithstanding, the plan prepared by J.K. Timmons and Associates, dated March 4, 1985, shall be considered the Master Plan. (P) Lots 5, and 7 through 12 shall be restricted to Office Business (0) uses. No setback exceptions shall be granted on these lots. Lots 1 through 4, and 6 shall be restricted to Office Business (O), Light Industrial (M-i), and indoor recreational uses. Ten (10) foot exceptions to rear and side yard setback requirements on these lots. 8 A seventy-five (75) foot buffer shall be maintained along the east- ern and southern boundaries adjacent to Residential (R-9) zoning. This buffer width shall be exclusive of utility easements or rights of way. Prior to any clearing or grading, the buffer shall be flagged. Within fifteen (15) days of completion of rough clearing and grading, the Planning Department shall be contacted to inspect the buffer area. If existing vegetation is not of sufficient 5o 0 e density and species to provide year-round screening, the existing vegetation shall be supplemented with additional plantings to pro- vide year-round screening of the development from adjacent residen- tial development. If additional landscaping is necessary, landscap- ing plans shall be submitted for approval within thirty (30) days of the inspection of the buffer. The buffer may be installed in con- junction with the phasing of the development. (P) Buildings on Lots 5, and 7 through 12 shall not exceed a height of two (2) stories. Buildings on other lots shall not exceed a height of three (3) stories. Buildings shall have an architectural style and employ materials and colors which are compatible with the adja- cent residential development. In conjunction with schematic plan review, elevations and color samples or colored renderings shall be submitted to the Planning Commission for approval. (P) Outdoor lighting shall be low level and positioned so as not to project into adjacent residential development. In conjunction with schematic plan review, a lighting plan shall be submitted to the Planning Commission for approval. (P) There shall be no public or private road connections to Frederick Farms Subdivision. (P&T) A thirty (30) foot buffer shall be maintained along North Bailey Bridge Road. Within this buffer, ornamental trees and shrubs shall be planted. This vegetation may be supplemented with an earth berm. In conjunction with schematic plan review, a conceptual landscaping plan depicting this requirement shall be submitted to the Planning Commission for approval. Detailed landscaping plans shall be sub- mitted to the Planning Department for approval in conjunction with final site plan review. This buffer may be installed in conjunction with the phasing of the development. The buffer width shall be exclusive of any utility easements or rights of way. With the exception of a single freestanding sign identifying the development and a public road, there shall be no facilities permitted in the buffer. (p) A single freestanding sign shall be permitted along North Bailey Bridge Road identifying the development and tenants therein. This sign shall not exceed an aggregate area of fifty (50) square feet and a height of ten (10) feet. Individual business establishments shall be permitted signs as regulated by the Zoning Ordinance for Office Business (0) zoning, except that freestanding sign height shall not exceed ten (10) feet. Ail signs shall be externally lighted utilizing white lights; or internally lighted provided the lights are either silhouetted behind opaque letters; or in sign boxes which are opaque with translucent letters. Ail signs shall be positioned so as not to be visible from adjacent residential devel- opment. (P) The developer shall provide mn accurate account of the drainage situation, showing existing drainage and the impact this project 85 £ ~'~'~/B S JUN5 /JULY24P will have on the site and the surrounding area. The developer shall submit a construction plan to Environmental Engineering and VDH&T, providing for on- and off-site drainage facilities. This plan shall be approved by the Environmental Engineering Department and VDH&T, and all necessary easements shall be obtained prior to any vegeta- tive disturbance. The approved plan may have to be implemented prior to clearing. (EE) 10. A hydraulic analysis shall be performed on the drainage facilities in Frederick Farms Subdivision to determine what effect the drainage from the proposed development will have as compared to development for single family residential uses. (EE) 11. Maximum permissible release rates on the proposed retention basin shall be such that the minimum drainage criteria performance capac- ity of the existing facilities in Frederick Farms Subdivision shall not be exceeded and the recorded 100 year backwater elevation shall not be increased. (EE) 12. Prior to the release of any building permits or recordation of right of way and/or subdivision plats, ownership and maintenance of the pond(s) shall be established as the responsibility of private en- tities. An indemnification agreement shall be submitted to the Environmental Engineering Department to save the County harmless of vectors, maintenance, and replacement responsibilities, etc. Upon completion of construction of the detention facility, it shall be certified by a professional engineer. (EE) 13. 14. Dams shall be built at an elevation such that on-site buildings or existing homes in Frederick Farms Subdivision would not be jeop- ardized should the dam fail. A dam failure analysis shall be per- formed and submitted to Environmental Engineering. (EE) Concrete curb and gutter shall be installed around the perimeter of all driveways and parking areas. (EE) 15. Prior to the issuance of a building permit, thirty-five (35) feet of right of way, measured from the centerline of North Bailey Bridge Road, shall be dedicated to and for the County of Chesterfield, free and unrestricted. (T) 16. Prior to the issuance of any occupancy permits, additional pavement and curb and gutter shall be installed along North Bailey Bridge Road. (T) 17. All public roads shall have a minimum width of forty (40) feet, face of curb to face of curb. (T) GENERAL INFOP~TION Location: East line of North Bailey Bridge Road~ approximately 225 feet south of Hull Street 3 85S074/BSJUN5/JULY24P Existing Zoning: Size: Existing Land Use: Adjacent Zoning & Land Use: Utilities: Environmental Engineering: Road. Tax Map 49-13 (1) Parcel 14 (Sheet 14). A 17.9 acres Vacant North - A and B-3; Vacant South - R-9; Single family residential East - R-9; Single family residential West - B-3; Commercial 8 inch public water line located along Leiden Lane in Frederick Farms Subdivision, south of request parcel. Use of public water intended. Lies in Swift Creek sewer drainage area. Trunk sewer line located in Frederick Farms Subdivision, south of request parcel. Sewer lines in area have limited capacity; therefore, prior to development, owner must perform detailed hydraulic analysis to determine whether sewer lines have capacity for proposed uses. Terrain gently sloping and, when cleared, has slight chance for erosion. Soils are poorly drained. Any fill activity should be performed under direction of geo-tech- nical engineer. In conjunction with build- ing permit application for each individual site, subsurface drainage plan should be submitted for approval. Approximately 200 acres, upstream from request site, drains through subject parcel into Frederick Farms Subdivision. On-site drainage channelization is poorly defined. Proposed road and lot layout, as shown on Master Plan, conflicts with on-site drain- age channelization. Existing area streams inadequate and are in the process of being enlarged, realigned and paved in Frederick Farms Subdivision to accommodate drainage. May be necessary to extend drainage facil- ities in Frederick Farms through the request site. (Condition 9) When drainage improvements were constructed in Frederick Farms Subdivision, it was 85S ~/BSJUN5/JULY24p Fire Service: Transportation: anticipated that development of request site would be residential. Consequently, drainage facilities in Frederick Farms Subdivision are potentially inadequate to handle runoff from request site. Drainage plans for request parcel should be coor- dinated with drainage design for Frederick Farms Subdivision. Since paved ditches in Frederick Farms have not yet been in- stalled, it may be possible to increase their depth or redesign improvements to accommodate both developments. (Condition 10) Upstream property draining through request site does so via two individual swales of roughly equal area. These swales connect to Frederick Farms Subdivision. It appears that the proposed retention basin, as shown on Master Plan, will only accommodate drainage from portion of development. Therefore, it may be necessary to adjust Master Plan to relocate, enlarge, or pro- vide additional pond on property (Condition 11). Wagstaff Fire Station, Company #10. Pre- sently, fire service capability adequate. County water and fire hydrants must be provided in compliance with nationally recognized standards. Estimate approximately 1,124 average daily trips will be generated. These vehicles will be distributed along North Bailey Bridge Road, which had a 1984 traffic tabulation of 1,250 vehicles per day. The Master Plan proposes public road access from this development to Frederick Farms Subdivision. Because of the potential for industrial/commercial traffic accessing through the subdivision, it is recommended that there be no access from this develop- ment to Frederick Farms. (Condition 6) Left and right turn lanes plus curb and gutter should be constructed along North Bailey Bridge Road to facilitate turning movements. (Condition 16) The internal public roads should be signed and constructed to accommodate 5 85S074/BSJUN5/JULY24P industrial/commercial traffic. 17) (Condition General Plan: DISCUSSION Right of way must be dedicated along North Bailey Bridge Road in accordance with the General Plan 2000. (Condition 15) Single family residential Rezoning to Office Business (O) plus Conditional Use Planned Development is requested to permit use and bulk exceptions on the request site. Specifically, on Lots 1 through 4 and 6, as shown on the Master Plan, Light Industrial (M-l) uses are proposed in addition to Office Business (O) uses, and the following B-3 uses: outdoor advertising signs; boat sales; building materials ~ales yard; contractors' shop and storage yard; feed, seed, fuel and ice sales; farm implement and machinery sales, service, rental, and repair; recreational establishments - indoor; util- ity trailer and truck rental; freight forwarding, packing and crating services; and motor vehicle wash. A ten foot exception to the side yard setback requirement is also requested on these specific lots. Lots 5, 7, 8, 9, 10, 11, and 12 would be reserved, exclusively, for Office Business (O) uses. As noted, adjacent properties to the north and west are zoned General Business (B-3). Adjacent property to the south and east is zoned Res- idential (R-9). The request parcel represents an opportunity to provide a transition between the intense commercial zoning to the north and west and the single family residential land uses to the south and east. In review of this application, the Commission and Board should impose conditions which would minimize the impact of commercial and industrial development on the adjacent single family residential land uses and to insure land use compatibility (Conditions 4, 5, 6, 7 and 8). Staff is of the opinion that all but one of the requested B-3 use exceptions (i.e., indoor recre- ational establishments) are inappropriate on the request parcel (Condi- tion 2). The proposed B-3 uses are currently permitted along the Hull Street Road frontage which is primarily vacant at this time. Intense commercial development should continue to be confined along the major arterial and not encroach any closer into the single family residential area. (Condition 2) Furthermore, particular consideration should be given to provision of adequate buffering on the site. Generally, the Master Plan proposes a 50 foot undisturbed buffer adjacent to Frederick Farms Subdivision. Staff feels this buffer may not be adequate to screen proposed uses from Frederick Farms Subdivision. A gas pipeline easement encroaches into the buffer in the vicinity of Lot 9. Staff is of the opinion that because this area is cleared, the width should be increased further where the pipeline crosses the 50 foot buffer. (Condition 3) 85S~ ·/BSJUNS/JULY24P CASE HISTORY Planning Commission Meeting (6/18/85): On motion of Mr. Belcher, 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. Miller, Cowan, O'Connor and Belcher. ABSENT: Mr. Thomas. The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m., will take under consideration this request. 7 855074/BSJUN5/JULY24P ~ C A ZC' t7-9 LA. A 85S074 REZ: A C.U. PD. SH. 14 zc TO 0 m SOIL SUITABILITY ~ GO00 POOR 8550?4-/ 858 0 74 - 2.