85S076July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOM14ENDATION
85S076
Trammel Crow Company
Clover Hill Magisterial District
South line of Midlothian Turnpike and east line of North Arch Road
REQUEST:
Rezoning from Agricultural (A) and Convenience Business (B-i) to
Office Business (O) plus Conditional Use Planned Development to
permit use and bulk exceptions. An office/industrial complex and
hotel are planned.
RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use represent a reasonable transition
between the commercial area along Route 60, proposed Powhite Parkway
and the existing single family residential development to the south.
Through the Conditional Use Planned Development process, the Commis-
sion and Board may impose conditions which minimize the impact of
this development on adjacent residential uses and the
existing/proposed area road network.
CONDITIONS
The following conditions notwithstanding, the plan prepared by
Higgins Associates, Inc., dated February 18, 1985, and Textual
Statement prepared by Jay M. Weinberg, dated March 25, 1985, shall
be considered the Master Plan. (P)
The developer shall provide an accurate account of the drainage
situation showing existing drainage and the impact this project 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 ail necessary easements shall be obtained prior to any vegeta-
tive~ disturbance. The approved plan may have to be implemented
prior to clearing. (EE)
If the on-site ponds are to be used as detention basins, they shall
be designed to have a maximum release rate based on the most
restrictive downstream hydraulic condition. (EE)
Me
e
10.
11.
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 facilities, they shall
be certified by a professional engineer. (EE)
Dams shall be built at an elevation such that on-site buildings or
existing homes in Scottingham Subdivision would not be jeopardized
should the dam fail. (EE)
No building permits shall be released until all public road rights
of way are dedicated. Dedication shall be accomplished by recorda-
tion of subdivision plats. (EE)
Prior to any land disturbing activity, a pre-construction meeting
shall be held with the Environmental Engineering Department. (EE)
Concrete curb and gutter shall be installed around the perimeter of
all driveways and parking areas. (EE)
Prior to release of any building permits, a minimum of thirty-five
(35) feet of right of way, measured from the centerline of North
Arch Road, shall be dedicated to and for Chesterfield County, free
and unrestricted. (T)
Prior to release of any building permits, any increased right of way
and/or easements in excess of that specified on currently approved
plans by VDH&T, necessary to construct the proposed access to
Powhite Parkway, shall be dedicated to and for Chesterfield County,
free and unrestricted. (T)
The developer shall be responsible for the following improvements,
as deemed necessary by the Transportation Department and VDH&T:
A. Additional lane of pavement and curb and gutter along:
(1) Route 60 at the intersection with the north-south road;
(2) the eastbound lane of Route 60, west of the North Arch
Road/Route 60 intersection;
(3) North Arch Road at its intersection with Route 60; and
(4) North Arch Road for the entire property frontage plus
additional pavement to accommodate a right-turn lane.
Cost of installation and/or modification of traffic signals at:
(1) the proposed east/west road and North Arch Road intersec-
tion; and (2) Midlothian Turnpike and North Arch Road
intersection.
85S ~'~/BSJUN5/JULY24R
12.
13.
14.
15.
16.
17.
Ce
Cost of design and construction of the access to the proposed
Powhite Parkway extension.
Construction of the internal public roads to a minimum four-
lane typical section with a right of way width to accommodate
this section and any necessary utilities. (T)
(Note: Number of accesses and access locations onto these roads
will be determined at the time of schematic plan review.)
The north/south road shall be realigned to provide greater
separation between its intersection with the east/west road and
the Powhite Parkway. (T)
In conjunction with the first schematic plan submission, a phasing
plan for required road improvements with supporting traffic analysis
shall be submitted to the Transportation Department and VDH&T for
approval. (T)
Approval of the Master Plan does not imply that the County gives
final approval of any particular road section. (P)
Working interpretations of any and all conditions and/or exceptions
to the application shall be made by the Planning Commission at the
request of the Planning Department upon submission, review and
approval of schematic plans, as required by Section 21-34 (1) (4) c
of the Zoning Ordinance. Furthermore, the Commission may condition-
ally approve schematic plans to ascertain that they will be in
conformance with the approved Master Plan and other applicable
Ordinances. (P)
Except where expressly referred to herein, approval of this applica-
tion does not guarantee that the developer can build or construct
facilities in the future in accordance with present regulations. If
County standards are more or less restrictive than those established
herein, the County may require construction to adhere to the more
restrictive standards. (P)
The restrictive covenants, as described in the Textual Statement and
submitted as a part of the application, shall be approved by the
County Attorney's Office and Planning Department and recorded prior
to issuance of any building permits. (P)
Approval of this request does not obligate the County to extend
water or sewer lines. Ail extensions and necessary improvement
costs shall be borne by the developer. Prior to any schematic plan
approval, a detailed hydraulic analysis shall be performed to deter-
mine if the .existing sewer lines have the capacity to accommodate
the proposed development and land uses. If it is determined that
the capacity is inadequate and cannot be increased, densities shall
be appropriately reduced. (U)
85S076/BSJUN5/JULY24R
18.
The number and location of fire hydrants shall be determined by the
Chesterfield Fire Department. The developer shall bear the cost for
installation of hydrants. (F)
19.
Ail utility lines shall be provided with underground distribution.
20.
Buffers, having minimum widths of fifty (50) feet, shall be provided
along the south property line, North Arch Road, and the north prop-
erty line adjacent to the existing apartment project. The buffer
width along the northern property line may be reduced by the Plan-
ning Commission at the time of schematic plan review if documenta-
tion is submitted verifying that adequate buffering can be accom-
plished in a lesser width. Except for a single public road access
to North Arch Road, utilities running perpendicular through the
buffer, ornamental fencing or walls to provide screening and signs
permitted by these conditions, no facilities shall be permitted
within the buffers. These buffers shall consist of vegetation which
provides year-round screening of driveways, parking area and roads
from adjacent residential development. Also, interior landscaping
shall be accomplished as described in the Textual Statement. In
conjunction with schematic plan approval, the applicants shall
submit conceptual landscaping plans to the Planning Commission for
approval. In conjunction with each site plan review, detailed
landscaping plans shall be submitted for approval. Buffer areas may
be installed in conjunction with the phasing of the development.
(P)
21.
All exterior lighting shall be low-level and positioned so as not to
project into adjacent residential properties. Lighting plans shall
be approved by the Planning Department in conjunction with site plan
review. (P)
22.
Buildings F, H, I, J, K, and L shall be restricted to one (1) story
unless documentation is submitted to the Planning Commission at the
time of schematic plan review, which verifies that adjacent resi-
dences are adequately screened from the development if the buildings
are increased to a maximum height of two (2) stories. (P)
(Note: This condition is in addition to Textual Statement.
Project. )
3. The
23.
24.
Uses permitted shall be limited to Office Business (0) uses; a
hotel/motel; Community Business (B-2) uses as accessory to the
hotel; a restaurant as accessory to the hotel and/or
office/industrial uses; and Light Industrial (M-i) uses. (P)
Prior to erection of any signs, a complete sign package depicting
typical colors, materials, sizes, heights, etc. shall be submitted
to and approved by the Planning Commission. Two (2) freestanding
signs, not to exceed an aggregate area of thirty (30) square feet
and a height of ten (10) feet each, shall be permitted: one along
North Arch Road and one along Midlothian Turnpike identifying this
85S /BSJUN5/JULY24R
development and the tenants therein. One (1) freestanding sign, not
to exceed an aggregate area of one hundred (100) square feet shall
be permitted along Powhite Parkway identifying this development and
the tenants therein. Other freestanding signs shall be permitted on
the interior of this development if they are positioned so as not to
be legible from outside the project. These interior freestanding
signs, directional signs, and building-mounted signs shall be per-
mitted as regulated in the Office Business (O) District. Signs may
utilize external lighting or internal lighting if the signfield is
opaque with translucent letters. (P)
GENERAL INFORMATION
Location:
South line of Midlothian Turnpike, approxi-
mately 1,100 feet east of North Pinetta
Drive. Also, east line of North Arch Road,
approximately 150 feet south of Knights-
bridge Road. Tax Map 28-1 (1) Parcels 3,
8, and 9 (Sheet 8).
Existing Zoning:
A and B-1
Size:
60 acres
Existing Land Use:
Mobile Home Park and Vacant
Adjacent Zoning & Land Use:
North - R-7 with Conditional Use, and B-2;
Multifamily residential and commercial
South - R-7; Single family residential
East - R-7 and A; Proposed Powhite
Parkway Extension
West - A and R-7; Single family
residential or vacant~
Utilities:
16 inch public water line located along
Midlothian Turnpike and Arch Road. Use of
public water intended.
Lies in Pocoshock Creek sewage drainage
area. Closest trunk sewer line located in
Scottingham Subdivision, approximately 500
feet south. Extension of public sewer
requires acquisition of off-site easements.
Use of public sewer intended. Will be
necessary to perform a detailed hydraulic
analysis to determine if existing sewer
lines have capacity to accommodate proposed
development and individual uses. (Condi-
tion 17)
Environmental Engineering:
Soil suitability good. Three main swales
which drain into Scottingham Subdivision
transverse property. Existing drainage
5 85S076/BSJUN5/JULY24R
Fire Service:
General Plan:
Transportation:
facilities in Scottingham Subdivision are
inadequate to accommodate runoff from
proposed development. Downstream improve-
ments, on-site detention or combination
thereof, will be necessary to mitigate
impact on Scottingham Subdivision (Con-
ditions 2, 3 and 5). If ponds are used as
retention facilities, developer must sign
agreements with County relative to private
ownership and maintenance (Condition 4).
Construction of development and adjacent
Powhite Parkway Extension should be coor-
dinated to avoid drainage and erosion
problems.
Buford Fire Station, Company #9. At pre-
sent, fire service capability adequate.
Fire hydrants must be provided in compli-
ance with nationally recognized standards.
Commercial and single family residential
The Master Plan proposes direct access to
the Proposed Powhite Parkway extension via
a collector-distributor road plus access to
Midlothian Turnpike and North Arch Road.
Midlothian Turnpike had a 1983 traffic
count of 31,795 vehicles per day and North
Arch Road had a 1984 traffic count of 9,703
vehicles per day. The Powhite Parkway
extension is scheduled for advertisement in
March 1986 with completion expected in
1988.
A traffic impact analysis was submitted
addressing the impact of the site's traffic
on the North Arch Road/Midlothian Turnpike
intersection and on the Powhite Parkway
collector-distributor road. The 1983 level
of service at the North Arch Road/Mid-
lothian Turnpike intersection was D in the
A.M. and E in the P.M.
The trip generation rate used by the con-
sultant in the analysis was for a "general
office" development. The requested zoning,
however, will permit not only office use,
but also a hotel, some retail and indus-
trial uses. The ITE trip generation rates
for "office park" better describe the
traffic impact of the proposed development.
If this generation rate is used in lieu of
the "general office" rate, 14,508 ADT
85S i/BSJUN5/JULY24R
(1,741 in the A.M. peak hour, 1,528 in the
P.M. peak hour) will be generated versus
the consultant's projected ADT of 8,316
(1,563 in the A.M. peak hour, 1,493 in the
P.M. peak hour).
Staff is also of the opinion that the
projected percentage of the trips entering
and exiting the site via North Arch Road
will be higher than that projected by the
consultant. As a result, volumes at the
intersection of the proposed east-west road
and North Arch Road may justify signaliza-
tion. If signalization is required, the
developer should be responsible for the
cost of the signalization and associated
road improvements. (Condition llA(4) and
B(~))
In analyzing the North Arch Road/Midlothian
Turnpike intersection, the consultant
assumed that Midlothian Turnpike would be
widened to 6 lanes by the time the develop-
ment is completed (1990). VDH&T's proposed
6 year plan indicates that the widening of
Midlothian Turnpike has been delayed and is
not expected to be initiated until sometime
in 1991. The developer should be responsi-
ble for providing a right-turn lane on the
eastbound lane of Midlothian Turnpike at
the North Arch/Midiothian Turnpike inter-
section (Condition llA(2)), providing an
additional lane of pavement on North Arch
Road and modifying the traffic signal at
the same intersection (Conditions 1lA(3)
and llB(2)) to accommodate the additional
turning movements at the intersection.
The VDH&T has requested that the Commission
defer the case because they have not had
sufficient time to review the applicant's
traffic impact analysis. While Staff
disagrees with certain aspects of the
analysis, the recommended conditions will
provide VDH&T the opportunity to address
any concerns prior to schematic plan
approval (Condition 12) and will insure
that adequate levels of service are
provided.
The Master Plan indicates that the north-
south road will connect to Midlothian
Turnpike. The alignment of this road is
7 85S076/BSJUN5/JULY24R
inadequate to accommodate significant
levels of traffic and should be improved.
If possible, additional property should be
acquired to improve or modify the align-
ment. A right-turn lane on the eastbound
lane of Midlothian Turnpike should be
provided at the intersection with the
north-south road to accommodate turning
movements. (Condition llA(1))
The major access to the proposed develop-
ment will be via ramps connecting to the
proposed collector-distributor road on the
Powhite Parkway extension. VDH&T has given
conceptual approval of this plan. The
developer should be responsible for design,
construction and right of way costs for
this access. (Condition llC)
An acceptable phasing plan for the develop-
ment has not been submitted. Staff is of
the opinion that a phasing plan identifying
maximum square footages/rooms with associ-
ated improvements in each phase should be
provided (Condition 12). This phasing plan
will assure that acceptable levels of
service are provided at all intersections
until the developer's entire access plan,
with the necessary road improvements, is in
place.
The intersection of the proposed north-
south road with the east-west road is too
close to the collector-distributor road on
Powhite Parkway. If the east-west road and
the ramps leading from Powhite Parkway are
to function properly, turning movements on
the east-west road must be controlled and
shifted further away from the collector
distributor road. (Condition liE)
Both the east-west road and the north-south
road should be constructed to a minimum
4-lane typical section with adequate right
of way. Access points to these roads
should be minimized. (Condition liD)
DISCUSSION
Rezoning from Agricultural (A) and Convenience Business (B-i) to Office
Business (O) plus Conditional Use Planned Development to permit use
(hotel, retail and light industrial) and bulk (height) exceptions. A
771,000 square foot office/light industrial complex is intended. The
8
85S( /BSJUN5/JULY24R
proposed hotel (Building A) and the office building designated as Build-
ing C could be built to a height of no more than six (6) stories while
Buildings B, D, E, and G could be a maximum of three (3) stories. Build-
ings F, H, I, J, K and L could be built to a maximum of two (2) stories,
provided documentation is submitted showing that a building taller than
one (1) story can be effectively screened from adjacent residential land
uses. (Condition 22)
The proposed zoning and land uses represent a reasonable transition
between Route 60/Powhite Parkway and the adjacent residential develop-
ment. Particular consideration should be given to imposing conditions
which minimize the impact on adjacent residents. In this respect, the
applicant's Textual Statement addresses buffers, interior landscaping and
grounds maintenance. Staff has recommended that a condition be imposed
requiring that the restrictive covenants be recorded to further insure
that the character of the project, as described in the Textual Statement,
is carried forth. (Condition 16)
CASE HISTORY
Planning Commission Meeting (6/25/85):
On motion of Mr. O'Connor, seconded by Mr. Belcher, the Commission recom-
mended approval of this request subject to the conditions on pages 1, 2,
3, 4 and 5.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
9 85S076/BSJUN5/JULY24R
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July 24, 1985 BS
ADDENDUM
85S076
Trammel Crow Company
On July 12, 1985, Staff met with the applicants' representative to discuss the
details of the recommended conditions. With respect to Condition 6, which
requires dedication of all public roads prior to release of any building
permits, Environmental Engineering has indicated that dedication of the roads
could occur in phases in conjunction with phasing of the development and would
recommend amendment of Condition 6, accordingly.
With respect to Condition 10, the applicants have requested amendment to allow
some construction prior to dedicating any increased right of way and/or ease-
ments in excess of that on the currently approved plans for Powhite Parkway.
Staff would support amendment of the condition to allow construction of those
buildings which would not adversely affect the ability to obtain the necessary
right of way in the future.'
With respect to Condition 12, the developers' representative has requested
that phasing of road improvements be specified as conditions of zoning. The
developers submitted a phasing plan to Staff for consideration. Staff
reviewed the phasing plan and recommends the amendment of Condition 12, as
noted herein.
With respect to Condition 24, requiring that the Planning Commission approve
the sign package, the applicants have requested that Planning Staff be given
the authority to approve the sign package. The Planning Commission and Board
have granted Staff this authority in other large developments such as the
Koger Center. Should the Board Wish to grant Staff authority to approve the
sign package, Amended Condition 24 herein would accomplish that end.
CONDITIONS
No building permit shall be released until the roads and drainage
plans have been approved by the County and VDH&T for access to such
building or buildings. This dedication shall be accomplished by
recordation of subdivision plats. (EE)
10.
Prior to release of any building permits for Sites A, B, C, D or E,
any increased right of way and/or easements in excess of that spec-
ified on currently approved plans by VDH&T, necessary to construct
the proposed access to Powhite Parkway, shall be dedicated to and
for Chesterfield County, free and unrestricted. (T)
12. PHASING
There shall be no more than 130,000 gross square feet accessing
solely to North Arch Road, and no more than 140,000 gross
square feet accessing solely to Midlothian Turnpike. No more
24.
than 270,000 gross square feet shall be constructed until such
time as contracts for the construction of Powhite Parkway are
awarded and the developer commits to construction of the
remaining internal public road network, as determined by the
Transportation Department.
Be
Prior to obtaining any occupancy permits,
specified in Condition llA(2), llA(3),
constructed.
improvements as
and llB(2) are
Prior to obtaining any occupancy permits for buildings with
access to Midlothian Turnpike, the improvement specified in
Condition llA(1) shall be constructed.
Prior to obtaining any occupancy permits for buildings with
access to North Arch Road, the improvement specified in Condi-
tion llA(4) shall be constructed.
Ee
Ail other improvements, as specified in Condition 11, shall be
constructed and/or installed at such time as deemed necessary
by the Transportation Department.
The total gross square feet permitted shall not exceed 771,000
gross square feet. (T)
Prior to erection of any signs, a complete sign package depicting
typical colors, materials, sizes, heights, etc. shall be submitted
to and approved by the Planning Staff. Two (2) freestanding signs,
not to exceed an aggregate area of thirty (30) square feet and a
height of ten (10) feet each, shall be permitted: one along North
Arch Road and one along Midlothian Turnpike identifying this devel~
opment and the tenants therein. One (1) freestanding sign, not to
exceed an aggregate area of one hundred (100) square feet shall be
permitted along Powhite Parkway identifying this development and the
tenants therein. Other freestanding signs shall be permitted on the
interior of this development if they are positioned so as not to be
legible from outside the project. These interior freestanding
signs, directional signs, and building-mounted signs shall be per-
mitted as regulated in the Office Business (O) District. Signs may
utilize external lighting or internal lighting if the signfield is
opaque with translucent letters. (P)
'~85S076/BSJUN5/JULY24RR