85S085July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S085
Koger Properties, Inc./Johnston-Willis Ltd.
Midlothian Magisterial District
Northwest quadrant of Midlothian Turnpike and Johnston Willis Drive
REQUEST:
Rezoning from Agricultural (A) to Office Business (0) of 5.27 acres
with Conditional Use Planned Development to permit use (B-1 and B-2)
and bulk (parking/setback) exceptions on this tract and an addi-
tional 4.44 acres currently zoned Community Business (B-2). An
office/commercial complex is planned.
RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use are compatible with adjacent zoning
and land use.
Be
Through the Conditional Use Planned Development process, the Commis-
sion and Board can further insure land use compatibility and mini-
mize the impact on the existing public road network.
CONDITIONS
The following conditions notwithstanding, the plan dated 4/16/85,
and the textual statement submitted with the application, shall be
considered the Master Plan. (P)
e
Concrete curb and gutter shall be installed around the perimeter of
all driveways and parking areas. Drainage shall be designed so as
not to interfere with pedestrian access. (EE)
Parking areas shall have at least five (5) square feet of interior
landscaping for each space. Each landscaped area shall contain a
minimum fifty (50) square feet; shall have a minimum dimension of at
least five (5) feet; and shall include at least one (i) tree, having
a clear trunk of at least five (5) feet. The remaining area shall
be landscaped with shrubs, ground cover or other authorized land-
scaping material. The total number of'trees shall not be less than
one (1) for each 200 square feet, or fraction thereof, of required
interior landscaped area. Landscaped areas shall be located so as
to divide and break up the expanse of paving. The area designated
as required setbacks shall not be calculated as required landscaped
area. Conceptual plans depicting this requirement shall be
submitted to the Planning Department for approval in conjunction
with final site plan review. Detailed plans shall be submitted to
the Planning Department for approval upon completion of clearing and
rough grading. (P)
e
e
e
Within the required setback areas along Johnston Willis Drive,
landscaping shall be provided. Landscaping shall include one (1)
tree for each fifty (50) linear feet, or fraction thereof. The
remaining area shall be planted with grass, ground cover, or other
landscape treatment, excluding pavement. Conceptual plans depicting
this requirement shall be submitted to the Planning Department for
approval in conjunction with final site plan review. Detailed plans
shall be submitted to the Planning Department for approval upon com-
pletion of clearing and rough grading. (P)
At the time of schematic plan review for any development in Parcel
1, a landscaping and/or berming plan shall be submitted for the
Midlothian Turnpike frontage. Within the requested twenty-five (25)
foot setback exception area landscaping and/or berming, sufficient
to screen the visibility of driveways and parking areas from Mid-
lothian Turnpike, shall be installed. If the Planning Commission
determines that the plan does not insure proper screening, the
driveways and parking areas shall be set back the required fifty
(50) feet from the Midlothian Turnpike right of way. (P)
Prior to erection of any signs, a complete sign package, to include
typical colors, sizes, lighting, etc., shall be submitted to the
Planning Staff for approval. Signs shall comply with the require-
ments of the Office Business (0) District, unless modified by the
Planning Staff through schematic plan approval. (CPC)
In conjunction with schematic plan review or approval, the developer
shall submit a plan showing the following improvements and a phasing
schedule for the improvements to VDH&T and the Transportation
Department:
mo
Additional lane of pavement and curb and gutter along
Route 60 for the entire length of the property. These
improvements shall be accomplished prior to the issuance
of any occupancy permits.
Additional lane of pavement along Johnston Willis Drive
and signal modification at the intersection of Route 60
and Johnston Willis Drive, as deemed necessary by VDH&T
and the Transportation Department. These improvements may
be installed in conjunction with the phasing of construc-
tion. (T)
(Note: These improvements may necessitate dedication of additional right
of Way.)
e
Other than the access points shown on the Master Plan, there shall
be no other access to Route 60 or Johnston Willis Drive. The
85S i/BSJUN5/JULY24W
westernmost access to Route 60 shall be designed and constructed to
be shared with adjacent development. This access shall be designed
to preclude internal/external traffic congestion. (T)
GENERAL INFORMATION
Location:
Northwest quadrant of Midlothian Turnpike
and Johnston Willis Drive. Tax Map 17-6
(1) Parcel 2 and Part of Parcel 9 (Sheet
8).
Existing Zoning:
B-2 and A
Size:
9.71 acres
Existing B-2 - 4.44 acres
Existing A - 5.27 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
East
West
North - A with Conditional Use;
Public/semi-public
South - M-1 with Conditional Use Planned
Development, and B-3 with Conditional
Use; Commercial or vacant
- A with Conditional Use, and B-2;
Public/semi-public or vacant
- O with Conditional Use Planned
Development; Vacant
Utilities:
12 inch public water line located on adja-
cent property to west. Use of public water
intended.
Lies in Pocoshock Creek sewage drainage
area. Trunk sewer line located on site.
Use of public sewer intended.
Environmental En~ineerins:
Approximately two-thirds of site drains
toward Johnston Willis Drive and remaining
one-third drains toward Midlothian Turn-
pike. Existing drainage facilities on
Route 60 must be enlarged to accommodate
development.
Fire Service:
General Plan:
Midlothian Fire Station, Company #5. At
present, fire service capability adequate.
Fire hydrants must be provided in compli-
ance with nationally recognized standards.
Commercial
Transportation:
Estimate approximately 3,841 average daily
trips will be generated by this
3 85S085/BSJUN5/JULY24VV
development. These vehicles will be dis-
tributed along Midlothian Turnpike (Route
60), which had a 1983 traffic count of
31,795 vehicles per day, and Johnston
Willis Drive, which had a 1984 traffic
count of 5,381 vehicles per day.
The Master Plan proposes two (2) access
points to Route 60, one of which will be
shared with adjacent development to the
west. The western access should be de-
signed to minimize the possibility of
internal/external traffic congestion by
accommodating free flow movements into and
out of the site (Conditio~ 8). Additional
pavement and curb and gutter should be
installed along Route 60 to accommodate
turning movements. (Condition 7a)
The Master Plan proposes three (3) access
points to Johnston Willis Drive. These
access points should be located to maximize
separation and insure adequate .sight dis-
tance. Exact location of access points
should be coordinated with access points to
adjacent development to the east. Addi-
tional pavement should be installed along
Johnston Willis Drive to accommodate turn-
ing movements. This additional lane of
pavement may necessitate signal modifica-
tion at the intersection of Johnston Willis
Drive and Route 60. (Condition 7b)
At the time of schematic plan review,
consideration should be given to accom-
modating and encouraging traffic movements
between the request parcel and adjacent
development.
DISCUSSION
Rezoning from Agricultural (A) to Office Business (O) of a 5.27 acre
tract plus Conditional Use Planned Development encompassing this tract,
and an additional 4.44 acre tract which is currently zoned Community
Business (B-2) is requested. The subject property will be developed as
an expansion of the Koger Executive Center, which is to be constructed on
the adjacent property to the west. The propbsed zoning and land uses are
compatible with surrounding development. The conditions herein are
similar to those imposed by the Board for the Koger Center.
4
85 ~'~ 5/BSJUN5/JULY24VV
CASE HISTORY
Planning Commission Meeting (6/25/85):
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: Unanimous.
The Board of Supervisors on wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
85S085/BSJUN5/JULY24VV
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