12SN0124CASE MANAGER: Darla Orr
v~ •~rra 7L(11 1 (''l~(''
November 3 0, 2011 B S
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0124
GSW, Inc.
Clover Hill Magisterial District
South line of Genito Road
RE VEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
A contractor's office and display room and uses permitted by right or with
restrictions in the Corporate Office (0-2) District are proposed. (Proffered Condition
2)
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. As conditioned, the proposed zoning and land uses conform to the Powhite/Route
288 Development Area Plan, which suggests the property is appropriate for office
use.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS
NOTED WITH "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. Access: There shall be no direct vehicular access from the property
to Genito Road. (T)
(STAFF/CPC) 2. Permitted Uses: The following uses shall be permitted:
A. Contractors' offices and display rooms.
B. Uses permitted by right or with restrictions in the Corporate
Office (0-2) District.
GENERAL INFORMATION
The request property is located on the south line of Genito Road, north of Hull Street Road.
Tax ID 742-684-8825.
Existing Zoning:
A
Size:
1.7 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-TH; Residential or vacant
South - C-5; Public/semi-public (post office) or vacant
East and West - A and C-5; Commercial or vacant
Public Water System:
The site is located within the South Ridge PRV water pressure zone. There is a twelve (12)
inch water line extending along the north side of Genito Road approximately 120 feet from
the request site. Connection to the public water system is required by County Code.
2 12SN0124-NOV30-BOS-RPT
Public Wastewater S,, sue:
The site is located within the Upper Swift Creek sewer service area. There is an eight (8)
inch wastewater line extending along the private driveway to the east of the property.
Connection to the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the west and southwest to a large channel that drains to Hull
Street Road and then via tributaries and easements to Swift Creek. There are currently no
on- or off site erosion problems and none are anticipated during or after development.
The downstream drainage concerns in Frederick Farms have been reduced over the years by
developers in this area retaining water on-site and the installation of drainage improvements
by the County. In addition, the storm water management facility (SWM) on the post office
property was designed to handle the increased runoff from this 1.7 acre parcel. The site,
however, will need to comply with the Chesapeake Bay Ordinance.
The developer will also be required to dedicate a drainage easement that drains the water
from Genito Road and ties into the existing drainage easements on the post office property.
PUBLIC FACILITIES
Fire Service:
Fire Station 24 and Manchester Volunteer Rescue Squad currently provide fire protection
and emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS. Fire protection issues will be addressed during plans review.
County Department of Transportation:
This request is to rezone the subject property (1.7 acres) from Agricultural (A) to
Community Business (C-3) with uses limited to Corporate Office (0-2) and contractors'
offices and display rooms (Proffered Condition 2). This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on medical office trip rates, development could generate approximately 600
average daily trips. The traffic generated by this request will be initially distributed along
Genito Road, which had a 2009 traffic count of 14,167 vehicles per day.
Access to major arterials, such as Genito Road, should be controlled. The applicant has
proffered that no direct vehicular access will be provided from the subject property to
Genito Road (Proffered Condition 1). Access to Genito Road will be provided through
the private access drive that currently serves the post office.
3 12SN0124-NOV30-BOS-RPT
Virginia Department of Transportation (VDOT):
VDOT understands that the property will be accessed by way of an entrance on the privately
maintained U.S. Postal Service Drive, so that there is to be no access to the VDOT
maintained right-of way on Genito Road (Proffered Condition 1).
T,ANn TIFF.
Current Comprehensive Plan:
The subject property is located within the boundaries of the Powhite/Route 288
Development Area Plan, which suggests the property is appropriate for office use.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as of September 2011) designates the subject
property as a "Community Corridor Area." This proposed land use designation encourages
mixed use corridors that provide areas primarily for transportation oriented uses including
residential, office, public, open space and commercial uses that would serve community
wide trade areas. It should be noted that the revised draft plan is pending review by the
Planning Commission, has not been approved, and does not provide final land use guidance
for the subject property at this time. As of the date of this report, the Commission has not
forwarded a recommendation regarding the revised draft plan to the Board of Supervisors.
Additionally, the Board has not reviewed the revised draft plan, nor has the Board taken any
action on the revised draft plan to date. The recommendations of the revised draft plan are
provided for reference purposes only.
Area Development Trends:
Property to the north is zoned Residential Townhouse (R-TH) and is occupied by residential
use (under development as the Genito Townes townhouse development) or is vacant.
Properties to the east and west are zoned Agricultural (A) and General Commercial (C-5)
and are occupied by commercial use or are vacant. Property to the south is zoned General
Commercial (C-5) and is occupied by public/semi-public use (post office) or is vacant. It is
anticipated that office, commercial and residential use will continue in the area as suggested
by the Plan.
Use Limitations:
Proffered Condition 2 would limit uses to contractors' offices and display rooms and uses
permitted by right or with restrictions in the Corporate Office (0-2) District.
Development Standards:
The request property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, architectural treatment, setbacks,
4 12SN0124-NOV30-BOS-RPT
parking, signs, buffers, utilities and screening within these areas. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Development of the request property will be subject to these Ordinance standards.
The request property is also located within the Route 360 Corridor West area. Within this
area, the Zoning Ordinance addresses architectural styles for projects, requires buildings to
be compatible with residential architecture incorporating design features such as articulation
of doors and windows, ornamentation, use of residential materials such as brick and/or
siding for walls and prohibits visible flat or shed roofs. In addition, architectural
compatibility of all buildings within the same project, within the same block or directly
across any road is required, as determined by the Director of Planning.
CONCLUSION
As conditioned, the proposed zoning and land use comply with the Powhite/Route 288
Development Area Plan, which suggests the property is appropriate for office use. In addition,
existing development standards further ensure land use compatibility with existing and
anticipated area residential and office development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/ 18/ 11)
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Waller, 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, November 30, 2011, beginning at 6:30 p.m., will take
under consideration this request.
5 12SN0124-NOV30-BOS-RPT
y ~ ~ ~.
~0 ,
o~
~~ 1
~ 1
1
2 ,
I ~
I ~ti ,
`~ o
~'
Q ~ ~ U /,
+u54
``U
1
U
N
N ~
~0 L
VU~
I ~ U
0
z
,v
r,
~~ ~
U~ 1 N
~O` ~ J
j~,~,
I S
U `
N
U `
U ,
U N
p~S FF~ ~~ ~
~ ~
Q ~-
~~
-~7
`~
U ~N ~~
O\ 1
U~ ~
W
z cn
~ ~ ~
o ~
~n
o~`~\ ;~I
U '
U
N
~~
M
--~r 1
1
O 0
l ~
1 Na o
~ ~ .. c~
a p N
~ ~ 4~
~ Z o
~, ,~ o ~ o
~ ~
a ~ N
~ Q ~ '
~ ~ bw
,. ,._