12SN0127CASE MANAGER: Robert Clay
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January 25, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0127
Malbone Associates,
A Virginia General Partnership
Matoaca Magisterial District
15801 Hull Street Road
RE VEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Upper Swift Creek Plan
Amendment, which suggests the property is appropriate for community mixed
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. Prior to issuance of a building permit for each site plan approved
for the property, the developer shall make payment to Chesterfield
County in the amount of $200.00 per acre (not to exceed an
aggregate payment of $256.00 based upon a total of 1.28 acres) as
a contribution towards the expansion of the Dry Creek Wastewater
Pump Station. (U)
(STAFF/CPC) 2. Prior to any site plan approval or within ninety (90) days of a
written request by the Transportation Department, whichever
occurs first, 100 feet of right-of way on the south side of Hull
Street Road (Route 360) measured from the centerline of that part
of Route 360 immediately adjacent to the property shall be
dedicated free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(STAFF/CPC) 3. Prior to any site plan approval an access plan for Route 360 for the
property, tax ID's 713-669-3466, 713-669-6673, 713-669-0084
and 713-669-2088 shall be submitted to and approved by the
Transportation Department. Direct vehicular access to the property
shall conform to the approved access plan. (T)
(STAFF/CPC) 4. In conjunction with the initial development on the property, an
additional lane of pavement shall be constructed along the
eastbound lanes of route 360 for the entire property frontage. If
vehicular access is provided to the property from Route 360, a
separate right turn lane shall be constructed along the eastbound
lanes of Route 360 at the approved access. (T)
GENERAL INFORMATION
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The request property is located on the south line of Hull Street Road, east of Otterdale Road
and is better known as 15801 Hull Street Road. Tax ID 714-669-0084.
Existing Zoning:
A
Size:
1.3 acres
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Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North - A; Vacant
South - I-1 with Conditional Use; Indoor/outdoor recreational use under construction
East - I-1 with Conditional Use Planned Development; Vacant
West - C-3; Vacant
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Public Water System:
The site is located just outside of the Clover Hill water pressure zone. There is atwenty-four
(24) inch water line extending along the northern side of Hull Street Road approximately
185 feet north of the request site. There is also a six (6) inch water line approximately 550
feet east on the adjacent parcel. An additional twelve (12) inch water line extends along
Hampton Park Drive approximately 800 feet south of the site. Finally, a thirty (30) inch
water line is currently being constructed along Otterdale Road that will extend to Hull
Street. Connection to the public water system is required by county code.
Public Wastewater System:
The site is located within the Upper Swift Creek sewer service area. There is an eight (8)
inch wastewater line approximately 890 feet southwest of the request site. There is an
additional eight (8) inch wastewater line approximately 830 feet south of the request site.
Connection to the public wastewater system is required by county code. In addition, the
applicant has proffered to make payment to Chesterfield County in the amount of
$200.00 per acre (not to exceed an aggregate payment of $256.00 based upon a total of
1.28 acres) as a contribution towards the expansion of the Dry Creek Wastewater Pump
Station. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the rear and then via small channels to Dry Creek and
Swift Creek Reservoir. There are no existing or anticipated on or off site drainage or
erosion problems. Based upon information submitted as a result of environmental studies
conducted on the site, there are no features of environmental significance on the property.
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PUBLIC FACILITIES
Fire ~ervice~
The Clover Hill Fire Station, Company Number 7, 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.
County Department of Transportation:
Based on shopping center trip rates, development of the property could generate
approximately 1,800 average daily trips. These vehicles will be initially distributed along
Route 360, which had a 2011 traffic count of 26,690 vehicles per day.
The Thoroughfare Plan identifies Route 360 as a major arterial with a recommended
right-of way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of
right-of way adjacent to the property in accordance with this Plan. (Proffered Condition
2)
Direct vehicular access to major arterials should be controlled. The applicant has
proffered prior to any site plan approval, an access plan for Route 360 shall be submitted
to and approved by the Transportation Department. Direct vehicular access to the
property shall conform to the approved access plan. (Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to
construct an additional lane of pavement along Route 3 60 for the entire property frontage
and a separate right turn lane at the approved access. (Proffered Condition 4)
Virginia Department of Transportation (VDOT):
VDOT concurs with the three (3) directives of the Chesterfield Transportation Department.
The parcel is subject to the Access Management Regulations for Principal Arterials found in
24 VAC 30-72. Commercial access to the site, to and from US Route 360 (Hull Street Road)
will be so governed. Taper and Turn Lane warrants for all proposed entrances shall be
supplied at the time of site construction plan submittal.
T .ANTI T 1CF.
Comprehensive Plan:
The subject property is located within the boundaries of the Upper Swift Creek Plan
Amendment, which suggests the property is appropriate for community mixed use.
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Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Chesterfield County
Planning Commission on November 15, 2011) designates the subj ect property "Community
Corridor," within the Upper Swift Creek Watershed Overlay. This proposed land use
designation encourages vertically and horizontally integrated mix of residential, office,
public, open space and commercial uses (specifically providing for C-3 uses). It should be
noted that the revised draft plan is pending review by the Board of Supervisors, has not been
approved and does not provide land use guidance for the subject property at this time. The
recommendations of the revised draft plan are provided for informational purposes only.
Area Development Trends:
The area is currently characterized by a mix of agricultural, commercial and industrial
zoning and is occupied by single-family residential uses or remains vacant. The area
surrounding the request property is zoned Community Business (C-3) and Light Industrial
(I-1) with Conditional Use Planned Development, and allows a variety of commercial uses
as well as industrial uses.
Development Standards:
Currently the property lies within an Emerging Growth District. The purpose of the
Emerging Growth District Standards is to promote high quality, well designed projects.
These standards address access, parking, landscaping, setbacks, building height, signs,
buffers, pedestrian access, lighting, utilities and screening of dumpsters, loading areas and
outside storage. Development must comply with these standards.
CONCLUSION
The proposed zoning and land uses conform to the existing Upper Swift Creek Plan Amendment
which suggests the property is appropriate for community mixed uses. Appropriate uses include
community-scale commercial and corporate office uses. The proposed zoning and land uses are
representative of, and compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (11 / 15/ 11)
On their own motion and with the applicant's consent, the Commission deferred this case
to their December 12, 2011 public hearing.
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Staff (11/16/11):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than November 21, 2011 for consideration at the
Commission's December 12, 2011 public hearing.
Staff (11/21/11):
To date, no new information has been received.
Planning Commission Meeting (12/ 12/ 11)
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Bass, seconded by Mr. Gulley, 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, January 25, 2012 beginning at 6:30 p.m. will take
under consideration this request.
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