02SN0281-Aug28.pdfAugust 28, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0281
Hull Street Road LLC
Dale Magisterial District
10705 Hull Street Road
REQUEST: Rezoning from Industrial (1-1) to General Business (C-5).
PROPOSED LAND USE:
A mix of commercial and light industrial uses are plam~ed with uses within 200 feet
of Hull Street Road limited to Community Business (C-3) uses. (Proffered Condition
l)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. GECKER, CUNNINGHAM AND STACK
ABSENT: MESSRS. LITTON AND GULLEY
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning con~bm~s to the Northern Area Plan which suggests the request
property is appropriate for general commercial uses.
B. Improvements to existing development on the property will be realized through the
rezoning and acceptance of proffered conditions.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
C. Existing development stm~dards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
This is an opportunity to improve the appearance of the property along }tull Street
Road.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THERE PROPERTY OWNER(S) MA PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
Pd~COMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC i.
(STAFF/CPC 2.
(STAFF/CPC 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
Within 200 feet of the ultimate right-of-way of Hull Street Road, uses
permitted shall be restricted to those permitted by right or with
restrictions in the Community Business (C-3) District. (P)
The rear yard setback for all buildings, parking, and drives shall be a
minimum of 1 O0 feet in depth. This 1 O0 foot area shall be landscaped
so as to minimize the view of the development from the adjacent
property to the south. The exact species, size and location shall be
determined at the time of site plan review. (P)
Unless modified by the Planning Commission at the time of site plan
review based upon a determination that an alternative design or other
measures would provide effective screening comparable to that
required herein, buildings located within 150 feet of the southern
property line shall be oriented generally parallel to the southern
property line with no openings within the rear (southern) wall of the
buildings, except for fire exits, as specifically required by the Fire
Department. Where there are breaks between the buildings located
within 150 feet of the southern property line, a solid wall constructed
of materials compatible with the buildings shall be installed between
the buildings. Unless modified by the Planning Commission as
discussed herein, there shall be no driveway or parking areas located
between the buildings and the southern property line. (P)
Direct access from the property to Hull Street Road (Route 360) shall
be limited to one (1) existing entrance/exit (i.e., Hendricks Road),
located at the eastern property line. (T)
Prior to issuance of an occupancy permit for any commercial use, the
existing access located on the western property line shall be closed
and additional pavement shall be constructed along Route 360 at the
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Hendricks Road intersection to provide a right turn lane based on
Chesterfield Transportation Department standards. The developer
shall dedicate to Chesterfield County, free and unrestricted, any
additional right-of-way (or easement) required fbr the road
improvement. (T)
(STAFF/CPC)
Prior to the issuance of a building permit for any Community
Business (C-3) use located within 200 feet of the ultimate right-of-
way of Hull Street Road, all non-conforming driveways and parking
areas shall be improved in accordance with Zoning Ordinance Section
19-514 (d). (P)
GENERAL INFORMATION
Location:
South line of Hull Street Road and better known as 10705 Hull Street Road. Tax ID 746-
684-6733 (Sheet 10).
Existing Zoning:
I-1
Size:
13.4 acres
Existing Land Use:
Commercial and light industrial uses
Adiacent Zonin~ and Land Use:
North - C-3, C-5 and I-1; Commercial, light industrial, or vacant
South - C-3 with Conditional Use Platmed Development; Multi-family residential
East - I-1; Commercial/light industrial
West - I-1; Commercial/light industrial and office
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the south side of Hull Street
Road, adjacent to the request site. h~ addition, there is an existing twelve (12) inch water line
3 02SN0281-AUG28-BOS
extending along the eastern boundary of this site. Use o£public water is required by Coanty
Code.
Wastewater System:
There is an existing ten (10) inch wastewater trunk line extending along the southern
boundary of the request site. In addition, an eight (8) inch wastewater collector extends
along the eastern boundary. Use of public wastewater is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains directly into a tributary of Falling Creek located at the rear of the
property. The property is mostly developed, therefore, the zoning change will have no
adverse affect on drainage and erosion in the area. The site plan currently under review will
eliminate the on-site drainage concerns.
PUBLIC FACILITIES
Fire Service:
The Waterford Fire/Rescue Station, Company Number 16 currently provides fire protection
and emergency medical service. This request will have minimal impact on fire and
emergency medical service. When the property is developed, the number of hydrants and
quantity of water needed tbr fire protection will be evaluated during the plans review process.
Transportation:
The property is currently zoned Light Industrial (I-1) zmd has been developed for mini-
~varehouse use. Based on mini~warehouse trip rates, the existing development could generate
approximately 120 average daily trips. The applicant is requesting rezoning that will allow
General Business (C-5) uses to be developed on the property. This request will not linfit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on shopping center trip rates, the development could generate approximately 8,230
average daily trips. These vehicles will be distributed along Hull Street Road (Route 360),
which had a 2001 traffic count of 51,549 vehicles per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Route 360 as a major arterial. Access to major arterials, such as Route 360, should be
controlled. The property is currently serYed by two (2) entrances/exits onto Route 360; mt
access generally located at each property line. The access located at the eastern property line
(Hendricks Road, a private driveway) is shared with the adjacent property. Based on
Transportation Department standards for access spacing, the access located at the western
4 02SN0281-AUG28-BOS
property line should be closed. The applicant has proffered that the westernmost access will
be closed, and that access from the property to Route 360 will be limited to Hendricks Road.
(Proffered Conditions 5 and 6)
The traffic impact of this development must be addressed. The applicant has proffered to
construct additional pavement along Route 360 at the Handricks Road intersection to provide
a right turn lane, based on Transportation Department standards (Proffered Condition 6).
This condition would require the developer to provide the right turn lane, when traffic
generated by development of the property is anticipated to exceed 3,000 vehicles per day on
Hendricks Road.
At time of site plan review', specific recommendations will be provided regarding access and
internal site circulation.
LAND USE
Comprehensive Plan:
The Northern Area Plan suggests the request property is appropriate lbr general commercial
use.
Area Development Trends:
Adjacent property to the south is zoned Community Business (C-3) as part of a larger
mixed-use planned development. Multi-family residential development exists on this
property to the south. Properties to the north, east and west are zoned General Commercial
(C-5), Community Commercial (C-3) and Light Industrial (I-t) and are developed for a
variety of commercial, light industrial and office uses or are vacant. It is anticipated that a
mix of office, light industrial and commercial uses will continue in this area.
Use Limitations:
As previously noted, the request property is located within the Northern Area Plan. The Plan
suggests the request property is appropriate for general commercial use. Properties along
Hull Street Road in the vicinity of Genito Road are identified in the Plan as an area with a
concentration of con~a,nercial development. The Plan suggests commercial development
along Hull Street Road should be planned to avoid functional and aesthetic problems found
along other major arterials. To ensure the land use provides an aesthetic improvement and is
functional, the applicant has proffered to limit uses on the property within 200 feet of the
ultimate right of way of Hull Street Road to those permitted in the Community Business (C-
3) District (Proffered Condition 1). Therefore, the more intense commercial and light
industrial uses will be internal to the development, away from the major arterial.
5 02SN0281-AUG28-BOS
CONCLUSIONS
TherequestcomplieswiththeNorthernAreaPlan xvhich suggeststhe subjectpropertyisappropriate
for general commercial use.
Existing development standards and proffered conditions ensure land use compatibility with existing
aa~d anticipated area development. Further, improvements to the property will be realized through
the rezoning and acceptance of proffered conditions which provide screening from multi-family
residential use to the south (Proffered Conditions 2 and 3), and surfacing of parking and drives for
existing development which otherwise could remain non-conforming. (Proffered Condition 6)
Given the foregoing, approval of this request is recommended.
CASE HISTORY
Plmming Commission Meeting (7/16/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Cunningham, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gecker, Cunningham and Stack
ABSENT: Messrs. Litton and Gulley
The Board of Supmwisors, on Wednesday, August 28, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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