83S141HoYember 23, 1983 BS
STAFF REPORT
83S141
Fi-Tech, Inc. Retirement Trust
Midlothian Magisterial District
South line of Midlothian Turnpike
REQUEST:
Rezoning from Residential (R-7) to Office Business (O) of 5.3 acres
and from Residential (R-7) and Convenience Business (B-i) to Com-
munity Business (B-2) of 12.9 acres plus a Conditional Use Planned
Development encompassing the entire 18.2 acre tract.
RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conforms to the General Plan 2000.
The Master Plan, Textual Statement and conditions stated herein in-
sure that this development will be compatible and representative of
that which has recently occurred in the Village of Midlothian.
Co
The proposed zoning classifications provide a reasonable land use
transition between Midlothian Turnpike and the single family residen-
tial neighborhood to the south.
CONDITIONS
The following conditions notwithstanding, the Master Plan, prepared
by J.K. Timmons ,and Associates, dated July 14, 1983, and textual
statement shall be considered the plan of development.
A twenty-five (25) foot buffer shall be maintained along the southern
property line. If a day care center is developed within the Office
Business (0) tract, a fifty (50) foot buffer shall be maintained be-
tween the playground and the southern property line. Buildings
shall be oriented to provide buffering between proposed parking areas
and existing single family residential development. Should the ap-
plicants desire to place a fence in these buffer areas, the fence
shall be located on the northern edge of the buffer. The buffer
shall consist of existing vegetation supplemented with additional
plantings, where necessary, to effect a proper screen. These buffers
shall be installed in conjunction with the phasing of development and
as determined by the Planning Commission through schematic plan re-
view and approval. A landscaping plan depicting these requirements
shall be submitted to the Planning Commission for approval in con-
junction with schematic plan review.
(This condition supersedes General Conditions, VI of the Textual State-
ment.)
0
The architectural style and quality of buildings shall be similar to
that exemplified in Sycamore Square and Midlothian Station. Render-
ings shall be submitted to the Planning Commission for approval in
conjunction with schematic plan review.
(This condition supersedes General Conditions, V of the Textual
Statement.)
4. SIGNS
Me
One freestanding sign, visible from Route 60, not to exceed
100 square feet in area, shall be permitted identifying
this development and the tenants therein.
be
Individual buildings shall be permitted one freestanding
sign each, not to exceed 5 feet in height and an area of
0.5 square feet for each foot of building frontage, pro-
vided the signs are positioned and located so that they are
only visible from the internal road, driveways or parking
areas.
Ce
Building mounted signs shall be permitted provided they do
not project above the roof line, and the aggregate area of
the building sign plus the individual building freestanding
sign does not exceed 0.5 square feet for each foot of
building frontage.
de
Signs may be illuminated, but may be luminous only if the
sign field is opaque with translucent letters.
Me
Directional signs (entrance/exit, etc.) shall be governed
by Zoning Ordinance requirements.
fe
Prior to erection of any signs, a comprehensive sign pack-
age to include colors, materials and typical designs shall
be submitted to the Planning Commission for approval.
Signs shall blend with the architectural style of the
development.
(This condition supersedes General Conditions, VII of the Textual
Statement.)
e
The following exception shall be granted to the parking requirements
for day care centers:
Parking shall be provided at a ratio of 1 space for each 20
children enrolled, up to a maximum of 6 spaces, plus 1 for each
~'~ 2 ~-~ 83S141/BSNV3/T
employee. The parking area and driveways shall be designed to
provide an area for embarkation and disembarkation. This area
shall be connected to the main building by a sidewalk and de-
signed to preclude children crossing any driveway or parking
area. The driveways, entrances and exits shall be designed to
provide a traffic flow which precludes backing onto a right of
way and/or vehicles stacking up and/or overflowing onto a right
of way.
(This condition supersedes General Conditions VIII of the Textual
Statement.)
e
Parking areas shall have at least five (5) square feet of interior
landscaping per parking space. Each landscaped area shall contain a
minimum of fifty (50) square feet and shall be at least five (5) feet
wide. At least one tree having a clear trunk of at least five (5)
feet shall be provided for each 200 square feet of interior land-
scaped area. The remaining area shall be landscaped with shrubs or
ground cover not to exceed three (3) feet in height. Such landscaped
areas shall be located so as to divide and break up the expanse of
paving. The area designated as required setbacks or buffers shall
not be calculated as required landscaped area. A landscaping plan
depicting this requirement shall be submitted to the Planning Commis-
sion for approval in conjunction with schematic plan review.
Ye
A landscaping plan for the required fifty (50) foot setback area
along the Midlothian Turnpike frontage shall be submitted to the
Planning Commission for approval in conjunction with schematic plan
review. This plan shall include ornamental trees, shrubs and ever-
greens of sufficient density, height and combination types so as to
minimize the visibility of driveway and parking areas from Route 60.
e
Ail exterior lighting shall be concealed source lighting and not ex-
ceed a height of thirty (30) feet and positioned so as not to project
light into adjacent properties. In conjunction with final site plan
review, a lighting plan shall be submitted to the Planning Department
for approval.
e
All sidewalks shall be constructed of a combination of brick, cob-
blestone, or exposed aggregate concrete. Samples of materials and a
sidewalk plan shall be submitted to the Planning Commission for ap-
proval in conjunction with schematic review.
10.
Prior to release of a building permit, sixty (60) feet of right of
way, measured from the centerline of the Route 60 eastbound lane, for
the entire length of the property, shall be dedicated to and for the
County of Chesterfield, free and unrestricted.
11.
Additional pavement, twenty-six (26) feet from the centerline of the
Route 60 eastbound lane, and curb and gutter shall be constructed
along Route 60. This construction shall be completed and taken into
the State system prior to the release of an occupancy permit.
3 83S141/BSNV3/T
12.
The proposed internal public road shall either have: (a) a sixty
(60) foot right of way or (b) a fifty (50) foot right of way with a
ten (10) foot utility easement adjacent to one side of the right of
way for its entire length. Dedication of this road shall be accom-
plished prior to the release of a building permit.
13.
The public road and the westernmost access drive shall be constructed
with a divided median and one lane of pavement, 24 feet face of curb
to face of curb, on each side of the median for a distance of fifty
(50) feet south of the intersection with Route 60. Access to either
the public road or the westernmost driveway shall be prohibited with-
in 150 feet of Route 60. Pavement width of the public road may then
transition to a width of forty (40) feet, face of curb to face of
curb, and the private drive may transition to a width of twenty-four
(24) feet, face of curb to face of curb.
14.
Approval of the Master Plan shall be deemed schematic approval for
the proposed internal public road.
15.
Concrete curb and/or curb and gutter shall be installed around the
perimeter of parking areas, driveways and roads.
16.
Prior to any clearing and/or grading, the drainage culvert under
Coalfield Road shall be analyzed to determine if improvements are
necessary. Cost and construction of any necessary improvements shall
be the responsibility of the developer.
(Note: There can be no access from this development to the adjacent prop-
erty to the east until such time as Conditional Use Planned Development
approval is granted to allow commercial access through residentially zoned
property.)
GENERAL INFORMATION
Location:
Existing Zoning:
South line of Midlothian Turnpike, approxi-
mately 700 feet west of Coalfield Road. Tax
Map 15-11 (1) Parcels 5 and 6 (Sheet 7).
R-7 and B-1
Size:
Total - 18.2 acres
Proposed 0 - 5.3 acres
Proposed B-2 - 12.9 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - O and R-7, Office, single family
residential or vacant
South - R-15, Single family residential
East - R-7, Church, single family
residential or vacant
--- ..~ 83S141/BSNV3/T
West
- B-2 with Conditional Use Planned
Development, Currently vacant, but
proposed Charter Colony development
Utilities:
16 inch public water line located on north
side of Route 60, approximately 500 feet
from site. Use of public water intended.
Property lies in Falling Creek sewage drain-
age area. Trunk sewer line located in Mid-
lothian Station Shopping Center, east of
site. Use of public sewer intended.
Environmental En~ineerins:
Terrain gently sloping to sloping and, when
cleared, has slight chance for erosion.
Soil suitability good. Drains to tributary
of Falling Creek. Acquisition of off-site
easements and drainage improvements may be
necessary from site to Coalfield Road. Ex-
isting culvert under Coalfield Road must be
analyzed and, if necessary, improved to ac-
commodate additional runoff. Concrete curb
and gutter must be installed along drive-
ways, parking areas and public roads.
Fire Service:
Midlothian Fire Station, Company #5. At
present, fire service capability adequate.
Water flows and fire hydrants must be pro-
vided in accordance with nationally recog-
nized standards.
General Plan:
Commercial use
Transportation:
DISCUSSION
Midlothian Turnpike had a 1982 traffic tabu-
lation of 8,020 vehicles per day. The two
major access points proposed are consistent
with Staff's 500 foot sp~cing policy along
undivided sections of Route 60. The "one
way" access point is reasonable since the
major concern is left turn movements which
should be spaced at least 500 feet apart.
Left turn movements require travel across
two lanes of traffic, thereby impeding
through traffic. Additional pavement along
Route 60 should be constructed to facilitate
turning movements. The two major access
points should be designed as divided median
facilities so as to channelize traffic move-
ments into and out of the site.
The applicants are requesting rezoning to Office Business (O) and Com-
munity Business (B-2) with the intent of developing a commercial/office
5 83S141/BSNV3/T
complex. The proposed 0 zoning borders Carriage Hill Subdivision to the
south and provides a transition between Route 60 commercial uses and sin-
gle family residential uses. In addition to the uses permitted in the
Office Business (0) District, the following use exceptions have been
requested:
Sycamore Square type shops (i.e., antique shop, gift shops,
hobby store, jewelry store, florist, specialty shops, toy store,
etc.)
b. Day care center
The proposed Community Business (B-2) zoning lies north of the Office
Business (0) tract. The applicants have agreed to prohibit the following
B-2 uses:
Automobile service station
Funeral homes or mortuaries
Milk distributing stations
Pawn and second hand stores
Occult sciences such as palm readers,
tellers, tea leaf readers, prophets, etc.
astrologers, fortune
And have requested, in addition to other uses permitted in a B-2 District,
the following use exceptions:
Ce
Fast food establishments
Office-warehouses (where the warehouse area does not exceed
24,000 square feet)
Recreational establishments (indoor)
Motor vehicle wash as accessory use
Convenience store with gas pumps
As noted in the stated conditions, the architectural style of the develop-
ment will be similar to Sycamore Square and Midlothian Station. Further,
assurances that this character will be maintained is contained in condi-
tions relative to buffering, landscaping and sign restrictions.
The Master Plan, Textual Statement and conditions herein insure a develop-
ment representative of recently constructed commercial complexes in the
Village of Midlothian. Further, the proposed zoning boundaries provide a
land use transition between Midlothian Turnpike and the single family res-
idential uses to the south.
CASE HISTORY
Applicant and Staff (9/27/83):
Following publication of the Staff Report, the applicants' representative
met with Staff to discuss the road improvements required by Conditions
#10, 11 and 12. Condition #10 required dedication of right of way from
6 83S141/BSNV3/T
the centerline of the eastbound lane of Route 60. The condition should
have required dedication from the centerline of the existing Route 60
right of way.
The applicants have indicated that the project and access to Route 60 may
be phased and have, therefore, requested that Condition #11 be amended to
allow the Route 60 widening to be phased in conjunction with the phasing
of access to Route 60.
With regard to Condition #12, the applicants desire to dedicate the in-
ternal public road in conjunction with the phasing of the development.
Amendment of the conditions was recommended.
Applicant and Staff-(10/21/83):
On October 21, Staff received a proposed amended set of conditions from
the applicant's representative. The amendments were the result of a meet-
ing between the applicant's representative and the Midlothian District
Commissioner.
Planning Commission Meeting (10/25/83):
Mr. Hayes stated the applicant wants freestanding signs identifying three
sites with frontage on Midlothian Turnpike.
Dr. Moszer stated it was his intention not to'approve anymore than two
freestanding signs on Midlothian Turnpike identifying the center.
Mr. Hayes pointed out that there are signs, such as the ones he identified
for this development, existing on Route 60 across from this property; and
he would just like to reach an agreement on the type of signs that were
acceptable to both the County and the developer. He further noted that
the three individual sites could be sold and are not t~ be developed with
the main project and the sites will be less meaningful without the indi-
vidual identification 'signs.
Dr. Moszer pointed out that, all throughout the discussion, he was con-
cerned with the internal signs and agreed to increase the number of free-
standing signs, visible from Route 60, from 1 to 2 in Condition 4a. The
discussion with Mr. Hayes and Mr. Bassett was based upon signs along the
internal roadway; and Condition 4b is to indicate that these signs are to
be set back 10 feet from the right of way of the internal roadway, not
' from Route 60.
On motion of Dr. Moszer, seconded by Mr. Miller, the Commission resolved
to recommend approval of Request 83S141, subject to the following
conditions:
83S141/BSNV3/T
The following conditions notwithstanding, the Master Plan, prepared
by J.K. Timmons and Associates, dated July 14, 1983, and textual
statement shall be considered the plan of development.
A twenty-five (25) foot buffer shall be maintained along the southern
property line. A solid wood fence will be installed along the north-
ern edge of the 25 foot buffer and all structures will be set a mini-
mum of fifteen (15) feet from the fence or forty (40) feet from the
property line. Buildings shall be oriented to provide buffering be-
tween proposed parking areas and existing single family residential
development. The 25 foot buffer shall consist of existing vegeta-
tion. The fence shall extend 350 feet along the eastern property
line, and 75 feet along the western property line, from its location
at the 25 foot buffer, toward Route 60. The fence shall be installed
prior to any clearing within 350 feet of the southern property line.
(This condition supersedes General Conditions VI of the Textual
Statement.)
Be
The architectural style and quality of buildings shall be similar to
that exemplified in Sycamore Square. Buildings will not exceed two
stories with an English basement. Renderings shall be submitted to
the Planning Commission for approval in conjunction with schematic
plan review.
(This condition supersedes General Conditions V of the Textual Statement.)
4. SIGNS:
me
Two (2) freestanding signs visible from Route 60, not to exceed
an aggregate area of 100 square feet each, shall be permitted
identifying this development and the tenants therein.
be
Individual buildings shall be permitted one freestanding sign
each, not to exceed 5 feet in height and an area not to exceed
10 square feet provided these signs are positioned and located
so they are only visible from the internal road, driveways and
parking areas. These signs will be located within 10 feet of
the right of way of the internal road for continuity. These
signs shall be similar to each other in size, shape, and materi-
al, and a rendering shall be submitted to the Planning Commis-
sion for approval in conjunction with schematic plan approval.
Building mounted signs shall be permitted provided they do not
project above the roof line. The aggregate area of the building
sign plus the individual building freestanding sign shall not
exceed 0.5 square feet for each foot of building frontage.
These signs shall be similar to each other in style and loca-
tion, and a rendering shall be submitted to the Planning Commis-
sion for approval in conjunction with schematic plan approval.
8 83S141/BSNV3/T
Signs may be illuminated, with light shining on them but not
from within. No neon signs will be permitted.
Directional signs (entrance/exit, etc.) shall be governed by
Zoning Ordinance requirements.
Prior to erection of any signs, a comprehensive sign package to
include colors, materials and typical designs shall be submitted
to the Planning Commission for approval. Signs shall blend with
the architectural style of the development.
(This condition supersedes General Conditions VII of the Textual
Statement.)
The following exception shall be granted to the parking requirements
for day care center:
Parking shall be provided at a ratio of 1 space for each 20
children enrolled, up to a maximum of 6 spaces, plus 1 for each
employee. The parking area and driveways shall be designed to
provide an area for embarkation and disembarkation. This area
shall be connected to the main building by a sidewalk and de-
signed to preclude children crossing any driveway or parking
area. The driveways, entrances and exits shall be designed to
provide a traffic flow which precludes backing onto a right of
way and/or vehicles stacking up and/or overflowing onto a right
of way.
(This condition supersedes General Conditions VIII of the Textual
Statement.)
o
Parking areas shall have at least five (5) square feet of interior
landscaping per parking space. Each landscaped area shall contain a
minimum of fifty (50) square feet and shall be at least five (5) feet
wide. At least one tree having a clear trunk of at least five (5)
feet shall be provided for each 200 square feet-of interior land-
scaped area. The remaining area shall be landscaped with shrubs or
ground cover not.to exceed three (3) feet in height. Such landscaped
areas shall be located so as to divide and break up the expanse of
paving. The area designated as required setbacks or buffers shall
not be calculated as required landscaped area. A landscaping plan
depicting this requirement shall be submitted to the Planning Commis-
sion for approval in conjunction with schematic plan review.
Ye
A landscaping plan for the required fifty (50) foot setback area
along the Midlothian Turnpike frontage shall be submitted to the
Planning Commission for approval in conjunction with schematic plan
review. This plan shall include ornamental trees, shrubs and ever-
greens of sufficient density, height and combination types, so as to
minimize the visibility of driveway and parking areas from Route 60.
except where entrance driveways cross the 50 foot setback area,
9 83S141/BSNV3/T
e
10.
11.
12.
13.
14.
15.
existing trees of 6 inches in caliper or greater shall be maintained
and not be disturbed.
Ail exterior lighting shall be concealed source lighting and not ex-
ceed a height of thirty (30) feet and positioned so as not to project
light into adjacent properties. Only lighting as required for secu-
rity purposes will be allowed after midnight. In conjunction with
schematic plan review, lighting plan shall be submitted to the Plan-
ning Commission for approval.
Ail sidewalks shall be constructed of a combination of brick, cobble-
stone, or exposed aggregate concrete. Samples of materials and a
sidewalk plan shall be submitted to the Planning Commission for ap-
proval in conjunction with schematic review.
Prior to release of a building permit, sixty (60) feet of right of
way, measured from the centerline of the Route 60 right of way, for
the entire length of the property, shall be dedicated to and for the
County of Chesterfield, free and unrestricted.
Additional pavement, a minimum of twenty-six (26) feet from the
centerline of the Route 60 eastbound lane, and curb and gutter shall
be constructed along Route 60. In conjunction with the first sche-
matic plan review, a Master Plan shall be submitted which shows the
ultimate pavement widening and the phasing of these improvements.
The phasing shall be done so as to preclude having any gaps in pave-
ment widening along the entire frontage of the property. This plan
shall be approVed by VDH&T and the Planning Department prior to the
release of a building permit.
The proposed internal public road shall either have: (a) a sixty
(60) foot right of way or (b) a fifty (50) foot right of way with a
ten (10) foot utility easement adjacent to one side of the right of
way for its entire length. Dedication of this road shall be accom-
plished prior to the release of a building permit.
The public road and the westernmost access drive shall be constructed
with a divided median and one lane of pavement, 24 feet face of curb
to face of curb, on each side of the median for a distance of fifty
(50) feet south of the intersection with Route ~0. Access to either
the public road or the westernmost driveway shall be prohibited with-
in 150 feet of Route 60. Pavement width of the public road may then
transition to a width of forty (40) feet, face of curb to face of
curb, and the private drive may transition to a width of twenty-four
(24) feet, face of curb to face of curb.
Approval of the Master Plan shall be deemed schematic approval for
the proposed internal public road.
Concrete curb and/or curb and gutter shall be installed arOund the
perimeter of parking areas, driveways and roads.
10 83S141/BSNV3/T
16.
Prior to any clearing and/or grading, the drainage culvert under
Coalfield Road shall be analyzed to determine if improvements are
necessary. Cost and construction of any necessary improvements shall
be the responsibility of the developer.
17. There shall be no day care center permitted in the 0 tract.
(This condition supersedes General Condition I (b) of the Textual State-
ment.)
AYES: Messrs. Thomas, Lindsey, Miller and Moszer.
ABSENT: Messrs. Belcher and Daniel.
The Board of Supervisors, on Wednesday, November 23, 1983, beginning at 2:00
p.m., will take under consideration this request.
11 83S141/BSNV3/T
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~~DENDUM
November 23, 1983 BS
83S141
Fi-Tech, Inc. Retirement Trust
The applicants, following a meeting with the Midlothian District Supervisor,
have requested that the following conditions be amended as stated:
SIGNS:
Individual buildings shall be permitted one freestanding sign
each, not to exceed 5 feet in height and an area not to exceed
10 square feet. These signs will be located a minimum of 10
feet from right of way lines for continuity. These signs shall
be similar to each other in size, shape, and material, and a
rendering shall be submitted to the Planning Staff for approval
in conjunction with site plan approval.
Building mounted ~gns shall be\permitted ~ovided thqy do not
project abo~ the ~of line. Th~ aggregate ~rea of th~ build-
ing s~gn plu~ the i~dividual buil'~ing freest~ding sign~shall
not exceed 0.~ squar~ feet for eac~xfoot of building f~ont~me.
These~igns s~ll be ki. milar to each~other in sXtwvle and loc~-
~ion, and a~ r.e~dering '~all be submitted to the P}anning Staff
or approval in,conjunction with site pl~ approval.
f. Prior to erection of any signs, a comprehensive sign package to
include colors, materials and typical designs shall be submit-
ted to the Planning Staff for approval. Signs shall blend with
the arch~te~ura~ st~e of the develop~ent~ ~ c~ ~ ~
~ n~s condition supersedes General Conditions VII . of the Textual~~,,~
Statement.) ~ ~ ~1~c~--~ ~~W ~
6. Parking areas shall have at least five (5) square feet of interior
landscaping per parking space. Each landscaped area shall contain a
minimum of fifty (50) square feet and shall be at least five (5)
feet wide. At least one tree having a clear trunk of at least five
(5) feet shall be provided for each 200 square feet of interior
landscaped area. The remaining area shall be landscaped with shrubs
or ground cover not to exceed three (3) feet in height. Such land-
scaped areas shall be located so as to divide and break up the ex-
panse of paving. The area designated as required setbacks or buf-
fers shall not be calculated as required landscaped area. A land-
scaping plan depicting this requirement shall be submitted to the
Planning Staff for approval in conjunction with site plan review.
A landscaping plan for the required fifty (50) foot setback area
along the Midlothian Turnpike frontage shall be submitted to the
Planning Staff for approval in conjunction with site plan review.
This plan shall include ornamental trees, shrubs and evergreens of
sufficient density, height and combination types, so as to minimize
the visibility of driveway and parking areas from Route 60. Except
where entrance driveways cross the 50 foot setback area, existing
trees of 6 inches in caliper or greater shall be maintained and not
be disturbed.
Ail exterior lighting shall be concealed source lighting and not ex-
ceed a height of thirty (30) feet and positioned so as not to proj-
ect light into adjacent properties. Only lighting as required for
security purposes will be allowed after midnight. In conjunction
with site plan review, lighting plan shall be submitted to the Plan-
ning Staff for approval.
0
Ail sidewalks shall be constructed of a combinatio~ of brick, cob-
blestone, or exposed aggregate concrete. Samples of materials and a
sidewalk plan shall be submitted to the Planning Staff for approval
in conj.unction with site review.
12.
The proposed internal public road shall either have: (a) a sixty
(60) foot right of way or (b) a fifty (50) foot right of way with a
ten (10) foot utility easement adjacent to one side of the right of
way for its entire length. Dedication of this road may occur in
phases and in conjunction with phasing of the development.
16.
Prior to any clearing and/or grading, the drainage culvert under
Coalfield Road shall be analyzed to determine if improvements are
necessary. Cost and installation of any necessary improvements
shall be a cooperative effort between the developer and VDH&T.
Amendments to Conditions 4c., 4f., 6, 7, 8 and 9 relate to approvals by Plan-
ning Staff, as opposed to approval by the Planning Commission.
The amendment to Condition 4b. will allow individual buildings along Mid-
lothian Turnpike to have freestanding signs. With the two (2) freestanding
signs identifying the development, and one freestanding sign for each building
fronting Midlothian Turnpike, there is a potential for a total of six (6)
freestanding signs visible from Route 60. Approval of this condition would be
contrary to what is prescribed as a forthcoming sign amendment policy along
this portion of Midlothian Turnpike. Staff would recommend that this amend-
ment not be accepted.
Amendment to Condition 12 would allow dedication of the internal public road
in phases and in conjunction with the phasing of development. Staff would
recommend approval of this amendment.
Amendment to Condition 16 requires that VDH&T share in the cost and installa-
tion of drainage improvements. Staff is of the opinion that the County cannot
obligate the VDH&T to this requirement and would recommend that this amendment
not be accepted.
83S141/BSNV3/TT