13SN0140CASE MANAGER: Jane Peterson
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0140
Sarah Phuong Tran
Clover Hill Magisterial District
9930 Hull Street Road
Deeembe- in 2012 rnr
January 23, 2013 BS
REQUEST: 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
PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Route 360 Corridor Plan,
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 MAY PROFFER OTHER CONDITIONS. CONDITIONS NOTED
"STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Access. In conjunction with any development or redevelopment on
the property, as determined by the Transportation Department, direct
vehicular access from the property to Route 360 shall be limited to
Providing a FIRST CHOICE community through excellence in public service
one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. Prior to final site plan
approval, an access easement, acceptable to the Transportation
Department, shall be recorded from the Route 360 access to serve the
adjacent property to the west. (T)
(STAFF/CPC) 2. Road Improvements. In conjunction with any development or
redevelopment on the property, as determined by the Transportation
Department, the developer shall construct additional pavement along
Route 360 at the approved access to provide a right turn lane, and
dedicate any additional right of way (or easements) required for this
improvement. (T)
(STAFF/CPC) 3. Architectural Standards. Architectural treatment of new buildings,
including materials, color and style, shall be compatible with
buildings located in the Rockwood Plaza shopping center (Tax ID
749-686-7087). (P)
(STAFF/CPC) 4. Stens. No electronic message center signs shall be permitted. (P)
GENERAL INFORMATION
Location:
The request property is located on the north line of Hull Street Road, east of Courthouse
Road, and better known as 9930 Hull Street Road. Tax ID 750-686-0275.
Existing Zonin
A
Size:
0.7 acre
Existing Land Use:
Residential
Adjacent Zoning and Land Use:
North — C-3; Commercial
South — C-5; Commercial
East — R-7; Public/semi-public
West — A; Single-family residential
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UTILITIES
Public Water System:
The request site is located within the Pocono water pressure zone. There is an existing
twenty-four (24) inch water line extending along the northern side of Hull Street Road,
adjacent to the request site. The existing structure is connected to the public water system.
Public Wastewater System:
The request site is located within the Falling Creek sewer service area. The public
wastewater system is not available to this request site. The nearest available wastewater
line is approximately 2,500 feet east of the request site. Connection to the public
wastewater system is not required.
Health Department:
The existing septic system on file is a residential septic system. The Virginia Department
of Health (VDH) will require a letter from an Onsite Soil Evaluator (OSE) or a
Professional Engineer (PE) that states the existing septic system is capable of supporting
the proposed commercial use of the current structure.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to Falling Creek and then to the James River. There are
currently no on- or off-site drainage or erosion problems and none are anticipated after
development.
PUBLIC FACILITIES
Fire Service:
The Manchester Volunteer Rescue Squad Fire Station, Company Number 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.
County Department of Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on a fast-food with drive-thru trip rates, development
could generate approximately 1,500 average daily trips. The applicant has indicated that
the existing structure on the property will be converted into a nail salon. Traffic
generation information for such a use is not available but is anticipated to have a minimal
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traffic impact. These vehicles will be distributed onto Hull Street Road (Route 360),
which had 2011 traffic count of 42,000.
Access to major arterials, such as Route 360, should be controlled. In conjunction with
any redevelopment, the applicant has proffered that direct access from the property to
Route 360 will be limited to one (1) entrance/exit. Prior to site plan approval, an access
easement will be recorded from the Route 360 access to the adjacent property to the west.
(Proffered Condition 1)
In conjunction with any redevelopment, the applicant has also proffered to construct
additional pavement along Route 360 at the approved access to provide a right turn lane.
(Proffered Condition 2)
Virginia Department of Transportation (VDOT):
VDOT anticipates that the existing gravel entrance will be replaced with a low volume
VDOT commercial entrance with suitable tapers. A site plan showing how a suitable
entrance is to be constructed will be reviewed by VDOT when submitted to the County.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the (Eastern) Route 360 Corridor
Plan, being a Special Area Plan identified in the Comprehensive Plan. The Eastern
Route 360 Corridor Plan suggests the property is appropriate for community -scale
development (C-3 District) including shopping center, other commercial and office uses,
and integrated residential projects designed to include high quality architectural features
and site amenities.
Area Development Trends:
Properties to the north and south are zoned Community and General Business (C-3 and C-5)
and are occupied by the Rockwood Plaza and Oxbridge Square shopping centers. Property
to the east is zoned Residential (R-7) and serves as access to Rockwood Park, located north
of the subject property. Property to the west is zoned Agricultural (A) and is occupied by a
single-family residence. It is anticipated that community -scale commercial uses will
continue along the Hull Street Corridor between Oxbridge and Courthouse Roads, as
suggested by the (Eastern) Route 360 Corridor Plan.
Development Standards:
The request property lies with an Emerging Growth Area. Redevelopment of the site or new
construction must conform to the development standards of the Zoning Ordinance which
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers,
utilities and screening of dumpsters and loading areas.
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The property is also located within the established commercial area of the 360 Corridor East
Highway District. The purpose of the Highway District is to enhance patterns of
development for unique areas of the County through specific development requirements.
These standards address enhancements to landscaping and architectural treatment of
buildings.
Architectural Standards:
Within the 360 Corridor East Highway District, the ordinance requires that the architectural
treatment of buildings, including materials, color and style, be compatible with buildings
located within the same project or within the same block or directly across any road as
determined by the Director of Planning. Proffered Condition 3 would require that any new
building construction on the property be compatible with the adjacent Rockwood Plaza
shopping center.
Signage:
Currently, the Zoning Ordinance requires conditional use approval for a computer controlled
variable message electronic sign in a Community Business (C-3) District. Further, the
current Electronic Message Center Policy prohibits electronic message center signs within
the Hull Street Road Corridor. In response to area citizens concerned that future
amendments to these ordinance and policy provisions could weaken or eliminate these sign
restrictions, Proffered Condition 4 precludes the use of electronic message center signs.
CONCLUSION
The proposed zoning and land uses conform to the (Eastern) Route 360 Corridor Plan and 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 (12/10/12):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Patton, the Commission recommended
approval and acceptance of the proffered conditions on pages 1 and 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors, on Wednesday, January 23, 2013 beginning at 6:30 p.m., will take
under consideration this request.
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