03SN0244-May28.pdf^~;~ ~ ~ ~ CPC
May 28, 200~ BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0244
EWN Development Co. Inc.
Midlothian Magisterial District
840 and 900 Branchway Road
REQUEST:
Rezoning from Agricultural (A) and Community Business (C-3) to Community
Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANN~G COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSERS. GECKER, LITTON, CUNNINGHAM AND STACK.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the proposed zoning and land use do not conform to the Northern Area
Land Use and Transportation Plan which suggests the property is appropriate for
office and light industrial uses, C-3 zoning south of the request site has established a
development pattern which supports deviation from the Plan. The proposed zoning
conforms to existing area commercial development patterns.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Bo
Office zoning and land uses, south of the request property, along Courthouse and
Branchway Roads, provide a transition between commercial uses in the vicinity of
the request property and residential development to the south along Courthouse
Road.
Development requirements of the Zoning Ordinance further ensure compatibility
with existing and proposed area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY 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
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public wastewater system shall be used. (U)
(STAFF/CPC) 2.
No direct access shall be provided from the property to Courthouse
Road. (T)
(STAFF/CPC) 3.
Direct access from the property to the public road located south of the
property ("Busy Street Extended") shall be limited to one (1)
entrance/exit. This access shall be generally located midway of the
property frontage. The exact location of this access shall be approved
by the Transportation Department. (T)
(STAFF/CPC) 4.
To provide an adequate roadway system, the developer shall be
responsible for the following:
Construction of an additional lane of pavement along Busy
Street Extended for the entire property frontage;
Dedication to Chesterfield County, free and unrestricted, any
additional right-of-way (or easements) required for the
improvements identified above. (T)
(STAFF/CPC) 5.
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in proffered condition 4, shall be
submitted to and approved by the Transportation Department. (T)
(STAFF/CPC) 6.
With the exception of timbering to remove dead or diseased trees,
which as been approved by the Virginia State Department of Forestry,
there shall be no timbering until a land disturbance permit has been
obtained from the Environmental Engineering Department. (EE)
2 03 SN0244-MAY28-BOS
(STAFF/CPC)
Architectural treatment of buildings, including materials, color and
style, shall be compatible with buildings located within the
development of Tax IDs 741-708-0335 and 2854. Compatibility may
be achieved through the use of similar building massing, materials,
scale color or other architectural features. (P)
GENERAL INFORMATION
Location:
East line of Courthouse Road and west line of Branchway Road, and better known as 840
and 900 Branchway Road. Tax IDs 741-707-3393 and 741-708-3003 (Sheet 6).
Existing Zoning:
C-3 with Conditional Use Planned Development and A
Size:
2.5 acres
Adjacent Zoning and Land Use:
North
South
East
West
- 0-2 and C-3 with Conditional Use Plmmed Development; Commercial and vacant
- C-3; Vacant
- I-1 with Conditional Use Planned Development; Commercial
~ C-3 and C-5 with Conditional Use Planned Development; Commercial
UTILITIES
Public Water:
There is a sixteen (16) inch water line extending along the west side of Branchway Road,
adjacent to this site. In addition, there is an eight (8) inch water line extending within an
easement, adjacent to the northern boundary of this site. Use of the public water system is
required by County Code.
Public Wastewater:
There is an eight (8) inch wastewater collector line that serves the Crossroads Business Park,
approximately 400 feet west of this site and an eight (8) inch wastewater collector adjacent to
International Boulevard, approximately 300 feet east of this site. Due to possible capacity
restrictions in both of these wastewater lines, as well as questionable depth, there may be
difficulty in extending these lines to serve the request site. Use of the public wastewater
system is intended and has been proffered. (Proffered Condition 1)
3 03SN0244-MAY28-BOS
ENVIRONMENTAL
Drainage and Erosion:
The property drains southwest under Courthouse Road into a watercourse that eventually
drains into Falling Creek. There are no existing or anticipated on- or off-site drainage or
erosion problems. The property is partially wooded and should not be timbered without first
obtaining a land disturbance permit from the Environmental Engineering Department
(Proffered Condition 6). This will ensure adequate erosion control measures are in place
prior to any land disturbance.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have minimal impact on fire and EMS service.
Transportation:
The property is currently zoned Agricultural (A) and Community Business (C-3). The
applicant is requesting rezoning that will allow Community Business (C-3) uses to be
developed on the entire property (2.5 acres). This request will not limit development to a
specific land use; therefore, it is difficult to anticipate traffic generation. Based on shopping
center trip rates, development could generate approximately 2,800 vehicles per day. These
vehicles will be distributed to the public road located along the southern property line ("Busy
Street Extended"). Busy Street Extended was constructed as part of the Courthouse Road
widening project, and it extends from Courthouse Road to Branchxvay Road.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Courthouse Road as a major arterial. Access to major arterials, such as Courthouse Road,
should be controlled. Due to the location of the Busy Street Extended/Courthouse Road
intersection and the minimal property frontage along Courthouse Road, the applicant has
proffered no direct access will be provided from the property to Courthouse Road (Proffered
Condition 2). The applicant has also proffered that direct access from the property to Busy
Street Extended will be limited to one (1) access, generally located midway of the property
frontage. (Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to
construct an additional lane of pavement along Busy Street Extended for the entire property
frontage (Proffered Condition 4). Busy Street Extended is currently three (3) lanes wide.
Constructing the additional lane along Busy Street Extended will provide an ultimate four (4)
lane undivided typical section for its entire length.
4 03SN0244-MAY28-BOS
At time of site plan review, specific recommendations will be provided regarding access and
internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for office and light industrial uses.
Area Development Trends:
Development along this portion of Courthouse Road is characterized by commercial zoning
and land uses in the vicinity of the Midlothian Turnpike/Courthouse Road intersection and by
commercial and office zoning and uses, as well as vacant property south of the request
property. Specifically, property in the vicinity of International Drive, which has been
extended to connect Branchway and Courthouse Roads, south of the request property, is
zoned commercially, and the Target Center has been developed as commercially and
industrially zoned property east of the request property, along Branchway Road.
Properties south of the request site, in the vicinity of the Courthouse Road/Southlake
Boulevard intersection, are zoned and developed for office and light industrial uses. These
properties provide a transition between commercial development in the vicinity of the
request property and residential development further south, along Courthouse Road. It is
anticipated that these development patterns will continue.
Zoning History:
On April 25, 1984, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning from Agricultural (A) to Community Business (B-
2) with Conditional Use Planned Development on a portion of the request property (Case
83S 188). With the approval of Case 83S 188, conditions were imposed relative to uses and to
bulk and development requirements.
Development Standards:
Currently, the request property lies within the Midlothian Turnpike Post Development Area.
The purpose of the Post Development Area standards is to provide flexible design criteria in
areas that have already experienced development and ensure continuity of development.
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 ofdumpsters and loading areas. In addition to these requirements, the
applicant has agreed to provide an architectural treatment compatible with buildings located
within the shopping center developed on adjacent property to the north. (Proffered Condition
7)
5 03 SN0244-MAY28-BOS
CONCLUSIONS
Although the proposed zoning and land use does not conform to the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for office and light industrial uses, C-
3 zoning south of the request site has established a development pattern which supports deviation
from the Plan. The proposed zoning conforms to existing area commercial development patterns.
Office zoning and land uses, south of the request property, along Courthouse and Branchway Roads,
provide a transition between commercial uses in the vicinity of the request property and residential
development to the south along Courthouse Road. In addition, development requirements of the
Zoning Ordinance further ensure compatibility with existing and proposed area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/15/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Stack, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gecker, Cunningham, Litton and Stack.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, May 28, 2003, beginning at 7:00 p.m., will take under
consideration this request.
6 03SN0244-MAY28-BOS