03SN0271-June18.pdfJune 18, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0271
John C..Watkins and Watkins Land, L.L.C.
REq)UEsT:
Midlothian Magisterial District
South line of.Midlothian Turnpike
Rezoning from Agricultural (A) to Corporate Office (0-2) with Conditional Use to
allow hotel 'and restaurant use..
PROPOSED LAND USE:
A hotel with an associated restaurant is planned. However, with approval °fthis
request, other 0-2 'uses would be permitted.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON. JUNE 17; 2003.
STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S RECOMMENDATION AT,
OR PRIOR TO, THE BOARD'S PUBLIC HEARING2
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The proposed zoning and land uses comp!y-with the Route 288. COrridgr Plan, which
suggests the property is appropriate for regional employment center use and are
representative of anticipated area development.
The hotel with an associated restaurant would serve as a supporting use for the future
'development of the area as an employment center.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
C4
The requirements of the Zoning Ordinance and proffered conditions further ensUre
land use compatibility and address concerns relative to erosion' contrOl and
transportation.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY.PROFFER
CONDITIONS.)
PROFFERED CONDITIONS
o
.Except for timbering approved by .the Virginia Department of Forestry.for the
purpose of removing dead or diseased- trees, there shall be no timbering on the
property until a land disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices installed.. (EE)
Prior to any final site plan approval, a ninety (90) foot wide right-of-waY for an
east/west arterial ("East/West Arterial") from Otterdale' Road Relocated-to the
western property line and generally located' towards .the sOuthern property line Shall
be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. 'The
exact location .of this. right-of-way shall be approved by the Transportation ~
Department. (T)
Direct access frOmthe property to Route 60 shall be.limited to' one (1) entrance/exit;
generallY located at the western propemy' line. The eXact location ofthis access shall
be approved by the Transportation Department. Prior to final-site plan approval for
any development 'that includes this access, an access easement, acceptable to the
Transportation Department, shall be recorded across .the property to ensUre shared USe
of this access with,the adjacent property to the west. (T)
Direct access from:the property to Otterdale Road Relocated shall be limited to one
(1) entrance/exit, generally located approximately midway.of the property frontage.
This access shall be limited to right-tums-in and'right-m-out-only. The exact
location of this access shall be approved by the Transportation.Department. (T)
Direct access from' the _property to East/West Arterial shall be limited to one'
entrance/exit, generally located at the western property line~ The exaCt, location.of
this access shall be approved by the Transportation Department. (T)
'6.
To provide an adequate roadway system at the time of'complete development; the
owner/developer shall be responsible for the following:
ao
Construction of an additional lane of pavement along-the eastbound lanes of
Route 60 from the terminus of the existing right turn storage lane that serves
Otterdale Road Relocated, to the western property line.
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be
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COnstmcti°n of additional Pavement along the eastbound lanes of Route 60 at
the approved access to provide a separate right turn lane, when the Route 60.
access is constructed.as identified in Proferred Condition 2.
COnstruction ofa raised median and one (!) additional lane of pavement
along otterdaleRoad Relocated from Route 60 to 'approximately 200. feet
south of the right-in and right-oat access. The exact length of this
improvement shall be approved by the Transportation Department.
do
Construction of two (2) lanes of East/West Arterial, based on VDOT Urban
Minor Arterial Standards (50 MPH) with modifications .approved by 'the
Transportation Department, from"Otterdale.Road Relocated to the western
property line~
Construction of East/West Arterial.at its intersection with Otterdale ROa. d
Relocated asa three-lane typical section(i.e, one (1) westbound lane and two
(2) eastbound'lanes). The exact length of this improvement shall be approved
by the Transportation. Department..
ConstructiOn of additional, pavement along.Otterdale Road Relocated at the
approved access and at East/West'Arterial .intersection, and along East/West
Arterial.at 'the.-apProved access to provide .left .and right turn .lanes, if
warranted, based on-Transportation Department standards. ' '
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Dedicationi'to chesterfield County, free.and unrestricted, Of any.additional
right-of-Way (or easements).reqUired for the. improvements identifiedabove.
(T)
Prior to any site plan approval,.a phasing plan for the required road improvements, as
identified in Proffered .Condition 5, shall be submitted to and approved ~.by the '.
Transportation Department: (T) ' ~
GENERAL INFORMATION
Location:
South line ofMidlothian Tumpike~ east of Dry Bridge'Road.'Tax IDs 715x710-Part of 8459
and 717-708-Part of 4353 (Sheet 5)..-
Existing Zoning:
A
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03SN0271-JUNE18-BOS
Size:
15.7 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A; Single-family residential and Vacant
South- A with Conditional Use Planned Development; Communications tOwer
East -A; Vacant
West' - A; Vacant
UTILITIES
public' Water System: ' '.
There is an existing twenty-four (24) inch water line extending'along the north-side of
Midlothian Turnpike, opposite the request site. The' request.site is within the area of the
Route 288 Corridor Plan which requires the use of the public Water system. Use of the public
water syStem is required:by county Code. ,
Public Wastewater. System: -
There is an existing twentyrone (21) inch wastewater mink line extending along Michaux
Creek, approximately 5,200 feet northeast of the request site. A fifteen (15) inch wastewater
trunk line is'now under construction to extend the public wastewater systemto the' western
side of Route 288, at a point approximately 3,200 feet northeast of the.request site. A fUture. .
extension' from this fifteen (! 5) inch wastewater tmnk'line wilibe necessary to serVe the
proposed development. The request site is within the area'ofthe Route 288 COrridor Plan
Which requires use ofthepublic wastewater system. Use of the'Public wastewater system is
required by County Code. . '
ENVIRONMENTAL
Drainage and Erosion:
The property drains south and :weSt to an off-site tributary of Tomahawk Creek, which
eventually drains into the SwiftCreek Reservoir. There are ho.existing 'or anticipated on-
or off-site drainage or erosiOn problems. The prope~ is wooded.' and .shoUld-not be
timbered without first obtaining a land disturbance permit 'from the Environmental
4 03SN0271'JUNE18:BOS
Engineering Department (Proffered Condition I). This will ensure adequate erosiOn
Control measures are in place prior to any land disturbance.
Water Quality:
The property is upstream oftheSwift Creek Reservoir. Since it drains into the reservoir, the
developer 'will be subject to paying a pro-rata fee for'construction of BMP facilities to
mitigate impacts of nm offto the'reservoir. 'This issue'will be addreSSed in conjunction with
plan reView.
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. This request will have
minimal impact on fire and'EMS service. '
TransportatiOn:
This request will not limit development to a specific land use; therefore, it. is difficult to
anticipate traffic generation. Based on general' office triprates~ deYelopment could generate
apprOXimately 1,590 vehi¢les~ per. day; These vehicles will.be, distributed alOng' Route :60,
which had a 2001 traffic cotmt of:20,000 vehicles.per day, and.Otterdale Road' RelOcated.
The capacity of this four (4) lanesection of Route 60 is acceptable (Level Of SerVice B)':for
the'Volume of traffic it currently carries.
In conjunction with the.Route 288 PrOject,' part of.Otterdale' ROad :is- being relocated
.("Otterdale Road Relocated") along the east side of the subject property. It will be
constructed as a two (2) lane facility with turn lanes at its intersectiOn with Midlothian
Tumpike.(Route 60). Most of the work 'for Otterdale Road Relocated .is .now comPlete.'
According to the Virginia Department of Transportation, the Route 288'Project is scheduled
to .be Complete by Fall 2003.
In' this .area, the Thoroughfare Plan identifies an east/west .major arterial ("East/West
Arterial"), with a recommended.fight of way width of ninety (90)feet, parallel to and onthe-'
south side of Route 60. The East/West Arterial is planned t° ex'tend from Otterdale:Road,
acrosS the'subject property; to CoUnty Line Road. Theapplicant has proffered to dedicate a
ninety (90) foot wide right of way for'the East/West Arterial from Otterdale Road Relocated
to the western property line, in accordance with that Plan (Proffered· Condition 2).' This~road
will be .generally located alOng the. southern boundaryof the.subjectproperty..
Development must adhere to the.Development· Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (DivisiOn 5). Route 60, Otterdale Road Relocated
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and the East/West Arterial are ideutified on the Thoroughfare P1an as maj or arterials2 AcCess
to maj or arterials should be controlled. The applicant has proffered to limit direct access frOm
the property to Route 60 to one (1) entrance/exit, .generally located.at the western property
line (Proffered Condition' 3). Proffered Condition 3 requires-that an access easement be
recorded across the property to provide shared use of the Route 60 access with the'adjacent
property to the west. The applicant has also Proffered t° limit directaCcess from the property.-
to. otterdale Road Relocated to one (1) entrance/exit, generally located midwaY 0f the.
property frontage (Proffered Condition 4). This access will be limited to right-tums-in and
right-roms-out only. In order to:restrict left tums at this access, the developer has agreed to
construct a.raised median on Otterdale Road Relocated. Another proffer limitsdirect access
from the property to the East/West Arterial to one (1) entrance/exit; generallY located at the.
western property line. (PrOffered Condition 5) ' -. '-' '
The.traffic impact of this development must be addressed. The applicant has proffered tO': 1)
construct an additional lane of pavement along the eastbound lanes of-ROute 60 from the
terminus of the existing right turn storage lane.that serves Otterdal6 ROad Relocated to the
western property line; 2) cOnstruct additional pavement along.the'eastbound lanes, of Route
60 at the approved access to. provide.a separate right mm' lane,.when:the Route.60 access is
constructed; 3) construct a raised median and one (1) additiOnal lane along Otterdale Road
Relocated from Route 60 t° approXimately 200 feet South'ofthe right-in andright-out access;
4)-construct two (2) lanes'of the East/West Arterial from :Otterdale:Road Relocated.to the
western property line; 5) construct the EaSt/West Arterial at. its intersection with Otterdale
Road ReloCated as a three :,(3) 1.ane typical sect,ion (i.e.; one. El) westbound lane and two.(2)
eastbound lanes); and .6)c0nStmct additiOnal ~avement al°fig,Otterdale Road Rel°cated'iit":'
the approved access and at East/West Arterial intersection, and along East/WeStArterial at.
the approved access to provide left and right mm lanes, if warranted;.(Proffered Condition 6)
At time of site plan revieW, specific: recommendations will be provided regarding:aCCessand
internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Route.288 Corridor Plan, which, sUggests the prope!~ and
surrounding area are appropriate for regional employmentcenter usel The Plan also suggests
supporting small-scale retail Uses incorpOrated intO larger developments are alSO appropriate.
Area DevelOpment Trends:
Area properties are zoned Agricultural (A) and are occupied by single, familY residential USes
or are'vacant. The Plan ;anticipates additional employment ceuter, and supporting uses
Continuing in the area. . -
03SN0271 ~JUNE18eBOS
Site Design: . :.
The request, pr°perty lies within-an Employment Center' District. The purpose of the~
EmploYment Center District Standards. is to encourage and .enhance the development of:
quality .office and' industrial parks. Redevelopment ofthe site:or new constmctiOnmust
conform. to the'requirements of the Zoning .Ordinance, which 'address access, parking,
landSCaping, architectural:` treatment, setbacks, .signs, buffers; utilities and screening 'of
dUmpsters and loading areas. -
Architectural Treatment:
Currently, in Employment:CenterDistricts, architectural treatment of buildings, including
materials; Color'and stYle,:must be COmpatible with buildings lOcated, within the sameProject
or within, the same block or directly across any street, COmpatibility may be achieved throUghi:
'the use of similar building~massing, materials, scale, colors and other architectural features,.'
P/s.this .is anticipated to be the first building within_an-expectedlarger development~.:'this
project ~wilI.set the character or'the architecture' in the area.
Within Employment Center Areas;no building extefior may consist of architectural matefials
inferior in quality,.appearance or detail toany other exterior of the same building. There.is;~
:hoWever; nothing to preClUde-the'use of different matefials on different:building' exteriors,
but'rather,'the use'of inferior.materials °n Sides that face adjoining property, lxlo building
exterior maybe constructed of metal Or unadorned concrete blocL
All junction and .accesSory boxes must be minimized from view of. adjacent prope~ and
· public fightS of way by'landscaPing or architectural treatment integrated with the buil~g"
served.' ' ' .
. Mechanical equipment, whether.ground-level or rooftop, must be-screened from view of
adjacent property and pUblic rights'of way and designed t~)-be perceived as an integralPart'°f
the building - ' .-
Buffers and. SCreening:
The zoning' Ordinance reqUires that solid waste storage areas (i~e:~. dumpsters, garbage canS,'..
trash, compactors, etc. ) be ~ereened.from view of adjacent Pr°p0rtieSand public right~'i0i~:~a~.
by a maso~y or Concrete vCali WhiCh is constructed of co~ar-abie:materials to' anddegi~ed;-
to-be comPatible with the ~rinciPal;;building that sUch area. Serves and that such area!~-~
1,000 feet.of any A District not be.serviced betWeen the hours of 9:00 P.m. and'6:00 'a~m.~.
addition, .Sites must be designed ~d.buildings orientedso.:that!oading areas are screened
from. adjacent: properties~Where loading areas' are not permitted, from property in:an
Distrietthat is designated on :the c0mprehensive P1an-for a district in which loading areas are
not.permitted andfrom public rights of way. _
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'
Uses:
In addition to the 0-2 USes the applicant is reqUesting a conditional use to' develop a hotel
with an associated restaurant.on the property. Hotels are permitted with certain restrictions
in Corporate Office (0-2)Districts. If these restrictions cannot be met then the Use may-be
allowed by Conditional Use. In Conjunction with hotels, and-within the same .structures
houSing hotels, restaurants are permitted as an accessory to the hotel.use in an 0-2 District~
If the COnditional Use permit for the'hotel .is .granted, then the reStaurant use'would also be
allowed, under the provisions statedabove.
CONCLUSIONS
The proposed zoning and land Use comPly with the Route 288 'Corridor P1an, whichsuggests the .-
property is:appropriate for regional_emplo~ent center use and are representative' of anticipated area '
development. The Plan suggests small,scale supporting uses incorporated into larger developments..
are also appropriate for this area. The hotel with an associated reS!aUrant would Servei:-~ 'a
supporting use to the future development of an employment center..in addition,.the requirements-Of
the Zoning Ordinance and proffered conditions further ensure land use compatibility and address
concerns relative to erosion control and transportation. ~ . ~ ~...:
Given these considerations, approval of this request, is recommended; ' '
CASE HISTORY
Staff (6/9/03):
The Commission is'scheduled to consider this request on.June'! 7~ 2003.
The Board of Supervisors, on Wednesday, June 18, 2003, beginningat 7:00 p.m., will take under.
consideration this request. '- - . .....
03SN0271-JUNE18-BOS
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