03SN0243-June18.pdfjUne. 18, 2003 BS
STAFF' S
REQUEST ANALYSIS
RECOMMENDATION
03SN0243
13800 Hull Street Associates, L.L.C.
REQUEST:
Clover Hill Magisterial District
North line of Hull Street Road
ReZoning. from Light Industrial (I- l) to. Corporate Office (0-2) and 'Neighborhood
.BusinesS (C-2).
PROPOSED LAND USE:
Commercial and office uses, except as restricted by proffered conditions, are Planned,
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND' ACCEPTANCE.OFTHE PROFFERED CONDITIONS ON
PAGES .2 THROUGH' 5.
STAFF .RECOMMENDATION
Recommend apprOval for the following reasons:
Be
The proposed zoning and land use conform to the Upper Swift Creek Plan which
suggests the property is appropriate for neighborhood-oriented retail uses .that
incorporate design controls to provide transition to residential uses.
Proffered conditions Provide maximum compatibility with, and minimal impact
upon, the surrounding .residential development. Proffered conditions address
architectural, buffer, lighting and signage controls that further e~ksure land use
compatibility and transitiom
Providing a FIRST CHOICE Community Through'Excellence in Public Service.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A.BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS.' THE 'CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND.THE
COMMISSION.. CONDITIONS-WITH.ONLY A "STAFF" ARERECOMMENDED SOLELYBY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS'
RECOMMENDED BY THE PLANNING COMMISSION.) - .
PROFFERED CONDITIONS
The Owner (the-"Owner") in this zoning case, pursuant to Section 15.2'2298 of the Code of Virginia
(1950 as amended) and the Zoning'Ordinance of Chesterfield County,..for itself and its successors.or
assigns, proffers that the development of the property known aS Chesterfield' County Tax
Identification Numbers 727-673-4313 and 727-673,1442 (the "Property!') under COnsideration.wilIbe -"
developed according to the followingconditions if, and only if, the rezoning request for C-2 and O.2
is granted. In the event the request' is denied or approved with conditions not agreed toby the
Owner, the proffers and conditiOns shall immediately be null and Void and of no further fome or
effect. If'the zoning is granted, these Proffers and conditions will' supersede all proffers and
conditions noW existing on the Property:
(STAFF/CPC) 1.
Buffers. A fifty (50) foot buffer shall be provided .'alOng the.
northern property 'line adjacent to Tax ID 727-673-3980..This
buffer shall comply with the requirements ~of the Zoning Oral'manee
for fifty (-50) foot buffers, except that no treesgreater than' twO-(2)
inches in-Caliper shall be remOved .from. the 'buffer excePt-as
necessary to permit the installationOf utility lines running generally i'
perpendicular through the buffer, unless the planning Commission,
at the time of site plan review, .approves the' removal of trees
greater than two (2) incheS in caliper provided' that other measures
are taken to preserve the intent to maintain, trees of. greater-than:two
(2) inches in Caliper.' Nothing herein shall limit the removal:of
diseased, dying or dead Vegetation from the buffer. (P)
(STAFF/CPC) 2.
Building Height.
a. Within the Neighborhood Business (C-2) Portion. of the
Property, buildings shall not exceed a height of two (2) stOries
or thirty (30) feet, whichever 'is less,: except, that an.entrance
feature may be up to forty (40)feet in height.
Within the Corporate .Office (0'2) portion of the prOPerty,
any building or portion ofabuilding that is located within 125
feet of the northern property line adjacentto Tax ID 727,673-
3980 shall not exceed a height of one'(I) story or twenty-four
(24).feet, whichever is leSs. Within the Corporate Office (O-
2) portion of the Property, any-building or portion °fa
2 03SN0243,JUNE18-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
building that is located greater than 125 feet from the northern
property, line adjacent to Tax ID 72.7-673-3980 shall not
exceed a height .of two (2) Stories or thirty (30)' feet,
whichever is less. (P)
Building Location. Within the Corporate Office (0,2) portion of the
Property, no buildings, parking or driveway facilities shall be located
closer than seventy,fiVe (75) feet from the northern property line
adjacent toTaxID 727-673-3980. Parking and driveways thatserve
any building or portion of a building located within 125 feet of the
northern property line adjacent to Tax ID 727-673-3980 shall be
located south of such building. At the time of site plan review, the
Planning Commission may modify this,condition if it is determined
that :the employment of measures such as landscaping, grading:or
other design features Will effectively minimize the visibility of i:
parking areasfrom the Watch:Hill Subdivision. (P) ..
Signage. Each freestanding sign shall be a monument style sign and
the shape of the sign'face shall not be a uniform rectangle or square,
but rather' shall have a shape similar-to the sign faces fOr the
outpareels !oeated within 'Harbour Pointe ShOpping Center.-. The
base/strUcture of each monument sign .shall be constructed of the
same material and colors as the building to which the sign refers. (P)
Lighting.
ao
Within the Neighborhood'. Business (C-2) portion' of the
ProPerty, freestanding parking lot lights shall not:eXceed.
twenty (20) feet in height and shall have a shoebox design.
Within the Corporate Office (0-2) portion of the Property,
freestanding-parking lot !ights shall nOt exceed twelve.'(12)
feet in height, .shall have' a shoebox design,' and shall be
sodium vapor unless the Planning Commission, at the time of
site plan review, approves, an alternative to sodium vapor
lighting which Will not adversely affect adjacent properties.
EXcept for security lighting at'building entrances and-exits,
there shall be no exterior building mounted lighting in the
Corporate Office (0-2) portion of the Property within 100 feet
of residentially zoned prOperty, excluding Tax IDs 727-673-
3980 (Brandermill Development ComPany Limited
Partnership) and 727-673,1202 (Clover Hill-Fire Station). (P)
Prohibited Uses.
ao
The following uses shall not be permitted within the
Neighborhood Business (Ct2) portion of the Property:
3 03 SN0243-JUNE 18-BOS
111.
iv.
Churches and/or Sunday schools; ' -
Funeral homes or mortuaries;
Rest, conValescent or nursing'homes and other, group
.care facilities; and.
Automobile self-service stations.
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
10.
11.
The following uses shall not be permitted 'within' the.~
Corporate Office (0-2) portion of. the Property:
i. Churches and/or Sunday schools;
ii. Convalescent homes, nursing homes and rest homes;
iii. Group care facilities; and '~ -
iv. Funeral homes or mortUaries,' (P)
NUmber of Buildings. No more than three.(3) freestanding buildings
shall be developed on the Property~ (P)
Access tO 'Route 360. The existing driveway aCcess.to ROUte 360 for
the Property shall be closed. Then,~ the Property shall be permitted
one (1) direct access to Route 360. The exact locationofthis access
shall'-be approved by the TransportatiOn Department; (T)
ROad Improvements. To provide an'adeqUate'roadway system, .the
Owner shall be responsible for the fOllowing:
a. Construction of an additional lane of pavement along :Route
360 for the entire Property frOntage.
b. Construction of additional'pavement along ROute 360 at the
approved access, if constructed, .to provide a separate right
mm lane based on TranspOrtatiOn'Department standards.
c. Dedication to Chesterfield County, free. and unrestricted,l.Of
. any additional right-of-waY (Or easements)reqUired for the
'improvements identified above.. (T)
Phasing Plan. 'Prior to any site plan apprOval; a phasing plan :forthe
required road improvements, as identified in Proffered ConditiOn 9,
shall: be submitted to and approved by the Transportation Department.
(T) -
Timbering. With the exception of timbering which has been
approved by the Virginia State Department- of- Forestry. for the
purpose of removing dead or diseased-' trees, there .ghall be-no
timbering on the Property until a land disturbance permit has been
obtained frOm the Environmental Engineering. Department and the
approved devices have been instalied:~-(EE) . ~
4 03 SN0243-JUNE18-BOS
(STAFF/CPC) 12. Architectural ComPatibility.
(STAFF/CPC)
13.
(STAFF/CPC) . 1'4.
Within the Neighborhood Business (C-2) portion of .the
Property; all buildings shall be compatible in architectural
style, colors and materials ~to building(s) on Tax IDs 727-
673~6256 (commOnly known aSHarbour View Professional
Center) and 727-673:7830 (commonly known as BB&T).
Roofs shall be standing-seam metal. All visible rooflines
shall have a pitch substantially similar to that used on.Tax:
IDs 725~672-9524 and-8118 (commonly known .as
Walgreen's at HullStreet Road and Temie Lee Parkway),
unlesS modified by' the Planning Commission at the time of
site plan review.
Within the Corporate Office (0-2) portion of the PropertY,
all buildings shall be compatible in architectural style, COlors
and materials to building(s) on Tax ID 727-673-2763. All
visible rooflines shall be pitched substantially :similar to. the
pitch used on Tax ID 727,673-2763 and-shall be
dimensional· architectural shingles substantially similar in
COlor to.roofs on buildings on Tax ID-727-673-2763. (P)
Landscaping.' In .conjunction.with'the instal!ation of the required
perimeter .landScaping within the Corporate Office (0-2) portion of
the. Property, Leyland Cypress trees, or other similar evergre, en
approvedby the Planning Commission at.the time of site plan review;
shall:be installed parallel to .the northern property line adjacent to Tax
ID 727-673-3980 and in continuation with and spaced substantially
similar to.the existing row of Leyland CYPress trees located east of
the Property on Tax ID 727-673-2763. This landscaping requirement
is in addition.to the perimeter landscaping requirement specified in
the Zoning Ordinance. (P)
Site Plan Approval. Site plans shall.be submitted to the Planning.
Commission for review and approval/(P)
GENERAL INFORMATION
Location:
North line of Hull Street Road, west of Harbour View Court.'TaxlDs 727-673,Part of 5817
and 7621; 786-653-0382; .and 786-654-0329 (Sheet 26).
5 03 Slq0243-JUNE 18-BOS
Existing Zoning:
I-i
Size:
8.0 acres
Existing Land Use:
Office and vacant
Adjacent Zoning and Land Use:
North
SoUth
East
West
-I-1; Vacant
- 14 with Conditional Use Planned Development; Commercial or vacant
--C-3 with Conditional Use; Office or vacant .
- R-7 with Special Exception and Conditional Use Planned DeveloPment and R,7;
Public/semi-public (fire station/water tower/commUnicationS tower), or vacant
UTILITIES
Public
Water System:
There is an existing twenty-four (24) inch water line.that extends along the north side of'
Hull Street .Road, adjacent to this Site. The existing structure on' this site
the public water system. Use of the public water system is requiredbY-County Code~
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line. extending along the nOrthern
boundary of this site and an eight (8.) inch wastewater collector line extending across this Site
to Serve the parcel, adjacent to the site's eastern boundary; The existingstmcture on this:site-
is. connected to the public:, wastewater system. Use of the public wastewater system" is "~
required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains north via open ditches and storm sewers to an existing BMPin Harb0ur
Pointe Shopping Center, then proceeds approximately 2,000 feet to SWift_Creek Keservoir.
There are currently no on- Or off-site drainage or erosion problemS and nOne are anticipated
'after development. The .majority of the property is wooded and, as 'SUch, Should not be
timbered without first obtaining a land disturbance permit. This wil!ensure that adequate
6 -. 03SN0243-JUNE18:BOS
erosion control measures are in Place prior to. any land disturbance activity. (PrOffered
Condition 11')
PUBLIC FACILITIES
Fire Service:
The property is currently serVed by the Midlothian Fire Station, Company NUmber 5, and the
Forest:View Volunteer Rescue Squad. This request .will have minimal impact on fire and
emergency medical service.
Transportation:
The entire property, eight (8)acres, .is currentlY.zoned Light Industrial (I-1). Based on light
industrial trip. rates, development could generate approximately 450 vehicles per day.:The
applicant is requesting rezoning on the northern half of the property to Corporate Office-(O-
2), and rezoning on the southern half of the Property to-Neighborhood Business (C-2).: This
request will not limit development to a specific land use; therefore, it is difficult to anticipate
traffic generation. Based on general'office and shoppingcenter triP rates, development could
generate approximately 4;340 vehicles per day. These vehicles will be distributed along.Hull
Street Road (Roate 360).
The 2001 traffic volUmes along the section of Route 360 from Otterdale Road to.Route 288
range from 15,000 to 61,000 vehicles per day. The volUme of traffic from Woodlake Village
parkway to Route 288: exceeds the capacitY' of the road, and drivers experience extreme
congestion, especially during peak periods. The Virginia Department of Transportation'Six-
Year Improvement Pro,am provides' funding for only.preliminary engineering and right of
way acquisition to widen Roate 360'to six (6) and .eight (8) lanes from Swift Creek t°
Winterpock Road. Right of way acquiSition is underway: Due to State budgetary shortfalls,
no-Construction funds have:been.allocated to this project.
Development must .adhere to the-Development Standards 'Manual in the Zoning Ordinance,
'relative to access and internal circulation (Division 5).-Access to major arterials, such as
Route 360, should be controlled. In:conjunction with development ofthe subject property, an
access drive was constructed across the comer of the adjacent parcel to the west'and ontd
Route. 360, The access that serves the'subj ect property is located 0n Route 360 approximately
250 feet west of the Harbour View Court/Deer Run Dri. ve intersection. Due to the proximity
of 'the. access to that intersection, no additional development on or redevelopment .of the
subject.property should occur and utilize the existing Ronte 360 access. The applicant has
proffered to close the existing Route 360 access that serves the property, and will then be
permitted one (1) direct access from the property to Route 360 (Proffered Condition 8). This
access'should be located approximately 500 feet west of the Harbour View Court/Deer Run
Drive intersection.
7 03 SN0243-JUNE18'BOS
The traffic impact .of this development must be addressed. The applicant has Proffered to
construct an additional lane .of pavement along Route 360 for the entire property frontage,
and provide a separat6 right mm at the approved'access based on Transportation.Department
standards. (Proffered Condition 9) .
· At time of site plan review, specific recommendations will be provided regarding access to
Route 360 and internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the Property is
appropriate fOr neighborhood-oriented retail uses.
One (1) of the goals of the Plan is to provide transitional land uses between disSimilar uses.
These transitional land uses should be of an intermediate intensity between., the differing
designations so as to avoid abrupt shifts in neighboring land uses. The subject property is
lOcated at the Western edge of a neighborhood mixed use node that is:'focused around' the
Harbour Pointe Parkway/Hull Street Road intersection. Single family residential
development is established north of the-subject proPerty, with. public/semi-public uses
located to the west (fire· station/school). Development· of the'subject proPerty should
accommodate proper land use transitions to both the north and west.
Area Development Trends:
The subject property is surrounded by the Harbour Pointe Shopping Center and office
development to the east; Clover Hill Fire Station and Clover Hill High SchooltO the west;
and-the Watch Hill Subdivision development to the north.. Properties to the south have been
developed as part of the Deer Run Shopping Center. As'an infill tract, it is anticipated thai
development on this property will provide a land use transition from' the eastern
neighborhood mixed use node.to the public/semi public useS to the west, as Well as from the
Hull Street Road CorridOr to the existing residential developments to the. north.
Site Design:
Currently, 'the request Property lies within an Emerging Growth Area and the Route 360
Corridor West Design Area. Development of the site must conform to the requirements of
the Zoning Ordinance which address access, parking, landscaping, arehiteeturaltreatment,
setbacks, signs, buffers, utilities and screening of dumpsters and loading areas.
8 03 SN0243-JUNE18-BOS
USes:.
··Uses permittedin the Neighborhood BUsiness (C-2)and-the Corporate Office(O-2) portions-
of the pr°perry .would :be those uses permitted'bY..:.right, or restrictions in these respectful
Zoning districts, except as limited by Proffered Condition 6.
.i~ : :The sUbject' property .lies within the RoUte-360 Corridor West in. the regional and
cOmmunity mixed:uSe .area of the Upper .Swift Creek Plan. Within this area, the
~.-- ~:.' architecmral'.style of buildings must 'use :eleinents: :'that'intermpt the linear pattern and
~-~ i.' '-.' pr0Vide-'large~scale:foCal elements, and pedestrian scale, elements. Further';. the architectural
.i "-i' treatment Of-all'buildings shall be compatible with ~buildings located within the same
"" _i" .-:.':-. "Project-°r.within the same block or'directly aCroSs any-road. Located on the western edge
· · Of the' Harbour.P°inte Commercial/office development, the Ordinance would'require that
devel°Pment, of-the Subject property 'be architemraily cOmPatible with'this adjacent
~ - ~- . ' development.
_.. In response to area residents' concerns, the aPplicant has proffered that buildings
· . .developed in.the. Neighborhood Business (C~2). portiOn .of the project be architecturally
' ": '-; '."' ·.i': comPatible With specific contemPorarY-stYlc' buildings located in. the Harbour Pointe
"" ~ : commercialtoffice.project .and: that 'buildings developed: in the Corporate. Office (0-2)
-~ : - portion be 'ComPatible with a specifiCresidential,style building within, that'same project
i .. (Proffered Condition'_I2). As previoUsly noted,.the Ordinance reqUires architectural
compatibility. Within the:same project. At locations Where existing buildings do not meet
this Ordinance requirement for'compatibilitY~ -the Director of Planning may.-waive this
· - : ' '. requirement, Although.the varied architectural style andmaterials for the propOsed office
-,. : commerCialbUildings don°t meet this compa~ibili~ standard, they are.cOnSistent with
the.development pattern established within the'Harbour Pointe commercial/office project
and' provide for ~architectural compatibility.between the.proposed office development and
' ' the adjacent residential-subdivision to the north. As a' resUlt, the Director has indicated an
.'-.. :. intent to ad~stratiVely waive the'requirement'for architectural compatibility Withinthe
- ' same project inconsideration of the applicant's intent, to provide architectural transition
from Hull Street 'ROad to the adjacent residential development.
: Building Height and Location:
. - In response to area residents' concems, proffered Conditions limit the height and the number
.- ' .-. ' of buildings on the subject property.' Currently, theOrdinance restricts the height of buildings
within 200 feet of the residential developmentofWatch Hill to two (2) stories or thirty (30)
feet, whichever is 'less', BeYond this distance; building height may be increased to three (3)
stories or. forty-fiVe (45) feet, whichever is less, The' applicant has proffered that any
building or portion thereof located within 125 feet:Of the northern boundary of the subject
property'cannot exceed a height of one (1) story or twenty-five (25) feet, whichever is less.
Beyond this 125 foot distance, building height may be increased to two (2) stories or thirty
9 03 sN0243-JUNE 18-BOS
(30) feet, whichever is less. Entrance features within the commercial tract may be UPto forty
(40) feet in height (Proffered Condition 2). In addition, a maximum of three (3) buildings
may be located on the property. (Proffered Condition 7)
Currently, the ZOning Ordinance requires a minimum setback for buildings, parking and
drives of twenty (20) feet from the northern boundary of the subject property. In.responseto
area residents' concerns, Proffered Condition 3 requires.that this setback be increased to a
minimum of seventy-five (75)' feet. Further, to minimize the views of parking areas from the
adjacent Watch Hill Subdivision, any parking and driveways that serve any building or
portion of a building located within 125 feetof the northern property line-must be located
south of such building(s). This. condition may be modified by the Planning Commission at
the time of site plan review subject to measures that accomplish the same intent. (Proffered
Condition 3) ~
Buffers, Screening and Landscaping:
The Zoning Ordinance requires that solid waste storage areas (i.e., dUmpsterS,.garbage cans,
trash compactors, etc.) on property which is adjacent to an R District be screened from view
of such district by a masonry or concrete wall which is ConStructed of comparable materials
to and designed to be compatible with the principal building that Such area serves and that
such area within 1,000 feet of any R District not be serviced between the hours of.9:00 p.m.
and 6:00 a.m. In addition, siteS must be designed and bUildings oriented so that loading areas
are screened from any property where loading areas are prohibited and'from pUblic rights of
wa3,. (
Adjacent property to the north is zoned Light Industrial (I-1). The Zoning Ordinance does
not require the provision of a buffer along this northern property line. 'Nothing would
preclude this adjacent I-1 property, which measures approximately fifty (50) feet in width,
from being cleared of existing vegetation, thereby exposing the adjacent..Watch 'Hill
Subdivision to direct view ofthe subject property. Therefore, the provisiOn ofabuffer onthe
subject property would appropriate. The applicant has agreed to provide a fifty (50) foot
buffer along this northern property boundary. In response to area residents' concerns, .no
trees greater than two (2)inches in caliper can be removed from the buffer unless approved
by the Planning Commission at the time of site plan review. (Proffered Condition 1)
In response to area residents' concerns, proffered conditions require that.a roTM of evergreen
trees be installed parallel to the northern boundary of the property and aligned with similar
plantings on an adjacent property to the east. These plantings are in addition to perimeter
landscaping requirements of the Ordinance. (Proffered Condition 13)
Lighting:
In response.to area residents' concerns, proffered conditions restrict the height' and design of
freestanding parking lot lights. The height of such lighting would be reduced as development
occurs closer to the residential areas to the north. Further, use of building mounted lighting,
10 03SN0243-JUNE18-BOS
except for security lighting, is precluded within 100 feet of the residential property to the
north. (Proffered Condition 5)
Signs:
Since the subject property will be architecturally-incorporated imo the adjacent HarbOur
Pointe Shopping Center, the proffered conditions for the design of freestanding si~tms within
the commercial and office tracts are consistent with those applicable to. the'Harbour Pointe
Shopping Center. (Proffered Condition 4)
Site Plan Approval:
In response to area residents' concerns, Proffered Condition 14 requires that~:all Site plans
be considered for approval by~ the Planning Commission rather 'than through an
administrative review. It should be noted that the criteria under Which' a. site .plan is
considered'is consistent for both administrative and COmmisSion revieWs .and only allows
actions which are intended to ensure compliance'with the Ordinance and.conditions of
zoning.
CONCLUSIONS
The proposed zoning and land use conform to the Upper Swirl Creek 'Plan' which ·suggests the
property is appropriate for neighborhood-oriented retail Uses that !incorporate design. 'controls to
provide transition to residential uses~
Proffered conditionS provide maximum compatibility with, and minimal impact-upon, the
surrounding residential development. Proffered conditions address architectural,~buffer~ lighting and
signage controls that further ensure land use compatibility and transition.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (5/12/03):
Revised and new proffered conditions were.submitted. Those proffers addressed concerns
expressed by area property owners and the Clover Hill Commissioner. relative to buffers
(Proffered Condition 1), architectural compatibility (Proffered Condition 12.a.) and site plan
approval (Proffered Condition 14).
11 03SN0243rJUNE18-BOS
Planning Commission Meeting (5/20/03):
The applicant accepted the recommendation.
There was no oPposition present.
On motion of Mr:Gulley, seconded by Mr. Litton, the commission recommended approval
of this request and accepted the proffered Conditions on pages 2 through 5.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, June 18, 2003', beginning at 7:00 p.m., will take under
COnsideration this request.-
12 03 SN0243-JUNE 18-BO S