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July23, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0265
Brace R. Anderson
Midlothian Magisterial District
West line of Ruthers Road
REQUEST:
Rezoning from Agricultural (A) and Light Industrial (I-l)with Conditional Use
Planned Development to Light Industrial (I-l) with Conditional Use Planned
Development to permit exceptions to Ordinance requirements.
PROPOSED LAND USE:
Expansion of an' existing machine shop and conStruction of a self-storage facility
are.proposed. Exceptions to setbacks are also requested. With approval of this
request, other Light Industrial (I, 1) uses would be Permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF ~THE
PROFFERED CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conform to the .Eastern Midlothian Plan which
suggests the property is appropriate for Light Industrial (I-l) uses.
Bo
The existing light industrial use (machine shop), which has been in operation for
approximately thirty (30) years, has been, and.. continues to be, compatible, with
existing area development.
Providing a FIRST CHOICE Community Through Excellence in public Service.
Co
The proposed zoning and land uses are compatible with, and_ representative of,
existing and anticipated industrial development along this portion of Ruthers
Road.
Do
The requested setback eXception adjacent to the Residential Townhouse (R-TH)
District is appropriate with the recommended conditionthaf effectively addresses
transitions to the Providence Green development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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.)
CONDITION
(STAFF/CPC)
In conjunction with the granting of thiS request, an.exception to setbacks
from the adjacent R-TH District shall be granted along the western
boundary of the site. Uses shall be located at least thirty-five (35) feet
from any R-TH District, located to the west, provided building(s) are
designed to provide a screen of activity on the subject property from :the
adjacent townhouse development, with no openings in the wall facing the
property line to the west except for those necessary for. fire/rescue access.
Should this screening design not be achieved, uses~shall be located at least
fifty (50) feet from 'any R-TH DistriCt bordering the western property line.
(P)
PROFFERED CONDITION
(STAFF/CPC)
Prior tO any site plan approval, thirty-five (35)feet of right of way on the
west side of Ruthers Road measured from the centerline of that part of
Ruthers Road immediately adjacent to he property, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County. (T)
GENERAL INFORMATION
Location:
West line of Ruthers Road, north of Provincetown Drive. Tax IDs 761-705z1052, !874,
2862, 2954 and 3532 (Sheet 7).
Existing Zoning:
A and I-1 with Conditional Use Planned Development
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6.0 acres
Size:
Existing Land Use:
Light Industrial (machine shop) and single family residential
Adiacent'Zoning and Land Use:
North
South
East
West
Public Water System:
C-5; Commercial (60 West Shopping Center)
R-TH; Residential townhomes (Providence Green)
C-3, 0-2, A with Special Exception and A with-COnditional Use Planned
Development; Single 'family residential, offices and machine shop
R-TH and C-5 with Conditional Use Planned Development; Residential
townhomes (Providence Green) and church~
UTILITIES
There is an existing twelve (12) inch water line extending along both Ruthers ROad and
Provincetown Drive, adjacent to this site. The request .site is-connected to the public water
system. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along Provincetown
Drive, adjacent to this site. In addition, an eight (8) inch wastewater cOllector extends
along the northern and western boundaries of this site. Use of the public wastewater
system is required by COunty COde.
ENVIRONMENTAL
Drainage and Erosion:
The property drains south to a tributary of Pocoshock Creek, which forms the southern
property line. There are currently no on- or off-site d~ainage or erosion problems with
none anticipated after development.
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PUBLIC FACILITIES
Fire Service:
The Buford Fire Station, Company Number 9, and Forest View Volunteer Rescue Squad
currently provide fire protection' and emergency medical service. This request will have
minimal impact on fire and emergency medical services.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on-light industrial trip rates, development could
generate' 340 average dally trips. These vehicles will be distributed along Ruthers Road,
which had a 2003 traffic count of 5,955 vehicles per day. Sections of Ruthers Road have
twenty-four (24) foot wide pavement with two (2) foOt shoulders. The capacity of this
road is acceptable (Level of Service D) forthe volume oftraffc it currently carries.
The Thoroughfare Plan identifies Ruthers Road as a collector road with a recommended
right of way width of seventy (70) feet. The applicant has proffered to dedicate thirty, five
(35) feet of right of way, measured from the centerline of Ruthers Road, in accordance
with that Plan. (Proffered COndition)
At time of site plan review, specific recommendations will bec:provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies'within the boundaries of the Eastern Midlothian Plan which suggests the property is
appropriate for light industrial uses.
Area Development Trends:
Proper~ to the north is zoned General Commercial. (C-5) and is developed as the 60 West.
ShoPPing Center. Properties to the south and west are zoned Residential (R, TH) and are
developed as part of the Providence Green Subdivision~ ProPerties to the east are zoned
Agricultural (A), Community Commercial (C-3) and Office (0-2) and'are developed for
office, light industrial and residential uses. It is anticipated' that properties along the east
and West lines of Ruthers Road, south' of Midlothian Turnpike and-north of provincetown
Drive will be redeveloped for light industrial uses,, conSistent with the' recommendations
of the Plan.
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Zoning History:
On February 26, 1975, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved a Conditional Use to-permit a machine shop on a
2.16 acre parcel, subject to several conditions (Case 758010). This property represented a
portion of the tract under the current request.
On July 25, 1979, the Board of Supervisors, upon a favOrable recommendation bythe
Planning Commission, approved a rezoning from Agricultural (A)t_o Light Industrial (M-
1) with a COnditional Use Planned Development on a 2.42 acre parcel (79S 124). Several
conditions were imposed to include a master plan, limitation-on uses (machine shop),
hours of operation, architectural treatment, signage .and parking. The property
represented a portion of the.tract under the current request.
On June 23, 1982, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to a Conditional Use Planned
Development (Case 79S 124) to permit expansion of the machine shop and exceptions to
bulk requirements (Case 82S057). Several conditions were imposed to include a master
plan, limitation on uses (machine shop), hours of operation, architectural treatment,
signage and parking.
Site Design:
Currently, the request property Hes within a Post. Development Area. -Redevelopment of
the site or new construction must 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:
The current Ordinance requires .that architectural treatment of buildings, including
materials, color and style., shall be compatible with buildings located within the same
project. Compatibility may be achieved through the use of:similar' building massing,
materials, scale, colors and other architectural features.
Within POst Development Areas, no building exterior which would be viiible to 15ublic
rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet
metal. All junction, and accessory boxes must be minimized .from view of'adjacent
property and public fights of way by landscaping or .architectural treatment integrated
with the building served. Mechanical equipment, whether ground-level or rooftop, shall
be screened from view of adjacent property and public, rights of way and designed to be
perceived as an integral part of the building.
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Setbacks:
Currently,-the Ordinance requireS that both permitted and accessory uses within the Light
Industrial (I-1) District be located a minimum of 100~feet from any Residential
Town_house (R-TH) District. The applicant has requested that this setback be reduced
along the western property line to thirt3~-five (35). feet if the design of the bUilding(s)
located on the subject prOperty accomplishes a screen of on-site actiVities from the
adjacent townhouse develOpment. Otherwise, such uses would maintain a minimum fifty
(50) foot setback from the R-TH property.
The building design, in combination with buffeting within the reduced setback, should
effectively minimize the impact of this proposed development upon the adjacent
residential property. Alternatively, a fifty (50) foOt setback and buffer effectively
provides transition between varying land uses while provid'mg some flexibility in site
development.
Buffers and Screening:
The Ordinance reqUires that sOlid waste storage areas (i.e., dUmpsters, garbage cans, trash
compactors, etc.) be screened from view of adjacent property andpublic rights of way by
a solid fence, wall, dense evergreen plantings or architectural feature, and that such area
within 1,000 feet of any residentially zoned property or property used' for residential
purposes 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 way.
Adjacent properties to the.south-and southwest' are zoned Residential Townhouse (R-TH)'
and are occupied by Single family residences. The Ordinance requires a minimum fifty
(50) foot'buffer along the south and.southwestern property boundaries of the request site
adjacent to this R-TH propertyl At the time of site plan. review;:the:Planning Commission
may modify this buffer under certain circumstances. The. requested reduction in building
setbacks to a minimum of thirty-five (35) feet along the southwestern property line ,will
necessitate a reduction in this buffer requirement.' It would be appropriate to' grant this
reduction, provided a minimum buffer width of thirty 00) feet is maintained adjacent to
the eXisting townhouse develOpment. These details will be ewaluated at the time of site
plan review.
CONCLUSIONS
The proposed zoning and land.uses conform to the EaStern Midlothian Plan which suggests the
property is appropriate for Light. Industrial (I-1) uses..Further, the Proposed z0ning and land uses
are compatible'with, and representative of, existing and anticipatedindustrial develOpment along
this portion of Ruthers Road. The exiSting light' industrial use (machine shop), which has been in
operation for approximately thirty (30)~Years, has been, and' continues Io be, compatible with
existing area development.
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The requested setback exception adjacent to the Residential Townhouse (R, TH) District is
appropriate with the recommended condition that effectively addresses transition to the
Providence Green: development while providing some flexibility in site development.
CASE HISTORY
Planning Commission Meeting (6/17/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended
approval of this request subject to the Condition and acceptance of the Proffered
Condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July, 23, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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