03SN0313-Sep17.pdfSeptember 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
05 SN0313
Douglas R. Sowers
Dale Magisterial' District
SOuth line of Courthouse' Road
REQUEST: Rezoning~om Agricultural (A) to Neighborhood Office (O-1).
PROPOSED LAND USE:
Office uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
Ao
The proposed zoning and land Use do not comply with the Central Area Plan,
which suggests the property is appropriate for residential development of 1.0 to
2.5 dwelling units per acre.
Bo
The proposed zoning and land uSe. are not compatible with existing and
anticipated development along this portion of the Courthouse Road Corridor.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
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.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED
BY THE'PLANNING coMMIsSION.)
PROFFERED CONDITIONS
The Owners-applicants 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 'themselves
and their successors or: assigns, proffer that the'development of the property known as
Ches,terfield County Tax ID 751-677-5012-00000 (the ,'Property") under conSideration-will be
developed according to the following conditions if, and' only if, the rezoning requeSt.for O-1 is
granted. In the event'the request is denied or approved with conditions not-agreed'to by the
Owners-Applicants, these proffers and conditions shall be immediately null and void and of no
further force or effect.
(STAFF/CPC) 1.
Timbering. Except for :the timbering approved'by the Virginia
State 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 have been
installed. (EE)
(STAFF/CPC)
2. The public water and wastewater systems shall be used. (U)
(STAFF/CPC)
o
Prior to any site plan approval, a fifty (50) foot wide right-of-Way
fora special access street from Courthouse Road to the southern
propertY line (the "North/South Access Road") 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)
(STAFF/CPC)
Prior to any site plan apProval~'a fifty (50) foot wide right-of-way
for a special access street from the North/South AcceSs Road to
adjacent properties, as determined by the .Transportation
Department, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. The exact location ofthis right-of-
way shall .be approved bythe Transportation Department. At the
time of site plan review, the-Transportation Department may
modify this condition to allow an access easement, acceptable to.
the Transportation Department, to be recorded in lieu of dedicating
the right-of-way. (T)
(STAFF/CPC)
o
Direct access from the property to Courthouse ROad shall be
limited to the North/South Access Road. (T)
2 03 SN0313-SEPT 17-BOS
(STAFF/CPC)
Prior to the issuance of a certificate of occupancy, additional
pavement shall be constructed on Courthouse 'Road at the
North/South Access Road to provide a right turn lane. The
developer shall dedicate any additional right-of-way (or easements)
required for this improvement, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(ST_AkFF/CPC)
Nullifcation: The property owner and developer (the "Developer")
in this zoning ease, purSuant to 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield
County for themselves and their sUccessors or assigns proffer that
the development of the property known as Tax ID No. 751 677 012
00000 (the "Property")under consideration will be developed
according to the foregoing conditions, if, and only if, the rezoning
request applied for herein, is granted. In the event the request is
denied or approved with Conditions not agreed to by the Developer,
the proffers and conditions shall immediately be null and void and
ofn° fuaher force or effect. If the zoning is granted, these proffers
and conditions will supersede all proffers and conditions now
existing on the property. (P)
GENERAL INFORMATION
Location:
South 1ine of Courthouse Road, across from Claridge Drive. Tax ID 751-677-5012
(Sheet 16).
Existing Zoning:
A
Size:
12.7 acres
-Existing Land USe:
Single family residential
Adjacent Zoning and Land. Use:
North - R-7; Single family residential
South, East and West - A; Single family residential or vacant
3 03 SN0313-SEPT 17-BOS
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line that extends along the south side of
': Courthouse Road, adjacent to the request site.' Use of the public.water system is intended
and has been proffered. (proffered Condition 2)
Publie~WaStewater System:
:~:' The public wastewater system is not directly available to serve the reqUest Site; This site
is within the area:of potential service fOr the proposed Qualla Farms pump Station. AS
proposed, the Qualla Farms Pump Station .will discharge-to the Sunnybrook wastewater
collector System, which .has existing capacity reStrictions limiting that systems ability to
serve additional~ development. Upgrading of the'existing wastewater lines, within~portions
.of the' Sunnybmok collector system will be necessary. Use 'of the public wastewater
system is intended and has been proffered. (Proffered Condition 2)
ENVIRONMENTAL
Drainage and Erosion:
The property drains west and then via tributaries to Swift Creek. There.are no existing or
- anticipated on, oroff-site, drainage or erosion problems. The property is .wooded and
should not be' timbered without first obtaining, a land disturbance' permit from the
Environmental Engineering Department (Proffered Condition 1). This will ensure
adequate erosion control measures are in place prior to any land disturbance.
PUBLIC FACILITIES
Fire Service:
The Airport-Fire/Rescue Station, Company Number 15, provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on fire and
EMS service.
Transportation:
The property (12.7 acres) is currently zoned Agricultural' (A). The applicant is'requesting
rezoning from Agricultural (A) to Office (O-1). This request will not limit the property to
a specific Use;-therefore; it is difficult to anticipate:traffic generation. ~ Based on general
office trip rates, this development could generate 1,340 average daily trips (ADT). These
vehicles would be distributed along Courthouse Road, which-had a 2002 traffic count of
18,000 vehicles per day.
4 03 SN0313-SEPT 17-BOS
Development'must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal Circulation 0)ivision 5). The Thoroughfare
Plan identifies Courthouse Road as a major arterial. Access to major arterials such as,
Courthouse Road, should be controlled. The applicant has proffered to limit access to
Courthouse-Road to one (1) public road (''the' North/South Access Road"), (Proffered
Condition 5)
In .2001, Courthouse Road was widened to a four (4) lane divided roadway from Hull
Street Road (Route 360) to Route 288. As part of that project, a crossover was
constmcted, on. Courthouse Road to serve the subject 'property. The Zoning Ordinance
requires owner(s)of ProPerties adjacent to crossovers 'to provide shared access with
adjacent properties, as determined by the Transportation Department, by easements
and/or public right of Way.
There xs apprOximately 180 acres, including the subject property, currently zoned
Agricultural (A) that is bounded by Route 288. to the south, residential development east
of Qualla .-Road, "Courthouse .Road to .the north and 'residential development along
Richland Road. The Central Area Land Use:Plan suggests that this property would be
- appropriate for residential development at 1.0 to 2:5 units per acre. In developing an.
access plan for this fUture residential development, public road rights of way should be
provided from COurthoUSe Road at the crossover through the subject property to those
adjacent properties. The applicant has proffered to dedicate a fifty (50) foot wide right of
-way for a special access street ("the. North/South: Access Road") from CoUrthouse Road
to the southern boundary of the property (Proffered Condition 3). The applicant has also
prOffered to dedicate a fifty (50) foot wide right of way for a special access street from the
North/South Access Road to adjacent properties (Proffered Condition 4). At the time of
· site plan review, if the Transportation Department determines that the adjacent properties
to the east and/or west of the subject property could be.developed without the need for
public 'roads but rather could be served by access easements, Proffered Condition 4
allows for this modification.
The traffic- impact of this development must be. addressed. As part of the Courthouse
Road' widening project, a left mm lane was constructed, at the crossover, which serves the
property. The applicant has proffered to construct a right mm lane on Courthouse Road
at the North/South Access Road intersection. (Proffered Condition 6)
At the time of site plan review, specific recommendations will be made regarding internal
circulation.
LAND USE
Comprehensive Plan:
The request property lies in the Central Area. Plan which suggests the property is
appropriate for residential use at a density of 1.0 to 2.5 dwelling units per acre.
5 03 SN0313-SEPT 17-BO S
Area Development Trends:
SurroUnding properties are zoned Residential (R-7) and Agricultural (A) and-are occupied
by single-family residential dwellings in Estridge Subdivision and on acreage parcels or
are vacant.
Site Design:
Currently, the request property lies within an Emerging Growth Area. The'purpose of the
· Emerging Growth District Standards isto promote high quality, well-designed Projects.
Therefore, if this request is apprOved, redevelopment of the site must conform to the
Emerging Growth District Standards of the Zoning Ordinance which address access,
parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters and loading areas.
CONCLUSIONS
The proposed zoning and land use do not comply with the Central Area Plan.which suggests the
property is appropriate for residential development at a density of 1.0 to 2.5 dwelling units per
acre. In addition the proposed zoning and land use are not compatible with 'eXisting and
anticipated development along this portion of the Courthouse Road Corridor.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/1.9/03):
The applicant did not accept the staff's recommendation, but did accept the Planning
Commission's recommendation.
There was' support present. Those in support indicated the proposal will have less impact
than other possible zoning,
Mr. Gulley noted he would support the request,, but that such support should not be
construed as the position he would take on similar requests on Courthouse Road, between
Routes 60 and 360.
On motion of Mr. Litton, seconded by Mr. Stack, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
6 03 SN0313-SEPT17-BOS
.AYES: Unanimous.
The BOard of Supervisors, on Wednesday, September 17, 2003, beginning at 7:00 p.m., will take
under~consideration this request.
7 03 SN0313-SEPT17-BOS
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