94SN0100^ ...... ~ "~ I c~"l CPC
August 25, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0100
The Chesterfield County Planning Commission
Clover Hill Magisterial District
10198, 10200, 10202, 10210, 10220 and 10222 Hull Street Road
BEQUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USF:
Various commercial .uses exist on the property. These uses include a retail
center, motel and fast food restaurant. Continued commercial use of the
property is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
S-I:AFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform to existing on-site and area
general commercial development patterns along this portion of the Hull Street
Road Corridor.
Bo
The development standards of the Zoning Ordinance ensure quality
development and land use compatibility for any new uses or site
improvements.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS MAY PROFFER OTHER CONDITIONS.)
GENERAL INFORMATION
Location:
North line of Hull Street Road. Tax Map 49-7 (1) Parcels 22 and 38 and Part of
Parcels 31, 45 and 46 (Sheet 14).
Existing Zoning:
A
Size:
5.8 acres
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - A; Public/semi-public (Manchester Volunteer Rescue Squad)
South - B-3; Commercial
East - B-2 and B-3 with Conditional Use Planned Development; Commercial
West - R-7 and B-3 with Conditional Use Planned Development; Public/semi-public
and commercial (church)
PUBLIC FACILITIES
Utilities; Environmental; Fire Service:
This request will have no impact upon these facilities.
.Transportation:
This request will not limit development to a specific land use; therefore, it is difficult
to anticipate traffic generation. Most of this property has already been developed for
commercial uses. Based on fast food restaurant with drive through window and
specialty retail trip rates, development/redevelopment could generate approximately
5,300 average daily trips. These vehicles will be distributed along Hull Street Road
(Route 360) which had a 1991 traffic count of approximately 36,000 vehicles per
day.
94SN0100/WP/AUG25N
Development of this property must adhere to the Zoning Ordinance relative to access
and internal circulation (Article 7). There is a signalized crossover on Route 360
located towards the eastern part of the subject property. Property that aligns a
crossover should be developed so that surrounding properties also have direct access
to that crossover. A public road and/or an access road with appropriate shared access
easement(s) should be developed to ensure that adjacent properties have access to
the crossover. The design of the road should include controlled access and no "on-
street" parking. A north/south and east/west road should be developed through the
subject property to serve adjacent properties (see attached). As the subject property
develops/redevelops, staffwill recommend development of an access road system that
can best serve the area based on current conditions. At time of site plan review,
specific recommendations will be provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the Powhite/Route 288 Development Area Land Use and Transportation
Plan., which designates the property for light commercial use.
Zoning History:
At one point in time, each of the subject properties were zoned commercially and
have subsequently been developed for commercial uses. Through various County
actions, however, the properties were zoned to an Agricultural (A) classification.
In June, the current owner of Parcels 38 and 45 (i.e., Route 360 Motel) on Tax Map
49-7 (1) requested that the Planning Commission initiate an application to rezone the
parcels to C-5 to permit the existing motel. Staff also requested that the Commission
include rezoning of Parcels 22 and Part of Parcels 31 and 46 on Tax Map 49-7 (1)
to bring the zoning into conformance with the existing and proposed uses located on
these properties. The Commission took action to initiate this application at their June
meeting.
Area Development Trends:
Area development to the south, east and west, along Hull Street Road, is
characterized by commercial zoning and land uses. Properties to the north and
northwest of the request site have been developed for public/semi-public uses (i.e.,
Calvary Baptist Church and Manchester Rescue Squad).
3 94SN0100/WP/AUG25N
Site Design:
The request property has been developed for commercial uses with access to Hull
Street Road.
The request property lies within the Hull Street Road Emerging Growth Area.
Redevelopment of the property or 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
of dumpsters and loading areas.
Architectural Treatment:
Within Emerging Growth Areas, building exterior which would be visible to any
agricultural or residential district or any public right of way may consist of
architectural materials inferior in quality, appearance, or detail to any other exterior
of the same building. There is, however, nothing to preclude the use of different
materials on different building exteriors, but rather, the use of inferior materials on
sides which face adjoining property. No portion of a building constructed of
unadorned concrete block or corrugated and/or sheet metal may be visible from any
adjoining agricultural or residential district. No building exterior may be constructed
of unpainted concrete block or corrugated and/or sheet metal. Mechanical
equipment, whether ground-level or rooftop, must be shielded and screened from
public view and designed to be perceived as an integral part of the building. New
construction must conform to these standards.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature be separated from any residentially zoned property or any property being used
for residential purposes by the principal building 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. New construction
must conform to these standards.
With the approval of this request, outside storage would be permitted. Outside
storage areas must be screened from view of adjacent properties which have no such
areas and public rights of way.
4
94SN01 00/WP/AUG25N
Adjacent property to the northwest is zoned Residential (R-7). The Zoning Ordinance
requires a minimum 100 foot buffer along the northwestern property boundary of the
request site for any new construction. At the time of site plan review, the Planning
Commission may modify this buffer if adequate screening can be provided in a lesser
width. In addition, at such time that adjacent residential property is zoned or utilized
for a non-residential use, the buffer can be further reduced or eliminated.
Conclusions:
The proposed zoning and land uses conform to existing on-site and area general
commercial development along this portion of Hull Street Road. Specifically, the
request property is developed for a motel, a retail center and a drive-through
restaurant while adjacent properties along Hull Street Road are zoned General
Business (B-3) and have been developed commercially, and adjacent property to the
east, north of Hull Street Road, is zoned Community Business (B-2) with a
Conditional Use Planned Development to permit a motel (a General Business (B-3)
use). In addition, the development standards of the Zoning Ordinance ensure quality
development and land use compatibility for any new construction or redevelopment
of the property. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/17/93):
There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Marsh, the Commission recommended
approval of this request.
AYES: Unanimous.
The Board of Supervisors on Wednesday, August 25, 1993, beginning at 7:00 p.m., will take
under consideration this request.
5 94SN0100/WP/AUG25N
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