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94SN0142REQUEST ANALYSIS AND RECOMMENDATION 94SN0142 The Chesterfield County Board of Supervisors Matoaca Magisterial District Off the southeast line of Woods Edge Road REOUEST: Rezoning from Agricultural (A) and Light Industrial (M-l) to General Industrial (I-2). PROPOSED LAND USE: Industrial uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL 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 Southern and Western Area Plan, which designates the property for moderate industrial use. Bo The proposed zoning and land uses conform to existing and anticipated area industrial development patterns. C. The requirements of the Zoning Ordinance ensure quality 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.) PROFFERED (STAFF/CPC) CONDITION So as to minimize the view from the west into the property, a fifty (50) foot buffer shall be provided alon8 the western property boundary adjacent to the CSX Railroad ri§hr of way. Facilities, utilities and other improvements and uses, including access, shall be permitted within this buffer provided the spirit and intent of the buffer is maintained, as determined at the time of site plan review. The exact treatment of the buffer shall be approved at the time of site plan review. Further, this buffer may be modified or reduced at the time of site plan review in accordance with Section 21.1-227 (i) of the Zoning Ordinance. GENERAL INFORMATION Location: Off the southeast line of Woods Edge Road. Tax Map 149-16 (1) Parcels 1 and 2; Tax Map 150-9 (1) Parcel 2; and Tax Map 150-13 (1) Parcels 2 and 3 (Sheets 41, 42, 49 and 50). Existing Zoning: A and M-1 Size: 284.96 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - M-l; Industrial or vacant South - A; Vacant East - A and M-2 with Conditional Use Planned Development; Vacant West - A and M-l; Single family residential or vacant 2 94SN0142/WP/D ECl 5G PUBLIC FACILITIES Uti lities: Public Water System There is an existing twelve (12) inch water main that terminates at the intersection of Woods Edge Road and Woods End Road, which fronts the northwest property line of the request site. Use of the public water system is required by Ordinance. Results of a computer simulated flow test indicate that sufficient flow and pressure should be available to meet domestic and fire protection demands of the proposed use. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System There is an existing fifteen (15) inch wastewater line located on-site. Connection to the public wastewater system shall be required for any structure which is located within 200 feet of a gravity wastewater service, or the use utilizes more than 3,000 gallons of water per day. Use of the public wastewater system is required by Ordinance. The results of a computer simulated hydraulic analysis indicate that sufficient capacity should be available to accommodate the domestic waste flows generated by the proposed use. Environmental: Drainage and Erosion Property drains to Tinsberry and Swift Creeks and ultimately to the Appomattox River. No existing or anticipated drainage or erosion problems. Wide floodplains exist on the southern portion of the property, adjacent to Swift Creek. Development must comply with the requirements of the Chesapeake Bay Preservation Act. In addition, on-site basins should be utilized to control runoff from development. Off- site easements and improvements may be necessary to accommodate increased runoff. Fire Service: Enon Fire Station, Company #6. County water flows and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (i.e., National Fire Protection Association and Insurance Services Office). 3 94SN0142/WP/D EC 15G Fire lanes must be provided in compliance with the Chesterfield Fire Prevention Code, Section 313. The proposed zoning and land uses will generate additional need for fire protection services. A proffer has not been received to address this need. Should the property owner(s) desire to do so, offering the fire protection cash proffer would be appropriate. 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 approximately 11,000 average daily trips. These vehicles will be distributed along Woods Edge Road which had a 1992 traffic count of 10,178 vehicles per day. Approximately 1,300 acres east of 1-95 along Ruffin Mill Road and Woods Edge Road are zoned for industrial use. When this property is developed, it is expected to generate approximately 25,100 average daily trips. In addition to the subject property west of 1-95, there are approximately 150 acres north of Woods Edge Road zoned for industrial use which could generate an additional 4,700 average daily trips. Approximately 40,800 average daily trips will be generated by the previously zoned industrial property and by development of the subject property. Ruffin Mill Road and Woods Edge Road will need to be widened to four (4) lanes to accommodate this traffic. In addition, the Ruffin Mill Road/l-95 Interchange (i.e., Walthall Interchange will need to be reconstructed. Parts of Ruffin Mill Road and Woods Edge Road will need to be relocated. The reconstructed interchange and road relocations will require acquisition of most of the commercial developments/properties in the area (see attached sketches). The East/West Freeway identified on the .Thoroughfare Plan intersects 1-95 at the Walthall interchange. The reconstructed Walthall interchange should be designed to accommodate the freeway. No funds are included in VDOT's Six Year Plan for the reconstruction of the interchange. Before significant development occurs in the area, the County should prepare a detailed design of the interchange so that the necessary right of way for the reconstruction can be acquired. The County should include the interchange reconstruction ($20 million), the widening of Woods Edge Road ($2.5 million) and the widening of Ruffin Mill Road, ($1.5 million), in the Capital Improvement Program (CIP) unless VDOT agrees to include the interchange reconstruction in their Six Year Plan. Unless these improvements are provided, serious congestion and unacceptable levels of service will occur. 4 94SN0142/WP/D ECl 5G Development of the subject property must adhere to the Zoning Ordinance relative to access and internal circulation (Article 7). Access to Woods Edge Road will be provided via Woods End Road. The CSX Railroad crosses Woods Edge Road approximately 200 feet west of the Woods End Road intersection. Due to the proximity of the railroad tracks, the Woods End Road intersection should be relocated farther east to provide adequate separation of approximately 500 feet. Road improvements must be provided to mitigate the impact of traffic generated by the requested densities. In developing the subject property, additional pavement should be constructed along Woods Edge Road at the intersection of relocated Woods End Road to provide left and right turn lanes, and a traffic signal should be installed at the relocated Woods End Road/Woods Edge Road intersection, if warranted. These improvements will need to be funded by the County CIP and VDOT Six Year Plan. Parks and Recreation: The proposed Greenwa¥ Master Plan designates the Swift Creek Corridor for pedestrian trails. It is anticipated that as development occurs along Swift Creek, a system of pedestrian trails will be encouraged. As part of this trail system, easements for pedestrian access are needed. The purpose of these easements will be to construct a pedestrian trail with a natural surface (gravel or mulch). This trail would eventually connect with other trails to be constructed on various properties along the Corridor. Construction and maintenance of the trail will be the responsibility of the Department of Parks and Recreation. Parks and Recreation will negotiate pedestrian easements during the site plan review process. LAND USE General Plan: Lies within the boundaries of the Southern and Western Area Plan, which designates the property for moderate industrial use. Area Development Trends: The request property lies adjacent to Swift Creek to the south, Route 1-95 to the east and the CSX Railway to the west. Adjacent properties are zoned industrially or agriculturally and are occupied by single family residences, industrial uses or remain vacant. 5 94S N0142/WP/D EC 15G Site Design: The request property lies within an Emerging Growth Area. 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. It should be noted that the Zoning Ordinance requires a minimum 200 foot setback for uses within !-2 Districts from Agricultural (A) Districts. This setback would apply to any improvements on the request property adjacent to the CSX Railroad which borders a portion of the western property boundary and an adjacent Agricultural (A) parcel which is occupied by a single family residence and surrounded on three (3) sides by the proposed I-2 zoning. This setback would not apply to property boundaries adjacent to vacant agriculturally zoned parcels to the south and east, which are designated on the Plan for industrial uses, so long as these parcels remain vacant. At the time of site plan review, facilities must be located so as not to encroach into the 200 foot setback along the western property boundary unless a Variance to the setback requirement is obtained. It should be noted that there is a Zoning Ordinance Amendment pending which would delete requirements for setbacks adjacent to railroads. Depending upon the timing of this development and the final action on the Ordinance Amendment, the 200 foot setback adjacent to the railroad may not be required. The majority of the request property is vacant and heavily vegetated. It should be noted that the Zoning Ordinance requires the retention of trees, eight (8) inches in caliper or greater, within setbacks along public rights of way, to include Route 1-95, unless removal is approved by the Director of Planning. At the time of site plan review and/or site clearing and grading, special consideration must be given to the preservation of these trees. Architectural Treatment: Within Emerging Growth Areas, no building exterior which would be visible to any agricultural 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 agricu Itu ral or residential district or any public right of way. 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 adhere to these requirements. 94SN0142/WP/D EC 15G 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 property being used for residential purposes by the principal building, and that such area within 1,000 feet of any 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 adhere to these requirements. 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. In an effort to address concerns expressed by property owners to the west, the property owner of the Agricultural (A) parcel submitted a proffered condition requiring a fifty (50) foot buffer along the CSX Railroad right of way. Any improvements within the buffer would have to be located so as to minimize the view into the property from the west. Further, the buffer could be modified or reduced by the Planning Commission at the time of site plan review. Area and adjacent property owners will have an opportunity to participate in the site plan review process at which time detailed information will be available relative to specific uses and site design. Conclusions: The proposed zoning and land uses conform to the Southern and Western Area Plan, which designates the property for moderate industrial use. In addition, the proposed zoning and land uses conform to existing and anticipated area industrial development patterns. The requirements of the Zoning Ordinance ensure quality development. Therefore, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (11/1 6/93): The owners of the subject property and the representative accepted the recommendation. 7 94SN0142/W P/D EC 15G There were area residents present who expressed concern that they had not had sufficient opportunity to evaluate the impact of the proposed zoning and development. They requested that the case be deferred to allow an opportunity to meet with staff. The representative agreed to meet with area residents prior to the Board of Supervisors' public hearing. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request. AYES: Unanimous. County Staff and Area Residents (11/22/93): A meeting was held to discuss the proposed zoning and concerns related to the proposed zoning. Concerns were expressed relative to visibility of future improvements on the subject property from the property to the west; potential noise; and potential access across the railroad to Happy Hill Road. Concerns were also expressed that the existing zoned Agricultural (A) property is designated for industrial use by the Comprehensive Plan. One (1) area resident suggested that the Agricultural (A) property not be rezoned and be maintained as a buffer. Staff noted that the Zoning Ordinance addresses screening of loading areas as well as outdoor storage areas. It was also noted that adjacent and area property owners would have an opportunity to participate in the site plan review process, at which time more detailed information would be available relative to specific uses and site design. There was some discussion relative to the potential for a sound barrier; however, staff noted that such a barrier, located on the east side of the railroad, would have the affect of increasing rail traffic noise in the neighborhood to the west. The Director of Economic Development agreed to discuss the neighborhood concerns with the property owner of the subject request in an attempt to address the concerns through conditions in excess of Zoning Ordinance requirements. 8 94SN0142/WP/D ECl 5G Board of Supervisors Meeting (11/23/93): Due to an error in notification, this case Commission for reconsideration. was referred back to the Planning Property Owner of the Agricultural (A) Zoned Parcel (12/3/93): Following discussions with County staff, the property owner submitted the proffered conditions, as discussed herein. Planning Commission Meeting (12/8/93): The applicant's representative accepted the recommendation. A concerned area resident was present. Concern was expressed relative to the impact on property values; noise; visibility of the development from the neighborhood to the west; design standards; and the impact on the environment. It was indicated that the proposed zoning conforms to the Plan. It was noted that the placement of any sound barrier on the east side of the railroad would have the affect of increasing rail traffic noise in the neighborhood; that the proffered condition relative to a buffer coupled with the Zoning Ordinance requirements would minimize the view of the development from the neighborhood to the west; and that air and water quality would be regulated by the State and Federal governments. It was further noted that adjacent property owners would be notified of site plan review and that adjacent and area property owners could participate in the site plan review process. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered condition on page 2. AYES: Messrs. Miller, Cunningham and Marsh. ABSENT: Messrs. Gulleyand Easter. The Board of Supervisors on Wednesday, December 15, 1 993, beginning at 7:00 p.m., will take under consideration this request. 9 94SN0142/WP/D EC 15G END M-/ N',, M-/ E 94SN0142 M-/ Il Il I,, I/ ~'-£ END 'F~I i~___.__~ LEGEND .:~A_'::_--':-'.-: . " ~ WATER LINES "":"- ..... ' ",,"' "~ 'X_~'+~ - ~.__-_.:~.:~ - , ::.~ _ ct4.SNol4Z -1 I SUBJECT PROPERTY INDUSTRIAL ZON, ED PROPEP, TY ROU'TE I0 / / % ' I \ I %. ..,,.., COUNTY THOROUGHFARE PL.AN N INTE~b~FATE INN TEX~O OLD STAGE HOTEL EXISTING WALTH ALL INTERCHANGE Subject Property (C(~se =t$-94SN0142) CONCEPTUAL DESIGN FOR RECONSTRUCTED WALI'HALL INTERCHANGE ~ Su'bjec~ Property (C~se =~94SN1042) q4 5A/OI4-Z-4-