04SN0206-Apr28.pdfM=ck ~ ~ ~"O~ CPC
April 28, 2004 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
04SN0206
James R. Hudson, Jr.
. REQL~ST~
. Midlothian Magisterial District
East line of North Providence Road
Rezoning from Neighborhood.BusineSs (C-2) to Community Business (C,3).
pROPOSEr) tam) USF,:
A commercial complexCousisting ora motor Vehicle wash, motor vehicle service,
retail and restaurant:uses is proposed. With approval of this request, uses
Permitted on the .Property would be those uses permitted by right or with
restrictions inthe Community BusinesS (C-3) Dislrict.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND. APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
.STAFF RECOMMENDATION
Recommend approval for the fOllowing reasons:
.A. . The proposed Zoning.and:land uses conform with the Eastern Midlothian Plan.
which suggests the property is appropriate for community mixed uses.
The proposed land.uses are representative of, and compatible with,' existing and
anticipated area commercial development.
(NOTE: THE ONLY CONDITION ~THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing a FIRST CHOICE Community Through EXcellence in Public. SerVice.
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 CONDITIONS
(STAFF/CPC)
1. Public water shall be used. (U)
(STAFF/CPC) 2.
Except for timbering approved by the Virginia State:Departmem 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 installed. .
(STAFF/CPC) 3.
Direct access from the property to' North Providence Road shall be
limited 'to one (1) entrance/exit. The exact'location-of this
enUanee/exit shall be approved by the TransportatiOn Department.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
.Prior to any site plan approval thirty-five (35) feet,of right of way
onthe east side of Providence Road, measured from the eentefline
of that part of Providence Road immediately:· adjacent to the
property, shall be dedicated, free .and unrestricted~ to .and for the
benefit of Chesterfield County. (T)
Prior to issuance of a certificate of occupancy, an' additional lane of
pavement shall be constructed along North providence Road for
the entire property frontage. (T)
(STAFF/CPC) 6.
-A decorative fence, a minimum of four (4) feet in height shall be
installed generally along the. southern property line. The exact
design' and treatment shall be approved at the time of Site plan
review. (P)
GENERAL INFORMATION
Location:
Fronts the east line of North Providence Road at Twinridge 'Lane and the west line of
Buford Road, north of Midlothian Turnpike. Tax ID 759-706-4759 (Sheet 7).
Existing Zoning:
C-2
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Size:
1'.7 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - C-2; Office or vacant
South - C-2, C-3, and C-5; Commercial or office
East - C-3; Office
West - C-3; Commercial or office
UTILITIES
Public Water System:
The public water system' is available to. serve, this site.- A twenty (20) inch water line
extends along the west side of North Providence Road opposite this site and a ten (10)
inch water line extends along Buford ROad, adjacent to'this site. Use of the public water
system is intended. (Proffered Condition 1)
Public Wastewater System:
The public wastewater system is available to serve this site. An eight (8) inch wastewater
collector line extends along the eastern boundary of North Providence Road, adjacent to
this site. In addition, eight (8) inch wastewater collector lines terminate adjacent to both
the northern and southern boundary of this site. Use of the public wastewater system is
required bY CoUnty Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to its.southeast comer adjacent'to Buford Road and then via storm-
sewer systems to tributaries of Pocoshock Creek. The Property is wooded 'and should not
be timbered without first obtaining a land disturbance permit. This will ensure adequate
erosion control measures are. in place prior to any land disturbance. (Proffered COndition
2)
There are currently no .on- or off-site drainage 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 not
impact fire and emergency medical services.
Transportation:
The property( 1.7. acres) is located between North Providence' Road and Buford Road just
'north of Midlothian Turnpike (Route 60). The applicant is requesting rezoning from
NeighbOrhood Business (C-2) to Community Business (C-3).
This request will not limit the Property to a specific use; therefore, it is-difficult to
anticipate traffic generati°n. Based on shopping center trip rates, develOpment of the
property could generate-. 2,200 average daily trips (ADT). These 'vehiCles would be
· distributed along North Providence Road and Buford Road. The 2003 traffic count on
North Providence/Buford Road between Route 60 and Pinetta Drive was 8,100 vehicles
per day:
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 North Providence Road as a collector 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 along North Providence Road in accordance with that Pla~. (Proffered Condition
4). Access to collectors such as North Providence Road should be controlled. The
applicant has proffered that direct access to North Providence Road will be limited to one
(1) entrance/exit (Proffered cOndition 3). Due to the horizontal-curve on North
Providence Road just north of the property, this access may need to be located towards
the southern property line to achieve adequate sight distance. The property is also
anticipated.to have access to Buford Road.
The traffic impact of this deVelopment must be addressed. North Providence Road
adjacent to the property has~a three (3) lane, undivided typical section (two (2)
southbound lanes and one (1).northbound lane). Just south of the property, North
Providence Road hasa four (4) lane, undivided typical section (two (2) southbound lanes
and two (2) northbound lanes). In order to provide a four (4) lane typical section adjacent
to the property, the applicant has proffered to construct an additional lane of pavement
along North Providence Road for the entire property frontage. (Proffered COndition 5)
At time of site plan review, specific recommendations will be made regarding access and
internal circulation.
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Comprehensive Plan:
LAND USE
Lies within' the boundaries of. the Eastem Midlothian Plan which suggests the property is
appropriate for community-scale commercial and office development.
Area DeVelopment Trends:
Surrounding properties tOthe south, east andwest are zoned Community Business (C-3)
. and General Busmess "(C,5) and are occupied by retail, restaurant and office uses.
Properties to the nOrth are ZOned Neighborh0odBusiness (C-2) and Corporate Office (O-
2) and are occupied by. office uses or are~ currently vacant. It is anticipated that
Commercial'develbpmedt'will continue within the'N°rfla Providence Road, Bifford Road
· .'and' Midlothian TUrnpike boundaries, transitiorfing to office uses moving north along
Buford Road, conSistent with the'recommendationS of the Plan.
Zoning History: -
-- On April 26, 1989, theB°ard of Supervisors. accepted withdrawalof a request for
Conditional Use Planned~ Development to permit a 198 foot communicationS tower in a
Convenience Business.03~l) District... (Case 88SN0063)
Site 'Design:
The request property lies-within'the Post Development Area District. The purpose of this
district's standards' is. to provide-flexible' design criteria in areas that have eXperience
development to. enSure ~continuity. Development of the site must conform to the Post
Development Area requirements of the Ordinance. These standards address access,
parking, landscaping, architectural treatment, setbacks, sigmas, buffers, utilities, pedestrian
access and screening of dumpsters and loadingareas.
Architectural Treatment:
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 mass'rog, materials, scale, colors and other
architectural features.. No building exterior, which., would be visible to public 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·rights of. Waybylandscaping 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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Buffers and Screening:.
Currently, Solid waste storage areas (i.e., dumpsters, garbage cans, trash COmpactors, etc.)
be screened from view of adjacent property and publicdghts 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 9i00 p.m. and 6:00 a.m. In addition, sites mnst be designed
and buildings oriented so that loading areas are screened from any property where loading
areas are prohibited andfrom.public rights of Way.' ..
With the approval of this request, outside storage would be permitted-as a restricted use.
Outside storage.areas cannot exceed ten (10). Percentof the gross 'floor' area of the
principal use and must'be screened from view of adjacent .properties that have no such
areas and from eXternal public fights ofway.
Fencing:
In an 'effort to address, adjacent property owners' and tenants' concerns relative to
maintaining pedestrian traffic on-site, Proffered Condition 6 requires the installation of a
fence, a minimum of four (4)feet in height, . generally located along :.the southern
boundary of the request site.
CONCLUSIONS
The proposed zoning and land uses cOnform with the Eastern Midiothian Plan which suggests the
property is appropriate for community mixed uses. The proposed land uses are representative of,
and compatible with, existing, and anticipated area commercial development.
Given these considerations, approval of this request is recommended.
CASE 'HISTORY
Applicant (3/16/04):
In response 'to adjacent proPertY owners' and' tenants' concerns, Proffered Condition 6
was submitted.
Planning Commission Meeting (3/16/04):
The applicant accepted the recommendation. There was no opposition present.'
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On motion of.Mr. Gecker, seconded by Mr. Bass, the Commission recommended
approval and. acceptance of the proffered cOnditions on page. 2.
'AYES: Unanimous.
The Board of Supervisors, on Wednesday, April 28, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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