04SN0234-June23.pdf STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
June 23, 2004 BS
04SN0234
360 Capital Partnership.
Matoaca Magisterial District
South line of Hull Street Road
REQUEST: Rezoning from Agricultural (A) to Regional Business (C-4).
PROPOSED LAND USE:
No specific use is proposed. It is anticipated that this property will develop in
conjunction with other Regional Business (C,4) properties 'located to the soUth
and east as one (1) project:
PLANNING COMMISSION RECOMMFNDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. LITTON, BASS, GULLEY AND WILSON
ABSENT: MR. GECKER.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the Powhite/Route 288 Developmem Area Plan suggestS the property is
appropriate for light commercial uses~ given the size and location of this property
in combination with adjacent properties zoned C-4 at the Hull Street Road/Route
288 imerchange, Regional Business (C-4) uses wOuld be appropriate.
Providing a FIRST CHOICE Community Through Excellence in Public Service
B. The proposed zoning and land use are representative of, and compatible with;~
existing and anticipated area commercial development~ - ·
C. Existing development standards and proposed conditions further.ensure land 'Use
compatibility 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
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 and wastewater shall be used; (U)'
(STAFF/CPC) 2. Except for timbering approved by the Virginia State Depatament.of
Forestry: for the purpose of removing dead or diseasedtrees,. 'the3e'
shall .be no timbering on the. Property until a land_' disturbance
permit has. been obtained froTM the. Environmental. Engineering. :' ' .
Department and the approved devices installed. (EE) :
(STAFF/CPC) 3. There shall be no direct access ~Om the pr°pertYt° RoUte 360~(T)
(STAFF/CPC) 4. TO Provide an adequate roadway system at the'timeof c°mplete"
development, the developer shall 'be resPonsible for_'.the
construction of an additional lane of pavement along the entire
property'frontage on Route 360. 'The:exact' length of.:this
improvement shall be ·approved by .the' Transportation DePartment:
(T) .
(STAFF/CPC) 5. Light poles shall have a maximum height of twenty (20) feet wi~
the required building setback along RoUte360 and shalt not'exceed
a height'of twenty-five (25)feeton,the remainder of the property.".
(p)
(STAFF/CPC) 6. The developer shall be responsible for notifying.the, last. known
representative of Glen Tara Subdivision, Brandemfill-community
AssoCiation and the 360. West Corridor Committee of the
submisSion of any site plan' submission. Suchn°tificatiOn 'shall
occur at least twenty-one (21)days prior.to'the approval: -of sUCh
plans. The developer shall provide the Planning Department with- a
copy of the notice. (P)
04SN0234-JUNE23-BOS
Location:
GENERAL INFORMATION
South line of Hull Street Road, approximately 870-feet east of Lonas Parkway.
' '' ' 738-681-3505 (Sheet 16).
Existing Zoning:
-Size:
Tax ID
1.0 acre
EXisting Land Use:
Vacant
Adjacent Zoning and Land Use:
North - C-3; Commercial
South and East - C-4; Single family residential or vacant
West - A; Vacant
UTILITIES
Public Water System:
A twenty-four (24) inch water line extends along the north side of Hull Street Road
opposite this site. In addition, a twelve (12) inch water line extends from Bridgewood
Road, along the sOuth'side of Hull Street. Road and terminates approximately 330 feet
east of this site. Use ofthe public water system is intended. (Proffered Condition 1)
Public Wastewater System:
An existing eight (8) inch wastewater collector, line extends along Lonas Parkway and
terminates approximately 950 feet southwest of this site. Use of the public wastewater
system is intended. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains southwest via small tributaries to Nuttree Creek. There are currently
no on- or off-site drainage or erosion problems with none anticipated after development.
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The property is wooded and should not be timbered without first obtaining a land-
disturbance permit from the Environmental Engineering Department. 'This will-insure
that adequate erosion control measures are in place prior to any land disturbance.
(Proffered Condition 2) ' '
PUBLIC FACILITIES ~ ~ . -
The Clover Hill Fire Station,VCompany Number 7, and Manchester Volunteer RescUe.
Squad Currently provide fire protection and emergency medical service.. This request Will
have only minimal impact on fire and emergency medical services. ' ' '': ·: '.'
When the property is developed; the number of hydrantS, quantity of water needed for fire
-protection and access requirements Will be evaluated during the plans review process. _
Transportation: _ ' · ' '
The subject property consists of One (1) acre currently zoned Agricultural: (A).- The'-'
property is located on the south side of HUll Street Road '(Route .360) betWeen Lonas
Parkway and Bridgcwood Road. The applicant is requestingrezoning from. At0 Regional
Business (C-4).
This request Will not limit development to a specific land use; therefore,-'it.is difficult to
anticipate traffic generation. Based on fast food restaurant With drive throUgh iwindow ~
trip rates, development could generate 2,500 average daily triPs.-..Traffic generated'bY this
development Will be distributed along Route 360, which had a 2003-traffic volUme, of
52,600 vehicleS per day between Route 288 and Genlto Road.
Development must adhere to the Development Standards ManUal in the. zoning..
Ordinance relative to access and internal circulation (Division 5). 'Access tO major
arterials, sUch as Route 360, should be controlled. The applicant-has proffered that there
WilI be no direct access from the property to Route 360 (proffered Conditi°n 3).. AcCess
to Route 360 Will be provided through the adjacent.properties that are Currently 'zoned for .
a large mixed-use development (the 360 Capital Partnership project). ' .
The traffic impact of this development must be addressed, The applicant has proffered to
construct an additional lane of pavement along Route 360 for the entire' property-frontage.
(Proffered Condition 4)
At' time of site plan review, specific recommendations Will be made regarding internal..
circulation. '
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/Route 288 Area Development Plan which
suggests the property is appropriate for.' light commercial uses. The Plan, which was
adopted in 1985, basically reflected the zoning designation at that time. Given the size
and location of the property in combination with adjacent properties zoned C-4 at the
Hull Street Road/Route 288 interchange, Regional Business (C-4) uses are appropriate.
This 'Regional Business (C-4) zoning is consistent with the land use designation
suggested for properties located within the other quadrants of this interchange as reflected
in the Upper Swift Creek Plan,' adopted in 1991.
Area Development Trends:
PropertieS to the north are zoned Community Business (C,3) and are developed for.
commercial uses. Properties to the south and east are zoned Regional Business (C-4) as
part of Case 95SN0197 and currently remain vacant. Property to the west is zoned:
AgriCultural (A) and remains vacant. It is anticipated this agricultural property will
eventually be rezoned and assembled-with the adjacent C-4 properties as part of this
overall development.
Zoning History_:
On May 24, 1995, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of an adjacent 219.4 acre tract from
Agricultural (A), Residential (R-9), Residential Townhouse (R-TH), Corporate Office (O-
2) and Community Business (C-3) to RegiOnal Business (C-4) with Conditional Use to
permit ·outside storage and multi-family residential and townhouse residential uses (Case
95SN0197). A mixed use development with office, commercial, light industrial and/or
residential uses was planned. In 1997, an additiOnal 2.5 acre tract was incorporated into
this project (Case 97SN0162). In 1997 and.2004, amendments to these cases were
approved (Cases 97SN0239 and 04SN0196). Several conditions from these cases.
affecting utilities, timbering, access, lighting and' site plan notification were proffered as
part of the current request, in part, to provide continuity in incorporating this one (1) acre
tract within the overall C-4 development.
Site Design:
The request property lies within the 360 Corridor West Area Highway Corridor District.
The purpose of this district's standards is to recognize specified areas of the County as
unique and to enhance patterns of development in those areas. Except as addressed by
existing conditions of zoning, development of the site must conform to the Highway
Corridor District standards and the Emerging Growth Area District requirements of the
Zoning Ordinance. Together, these standards address access, parking, landscaping,
5 04SN0234-JUNE23-BOS
architectural treatment, setbacks, signs, buffers, pedestrian access, utilities and' screening
of dumpsters and loading areas. ~'
Architectural Treatment:
Currently, within the Route 360 .Corridor West Area, the Ordinance requires, a clearly
identifiable architectural theme, for a project that provides for building elements 'that'
break up large building masses with a pedestrian scale environment between parking
areas and buildings. The architectural treatment of buildings must be compatible' with-
buildings located within the same project.or within the .same block or directly across any
road, as determined by the Director of Planning. Compatibility 'may be achieved through
the use of similar building massing, materials, scale, colOrs. and'other architectural
features.
Buffers and Screening:
Adjacent property to the west is zoned Agricultural (A) and is currently vacant: The'P1an
suggests this adjacent property is appropriate for light conunercial uses,.-Therefore, the
Ordinance would not require a-buffer along the western property boundary of. the request
site adjacent to this agricultural parcel. ' -
Lighting: . '
In response to concerns eXPressed by area residents, the height of.freeStanding light Poles
has been limited (Proffered Condition 5). This treatment is consiStent with that approved
on C-4 property located at the southwest quadrant of. Hull 'Street Road-and Lonas
Parkway fOr a proposed vehicle sales and service operation.: (Case 04SN0! 96) . ' ' ' '
Site Plan Notification: '-
Consistent with the requirements of Case 95SN0197 for the adjacent Regional: BUSineSs
(C-4) properties, the applicant has Proffered to notify the .Brandermill community
Association, in addition to. representatives of the Glen Tara Subdivision and the 360 West
Corridor Committee of any. site plan submission on the request site. (Proffered COnditiOn
CONCLUSIONS
Although the Powhite/Route 288 DeVelopment Area Plan sUggests the propertyis appropriate fOr
light commercial uses, given the size and location of the propertY at the Hull 'Street Road/Route
288 interchange, Regional Business (C-4) uses would be appropriate. Further, existing
development standards and proposed conditions further ensure land use compatibility with
existing and anticipated area commercial development. .
Given these considerations, staff recommends approval of this request.
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CASE HISTORY
Planning commission Meeting (5/18/04):
The applicant accepted the recommendation. There was no oppOsition presem.
On motion of Mr. Bass; seconded by Mr. Gulley, the Commission recommended
approval and acceptance oftheproffered conditions on page 2:
AYES: Messrs. Litton, Bass, Gulley and' Wilson
ABSENT: Mr. Gecker.
· The Board of Supervisors, on Wednesday, June 23, 2004, beginning at '7:00 p.m., will 'take under
consideration this request.
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