94SN0196REQUEST ANALYSIS
AND
RECOMMENDATION
May 25, 1994 BS
94SN0196
60 West Corporation
Clover Hill Magisterial District
East line of Ruthers Road
REQUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USE:
Initially, the applicant plans to utilize the property to accommodate overflow
parking for employees of the Ukrop's facility on adjacent property to the west.
However, with approval of this request, the property could be used or
developed for any permitted or restricted C-5 use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land use conforms with the Turner Road Corridor
Plan., which designates the property for commercial use.
Bt
The proposed zoning and land use is representative of, and compatible with,
existing and anticipated area commercial development.
The development standards of the Zoning Ordinance and proffered conditions
further ensure land use compatibility and address concerns relative to impact
on capital facilities and the transportation network.
(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.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
ao
The owner, developer or assignee(s) shall pay to the
County $150 per 1,000 square feet of gross floor area
adjusted upward or downward by the same percentage
that the Marshall Swift Building Cost Index increased or
decreased between June 30, 1991 and the date of
payment. With the approval of the County's Fire Chief,
the owner, developer or assignee(s) shall receive a credit
toward the required payment for the cost of any fire
suppression system not otherwise required by law which
is included as a part ~)f the deveJopment.
OR
The owner, developer or assignee(s) shall provide a fire
suppression system not otherwise required by law which
the County's Fire Chief determines substantially reduces
the need for county facilities otherwise necessary for fire
protection.
(STAFF/CPC) 2.
The public wastewater system shall be used at such time that a
building is constructed on the property.
(STAFF/CPC) 3.
Prior to site plan approval, thirty-five (35) feet of right of way on the
east side of Ruthers Road measured from the centerline of that part of
Ruthers Road immediately adjacent to the property shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
(STAFF/CPC) 4.
Access to Ruthers Road shall be limited to one (1) entrance/exit. The
exact location of this access shall be approved by the Transportation
Department. This access shall be shared with adjacent properties to
the north and south as required by the Transportation Department.
Prior to site plan approval, an access easement acceptable to the
Transportation Department, shall be recorded.
(STAFF/CPC) 5.
Prior to issuance of an occupancy permit, an additional lane of
pavement shall be constructed along Ruthers Road for the entire
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94SN01 96/WP/MAY25 K
Location:
property frontage. Any additional right of way (or easements) required
for this improvement shall be dedicated, free and unrestricted, to and
for the benefit of Chesterfield County.
GENERAL INFORMATION
Fronts the east line of Ruthers Road, south of Midlothian Turnpike, and is known as
107 Ruthers Road. Tax Map 18-16 (1) Parcel 18 (Sheet 8).
Existing Zoning:
A
Size:
0.7 acres
Existing Land Use'
Single family residential
Adjacent Zoning & Land Use:
North - C-5; Commercial
South - A; Single family residential
East -A; Mobile Home Park
West - C-5; Commercial
PUBLIC FACILITIES
Utilities:
Public Water System
An existing 12" water line is located along Ruthers Road. Use of the public water
system is required by Ordinance. Sufficient flow and pressure should be available
to meet the domestic and fire flow requirements of the proposed use. Fire flow
requirements are established and coordinated through Fire Administration.
3 94SN01 96Aq/P/MAY25 K
Public Wastewater System
An existing 8" wastewater line is located along Ruthers Road. Use of the public
wastewater system has been proffered by the applicant, at such time that a building
is constructed on the property (Proffered Condition 2). Results of a hydraulic analysis
indicate that sufficient capacity should be available to accommodate the domestic
flows of the proposed zoning.
Environmental'
Drainage and Erosion
Property drains to the south across single family residential lots to Cloverleaf West
Office Park. The land has a slight fall from north to south. There appears to be no
existing off- or on-site drainage or erosion problems. If the site drains to the south,
potential drainage problems may occur for the single family homes to the south. If
the site drains towards Ruthers Road, the existing driveway culverts will probably be
inadequate to accommodate runoff from this site. If the culverts are inadequate,
portions of Ruthers Road may experience flooding during severe storms.
If the water on the rear two-thirds of the property is to drain to Cloverleaf West Office
Park, off-site easements will need to be obtained and a drainage system designed and
installed. If the developer chooses to drain the entire site to Ruthers Road, a
complete reconstruction of the roadside ditch, to include new culverts, would be
needed from the request site south to Pocosham Creek.
Fire Service:
Buford Fire Station, Company #9. Provide County water and fire hydrant placement
for fire protection purposes in compliance with nationally recognized standards (i.e.,
National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire protection
services. Proffers have been received to address this need. (Proffered Condition 1)
Transportation:
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
windows, development could generate approximately 1,600 average daily trips.
These vehicles will be distributed along Ruthers Road which had a 1994 traffic count
of 5,912 vehicles per day.
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94SN01 96/WP/MAY25K
The ThorouRhfare Plan identifies Ruthers 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 measured from the centerline of Ruthers Road in
accordance with that Plan.. (Proffered Condition 3)
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Access to collectors such as Ruthers Road should be
controlled. The applicant has proffered to limit access to Ruthers Road to one (1)
entrance/exit. This access will be shared with adjacent properties to the north and
south. (Proffered Condition 4)
Mitigating road improvements must be provided. The applicant has proffered to
construct an additional lane of pavement along Ruthers Road for the entire property
frontage (Proffered Condition 5). At time of site plan review, specific
recommendations will be provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Turner Road Corridor Plan, which designates the
property for commercial use.
Area Development Trends:
Area properties are characterized by General Business (C-5) and Agricultural (A)
zoning and are occupied by commercial, single family residential and mobile home
park uses. In addition, some office and commercial development has extended
southward along Ruthers Road.
Site Design:
The request property lies within the Midlothian Turnpike Post Development Area.
Redevelopment of the site 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 Post Development Areas, 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. Mechanical equipment, whether ground-level or rooftop, must
5 94S NO 196A, VP/MAY25 K
be shielded and screened from public rights of way. Redevelopment of the site or
new construction must adhere to Post Development requirements.
Parking:
As discussed herein, the applicant plans to utilize the property to accommodate
overflow parking for employees of the Ukrop's store on adjacent property to the west.
It should be noted, however, that if the shopping center housing the Ukrop's store
should expand and require provision of additional parking to meet Zoning Ordinance
standards, the request property may only be used to meet the parking requirement
upon compliance with Section 21.1-220 of the Zoning Ordinance. This would
require the owner of the shopping center to obtain and record a lease, acceptable to
the Director of Planning, to use the subject property for off-site parking.
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 100 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.
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.
Conclusions:
The proposed zoning and land use conforms with the Turner Road Corridor Plan and
is representative of, and compatible with, existing and anticipated area commercial
development. In addition, the development standards of the Zoning Ordinance and
proffered conditions further ensure land use compatibility and address concerns
relative to impact on capital facilities and the transportation network. Therefore, staff
recommends approval of this request.
6
94SN01 96/WP/MAY25K
CASE HISTORY
Planning Commission Meeting (4/26/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Easter, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and
3.
AYES: Unanimous.
The Board of Supervisors on Wednesday, May 25, 1994, beginning at 7:00 p. m., will take
under consideration this request.
7 94SN0196/WP/MAY25 K
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