Loading...
93SN0194July 28, 1993 BS REQUEST ANALYSIS AND RECOMMENDATION 93SN01 94 Central Virginia Bank/Dawn Bradley, V.P. Clover Hill Magisterial District East line of Genito Place and west line of Route 288 REQUEST: Rezoning from Agricultural (A) to Light Industrial (I-1). PROPOSED LAND USE: Industrial uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RE(~OMMENDATION R,ecommend approval subject to the applicant proffering that any development will use the public water and wastewater systems. This recommendation is made for the following reasons: A. The proposed zoning and land uses conform to the adopted Upper Swift Creek Plan, which designates the property for regional mixed use development, to include residential, office, commercial and light industrial uses with use of public utilities. B. The proposed zoning and land uses conform to existing and anticipated area industrial zoning and land use patterns. C. The development standards of the Zoning' Ordinance ensure quality development. D. The U_ooer Swift Creek Plan recommends that development within the boundaries of the Plan use public water and wastewater. The proffered condition fails to require use of public water and wastewater for all development. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER 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 for non-residential uses, one of the following shall be accomplished for fire protection: (a) The Owner, Developer or assignee(s) shall pay to the County $150.00 per 1,000 square feet of gross floor area adjusted upward or downward by the same percentage that the Marshall Swift Building Cost Index increases 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 requi red payment for the cost of any fire suppression system not otherwise required by law which is included as a part of the development. or (b) 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. Prior to site plan approval, thirty (30) feet of the right of way on east side of Genito Place measured from the centerline of that part of Genito Place immediately adjacent to the property shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF/CPC) 3. Between the date of the granting of this rezoning and the adoption by the County of a Comprehensive Amendment to the Zoning Ordinance relative to signs, there shall be no sign(s), other than temporary real estate sign(s) as permitted by the Zoning Ordinance, erected on the property which are visible to Route 288. Upon adoption of the Comprehensive Amendment to the Zoning Ordinance relative to signs, any sign(s) erected on this parcel visible to Route 288 shall comply 93SN0194/WP/J U LY28K with such amendment. Provided, however, if the Comprehensive Amendment to the Zoning Ordinance relative to signs is not adopted by December 31, 1993, any sign(s) visible to Route 288 erected shall conform to the requirements of the Zoning Ordinance at the time the sign is erected. (CPC) 4. At such time that the public water and/or wastewater system(s) is within 500 feet OF THE PROPERTY, then all structures shall be connected to such system(s). Provided, however, if this property is combined with other property for development, then at such time that the public water and/or wastewater system(s) is within 500 feet of the other property, all structures located on the subject property shall be connected to such system(s). GENERAL INFORMATION Location: East line of Genito Place and west line of Route 288, north of Genito Road. Tax Map 37-13 (1) Parcel 5 (Sheet 13). Existing Zoning: A Size: 8.11 acres Existing Land Use: Single family residential Adjacent Zgning & Land Use: North - M-l; Vacant South - M-l; Light industrial East - M-l; Vacant West M-1 with Conditional Use Planned Development; Vacant 3 93SN0194/WP/J ULY28K .PUBLIC FACILITIES Uti lities: .Public Water System There is an existing sixteen (16) inch water line located at the intersection of Genito Road and Genito Place, approximately 2,500 lineal feet south of the request site. In addition, there is a twelve (12) inch water line located along Waterford Lake Drive, approximately 1,200 lineal feet west of the request site. The use of the public water system is not required by Ordinance. The applicant has proffered a condition which would require connection to the water system at such time the system is within 500 feet of the property, or if the property is combined with other property, at such time the system is within 500 feet of the other property (Proffered Condition 4). However, within the County's Upper Swift Creek Plan the use of the public water system is recommended for any development. 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. It should be noted that the BOCA or Fire Prevention Code may require connection to the public water system depending upon the use or type of construction. Public Wastewater System There is an existing eight (8) inch wastewater line located approximately 450 lineal feet south of the terminating Waterford Lake Drive. This wastewater line is located approximately 1,100 lineal feet west of the request site. The use of the public wastewater system is not required by Ordinance provided that water use does not exceed 3000 gallons per day. The applicant has proffered a condition which would require connection to the wastewater system at such time the system is within 500 feet of the property, or if the property is combined with other property, at such time the system is within 500 feet of other property (Proffered Condition 4). It should be noted that if the water use exceeds 3,000 gallons per day, connection to the public wastewater system will be required regardless of the distance from the system. However, within the County's Up~er Swift Creek Plan the use of the public wastewater system is recommended for any development. 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. 4 93SN01 94/WP/J U LY28 K Environmental: Drainage and Erosion: Drains east under Route 288 and then via tributaries to Falling Creek. No existing or anticipated on- or off-site drainage or erosion problems. Off-site drainage easements and improvements may be required to accommodate increased runoff from development of the request property. Fire Service: Clover Hill Fire Station, Company #7. Fire lanes must be provided in accordance with the Chesterfield Fire Prevention Code, Section 313. 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 light industrial trip rates, development could generate approximately 450 average daily trips. These vehicles will be distributed via Genito Place to Genito Road which had a 1992 traffic count of 11,084 vehicles per day. The existing Route 288/Powhite Parkway Interchange is inadequate to accommodate future traffic in the area. VDOT has completed preliminary construction plans for the extension of Route 288 north of Powhite Parkway that includes a redesign of the Route 288/Powhite Parkway interchange. Those preliminary construction plans indicate that additional right of way (approximately 160 feet wide) is required across the eastern part of the subject property to accommodate the redesigned interchange. The applicant is unwilling to dedicate this right of way in accordance with VDOT preliminary construction plans. All required setbacks must be measured from this proposed right of way. The applicant has proffered to dedicate thirty (30) feet of right of way, measured from the centerline of Genito Place in accordance with the Zoning Ordinance. (Proffered Condition 2) Development must adhere to the Zoning Ordinance relative to access and internal circulation (Article 7). At time of site plan review, staff will make specific recommendations regarding access and internal circulation. 5 93SN0194/W P/J U LY28K LAND USE General Plan: The request property lies within the boundaries of the Upper Swift Creek Plan, which designates the request property and surrounding area for regional mixed use to include residential, office, commercial and light industrial uses. Area Development Trends: Properties in the vicinity of the request site are zoned Convenience Business (B-l) and Light Industrial (M-l). With the exception of adjacent industrially zoned property to the south, area properties are currently vacant. A portion of the adjacent property to the south has been developed for a mini-warehouse/self-storage facility. At present, the request property is occupied by a single family residence. Site Design: The request property lies within an Emerging Growth 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. As noted herein, the request property is occupied by a single family residence. Conversion of this residence to non-residential use would require compliance with Emerging Growth standards for any new improvements, as well as compliance with other County Codes and Ordinances, such as the Building Code, the Fire Prevention Code, the Health Code and/or the Utility Ordinance. The request property lies adjacent to Route 288. Within the required minimum forty (40) foot rear yard setback along Route 288, all existing trees eight (8) inches in caliper or greater must be retained unless the removal of trees is approved by the Planning Department. In this manner, the high-story tree canopy along Route 288 can be preserved. Signs: The applicant has proffered a condition addressing signs visible from Route 288. (Proffered Condition 3) Architectural Treatment: Within Emerging Growth Areas, no building exterior which would be visible to any public right of way may consist of architectural materials inferior in quality, 6 93SN0194/WP/J U LY28K 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 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. 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. 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. Conclusions: The proposed zoning and land uses conform to the adopted Upper Swift Creek Plan, which designates the property for regional mixed use development, to include residential, office, commercial and light industrial uses. In addition, the proposed zoning and land uses conform to existing and anticipated area industrial zoning and land use patterns and the development standards of the Zoning Ordinance ensure quality development. However, as noted herein, the Upper Swift Creek Plan recommends that development within the boundaries of the Plan use water and wastewater. While the applicant has submitted a proffered condition which would require connection to the public water and wastewater systems at such time the system is within 500 feet of the property, or if the property is combined with other property, at such time the systems are within 500 feet of the other property, the proffer fails to comply with the Plan. Given these considerations, approval of this request is recommended, subject to the applicant proffering the use of public water and wastewater systems for any development or the subject property. 7 93SN0194/WP/JULY28K CASE HISTORY Applicant (5/1 7/93): The applicant submitted additional proffered conditions in an attempt to address concerns of the Clover Hill District Commissioner relative to signs along Route 288 and staff relative to the use of public water and wastewater systems. Planning Commission Meeting (5/18/93): At the request of the applicant, the Commission deferred this case for thirty (30) days. Applicant (5/26/93): Proffered Condition 4, as discussed herein, was submitted. Planning Commission Meeting (6/15/93): The applicant did not accept the staff recommendation, but did accept the Planning Commission recommendation. Messrs. Gulley and Easter indicated that Proffered Condition 4 addressed future connection to the public utilities system. Mr. Easter indicated that the Upper Swift Creek Plan notes that the area may not be suitable for septic tanks, but apparently the applicant was willing to take the risk. Mr. Gulley indicated that there was no specific use for the property at this time. He explained that while he is a proponent for use of the public utilities systems, especially for residential development, Proffered Condition 4 would require that any significant development connect to the public systems. Mr. Miller indicated that the Upper Swift Creek Plan suggests that development occur with use of the public systems. Mr. Marsh concurred. 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: Messrs. Gulley, Easter and Cunningham. 8 93SN0194/WP/JULY28K NAYS: Messrs. Marsh and Miller. The Board of Supervisors on Wednesday, July 28, 1993, beginning at 7:00 p.m., will take under consideration this request. 9 93SN01 94/W P/J U LY28K ~:,j"['l]'llllll. J. Jlllllllll mm m '~llllllllllllllll WATERFORD 0 8UF FF_. R-'~ GE'NITO mlllllllllllll /' // / ,' M_// ,4 · " L IIIIb~ mm m m mm m IIIllllll ,,.~POWHITE PARKWAYS. IIIIIIIIIIIIIIIiill WATERFORD N:¢  O ~lu F F'E R,a,~ ZC O O ~: M-I A LE6END "~, ~TWATER LINES '{ ~ SEWER LINES GF__NITO ROAD , , "l CASE~. I I I COUNTY THOROUGHFARE CASE ¢t. 95SNOI94 l I I I c:l 'b 5NOl