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87S013February 25, 1987 BS REQUEST ANALYSIS AND RECOMMENDATI ON 87S013 Chesterfield County Midlothian Magisterial District East line of Robious Crossing Drive REQUEST: Amendment of a previously granted Conditional Use Planned Develop- ment (82S031) to remove approximately 4.6 acres from the overall planned development. A County fire station is proposed. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 1. STAFF RECOMMENDATION Recommend approval for the following reason: Ae The requirements of the Conditional Use Planned Development were designed to regulate a 166 acre office, commercial, and residential development. Since the request site will not be a part of the overall development as originally conceived, removal of the acreage from the Conditional Use Planned Development requirements would be appropriate. Be The issues regarding land use, access, buffers, site design, etc. which are addressed by the current requirements of the Conditional Use Planned Development were addressed by the Board of Zoning Ap- peals through their approval of a Special Exception to permit a fire station on the request site. (NOTE: 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.) CONDITION (CPC) Schematic plans shall be submitted to the Planning Commission for approval. (CPC) GENERAL INFORMATION Location: East line of Robious Crossing Drive at its intersection with Ambergate Drive. Tax Map 8-12 (1) Part of Parcel 3 and Part Parcel 6 (Sheet 2). Existing Zoning: R-40 with Conditional Use Planned Development Size: 4.6 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - R-40; Public/semi-public South - R-TH with Conditional Use Planned Development; Vacant East - R-40 with Conditional Use Planned Development; Vacant West - R-40 and R-25; Single family residential Utilitiesl Environmental ~ngineering; Fire Service; ~ransportation: This request will have no impact on these facilities. Extension of public water and sewer; provisions of erosion control mea- sures and proper drainage; and proper access will be addressed through the Spe- cial Exception and site plan review process. General Plan (Northern Area Land Use and Transporta- tion Plan): DISCUSSION Public/semi-public On November 24, 1982, the Board of Supervisors, upon a favorable rec- ommendation from the Planning Commission, rezoned the request parcel in conjunction with the rezoning of the surrounding area to the south and east to permit a mixed use development. In conjunction with the rezon- ing, a Conditional Use Planned Development was granted encompassing a total of 166 acres, most commonly known as Belgrade. The rezoning and Conditional Use Planned Development was granted subject to numerous conditions. Recently, the County of Chesterfield has purchased 3.1 acres and is in the process of purchasing an additional 1.537 acres of the Residential (R-40) tract with the intent of developing a fire station. A Special Exception is being sought from the Board of Zoning Appeals to permit the fire station in a Residential (R-40) District. On December 3, 1986, the Board df Zoning Appeals considered the Special Exception, but deferred action 'until February 4, 1987, to allow the applicant to meet with area of 2 87S013/BSJAN7/FEB25I property owners and to allow the County to pursue the possibility of purchasing additional property. On February 4, 1987, the Board of Zoning Appeals approved the Special Exception subject to the following conditions: CONDITIONS The site shall be developed in accordance with the drawing submitted with this application and dated October 6, 1986, copy attached. Mo A minimum fifty (50) foot buffer shall be provided along the east, south, and west property lines to screen this use from adjacent residential property. Other than a single sign, the entrance drive shown on the development plan and public utilities running generally perpendicular through these buffers, no facilities shall be permit- ted within the buffer areas. These buffers shall be flagged and the Planning Department shall be contacted to inspect the site prior to any clearing. Within thirty (30) days of completion of rough grad- ing, the Planning Department shall again be contacted to inspect the buffers. If existing vegetation is not sufficient to provide effec- tive screening, additional plant materials shall be installed. A landscaping plan depicting this requirement shall be submitted to the Director of Planning for approval in conjunction with final site plan approval. mw The site shall be designed so that access will ultimately be provid- ed directly onto the loop road, not onto Robious Crossing Drive. An access plan depicting this requirement shall be approved by the Transportation Department in conjunction with final site plan approval. Exterior lighting shall be arranged and installed so that the direct or reflected illumination does not exceed 0.5 foot candles above background measured at the western, southern, and eastern lot lines. Lighting shall be of a directional type capable of shielding the light source from direct view. A lighting plan depicting these requirements shall be submitted to the Planning Department in con- junction with final site plan review. me Architectural treatment of building facades (whether front, side, or rear) shall not consist of architectural materials of inferior quality, appearance, or detail to any other facade of the same building. The intent of this requirement is not to preclude the use of different materials on different building facades (which would be acceptable if representative of good architectural design) but rather, to preclude the use of inferior materials on sides which face adjoining property and thus, might adversely impact existing or future development causing a substantial depreciation of property values. No portion of a building constructed of unadorned cinder block or corrugated and/or sheet metal shall be visible from any adjoining property or road. Mechanical equipment, whether ground-level or rooftop, shall be shielded and screened from public view and designed to be perceived as an integral part of the 3 87SO13/BSJAN7/FEB25I building. Elevations depicting these requirements shall be submit- ted to the Planning Department for approval in conjunction with site plan review. The building shall be designed with architectural detailing compatible with adjacent residential neighborhoods. 6. No external sirens shall be permitted on this site. The parking area(s) shall have at least twenty (20) square feet of interior landscaping for each space. Each required landscaped area shall contain a minimum of 100 square feet and have a minimum dimen- sion of at least ten feet. The primary landscaping materials used in parking areas shall be trees which provide shade or are capable of providing shade at maturity. Each required landscaped area shall include at least one small tree. The total number of trees shall not be less than one for each 200 square feet, or fraction thereof, of required interior landscaped area. The remaining area shall be landscaped with shrubs and other vegetative material to complement the tree landscaping. Landscaped areas shall be reasonably dis- persed throughout, located so as to divide and break up the expanse of paving. The area designated as required setbacks shall not be calculated as required landscaped area. A detailed landscaping plan depicting this requirement shall be submitted to the Planning De- partment for approval in conjunction with final site plan review. The present request is to remove the subject parcel from the Conditional Use Planned Development requirements which were primarily designed to address development of the entire 166 acre tract. The issues relative to buffers, access, land use, site design, etc. were addressed by the Board of Zoning Appeals. Staff would, therefore, recommend approval of removing the 4.6 acres of the Conditional Use Planned Development. CASE HISTORY Planning Commission Meeting (1/20/87): The Commission deferred this request for thirty (30) days pending the Board of Zoning Appeals' action on the request for a Special Exception to permit a fire station on the subject site. Board of Supervisors Meeting (1/28/87): On motion of Mrs. Girone, seconded by Mr. Applegate, the Board deferred this case for thirty (30) days pending the action of the Planning Commis- sion in February. AYES: Unanimous. 4 87SO13/BSJAN7/FEB25I Board of Zoning Appeals (2/4/87): The Board of Zoning Appeals approved the Special Exception to permit a fire station on the request site. Planning Commission Meeting (2/17/87): On motion of Mr. Rowe, seconded by Mr. Belcher, the Commission recommend- ed approval of this request, subject to the condition on page 1. AYES: Messrs. Miller, Rowe, and Belcher. NAY: Mr. O'Connor. ABSENT: Mr. Cowan The Board of Supervisors on Wednesday, February 25, 1987, beginning at 2:00 p.m., will take under consideration this request. 5 87SO13/BSJAN7/FEB25I BOARD OF SUPERVISORS MINUTES November 24, 1982 Supervisors in Attendance: Mrs. Joan Girone, Chairman ~k. ~arry G. Daniel, Vice Chairman Mr. C. L. Bookman Mr. J. Royall Robertson Mr. Richard L. Hedrick County Administrator Supervisors Absent: Mr. R. Garland Dodd Staff in Attendance: Mr. Stanley Baldersoni~ ~ir. of ~ianning Mr. Robert Galusha, Personnel Director i Mr. James Gillentine,i Admin. of Nursing H!Dme Mr. Phil Hester, Dir.iof Parks and Recreation Mr. Elmer Hodge, Dir. iof Management Servicesl Mr. William Howell, D![r. of General Servicesi Mr. Robert Masden, Di~j. of Human Services Mr. Steve Micas, County Attorney Mr. Jeffrey Muzzy, DiZ. of Communitv DeveloP.. Mr. Richard McElfish, Env. Engineer Mr. David Reeve, Dir. Juvenile Detention ~om~ ~s. Jean Smith, Dir. df Social Services Mr. Robert Wagenknech~, Library Director Mr. David Welchons, Asst Dir. of Utilities ~-~r. Dexter ~{illiams, Chief of Trans. Plani~ Mr. George Woodall, Di?. of Economic Developmien~ 82S031 (Amended) In Midlothian Magisterial District, MIDLOTHIAN ENTERPRISES requested rezoning from Residential (R-40) to Residential Townhouse-For-Sale (R-TH) of 15.0 acres; and to Office Busine~s (O) of 45 acres plus a Conditional Use Planned Development ~ encompassing a 166.14 acre tract to permit use and bulk exceptions to the requirements of the Zoning Ordinance. This! parcel fronts approximately 3,700 feet on Huguenot Road, alsol fronts approximately 2,300 feet on Robious Road ahd is locate~ ~ the northeast quadrant of the intersection of these roads and ~i~ better known as Belgrade. Tax Map 8-12 (1) Parcels 3 and 4 a~]d Tax Map 9-9 (1) Parcels 5, 7 and 8 {Sheets 2 and 3). Mr. Balderson stated the Planning Commission had recommended approval of this request subject to certain conditions. ~e stated further that the applicant had a traffic study prepared which indicated basically the same facts as outline in the Staff Report. ~. Bryce Powell was present representing the applicanti and stated this plan has taken twelve months to develop, that itl is a sensitive plan, that there is heavy commercial use to the south. He stated that the home is in excess of 100 years old and their plans are to incorporate the home and magnolia tree-lined i drive into their scheme of the development. He stated that it ils an internalizing plan and has limited'access to Robious and Huguenot Roads. He stated they' also plan to phase the development with with improvements scheduled by the Highway Department which is to four lane Huguenot Road. He stated this development may not be a positive influence in the area but they! will try to help as much as possible to reduce/eliminate any detrimental impacts. Mrs. Dorothy Armstrong, Chairman and representative for the Heritage Commission, stated that they are pleased to be able to address the Board and request additional considerations of the developer for Belgrade. She inquired what was planned for the immediate area around the house. Mr. Powell stated the site plan had not yet been.developed. Mrs~ Armstrong stated that she felt the historical value of the property should have been addressed bv staff as well %~hich had not been done. She stated that Virginia is behind other states in recognizing the need for preservation of our heritage bv action or laws in the County. She stated that some landscaping considerations should be given~ to the formal garden in back of the house which includes English boxwoods, the crepe myrtles, the American and Japanese bo×woods,i the magnificent holly, the unmarked cemetery, the unique iron fence around the cemetery and the two dependency buildings. She stated she was not overly concerned about the American and Japanese boxwoods as she was the other.items. She stated that the previous owner's will is recorded here in the County and stated also that she was disturbed that there are leaks in the house which could cause deterioration. She stated she felt this should be maintained as an historical site. When asked if this! Rome were ~isted with the ~istoricak ~andmark Society, she sta~id that it is listed as a site with historical value but that the property owners have to request that a sign be located there. ~. Powell stated he was an agent'for the develO~e~ and that he could not make any concessions regarding the development of the~ property. He stated that he felt safe in saying that the house~ the'magnolia driveway and the cemetery would be preserved. ~e stated but he could not make commitments on special considerations being given to the other specifics. }~s. Girone stated that she would like funeral homes to be restricted, that if there are any veterinary hospitals that the~~ have no overnight stay and no outside runs and that office warehouses be limited to computer companies. Mr. Powell agreed with all of these requests. Mrs. Girone stated that the roads and traffic are a major issue as this is a major intersection of the area. She stated that the road through the project will provide access to the community and focal point of this development. She stated that homes, etc. will not enter onto Robious and Huguenot Roads and Nuguenot Road will be widened. On motion of }~s. Girone, seconded by Mr. Daniel, the Board approved this request subject to the following conditions and ~s. Girone requested that special consideration be given to the two dependency buildings, the cemetery and the large holly tree and english boxwoods: 1. The developer shall provide an accurate account Of the drainage situation showing existing drainage and the impact this project will have on the site and surrounding area. The developer shall submit a plan to Environmental Engineering p~oviding for on- and off-site drainage facilities to be utilized in the hydraulic engineering of this project. This plan shall be approved by Environmental Engineering prior to the clearing of any land and implemented prior to the issuance of any occupancy permit {Environmental Engineering). 2. The developer shall submit a plan for erosion and sediment control to Environmental Engineering for approval. This plan shall adhere to the requirements of the "Virginia Erosion and Sediment Control Handbook, Second Edition 1980,'! prepared by the Virginia Soil and Water Conservation Commission. This plan shall be approved by Environmental Engineering prior to the issuance of any b~ilding permit, and implemented prior to the clearing of any land (Environmental Engineering). 3. All existing homes located downstream and adjacent to the headwaters of Powhite Creek, between the subject property and the Girl Scout Property Dam, shall be protected from a 100 year storm (i.e., finished floor one (1) foot above the! 100 year flood plain elevation). A detailed hydraulic analysis shall be submitted to Environmental Engineering fo~ approval to verify the above condition (Environmental Engineering).. 4. Public water and sewer shall be used. The developer shall! submit water and sewer plans to the Utilities Department foir approval prior to the issuance of any building permit. All necessary water, sewer an~ drainage easements, as may be determined by the County Right of Way Engineer, shall be granted to and for the ~ounty of CheSterfield, free and .unrestricted, prior to the issuance of any building permit (Utilities). 5. Due to the limited capacity of the existing sewer lines, either the density of the development shall be reduced to n~ more than ten (10) persons per acre, or the developer shalll perform a hydraulic analysis which verifies that the sewer line has the capacity to serve this development.and any additional development of vacant property ~ithin the drainage area (Utilities). Se .7. In conjunction with submission of the first schematic plan,. the developer shall submit a .plan for construction of roadI~ in the development. This plan shall show the following items of information: ao The proposed collector road, between Huguenot Road and the school access road, as well as the school access road, between the proposed collector road and Robious Road, shall be constructed initially as a two (2) lani~ facility with provisions for future widening to four (4) lanes with a minimum of a sixteen (16) foot median and dedication of adequate right of way. Turn lanes, at locations deemed necessary by the Planning Department and the VDH&T, shall be provided ~ along both the proposed collector road, between Huguenot Road and the school access road, and along the school access road, between the collector road and Robious Road. These lanes shall be constructed in conjunction with the initial two-lane construction and the eventual four-lane construction. These lanes shall be constructed to the VDH&T specifications. Cm An internal public road network which serves the offiise and office/retail tracts shall be designed. These roads shall be constructed to a minimum of thirty-six (36) feet of pavement with curb and gutter, without ai median. The width crf pavement shall not include curbl and gutter width. Turn lanes shall'be constructed along the roads at their intersections with the majorl collector road through the development. These turn lanes shall be constructed to the VDH&T specificationis. Do Huguenot Road shall be widened at its intersection wiith the proposed collector road through the project for tihe purpose of providing both left and right turn storage! lanes for northbound and southbound Huguenot Road traffic. Robious Road shall be widened at its intersection wi~h the school access road for the purpose of providing left and right turn storage lanes for eastbound and westbound Robious Road traffic. Fo The plan shall reflect all proposed access points along the internal road network into the various tracts of development. The initial two (2) lanes and turn lanes of the collector road, between Huguenot Road and the school access road, anid the existing two (2) lanes and required turn lanes of the i school access road, between the collector road and Robious Road, shall be conveyed/constructed and.accepted for Statel. maintenance prior to.the issuance of anv occupancy permit.i At the time of State acceptance, the developer shall provii~e sufficient assurances to the. VDH&T to auarantee° eventual construction of additional lanes/pavements, as spccified Condition ~6. 10. 11. 12. 13. Prior to the release of any occupancy permit for more than ninety-two (92) residential units, .or for more than 30,000 square feet of office or business development, or for any mixture of uses which results in an eauivalent vehicle per day generation, the collector road, between Huguenot Road and the school access road, and the school access road, between the collector road and Robious Road, shall be constructed as a four (4) lane facility. The requirement ~ for four (4) lanes may be reduced to two (2) l~nes upon approval by the County Planning Department if the developer / l~r~v{=~ ~u{{{~nt doc~-mentat~on tnat restrlc~eo access future traffic volumes, do not warrant four (4) lanes. A public roadway(s) through the office and office/retail tracts as described in Condition 6C, shall be constructed prior to the release of any occupancy permit for more than 30,000 square feet of business and/or office space. Right of way on Robious and Huguenot Roads shall be dedicated according to the most current plan for wideningiat the time of submittal of the plans specified in Condition #6. This right of way shall be dedicated prior to the release of any building permits. Other than the north/south collector road, there shall be no access to Robious and/or Huguenot Roads. At the time of submittal of plans specified in Condition ~6, if it is the determination of the VDH&T that traffic signals are warranted within the frame of this proposed developme~]t, the developer shall provide one-half (1/2) the cost of traffic signals, as may be specified by the VDH&T. In the office and commercial tracts, parking areas shall have-at least ten (10) square feet of interior landscapin~ for every two (2) parking spaces. Each landscaped area shall contain a minimum of fifty (50) square feet, and shall have a minimum dimension of at least five (5) square feet and shall include at least one (1) tree, having a clear trunk of at least five (5) feet, with the remaining area adequately landscaped with shrubs, ground cover or other authorized landscaping material, not to exceed three (3) feet in height. The total number of trees shall not be li~ss than one (1) for each 200 square feet, or fraction thereo?, of the required interior landscaped area. Such landscapei~ area shall be located so as to divide and break up the expanse of paving. The area designated as required setbairks shall not be calculated as required landscaped areas. 14. 15. ']6. 17. '18. In commercial and office tracts, a strip of land at least five (5) feet in depth, located between the abutting right of way and the off-street parking areas or other vehicular use areas, which is exposed to an abutting right of way, shall be landscaped. Landscaping shall include one (1) tree for each fifty (50) lineal feet, or fraction thereof. Suc~] trees shall be located between the abutting right of way a~d off-street parking areas or other vehicular use areas and shall be planted in an area of at least twenty-five (25) square feet with a dimension of at least five (5) feet. T~e . remainder of the required landscaped area shall be planted with grass, ground cover or other landscaped treatment, excluding pavement. All property other than the required landscaped strip lying between the right of way and off-street parking area or other vehicular use area shall ~e planted with grass or other ground cover. A landscaping, plan depicting the requirements outlined in Conditions ~1~ and'~13 shall be'submitted to the Planning Department for approval in conjunction with final site pla~ submission. In conjunction with the first schematic plan submission, a~ sign package for the entire development shall be submittedl to the Planning Commission for approval. This package sha~.l include materials, colors and lighting methods for all located within the development. The commercial and office development shall be identified by no more than two (2) freestanding signs, one (1) to be located along Robious Roa~d and one (1) along Huguenot Road. Signs within the commercial and office areas shall be as regulated bv the Zoning Ordinance for shopping centers. A maximum of thirty (30) percent of the parking spaces required for specific sites or uses may be reduced to nine (9) feet by eighteen (18) feet, provided that appropriate signage designating their use by compact cars solely is erected. Such reduction and signage shall be approved by the Planning Commission at the time of schematic plan revie~ (this condition supersedes General Conditions (4) of the applicant's textual statement). Compatibility between the different zonin~ districts shall be insured by providing an area to be left in a natural wooded state, not less than twenty-five (25) feet in width within the boundaries of all tracts. Where the area is not wooded and not comprised of sufficient vegetation so as to ~ properly insure land use compatibility, additional landscaping and/or other treatment may be required. A planl for these areas shall be submitted to the Planning Commission in conjunction with schematic plan regiew. 19. Architectural renderings of all residential, commercial a~d office structures shall be submitted to the Planning Commission for approval in conjunction with schematic plani review. The architectural style of the ~ buildings shall be as specified in the applicant's textuall statement. 20. There shall be no outside storage permitted in either the Office Business (0) or the Convenience Business (B-l) tracts. 21. Development shall be oriented toward the interior of the property away from Huguenot and Robious Roads. The rear and/or side facades of buildings which are visible from Robious and/or Huguenot Roads or from any internal public roads shall have an appearance similar to the front facadeS. Architectural renderings shall be submitted to the Plannin~ Commission for approval depicting this requirement. Further, loading facilities shall be screened from view ofl Huguenot and/or Robious Roads and any internal public roadS. A screening plan depicting this requirement sha~l be submitted for approval in conjunction with schematic plan review. 22. Parking within Tracts 2, 3 and 4 shall be restricted to front and side yards of buildings constructed on these tracts. Parking shall be oriented to th~ interior of the parcels, away from Huguenot and Robious Roads. 23. Within the Office Business (0) tract, office warehousing shall be confined to computer companies (This condition supersedes, Parcel 3 - O Office District (B) Use Exception~ (12) of the applicant's textual statement. 24. Within the Office/Retail tract, funeral homes shall be prohibited. Also, veterinary hospitals shall have no overnight stays and no outside runs. (This condition supersedes Parcel 4 - O Office/Retail District, I. Uses Permitted (81) (82) of the applicant's'te~:tual statement. 25. The above stated conditions notwithstanding, the Amended Master Plan and teztual statement (Revised August 3, 1982) shall be considered the plan of development. Aves: Mrs. Girone, Mr. Daniel, Mr. Bookman and Mr. Dodd A~sent: Mr. Dodd. ' AMBERGATE SCHOOLS N I~llll lllll lll lllll~ ZC R-40 HILLANNE 0 U IIIII I IlilIIIlillml '" /,R-TH : TO HUGUENOT RD. 8'/5013-I Robious Fire Station Site Analysis 8 75013-Z February 25, 1987 The citizens have one primary objection to the plans ?or a ?irestation on Site A -- THE PLANNING COMMISSION HAS NOT EVALUATED SITE M WHICH WOULD SATISFY EVERY CRITERIA CITED IN THE PLANNING COMMISSION REPORT AND WOULD ACTUALLY BE SUPERIOR IN THREE RESPECTS: Site M would enable the ~ire department to meet, its ~lve minute response time goal better than Site A would. Site M would have no impact on residential areas, whereas Site A would have a significant and detrimental impact. Tra¢¢ic and children Crom the schools and alhl~ti¢: complex would cross paths wiih the exiting equipment, thereby creafing a greater, potential CDr personal injury· No such potenlial exists on Site M. Sites Ranked Against Primary Criteria Sites Soils Util Distance Acquisition Res'dtl From Inter- Cost Impact section Totals A 3 2 3 1 3 12 M 2 2 1 3 3 11 Acquisition and Development Cost The planning commission chose not to evaluate Site M u~hich u~as the one requested by the citizens. Consequently we st~ll do not kno~ the suitability o~ Site ~. An amended chart to include szte ~ is below: Recap - Robious Update SITE A SITE M Acquisition Site Prep (additional) Drainage Structures Preemptive Signals Utility Connections $125,000 $ ?? 0 ?? 0 ?? 50,000 ?? 58,000 ?? $233,000 $ ????