86S158February 25~ 1987 B$
REQUEST ANALYSIS
AND
RECOMMENDATION
86S158
David A. Banty and George P. Emerson, Jr.
Bermuda Magisterial District
North line of West Hundred Road
REQUEST:
Rezoning from Agricultural (A), Residential (R-15), and Community
Business (B-2) to Convenience Business (B-l) with a Conditional Use
Planned Development to permit use and bulk exceptions. An
office/shopping complex is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 1 THROUGH 11.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Through the Conditional Use Planned Development process, the Commis-
sion and Board can impose conditions to ensure quality development
and proper land use transition. Although the Eastern Area Land Use
and Transportation Plan designates the property for light industrial
use, the recommended conditions ensure that the spirit and intent of
the Plan is met and that a proper transition between residential
properties to the north, commercial uses to the east, and future
development along Route 10 is made.
The proposed zoning and land use are representative of development
trends along the Route 10 Corridor.
(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.)
CONDITIONS
(STAFF/CPC) 1.
The following conditions notwithstanding, the plan pre-
pared by Charles C. Townes and Associates, P.C., dated
December 23, 1986, and the revised Textual Statement,
dated December 29, 1986, shall be considered the Master
Plan. (p)
(STAFF)
(cpc)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
me
Be
A fifty (50) foot buffer shall be maintained along the
northern boundary of the site. This buffer shall consist
of landscaping, having a sufficient initial height and of
a species which will provide year-round screening. Other
than utilities which run generally perpendicular through
the buffer, and a fence, if desired, there shall be no
facilities permitted in this buffer. A landscaping plan
depicting this requirement shall be submitted to the Plan-
ning Department for approval in conjunction with final
site plan review. (P)
A thirty (30) foot buffer shall be maintained along the
northern boundary of the site. This buffer shall consist
of landscaping, having a sufficient initial height and of
a species which will provide year-round screening. Other
than utilities which run generally perpendicular through
the buffer, and a fence, if desired, there shall be no
facilities permitted in this buffer. A landscaping plan
depicting this requirement shall be submitted to the Plan-
ning Department for approval in conjunction with final
site plan review. (CPC)
In addition to Convenience Business (B-i) uses, the fol-
lowing Community Business (B-2) uses shall be permitted in
Building "C," as depicted on the Master Plan:
A. Health clubs
B. Print shops
Also, in Building "C," individual stores and/or shops
shall be permitted a 1,200 square foot exception to the
12,000 square foot limitation.
Pads "A" and "B" and Buildings "A" and "B" shall be limit-
ed to those uses permitted in the Convenience Business
(B-t) District. (P)
Signs shall comply with the requirements of the Special
Sign District for shopping centers in a Convenience Busi-
ness (B-I) District. Landscaping shall be provided around
the base of all freestanding signs. Sign colors and style
shall be compatible with the architectural style of the
buildings. Prior to the erection of any signs, a complete
sign package depicting these requirements shall be submit-
ted to the Planning Department for approval. (P)
(Note: This condition would permit only one freestanding
sign.)
Yards. The following yard requirement shall apply:
(a) Setbacks alon~ Route 10. All buildings and drives
shall have a minimum seventy-five foot setback from
~'~ 2 ~-'158/BSJAN7/FEB25L
(STAFF/CPC)
(b)
(c)
(d)
the proposed right-of-way of Route 10 as indicated on
the Chesterfield General Plan, as amended. Parking
areas shall have a minimum one hundred foot setback
from the proposed right-of-way of Route 10. The
parking area setback may be reduced to seventy-five
feet when parking areas are located to the side or
rear of buildings. Within these setbacks, landscap-
ing shall be provided in accordance with Condition 10
(f).
Front yard. The front yard setback for buildings,
drives, and parking areas shall be a minimum of forty
feet from River's Bend Road.
Side yards. The side yard setbacks for buildings,
drives, and parking areas shall be a minimum of
thirty feet. The minimum corner side yard shall be
forty feet. One foot shall be added to each side
yard for each three feet that the building height
adjacent thereto exceeds forty-five feet or three
stories, whichever is less, subject, however, to the
provisions of Section 21-27 of the Zoning Ordinance.
Rear yar~. The minimum rear yard setback for build-
ings, drives, and parking areas shall be fifty feet.
One foot shall be added to each rear yard for each
three feet that the building height adjacent thereto
exceeds forty-five feet or three stories, whichever
is less, subject, however, to the provisions of
Section 21-27 of the Zoning Ordinance. (P)
Permitted Variations in Yard Requirements.
The required minimum yards may be reduced with the pro-
vision of additional landscaping:
(a)
Setbacks alon~ Route 10. The required setback for
buildings and drives along Route 10 may be reduced to
fifty (50) feet with the provision of landscaping in
accordance with Condition 10 (g) (3), "Perimeter
Landscaping C." The required setback for parking
areas may be reduced to fifty (50) feet with the
provision of landscaping in accordance with Condition
10 (g) (3), "Perimeter Landscaping C," and when such
parking areas are located to the side and rear of
buildings.
(b)
Front yard. The required front yard setback along
River's Bend Road may be reduced to twenty-five (25)
feet with the provision of landscaping in accordance
with Condition 10 (g) (3), "Perimeter Landscaping C."
3 86S158/BSJAN7/FEB25L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
0
10.
(c)
Side yard. The required side yard may be reduced to
ten (10) feet with the provision of landscaping in
accordance with Condition 10 (g) (2), "Perimeter
Landscaping B."
Utility lines under~round. Ail utility lines such as
electric, telephone, CATV, or other similar lines shall be
installed underground. This requirement shall apply to
lines serving individual sites as well as to utility lines
necessary within the project. Ail junction and access
boxes shall be screened with appropriate landscaping. Ail
utility pad fixtures and meters shall be shown on the site
plan. The necessity for utility connections, meter boxes,
etc., shall be recognized and integrated with the archi-
tectural elements of the site plan. (P)
Loadin8 areas. Sites shall be designed and buildings
shall be oriented so that loading areas are not visible
from the adjacent residential property to the north or
from any public right of way. (P)
Driveways and parkin~ areas. Driveways and parking areas
shall be paved with concrete, bituminous concrete, or
other similar material. Surface treated parking areas and
drives shall be prohibited. Concrete curb and gutter
shall be installed around the perimeter of all driveways
and parking areas. Drainage shall be designed so as not
to interfere with pedestrian traffic. (P)
Landscapin~ Requirements.
(a) ~urpose and Intent.
A comprehensive landscaping program for the site is
essential for the visual enhancement of the Corridor;
and to protect and promote the appearance, character,
and economic values of land along the Corridor and
surrounding neighborhoods. The purpose and intent of
such landscaping requirements is also to reduce the
visibility of paved areas from adjacent properties
and streets, moderate climatic effects, minimize
noise and glare, and enhance public safety by defin-
ing spaces to influence traffic movement. Landscap-
ing will reduce the amount of storm water runoff and
provide transition between neighboring properties.
(b) Landscaping Plan and Plantin~ Requirements.
(1) A landscaping plan shall be submitted in con-
junction with site plan review.
4
'~--'158/BSJAN7/FEB25L
(2) Such landscaping plan shall be drawn to scale,
including dimensions and distances, and clearly
delineate all existing and proposed parking
spaces or other vehicle areas, access aisles,
driveways, and the location, size and descrip-
tion of all landscaping materials.
(c) Plant Materials Specifications.
(1) ~ualit~.
Ail plant materials shall be living and in a
healthy condition. Plant materials used in
conformance with the provision of these speci-
fications shall conform to the standards of the
most recent edition of the "American Standard
for Nursery Stock," published by the American
Association of Nurserymen.
(2) Size and Type.
(a) Small Deciduous Trees. Small deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than twelve (12) feet. A minimum
caliper of at least two and one-half (2
1/2) inches at the time of planting shall
be required.
(b) Large Deciduous Trees. Large deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than thirty (30) feet. A minimum
caliper of at least three and one-half (3
1/2) inches at the time of planting shall
be required.
(c) Evergreen trees. Evergreen trees shall
have a minimum height of five (5) feet at
the time of planting.
(d) Medium shrubs. Shrubs and hedge forms
shall have a minimum height of two (2) feet
at the time of planting.
(3) Landscaping Design.
(a) Generally, planting required by this sec-
tion should be in an irregular line and
spaced at random.
86S158/BSJAN7/FEB25L
(b)
Clustering of plant and tree species shall
be required to provide a pleasing composi-
tion and mix of vegetation.
(c)
Decorative walls and fences may be inte-
grated into any landscaping program. The
use of such walls or fences, when having a
minimum height of three (3) feet, may
reduce the amount of required plant mate-
.rials at the discretion of the Director of
Planning.
(4) Tree Preservation.
(a)
Preservation of existing trees is en-
couraged to provide continuity, improved
buffering ability, pleasing scale and image
along the Corridor.
(b)
Any healthy existing tree may be included
for credit towards the requirements of this
Condition.
(d) Maintenance.
(2)
The owner, or his agent, shall be responsible
for the maintenance, repair, and replacement of
all landscaping materials as may be required.
All plant material shall be tended and main-
tained in a healthy growing condition and free
from refuse and debris at all times. Ail un-
healthy, dying or dead plant materials shall be
replaced during the next planting season.
(3)
All landscaped areas shall be provided with a
readily available water supply. The utilization
of underground storage chambers to collect
runoff to be later used to irrigate plant mate-
rials is encouraged.
(e) Installation and Bonding Requirements.
(1)
All landscaping shall be installed in a sound,
workmanship-like manner and according to accept-
ed, good planting practices and procedures.
Landscaped areas shall require protection from
vehicular encroachment by such means as, but not
limited to, wheel stops or concrete or
bituminous curbs.
(2) Where landscaping is required, no certificate of
occupancy shall be issued until the required
~'~ 6 f--'158/BSJAN7/FEB25L
landscaping is completed in accordance with the
approved landscape plan. When the occupancy of
a structure is desired prior to the completion
of the required landscaping, a certificate of
occupancy may be issued only if the owner or
developer provides to the County a form of
surety satisfactory to the Planning Department
in an amount equal to the costs of the remaining
plant materials, related materials and installa-
tion costs.
(3)
Ail required landscaping shall be installed and
approved by the first planting season following
issuance of a certificate of occupancy or the
bond shall be forfeited to the County.
(f) Arterial Frontage Landscaping.
Landscaping shall be required along Route 10 within
the required setback and shall be provided except
where driveways or other openings may be necessary.
The minimum required landscaping for this setback
shall be provided as per "Perimeter Landscaping B"
below.
(g) Perimeter Landscaping.
Landscaping shall be provided at the outer boundaries
or in the required yards, except where driveways or
other openings may be required. The minimum required
landscaping for all outer boundaries of any lot or
parcel shall be provided as per "Perimeter Landscap-
ing A" below. There shall be different landscaping
requirements as identified herein, which shall be
provided as follows:
(1) Perimeter Landscaping A.
(a)
At least one small deciduous tree for each
fifty lineal feet and at least one
evergreen for each fifty lineal feet shall
be planted within the setback area.
(b)
At least one medium shrub for each twenty
lineal feet shall be planted within the
setback area.
(c) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
7 86S158/BSJAN7/FEB25L
(2) Perimeter Landscaping B.
(a)
At least one large deciduous tree for each
fifty lineal feet and at least one
evergreen for each thirty lineal feet shall
be planted within the setback area.
(b)
At least one small deciduous tree for each
fifty lineal feet shall be planted within
the setback area.
(c)
At least one medium shrub for each fifteen
lineal feet shall be planted within the
setback area.
(d) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
OR:
(a) A minimum three (3) foot high undulating
berm, and
(b) Perimeter Landscaping A.
(3) Perimeter Landscaping C.
(a)
At least one large deciduous tree for each
fifty lineal feet and at least one
evergreen tree for each thirty lineal feet
shall be planted within the setback area.
(b)
At least one small deciduous tree for each
thirty lineal feet shall be planted within
the setback area.
(c)
At least one medium shrub for each ten
lineal feet shall be planted within the
setback area.
(d) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
OR:
(a) A minimum four (4) foot high undulating
berm, and
(b) Perimeter Landscaping B.
~'~ 8 8'~"58/BSJAN7/FEB25L
(h) Landscaping Standards for Parking Areaa.
(1) Interior parking area landscaping.
(a) The parking area(s) shall have at least
twenty (20) square feet of interior land-
scaping 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. With the pro-
vision of this landscaping, parking space
size may be reduced to 9.5 x 18 feet or
185.5 square feet.
(b) The primary landscaping material 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, as
outlined in this Condition. 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 land-
scaped with shrubs and other vegetative
material to compliment the tree
landscaping.
(c) Landscaping areas shall be reasonably
dispersed 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 land-
scaped area.
(2) Peripheral parking area landscaping.
(a) Peripheral landscaping shall be required
along any side of a parking area that abuts
land not in the right of way of a street
such that:
A landscaped strip at least ten (10) feet
in width shall be located between the
parking area and the abutting property
lines, except where driveways or other
openings may be required. Continuous hedge
forms or at least one small tree, as
outlined in this Condition, shall be plant-
ed in the landscaped strip for each fifty
lineal feet. (P)
9 86S158/BSJAN7/FEB25L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF)
(CPC)
(STAFF/CPC)
11.
12.
13.
14.
15.
16.
16.
17.
Ail exterior lights shall be arranged and installed so
that the direct or reflected illumination does not exceed
0.5 foot candles above background measured at the lot line
of any adjoining residential district or Route 10. Light-
ing standards shall be of a directional type capable of
shielding light source from direct view. A lighting plan
shall be submitted to the Planning Department in conjunc-
tion with final site plan review. (P)
The architectural treatment of all buildings on the site
shall be such that no building facade (whether front,
side, or rear) will consist of architectural materials
inferior in quality, appearance, or detail to any other
facade of the same building. No portion of a building
constructed of unadorned cinder block or corrugated and/or
sheet metal shall be visible from any adjoining property
or Route 10. 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 building. Detailed renderings depicting these re-
quirements shall be submitted to the Planning Commission
in conjunction with schematic plan review. (P)
In conjunction with schematic plan review, an overall
access plan shall be submitted to, and approved by, the
Transportation Department for the area north of Route 10
from Harbour East Development to the proposed River's Bend
Road. The developer shall grant cross easement(s) to
allow access to adjacent properties to the west. The
exact location of cross easement(s) shall be determined at
the time of schematic review. (T&CPC)
Prior to the issuance of a building permit, 100 feet of
right of way, measured from the centerline of Route 10,
shall be dedicated to and for Chesterfield County, free
and unrestricted. (T)
Prior to the issuance of an occupancy permit, additional
pavement, curb and gutter shall be constructed along Route
10 for the entire property frontage. (T)
Public sewer shall be used. (U)
At such time as the Banty property (i.e., Parcel 11 on Tax
Map 117-11 (2) and Parcels 12 and 13 on Tax Map 117-12
(2)) is developed, public sewer shall be extended and all
buildings on this site shall be connected to public sewer.
(CPC)
Prior to, or in conjunction with, final site plan review,
a utility easement shall be dedicated along Route 10 to
~'~ 10 8~-'t58/BSJAN7/FEB25L
accommodate construction of a parallel force main. The
width of the easement shall be determined at the time of
site plan review. (U)
GENERAL INFORMATION
Location:
North line of West Hundred Road, approxi-
mately 1,150 feet west of Meadowville Road.
Tax Map 117-11 (1) Part of Parcel 24; Tax
Map 117-11 (2) Riverbend, Section A, Lot
11; Tax Map 117-12 (1) Part of Parcel 20;
and Tax Map 117-12 (2) Riverbend, Section
A, Lots 12, 13, and 14 (Sheet 33).
Existing Zoning:
A and A with Conditional Use; R-15 with
proffered conditions; and B-2
Size:
4.6 acres
Existing Land Use:
Single family residential or vacant
Adjacent Zoning & Land Use:
Utilities:
North - R-15 with proffered conditions;
Under development for single family
residential use
South - A; Vacant
East - B-2; Day Care Center
West - A; Single family residential
12 inch water line located along Route 10.
Use of public water required.
Lies in Johnson Creek sewage drainage area.
Existing 18 inch sewer line located approx-
imately 350 feet south of site. Use of
public sewer recommended (Condition 16).
Extension of public sewer requires acquisi-
tion of off-site'easements.
Environmental Engineering:
Terrain has slight slope and is well to
moderately well drained. Property drains
to the south to roadside ditch along Route
10, then under Route 10 south to Johnson
Creek. Existing culvert under Route 10 is
in need of cleaning out. The existing
culvert may not have capacity to handle
additional runoff. This development could
aggravate existing situation. Existing
culverts and downstream channel should be
analyzed for adequacy. Concrete curb and
gutter should be installed around the
perimeter of all driveways and parking
areas to facilitate proper drainage (Condi-
tion 9). The request parcel lies within
11 86S158/BSJAN7/FEB25L
Fire Service:
General Plan
(Eastern Area Land Use
and Transportation Plan):
Transportation:
Johnson Creek Drainage District. The
developer must contribute a pro rata share
for drainage improvements. The developer
must install storm sewer along Route 10 as
required by the condition(s) of tentative
subdivision approval for Riverbend Subdivi-
sion, Phase I.
Dutch Gap Fire Station, Company #14. At
present, fire service capability is ade-
quate. County water and fire hydrants must
be provided in compliance with nationally
recognized standards.
Light Industrial
The proposed development could generate
approximately 7,600 average daily trips.
These vehicles will be distributed along
West Hundred Road which had a 1985 traffic
count of 20,870 vehicles per day. In the
vicinity of this request (north of Route
10, between Harbour East and the
Meadowville/Route 10 intersection), there
are numerous small parcels with frontage
along Route 10. A Master Access Plan for
this area should be developed incorporating
all of these parcels, identifying specific
access locations to Route 10. By develop-
ing a Master Plan, access to Route 10 could
be better controlled, thereby protecting
the integrity of the arterial. If indi-
vidual access is approved for each small
parcel, access problems similar to those
along Midlothian Turnpike will occur.
Unless Route 288 can be extended from 1-95
to 1-295, Route 10 will be the only major
arterial to serve east/west traffic flow in
the eastern section of the County. Even if
Route 288 is extended, Route 10 will still
carry significant volumes of traffic. The
County should, therefore, protect the
traffic carrying capacity of Route 10 by
allowing adequate access to properties, but
at the same time, controlling access points
to Route 10, limiting the number and prox-
imity of crossovers and requiring access
between parcels (Condition 13). Staff and
VDOT recommends that the existing crossover
which aligns with the western property line
be closed.
~'~ 12 8"~58/BSJAN7/FEB25L
Should this development be approved, addi-
tional pavement, curb and gutter should be
constructed along Route 10 for its entire
property frontage to facilitate turning
movements (Condition 15). An east/west
"service road" should be developed on this
site. This service road should be designed
and constructed with no direct parking
adjacent to the travel lanes. Access for
this development should be in accordance
with the approved "service road" plan
(Condition 13). These recommendations may
require major modifications to the proposed
Master Plan. The Eastern Area Land Use and
Transportation Plan identifies Route 10 as
a major arterial with an ultimate right of
way width of 100 to 200 feet. Right of way
dedication should be in accordance with
this Plan. (Condition 14)
DISCUSSION
A revised Master Plan was submitted follow-
ing the Commission's December meeting. The
revised plan begins to address the concept
of an overall access plan for the area.
However, further consideration should be
given to the exact width of the internal
connector and the number of access points
to the connector. These details can be
further addressed at the time the overall
access plan is reviewed and approved.
Rezoning from Agricultural (A), Residential (R-15), and Community Busi-
ness (B-2) to Convenience Business (B-i) with a Conditional Use Planned
Development is requested. Offices and a retail shopping center are
planned.
The applicants are requesting use exceptions. Specifically, in Building
"C," the following exceptions have been requested:
a. Health clubs
b. Printing shops
Property to the north of the request parcel is zoned Residential (R-15)
and is currently under development for a 258 lot residential subdivision.
Property to the west and south are zoned Agricultural (A) with existing
single family residences and vacant. Property to the east is occupied by
a day care center and is zoned Community Business (B-2).
The Eastern Area Land Use and Transportation Plan designates the request
parcels for light industrial use. However, the proposed zoning and land
use are representative of area development. Further, it should be noted
that since adoption of the Eastern Area Pla~, some of the area to the
13 86S158/BSJAN7/FEB25L
Applicant (12/30/86):
A revised Master Plan and Textual Statement was submitted and are dis-
cussed herein.
Planning Commission Meeting (1/20/87):
On motion of Mr. Rowe, seconded by Mr. Cowan, the Commission recommended
approval of this request, subject to the conditions on pages 1 through
11.
AYES: Messrs. Miller, O'Connor, Cowan, and Rowe.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, February 25, 1987, beginning at 2:00
p.m., will take under consideration this request.
15 86S158/BSJAN7/FEB25L
RIVERBEND
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STATE ROUTE # lO
STATE ROUTE # I0
REVISED PLA N
February 25, 1987 BS
ADDENDUM
86S158
David A. Banty
and
George P. Emerson, Jr.
Bermuda Magisterial Dfstrict
North line of West Hundred Road
Condition 2, as recommended by the Planning Commission, requires a thirty (30)
foot buffer along the northern (i.e. rear) boundary of the site. The Planning
Commission's actions failed, however, to allow reduction of the rear yard
setback for buildings, drives, and parking areas consistent with the
recommended buffer. Should the Board wish to approve the buffer as
recommended by the Planning Commission in Condition '2, Condition 6 should be
expanded to allow reduction of the rear yard setback. The condition should be
as follows:
6.
Rear yard. The required rear Yard may be reduced to thirty
(30) feet with the provision of the buffer described in
Condition 2.
iii
' 86S158/BSJAN7/FEB25LL