87S007February 25, 1987 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
87S007
The AcQuest Corporation
Clover Hill Magisterial District
East line of Branchway Road
REQUEST: Rezoning from Agricultural (A) to Office Business (O) with proffered
conditions. Office use is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ae
Although the Northern Area Land Use and Transportation Plan desig-
nates the request parcel for medium/high density residential use,
the proposed zoning and land use is representative of area develop-
ment trends. Further, the proposed office development would be
compatible with the surrounding area and would serve as a transi-
tional land use between the light industrial development to the
north and existing and future residential development to the south.
The proffered conditions will insure that the project develops in a
quality manner, compatible with adjacent properties and area
development.
(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.)
PROFFERED CONDITIONS
(STAFF/CPC) I.
A detailed landscaping plan shall be submitted and ap-
proved in conjunction with the site plan approval depict-
ing the following requirements:
The interior of the parking area shall be land-
scaped so as to break up the expanse of
pavement.
me
Provide proper buffering for the residential
areas to the south.
Provide low level lighting to minimize effect 'on
the residential areas and provide adequate
transition from the industrial zoned property to
the north.
(STAFF/CPC) II.
A detail signage package with street address
signs and their locations.
Building erected on this parcel shall not exceed tWo (2)
stories in height.
(STAFF/CPC) III.
Structures to be erected on this parcel shall have either
a Colonial Williamsburg design similar to the proposed
Huguenot Professional Park being developed by the Woolfolk
Companies, or an all brick contemporary similar to the
project at the southeast corner of Southlake Boulevard and
Branchway Road.
GENERAL INFORMATION
Location:
Existin~ Zoning:
East line of Branchway Road, approximately
420 feet south of Southlake Boulevard. Tax
Map 17-13 (1) Parcels 13 and 16 (Sheet 8).
A with Conditional Use Planned Development
to permit office
Size:
2.2 acres
Existin8 Land Use:
Office
Adjacent Zonin~ & Land Use:
North - A; Single family residential
South - A; Single family residential
East - A; Vacant
West - A; Vacant
Utilities:
16 inch water line located along Branchway
Road. Use of public water is intended.
Lies in the Pocoshock Creek sewage drainage
area. Closest trunk sewer line located
approximately 400 feet north of site in
Southlake Boulevard. Utilities Department
would recommend use of public sewer at the
time of site plan review. Extension of
public sewer will require acquisition of
off-site easement. Applicant intends to
use septic tank/drainfield systems.
2 8~-~07/BSJAlq7/FEB250
Environmental En~ineerin~:
Drains east to tributary of Pocoshock
Creek. No existing drainage or erosion
problems. However, in the absence of
natural drainage channel, development may
necessitate improvements. Further analysis
of drainage situation may result in the
need to acquire off-site drainage ease-
ments. Drainage should be designed to
minimize downstream impact.
Fire Service:
Midlothian Fire Station, Company #5. At
present, fire service capability adequate.
County water and fire hydrants must be
provided in compliance with nationally
recognized standards.
General Plan
(Northern Area Land
Use and Transporta-
tion Plan):
Medium/high density residential
Transportation:
This development could generate approxi-
mately 305 average daily trips. These
vehicles will be distributed along Branch-
way Road, Route 645 which had a 1984 traf-
fic count of 3,197 vehicles, however, the
access from Branchway Road to Courthouse
Road was closed in 1986. It is assumed
that the current traffic count on Branchway
Road will be lower especially along the
section on which this parcel fronts. This
parcel is located near the southern
terminus of Branchway Road.
Right of way must be dedicated along
Branchway Road as required by the Zoning
Ordinance. In order to facilitate safe
turning movements, additional pavement and
curb and gutter should be installed along
the entire frontage of the property. At
the time of site plan review, Staff will
make recommendations regarding any required
road improvements.
DISCUSSION
Rezoning from Agricultural (A) to Office Business (O) is requested with
the intent of constructing a two (2) story office building. In conjunc-
tion with the request, the applicants have proffered conditions which
address interior landscaping, buffers, iow levei lighting, signage,
height limitations, building design, and architectural treatment. Two
('2) existing structures located on the request parcels are currently
being ~tilized for professional offices under the provisions of a
3 87SO07/BSJAN7/.~EB250
Conditional Use Planned Development granted by the Board of Supervisors
on May 22, 1985.
The Northern Area Land Use and Transportation Plan designates the area,
including the request parcels for medium density residential use, while
the area north of ~he request parcels is designated for light industrial
use. Although the proposed zoning and land use is not consistent, with
the strict application of the Northern Area Plan, the proposed use is
representative of area development trends. In addition, the proposed use
would serve as a transition from the more intense industrial development
to the north and existing and future residential development to the
south. The properties which front the southern portion of Branchway Road
will probably be developed for office use. The only access to these
parcels is Branchway Road. As the transition occurs from residential to
office use, the Commission and Board must be cognizant of establishing
the limits of office development to the south and thereby precluding
office use south of the terminus of Branchway Road. At the time the
adjacent parcel to the south of the request parcel develops, Staff will
recommend substantial buffers to address the concerns stated herein.
CASE HISTORY
Planning Commission Meeting (1/20/87):
On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom-
mended approval of this request and acceptance of the proffered con-
ditions on pages 1 and 2.
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.
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87S007
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