05SN0126-Jan26.pdfP R O F F ER.__F.,.O__C~ON D 1 T IO__N~
Goochland/West Creek, L.P.
case No. 05SN0126
The ~pp!icm,,t: hereby proffers the fbi!owing ¢c, ndition:
l.a~ds~. Per/meter l~odscal~ing requirements wifl~in the
· - - w,,r,,vm side yard
i:'ml',..'.de evergree,~l shrub hedgerow:~ ?lz, ated the le,agth ' ' ·
,fadja. cenr t~2rkmg arsas tha.r grow
t~', cr a::e maintained at a r. hrc¢-to-,%ur foot height n',aximum.
Date: January 26,
January 26, 2005 BOS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION'
05SN0126
Goochland/West Creek L.P.
Matoaca Magisterial District
South line of Hull Street Road
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3) with Conditional
Use to permit motor vehicle sales and rental.
PROPOSED LAND USE:
Motor vehicle sales with accessory repair, to exclude body repair, is proposed.
Although this use is first permitted as a restricted use in the C-3 District, the
applicant is seeking relief to one (1) restriction requiring a minimum setback for
uses of 100 feet from adjacent R Districts, hence necessitating a Conditional [)se.
With approval of this request, uses would be limited to those uses permitted by
right or with restrictions in the Corporate Office (O-2) District plus the
aforementioned motor vehicle sales.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend denial for the Ibliowing reasons:
A. The proposed motor vehicle sales use does not conform to the Upper Swift Creek
Plan which suggests the property is appropriate for office uses.
Provi&ng a FIRS'.[' CHOICE communiu~ through excellence in pubhc service
The proposed motor vehicle sales use is not representative of, nor compatible
with, existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER 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
(CPC) 1.
Public Water and Wastewater. The public water and wastewater systems
shall be used. (U)
(CPC)
Uses. Permitted uses shall be limited to the following:
Use permitted by right or with restrictions in the Corporate Office
(0-2) District.
Motor vehicle sales and ren.tat, as restricted by Section 19z
159(f)(3) through (8) of the Zoning Ordinance. (P)
(CPC)
Timbering Restriction. Except for timbering approved by the Virginia
State Department of Forestry' for the purpose of removing dead or diseased
trees, there shall be no timbering on the Property m~til a land disturbance
permit has been obtained from the Enviromnental iEngineering Department
and the approved devices have been installed. (EE)
(cPc)
Prior to any site plan approval, one htmdred (100) feet of right of way
along Route 360, measured from the centerline of that part of the road
immediately adjacent to the property shall be dedicated free and
unrestricted to and for the benefit of Chesterfield County. (T)
(CPC)
Direct access from the property to Route 360 shall be limited to one
entrance/exit. The exact location of this entrance/exit shall be determined
by the Transportation Department. (T)
(CPC)
Prior to the issuance of a certificate of occupancy, the developer shall be
responsible for:
construction of an additional lane of pavement along Route 360 for
the entire property fi'ontage; and
construction of an additional pavement at the existing crossover
that aligns the property to provide an adequate left turn lane, as
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Location:
determined by the Transportation Department, along westbound
Route 360; and
either (1) designing and constructing the entrance/exit to Route 360
to preclude vehicles exiting the site from traveling westbound on
Route 360, or (2.) modifying the existing crossover on Route 360 to
preclude vehicles exiting the site from traveling westbound on.
Route 360. (T)
GENERAL INFOP, MATION
South line of Hull Street Road, east of Chital Drive.
3943 (Sheet 15).
Existing Zoning:
A
Tax IDs 727-672-2233, 3038 and
Size:
3.0 acres
Existing Land Use:
Single family residential or vacant
Ad}acent Zoning and Land Use:
North
South
East
West
- R-7 with Conditional Use, A and A with Special Exception; Public/semi-public
(school and fi.re station) or vacant
- R- 12; Single t~tmily residential
- I-1 with Conditional Use Plam~ed Development; Vacant
- C-2 with Conditional Use Planned Development; Office
UTILITIES
Public Water System:
A twenty-four (24) inch water line extends along the north side of Hull Street Road
opposite this site. In addition, a twetve (12) inch water line extends across Hull Street
Road and continues south along the west side of Chital drive, approximately 550 feet
southwest of the request site. Use of the public water system is intended. (Proflbred
Condition 1)
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Public Wastewater System:
There is an existing eight (8) inch wastewater collector line that extends east from Chitat
Drive and terminates approximately 140 feet southeast of this site. Use of the public
wastewater system is intended and has been proffered by the applicant. (Proffered
Condition l)
ENVIRONMENTAL
Drainag~ and Erosion:
The property drains south through storm sewers i.n the Deer Run Subdivision and then to
a tributary of Swift Creek. There are currently no on- or off-site drainage or erosion
problems with none anticipated after development, The property is wooded and should
not be timbered without first obtaining a land-disturbance permit tkom the Environmental
Engineering Department, This will ensure that proper erosion control devices are in
place, (Proffered Condition 3)
PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7, currently provides fire protection and
emergen.cy medical service, This request wilt not impact fire and 'EMS.
Transportation:
The subject property (3 acres) is currently zoned Agricultural (A) and located on the
south, side of Hull Street Road (Route 360) between Deer Run Drive and Chital Drive.
The 2003 traffic volumes along the section of Route 360 from Woodlake Village
Parkway to Route 288 range from 44,000 to 69,000 vehicles per day. The voImne of
traffic on this section of Route 360 exceeds the capacity of the road, and drivers
experience extreme congestion., especially during peak periods. The ~irginia Department
of Transportation Six-Year Improvement Program includes a project to widen Route 360
to six (6) and eight (8) lanes from Swift Creek to Winterpock Road. The Plan designates
previous funds for construction of additional westbound lanes on Route 360, and provides
supplemental funding tbr the remainder of the project. No additional road improvement
projects in this area of the County are included in the Six-Year Improvement Plan. In
2004 a bond referendum was passed which allocates $40 million fbr road improvements
~n the County. Some of this money will be used to expedite the Route 360 widenin.g
project. As an interim measure, the County plans to use cash proffer money to construct
additional pavement along Route 360 eastbound to provide a third lane from Spring Run
Road to Swift Creek. This construction is anticipated to begin in early 2005.
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The subject property aligns an existing crossover on Rome 360 which cun'emty serves
Clover Hill High School on the north side of Route 360. The Chitat Drive/Route 360
imersection (approximately 700 feet to the west) and the Deer Run Drive/Rome 360
imersection (approximately 1000 feet to the east) are both signalized. Due to the
proximity of these existing signals, an additional traffic signal should not be constructed
at the crossover that aligns the subject property. An additional signal at this crossover
would increase congestion along this already congested section of Route 360.
Construction plans have been prepared to widen this section of Route 360 to an eight (8)
lane facility. Unsignalized crossovers on highways with eight (8) lanes generally do not
function safely, due in part to the time required to cross multiple lanes against oncoming
traffic. As a result, vehicles typically have to store in the crossover waiting for breaks in
the traffic stream, which blocks sight distance. Vehicles exiting the subject property
should be precluded from turning left and traveling westbound on Rome 360.
The applicant has proffered to either; t) modify the existing crossover, or 2) construct the
site access; to preclude left turns exiting the property (Proffered Condition 6). If the
developer chooses to construct the site access to preclude left turns exiting the site, a
large concrete island should be constructed to direct exiting traffic away from the
crossover. If the developer chooses to modify the crossover, the improvements should be
similar to those at the Route 10/Frith Lane intersection.
The applicant is requesting rezoning of the property to Community Business (C-3) with a
Conditional Use to permit motor vehicle sales. This request will limit development to a
motor vehicle dealership, repairs and accessory uses. Based on trip rates for new car
sales, development could generate 1,t25 average daily trips~ Traffic generated by this
development wilt initially be distributed along Route 360, which had a 2003 traffic
volume of 69,000 vehicles per day between Winterpock Road and Old Hundred Road.
Based on the current volume of traffic during peak hours, Route 360 in this area is
beyond capacity (Level of Service F).
The Thoroughfb, re Plan identifies Route 360 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right
of way on the south side of Route 360 in accordance with that Plan. (Proffered Condition
4)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation (Division 5). Access to major
arterials, such as Rome 360, should be controlled. The applicant has proffered that direct
access from the property to Route 360 will be limited to one (1) entrance/exit. (Proffered
Condition 5)
The traffic impact of this development must be addressed. The applicant has proffbred
to: 1) construct an additional lane of pavement along Route 360 ibr the entire property
frontage; and 2) construct an adequate left turn lane at the crossover on Route 360 that
aligns the property. (Proffered Condition 6)
5 05SN0126-JAN26-BOS
At the time of site plan review, specific recommendations wilt be provided regarding
access and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for office uses. The Plan suggests that commercial uses should be provided at
major intersections with transitional uses, such as office and higher density residential
between those commercial nodes. The Upper Swift Creek Plan is currently under review.
Area Development Trends:
Property to the north is zoned Residential (R-7) and is occupied by Clover Hill High
School and the Clover Hill Fire Station. Property to the south is zoned Residential (R*I2)
and has been developed as part of the Deer Run Subdivision. Property to the east is
zoned Light Industrial (I-1.) with a Conditional Use Planned Development and is currently
vacant. This parcel permits uses limited by zoning to primarily Neighborhood Office (O~
1), Corporate Office (O-2) and Convenience Business (C-l) uses along Route 360, to
include a maximmn of one (1) fast food restaurant, and further limits uses adjacent to
Deer Run Subdivision along with a maximum gross floor area for buildings. Property to
the west is zoned Neighborhood Business (C-2) with Conditional Use Planned
Development and is developed tbr office uses.
Site Desigg:
The request property lies within the 360 Corridor West Area Highway Corridor District.
The purpose of this district's standards is to recognize specified areas of the County as
unique and to enhance patterns of development in those areas. Development of the site
must conform to the 360 Highway Corridor District standards and the Emerging Growth
Area District requirements of the Zoning Ordinance. Together, these standards address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, pedestrian
access, utilities and screening of dumpsters and loading areas.
Uses:
Proffered conditions limit uses to those permitted in the Corporate Office (0-2) District
as well as motor vehicle sales and rental, which includes, as an accessory use, service and
repair, excluding body repair. (ProItbred Condition 2)
Architectural Treatment:
Currently, within the Route 360 Corridor West Area, the Ordinance requires that ali
buildings be compatible with residential architecture. Residential design features include
6 05SN0126-JAN26-BOS
articulation of doors and window-s, architectural ornamentation and use of residential
materials. Visible flat or shed roofs are prohibited.
Buffbrs and Screening:
Adjacent property to the south is zoned Residential (R-12) and is occupied by single
family residences as part of the Deer Run Subdivision development. The Zoning
Ordinance requires a minimum seventy-five (75) foot buffer along the southern property
boundary of the request site. At the time of site plan review, the Planning Commission
may modify this buffer under certain circumstances.
CONCLUSIONS
The proposed motor vehicle sales use does not conform to the Upper Swift Creek Plan which
suggests the property is appropriate for office uses. The Plan suggests that commercial uses
should be provided at major intersections with transitional uses, such as office and higher density
residential, between those commercial nodes. Further, the proposed motor vehicle sales use is
not representative of, nor compatible with, existing and anticipated area development.
The application fails to address Transportation concerns relative to precluding left turns exiting
the property westbound on Route 360, for reasons noted herein.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Applicant (12/2/04):
Proffered Condition 6 was amended to address the Transportation Department's concerns
relative to precluding left tums exiting the property westbound onto Route 360.
Planning Commission Meeting (12/13/04):
The applicant did not accept staff's recommendation, but did accept the Commission's
recommendation.
There was one (l) person present in opposition to the request who noted its conflict with
the Upper Swift Creek Plan.
Mr. Bass noted the anticipated use of the property as the sate of late-model vehicles; and
the applicant's history of good quality developments in the County.
7 05SN0126-JAN26-BOS
On motion of Mr. Bass, seconded by Mr. Litton, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: 'Unanimous.
Thc Board of Supervisors, on Wednesday, JanuaDv 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
8 05SN0126-JAN'26-BOS