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86S049~p~-~v-~9~-~¥~ ~me-~-~9~-~P~ July 23, 1986 BS REQUEST ANALYSIS AND RECOMMENDATION 86S049 Muse Buick, Inc. Midlothian Magisterial District West line of Alverser Drive REQUEST: (Amended) Rezoning from Agricultural (A) to Community Business (B-2) of 1.9 acres plus Conditional Use Planned Development to permit use and bulk exceptions on the proposed and existing zoned Community Business (B-2) parcels containing a total of 19.5 acres. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL OF REZONING 1.9 ACRES FROM AGRICULTURAL (A) TO COMMUNITY BUSINESS (B-2) AND DENIAL OF CONDITIONAL USE PLANNED DEVELOPMENT ON 19.5 ACRES. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning with Conditional Use Planned Development allows the Commission and Board to ensure a proper land use transition, coordinated development of the entire tract, and a quality develop- ment. Furthermore, the application represents the opportunity to ensure that the existing zoned Community Business (B-2) tract is developed in a manner that represents the quality of development desired along this portion of Midlothian Turnpike and that the design criteria protects existing and future residential development to the west. Be While the proposed Northern Plannin~ Area Land Use and Transporta- tion Plan designates the area encompassed by the request parcel for office use, the bulk of the request parcel is already zoned Com- munity Business (B-2) with no special conditions, other than normal Zoning Ordinance requirements. Through the Conditional Use Planned Development process, the Commission and Board may impose conditions which accomplish the land use transition which is reflected in the Northern Area Plan by the office use designation. (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) 1. (STAFF) 2. (STAFF) 3. (STAFF) 4. (STAFF) 5. The following conditions notwithstanding, the plan prepared by J.K. Timmons and Associates, P.C., titled "Buffer Entrance Plan - Alverser Drive," revised 7/18/86, shall be considered the Master Plan. (P) Public water and sewer shall be used. (U) Concrete curb and gutter shall be installed around the perime- ter of all driveways and parking areas. Drainage shall be designed so as not to interfere with pedestrian traffic. (EE) The Master Plan shall be considered the access plan for the property, except that the southernmost entrance on Alverser Drive shall be eliminated. This condition may be modified by the Planning Commission at the time of schematic plan review if the schematic plan documents that the spirit and intent of minimizing access points to public roadways and turning move- ments near intersections is met. (T) A seventy-five (75) foot buffer shall be maintained along the western boundary of Tracts 2 and 3, where adjacent to Agricul- tural (A) zoning. The seventy-five (75) foot buffer shall consist of existing vegetation, supplemented with additional vegetation where necessary to affect proper screening, and also a fence shall be installed within the buffer. Specifically, an eight (8) foot high solid board fence shall be installed and placed a minimum of sixty-five (65) feet from the property line. Utilities shall be permitted in buffers, provided they run generally perpendicular through the buffer. A twenty-five (25) foot buffer shall be maintained adjacent to Agricultural (A) zoning along the northern boundary of Tract 3 and the western boundary of Tract 4. The twenty-five (25) foot buffer requirements may be modified through schematic plan review if the Commission determines that the buffer is not necessary because of the use proposed on the tract and/or adjacent development. The buffers shall be landscaped such that uses are screened from view of adjacent Agricultural (A) properties. Further, an eight (8) foot high solid board fence, placed fifteen (15) feet off the property line, shall be in- stalled within the northern twenty-five (25) foot buffer in Tract 3. Also, for any automobile dealership, the storage area for wrecked vehicles and vehicles awaiting repair and for any use having outside storage, the outside storage areas shall be screened from view of all adjacent properties and public roads. A conceptual plan depicting these requirements shall be submit- ted to the Planning Commission for approval in conjunction with schematic plan review. Prior to any clearing or grading, the buffers shall be flagged and the Planning Department shall be 2 6S049/BSJUN6/JULY23I (STAFF) (STAFF) (STAFF) (STAFF) (STAFF) (STAFF) Ye 10. 11. contacted to inspect the buffers. Within ninety (90) days of rough clearing or grading, detailed plans depicting these re- quirements shall be submitted to the Planning Department for approval. (P) Ail buildings and parking areas shall be set back a minimum of fifty (50) feet from Route 60, unless modified by the Planning Commission at the time of schematic plan review. The Commis- sion may reduce this setback if, upon review of detailed plans, they determine that the spirit and intent of the fifty (50) foot setback can be met in a lesser width. A fifteen (15) foot parking and a thirty (30) foot building setback shall be main- tained along Alverser Drive. Within the setbacks along Alver- set Drive and Route 60, ornamental trees and shrubs shall be planted. Also, landscaping shall be installed within parking areas so as to break up the expanse of parking. A conceptual landscaping plan depicting this requirement shall be submitted to the Planning Commission for approval in conjunction with schematic plan review. A detailed landscaping plan depicting this requirement shall be submitted to the Planning Department for approval within ninety (90) days of rough clearing or grading. (P) Signs shall be as regulated by the Zoning Ordinance for the Route 60 Special Sign District. A complete sign package for each tract depicting typical styles, colors and materials shall be submitted to the Planning Commission for approval at the time of schematic plan review for each tract. The Commission, at the time of schematic sign package review, may modify (either increase or decrease) the Special Sign District regu- lations to the extent that the spirit and intent of the require- ments is not violated. (P) There shall be no outdoor speaker or paging systems, except as follows: the Commission may permit outdoor speaker systems for drive-in restaurants and banks during schematic plan review if documentation is submitted which proves that the speaker system will not be audible from the adjacent Agricultural (A) property to the west and north, or area residential development. (P) Outdoor lighting shall be low level and positioned so as not to project light into adjacent Agricultural (A) properties. (P) In conjunction with schematic plan review, render- ings/elevations shall be submitted to the Planning Commission for approval in conjunction with schematic plan review. Ail buildings shall be compatible in materials, color, and style. Building facades visible to public roads shall employ decora- tive masonry and/or glass. (P) The following uses shall be prohibited: (a) dry cleaning plant; 3 86S049/BSJUN6/JULY23I (s~') 12. (b) hospitals, rest, nursing, convalescent homes; (c) laundromats and coin-operated dry cleaning; (d) twenty-four (24) medical facilities; (e) museums; (f) boarding of animals or outside runs; (g) broadcasting towers or dishes; (h) self-service laundry establishments; (i) taxidermy; (j) one mobile home for an owner or operator of a business being conducted on the premises, sub- ject to a mobile home permit from the board of supervisors; (k) outside storage in association with rental operations; (1) milk distributing station; (m) pawn and second-hand stores; (n) lawnmower, garden equipment or chain saw repair service; (o) theaters in Tracts 3 and 4; (p) other motor vehicle transportation; (q) occult sciences such as palm readers, astrologers, fortune tellers, tea leaf readers, prophets, etc.; (r) bowling alleys or roller skating rinks. Further, The following use exceptions shall be permitted in all tracts: (a) (b) health clubs, spas, indoor racquet club - sports center; hardware, home and garden center, with outside storage of lawn, garden and landscaping materials and supplies, subject to screening specified herein. In Tracts 1 and 2, as shown on the Master Plan, automobile dealerships, drive-in establishments and motor vehicle service and repair shall also be permitted, provided the uses are incorporated into the overall development of the tract(s), and the motor vehicle service and repair is accessory to either an automotive dealership, service station or an automotive acces- sory store. In Tract 3, as shown on the Master Plan, an automobile dealer- ship and motor vehicle service and repair shall also be per- mitted, provided the motor vehicle service and repair is acces- sory to an automobile dealership located on Tract 3. (P) Prior to release of a building permit, thirty-five (35) feet of right of way, measured from the centerline of Alverser Drive, shall be dedicated to and for the County of Chesterfield, free and unrestricted. (T) 4 6S049/BSJUN6/JULY23I (STAFF) 13. Additional pavement and curb and gutter shall be installed along Route 60 for the entire property frontage, as deemed necessary by the Transportation Department and VDH&T. (T) (STAFF) 14. Prior to any clearing or grading and prior to any schematic plan approval, the developers shall contact the Olde Coach Village Civic Association. Planning Staff shall be provided with documentation that this has been accomplished. (P) (NOTE: Prior to obtaining site plan or building permit approval, schematic plans must be submitted to the Planning Commission for approval.) GENERAL INFORMATION Location: Northwest quadrant of Midlothian Turnpike and Alverser Drive. Tax Map 16-8 (2) Alverser West, Block A, Lots 2 and 3; Tax Map 16-11 (1) Parcels 12 and 13; and Tax Map 16-12 (6) Alverser West, Block A, Lot 1 (Sheet 7). Existing Zoning: Size: A and B-2 19.5 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - A, & 0 with Conditional Use Development; Single family residential or vacant South - B-2 with Conditional Use Planned Development, & A; Being developed for an automobile dealership or vacant East - B-2 with Conditional Use Planned Development; Office/warehouse West - A & B-2; Single family residential or vacant Utilities: 12 inch water line located along Alverser Drive. Use of public water intended. (Condition 2) Lies in Falling Creek sewage drainage area. 10 inch public sewer line located along Alverser Drive. Use of public sewer in- tended. (Condition 2) Environmental Engineering: Terrain is gently sloping and, when cleared, has slight chance for erosion. Soils well suited for proposed use. 5 86S049/BSJUN6/JULY23I Fire Service: General Plan (Northern Planning Area Land Use and Transpor- tation Plan - Proposed): Property drains to south and east to a swale and, eventually, to Alverser Drive, where runoff is collected by storm sewer system. There are no anticipated or exist- ing drainage and/or erosion problems. The request parcel lies within the limits of the Routes 60/147 Drainage District. Prior to obtaining a building permit, the developer must pay a pro rata share of cost of improvements to the District, based upon the anticipated runoff, which will be contributed to the Drainage District by development of the request site. Site must be developed in accordance with the ap- proved Routes 60/147 Master Drainage Plan. May be necessary to acquire off-site easements. Concrete curb and gutter should be in- stalled around the perimeter of all drive- ways and parking areas, and drainage should be designed so as not to interfere with pedestrian traffic. (Condition 3) Midlothian Fire Station, Company #5. At present, fire service capability adequate. Depending upon location of existing fire hydrants, it may be necessary to install a new fire hydrant in the vicinity of the request parcel. Office Transportation: Since specific uses and square footages have not been specified, trip generation is difficult to estimate. Based on typical shopping center trip rates, this develop- ment could generate in excess of 9,775 vehicles per day. These vehicles will be distributed along Alverser Drive, which has recently been constructed as an area col- lector road and Midlothian Turnpike, which had a 1984 traffic count of 22,865 vehicles per day. The Master Plan depicts proposed entrances along Alverser Drive and Midlothian Turn- pike. Given the fact that the bulk of the 86S049/BSJUN6/JULY23I property is already zoned, Staff supports the Master Plan, with respect to access, since the Plan limits access to Midlothian Turnpike and Alverser Drive. However, Staff would recommend that the southernmost entrance/exit to Alverser Drive be elim- inated. Because of the entrance/exit's proximity to the Alverser Drive/Midlothian Turnpike intersection, undesirable turning movements and congestion could result at the intersection. (Condition 4) Staff has recommended that Alverser Drive be designated as a 70 foot collector road through the Northern Planning Area Land Use and Transportation Plan. Right of way should be dedicated in accordance with Staff's recommendation. (Condition 12) Additional pavement and curb and gutter should be installed along Route 60 to facilitate turning movements. (Condition 13) ~ DISCUSSION Originally, this application was for a Conditional Use Planned Develop- ment to permit an automobile dealership on a portion of the existing zoned Community Business (B-2) property. The automobile dealership is first permitted by right in a General Business (B-3) District. Prior to and during the Commission's April meeting, concerns were expressed rela- tive to permitting a B-3 use in an area predominately zoned B-2 and in an area which the Northern Planning Area Land Use and Transportation Plan proposes office use. Because of the concerns, the application was amended. The amended request is for rezoning of a 1.92 acre Agricultural (A) parcel to Community Business (B-2) plus a Conditional Use Planned Development encompassing the proposed B-2 tract and a 17.62 acre tract currently zoned B-2. Use and bulk exceptions have been requested. The request parcel lies within the boundaries of the proposed Northern Planning Area Land Use and Transportation Plan. The Plan designates the request parcel, as well as property to the north and south, for office use and property to the west for medium density residential use. The office designation is intended to provide a transition between the more intense commercial development to the south and east and the existing and future residential development to the west. Property to the east is zoned Community Business (B-2) with Conditional Use Planned Development, and office/warehouses are currently under con- struction. Property to the west is currently zoned Agricultural (A) and Community Business (B-2) and is either occupied by single family dwell- ings or remains vacant. The adjacent Agricultural (A) property to the west, which lies at the terminus of West Petty Road, is occupied by an 7 86S049/BSJUN6/JULY23I historic structure, Haley Cole's Free School, one of the first public free schools in the County. The school was built in the mid-nineteenth century and has been converted for residential use. The amended application and Master Plan, coupled with the conditions recommended herein address Staff's concerns relative to future land uses and site design. The Master Plan, conditions, and subsequent schematic plan reviews will promote an orderly land use transition. The conditions further attempt to protect existing and future residential development to the west. Specifically, the conditions address buffers (Condition 5), architectural controls (Condition 10), access location (Condition 4), interior and perimeter landscaping (Condition 6), signage (Condition 7), all of which will act to achieve a cohesive planned project. Concerns relative to minimizing the possibility of, and problems normally asso- ciated with, typical strip development have been alleviated. These conditions provide for appropriate buffering to protect the integrity of the adjacent historic structure to the west, which is currently being used as a single family residence. Since some B-3 use exceptions have been requested and have the potential of abutting existing and future residential uses to the west, Staff has recommended additional buffering where such uses would be adjacent to the western property line. Also, buffers have been recommended bordering the northern and western boundaries of Tracts 3 and 4 since the adjacent Agricultural (A) property to the west is designated for office use by the proposed Northern Planning Area Land Use and Transportation Plan. Spe- cifically, since Tracts 3 and 4 coul~ be occupied by uses having outside display/storage areas or loading docks, buffering adjacent to future office use would be appropriate. (Condition 5) The applicants have requested a twemty-five (25) foot exception to the fifty (50) foot setback requirement along Route 60. Condition 6 would allow the Planning Commissiom to modify the fifty (50) foot setback requirement through the schematic plan review process when more detail is available relative to the specific site design on Tracts 1 and 2. CASE HISTORY Planning Commission Meeting (4/15/86): The Commission deferred this request for sixty (60) days. Applicant (5/12/86): The application was amended to include a total of 19.5 acres. Planning Commission Meeting (6/17/86): On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom- mended approval of rezoning 1.9 acres from Agricultural (A) to Community 8 ~6S049/BSJUN6/JULY23I Business (B-2), and recommended denial of the Conditional Use Planned Development for the 1.9 acre tract plus the existing Community Business (B-2) tract. AYES: Unanimous. The Commission did express concern that the existing B-2 zoning has very little control or protection for area residents. Applicants, Staff, Area Property Owners, Midlothian District Supervisor (7/18/86): Since the Commission's action, numeroUs meetings have been held to dis- cuss the proposed development. On July 18, 1986, the applicants agreed to amend Conditions 1, 5, 10, 11, and 12, as originally recommended by Staff, in an attempt to address area citizens' concerns. Condition 5 has been amended to increase the buffer width from fifty (50) to seventy-five (75) feet in Tracts 2 and 3 with existing vegetation plus a solid board fence. In addition, the solid board fence would be extended along the northern boundary of Tract 3 in the twenty-five (25) foot buffer. Condition 10 was amended to specifically address the materials to be used in building facades visible to public roads. Condition 11 was amended to exclude some uses permitted by the current zoning and eliminated requested use exceptions, motels, hotels, motor courts, and office/warehouses. Further, automobile dealerships would now be permitted in Tracts 1, 2, and 3 whereas previously limited to Tract 3 only. A condition (previously Condition 12) which addressed the size of parking spaces for office/warehouse use is not necessary since office/warehouse use is no longer a requested use exception. Because of the increased size of the buffers, the applicants have also requested that the size of Tract 3 be increased (see attached). Condi- tion 1 was amended to address this change. A condition, Condition 14, was added to require that the Olde Coach Village Civic Association be notified prior to any clearing or grading or any schematic plan approval. The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m., will take under consideration this request. 9 86SO49/BSJUN6/JULY23I 5 Z¢ COACH VILLAGE ¢ ;.:.:.:-:.:.::'. :::::i:i ...... :.:.:.:.: :.:. WE~ ZC .- $ L SUNNY DELL ACRES ~ 36SO49(AMENDED) °i ' I~ REZ: A TO B-2 ~ .- C.U. PD. / / / / O~IGINAL ,6Y~S04c~- I / ? ? ? ' LA/~O$CA PE ~UFFEI~ /~'£V/SED MASTER /::'LAN- 7//8/a~, )- h. 504'9 APPLICANT'S ADDENDUM 86S049 On page 4, paragraph 11 of the Staff Report dated July 23, 1986, omit the following: In Tract 3, as shown on the Master Plan, an automobile dealership and motor vehicle service and repair shall also be permitted, provided the motor vehicle service and repair is accessory to an automobile dealer- ship located on Tract 3. (P) PETITI~4 TO: CHESTERFIELD COUNTY BOARD OF SUPERVISORS We the undersigned, ail. being residents in the immediate vicinity of the land affected by the proposed request for a change in zoning as. set forth in case 8~S049, request the Board of Supervisors: To support th~ decision of the Planning Commission to deny the request for allowing any useage greater than the existing 8-2 zoning. The existing 8-2 zoning affords the best protection to preserving the residential quality of our community which would be degraded if a oar deaiership~ even with the proffered conditions, were allowed in the immediate vicinity. ADDRESS PETITI(D~N TO: CHESTERFIELD COUNTY BOARD OF SUPERVISORS Ne the undersigned, ali being residents in the immediate vicinity of the land affected by the proposed request for a change in zoning as set forth in case 86S049,. request the Board of Supervisors: To support the ~ecision of the Planning Commission to deny the request for allowing any useage greater than the existing 8-2 zoning. The existing 8-2 zoning affords the best protection to preserving the residential quality of our community which would be degraded if a oar dealership, even with the proffered conditions, were allowed in the immediate vicinity. ADDRESS //o Oo 16 ~5 15 II 6( // 4 ./ ,/ / o REVISED 3/11/69 ~/?/~ c~.~. 5/7 7 I- 17-78 V~b.'eo cLX. 12/I/BI SEH