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04SN0312-Feb23.pdfFebruary.~,'~'x 2005 BS ST AFF" S REQUEST ANALYSIS ,N A.~. D REC O MMEND AT'I'ON 04SN0312 Orind-All Lt.,C M a'coac, a Magisterial District South line of Hull Street Road RF_Q-bES 1 S' I'. Conditional Usc to pem~it material[ recyclit~g operations. Axne.~,dments to C. onditiona, l. Use ('Cases 88S005 and. 89SN0140)relative m time limitations and grantee restrictions tbr thc operafiou ~I'a construction, demolition and debris landfill. PROPOSED L_&ND USE.: A materials recycling operation to inch~d.e the grinding, mulching and processi~g of vegetative waste; soil processing; composfing; recycling oi.' construcfio~ and demolition materials; solid waste lral~sfe, r; and wholesale ot.' such mate'rials is planned. Additionally, amendments ~o cxistig, g C:o~ditionat Uses which currently pem~it a construction, demolition and debris ]andfi.ll are proposed. Such amendments would permit the transl"er of ti~e operaling rights t.br this usc and no time limit 'for the opcratioa. PIi.ANNING COMMISSION RECOlvlMEND.,.\TION RECOMMEND APPROVAI'.. SI .TBJECT 'TO THE COND.I'['K)N .,\ND ,,'NC. C..[;I[..[ ANCE OF THE PROFFERED CONt')I'TIONS ON' PAGES 2 THROt iGH 5. Providing a FtRS'F Ct".-IOI(;E. communitT rhm~.'igh excellence m public seix, icc STAFF RECO.MMENDATK)N Recommend approval of the Conditio~ml Usc to permit material recycling operations the following reasons: A!thongh the Southern and Wes~:rn. Area Plan suggests use of the property should be limited to ag.riculturat/l.'brcstall uses, m~til suci~ time ~ public infi'~'tructurc is available to support developraent~ interim uses requiring minimal infr. astmcture that would not obstruci future redevelopment may bc appropriate. 'Proffered conditions w~ll mimmizc the impact of the materials recycling ope. ration on existing and [~tur. c area development. A time limitation will allow fl)r ree'valuatimt of the appropriateness of thc use in co~\iunction with area development. (NOTE: CONDITIONS MAY BE [iMPOSED OR TIlE PROPERTY OWNER. MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "S'[AFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITION'~S WITI.'t ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITII ONLY A "CPC" ARE At_)DtTIONAL CONDITIONS R. ECOMMENDED BY TIlE PLANNING COMM[SSIO'N.) PROFFERED CON'I)'IT[ONS (STAFF/CftC) I. Uses permitted under Case No. 04SN0312 s~mll be limited to 'the following: GrindLng, mulching and processing of vegetative waste to include grass, leaves, waste, and .[and clearing debris such as stumps and brush. b. Soil p.mcessing. c, Corn.posting. Material recycling facility, to i.nclt~de ~he grinding, mulching, recycling, repmcessing, and mm~agement of such materials as wood, pallets, slneet rock, waste paper, iht'ti materials such as bricks, concrete and asphalt as we}l as construction and demolition material. Provided. however, the term. constn~ction and demolition materials do not include paints, coatings, solvents, asbestos? iiq compressed gasses and gm'huge. 2 0.4SN 03'12- (STAFF/CPC) (STAFF,;CPC) (STAFF/CPC) (STAFF/CPC) (S"l 'A FF/C PC) STAFF/CPC) Solid waste transi~r station to enable trucks to consolidate the loads fi'om smaller qmtntity generators to larger trailers. Wholesales of ground, mulched, processed and/or recycled materials. (P) Retail sales shall be prohibited. ('P) A 100 lbot bul.'f~r shall be provided around the perimeter of *,he operation. Witl~iz't tl~c bult;2r, existing vegetation a.~dzor topogn'aphy shall be supplemented as necessary to provide year- mtmd screening. Other tl~an utilities and access which run generally perpendicular through the buffer, m~d a fence, there shall bc no other facilities located Mthin this buf£er. Laadscaping,. including existing vegemtiom w-ithhx the buffer shMl have an iniIial heigIqt, density and be of a species whicl~ wslt provide ycar-rom~.d sc. rccni.ng whcn installed. The limits of buffers slmtl be defined, to prech~de dumping and grading 'within O~c buiti:r. Also, there shall Be no filling or grading permitted in thc b~tl:cr except that necessary to accommodate utilities, access m~d/or landscaping. A detailed plan depicting these requirements shall be submitted to the Plaiming Department in conj'unction with site plan review. (P) The area of permitted acrid. Sty and buffe~' area shall bc clearly defined by a permanent means. The method of deIineation sbal! be approved by the Planning Department. (P) The operations boundaD' shaJ.I be secured by l.,.ermane.qt means (i.~., 13~nc. ing, etc.) to preclude vehicles from enteri~g the properly at any point other thm~. the single entrance road. The exact means ol' sec'uti.ag ll.~e boundary shall bc appro~.ed by the Planning Deparunent at the time of site plan approval. (.P) Direct access from thc. properly to Route 360 shall be limited ro one entrance/exit. The exact [oca.tion of this entrance/exit shall be determined by the Transportation Department. (F) The entrance road shall, be hard surf;aced fora length of 250 feet i~om Route 360. Further, the entrance road sha[t be designed to preclude the view of activin' from Ilull Street Road and secured to prohibit indisc:rmfi~atc dumpir~g o15 materials. The Iandfield o~,~er/operator sha].] be responsible tbr fltc removal oi.' any materials dumped along eider the access road or along Hull Streel' Road ac[iacent to the sttbjcct property. Further, thc owner/operator shall be responsible for removing dirt and debris from Hull St2-ect 3 04SN 03124,'t:5 B234305 (STAFF/CPC) (STAFF.,"CPC) (STAFF/CPC) 'STAF i-TCPC) (STAFF/CPC) 10. 11. 12. Road rcs'ulting fi'om the operation. A proce&trc for co~ttolling dust shall be submitted to the Enviromnental F, ngineering Depm-tmem for approval and shall be implemented in conjunction with activity. Moas'utes to correct dust control problems sl:ml) be taken within twcnty-fom' (24) hours of notification by thc (.-!om~ty. (P and EE) Prior to the issuance ora. building permi.t, !00 feet of~ dght-ofCw'ay, measured from ~he centerline of Hull Strc. ut Road along the entire properly ~¥ontage~ shall be dc. dicalcd to and f~r fl:e Coun'ty of' Chesterfield, fi.ce and m:~re, stficted. (T) Prior to any site plan approval, a ninety (90) foot wide right-of.,way flbr an east/west major arterial shall be dedicated, free and unrestricted, to and lbr the benefit of Chesterfield county. The exact location of fi'ds right-of-way shall be determined by the Trm,~sportation Department, but slmll generally be located as set forth ia Exhibit A. (T) Prior to any filling, grinding, mulching or processing of vegetative waste, soil processing, composting, material recycling, operation ot" a transfer station, or sales of ground, mulched, processed and/or recycled materials, additional pavement shall be constructed along Route 360 to provide left and right turn lanes at thc site access. (T) St'ormwaler Runoff: Stormwater runoff from decomposable materials generated by ya.rd and lawn care or land clearing activities, including, but not limi'ted to, leaves, grass trimmings, woody wastes such as shrub and trcc prunings, bm-k, limbs, roots and stumps, shall not be pcnmited to drain or discharge dircctly into the storm sewer system and/or directly to surt~ce water. AJ'eas used for the slorage and recycling of materials shall be graded to mirfimize and to collect runoff. Collected rtmoff shall be conveyed to a x~kqstewater treatment disposal or holding facility. Such disposal or holding fac'ility includes, ~4thout limitation, recirculation. A stormwater pollution prevention plan that is applicable to ~he project site shall be developed by the applicant and submitted to the ()ffice of Water Quality ibr review and approval in conj~mction with site plan review. Cleared Area. There shall be a minimum, seventy-five (75) foot cleared area between the buffer ident/ficd in .Proffered Condition 3 m~d the perimeter of 'the mulch, compost or other piles of recyclabte malerial. (F) 04SN,',)3 t 2-.1'"[.:'.1.~23. (S' fAF F/CPC 13, p.C?~)_d_. The silo plato shall i.ncorl)Omte the ibllowin~ m~provemcn~s i. br County review and approval: A pond wi. th a minimum size of .5 acres and a minimum average water depth of five (5) R:.ct, excluding any 'required safety benches, and a dr),' fire hydrm'tt ~o access tim water in case of tire, driveway sufficient to provide emergency vehicte access the pond and &T fire hydrant. In conjunction with site plan review, a phasing pim~ :'or the construction of the improverncnts no~d i~ proffers 13a and 13b slnall be submitted ibr thc Fire Depam~ent's review and approve. (F) (ST'AFF/CPC) East/West Arterial Access. Prior ~o any site plan approval, an access plan .[br the East/West Arterial shall be subn-tittcd m and approved by' ll~e Transpo~xation Departmcnl. Access to tl~e property fi'om the }!,asr/West Arterial shall conform io the approved access plan. (T) .!~.~gUEST R.ecomn~end approval of thc amendments to Conditional Usc (Cases 88S005 mad 89SN0140) relative to eliminating time limitations and grantee restrictions :for the ope'radon ora cm,.st:ruction, demolition and debris landfill for the following reason: The proposed arn.cndments will have no impact ttpozl tl.~.C, operation of [be landfill. (STAFF/CPC) With approval of' this request, Condition 12 of Case 88S005 an.d the Condition. of Case 89SN01.40 shall bc deleted. (P) GE'NERAL iNFORMATION I a~cation: South 'line of'Hull Street Road, ,,,,'est of Skinquar-ter Road. Tax IDs 689-666-Part of 67'73 and 690-666-Part of 5881 (Sheets 14 and 227). .Existin.< Z.oni~.~.: A with Conditio~m.t Use to permit a construction/demo.tition;del'~ris landfill.. 5 (¢,$K0:','1 Sizc: 55 acres Exisfin.~ :Land Li~: Vacant Adj accn.t Zeroing2, and l.'..,ai~d. 'Use: North .... A and C~5~ Single l'mnit.v residential, commerciai or vacant' South, East and West - A; Vacan~ I,..*TILITIES t*ublic Water an~d Wastewater Systems: This amendment wi Il have no impact on the public water ~md wasicwatcr systems. .EN V IRONM.ENTA.I, .,.D...r.gj..:!!.~ge and Eros/on: 'I hc property drains south azad then via tribut~u'ics to the Appomattox River. c'm're~tlv no on.- or ofl:'-s.i.te drairmge or erosion problems wittn none anricipated alter development. Wa~er Quality: The propc:rty drains towards a tributary to the main branch of Sappony Creek, Doc m the nature of the proposed use of the subject parcels, the potential exists for pollumnts to e~.~ter the stonxa sewer system or directly to thc streams located on the sire during rain events. In light ot'this .[hct, thc applica.~i has proffered to develop and implement a S't~mn Water Polh,tion Prevei.~fio~ Plan and to collect stormwater runotl' and conv¢? it to a trcatmcl~t dJ.s'posat or hoIding facility. (Pro£{ered Condition 11 ) In accor&mce with thc recently amended Chesapeake Bay Preservatkm Ordin;mcc. a field evaluation must be conducted to determine whether any water bodies with peremfial flow cxist ma the sub}ecl parcel Staff will conduct the del. ermmation i:or the applicant or co~finn a determination condt~ctcd bv a. qualified expert with experience i.n stream assessmcn.ts. 6 0,.:i. SN 0 3 ] 2-FEB2 3-i[3(")8 PI i[Bt. JC FACII.IT'[ES Fire Servi.cc: The Clover 11111 'Fire Station, Ctm~pmay Nnmbet 7, cnrrently provides lire protection and. emergency medical service. There is no public water supply a.vailaNc to the s'uhjcct property. Mulch piles build up heat internally and may spnntaneously ignite, tn the past two (2) years, wc have responded to fires at 'the mulching operation on Warboro Road. To address this concern, the applicant has profl.lered a seventy-live (75) t:bot clear area arotmd the perimeter of the m'ulch aKl compost piles to lmlp reduce the spread of fire to adiacent properties (Proffered Condition 12), h~. addition, the applicant has proffered a minimum one-half (0.5) acre pond with a d~~ hydrant to pro¥ide the site with water for tim firefighting purposes (Proffered Condition 13). With these proffered conditions, the Fire Department is supportive of this requcst. Transpot~mtion: Thc propcrty (55 acres) is !ocatcd on the south side o£ Hull Street Road (Route 360).just west of Deer Range Road. On November 9, t988 the Bom'd o'f Supervisors approved a Conditional 'lLqe (Case 88S005)to permit a constructior~"demolition/debris landfill on the property. The applicant is requesting a Conditional Use to permit additional operations such as mulching and material recycling. 'l.'his request will hav'c a m:inin'ml impact on the traffic m~ticipated to be generated by development of the properly. The ~.._h_p.r.o_.?s!gb~are Plan identifies Route 360 as a major arterial with a recommended right ot.' way width of 120-200 ~izct. Thc applicant has proffered to dedicalc one hundred (1.00) feet o~' right of way along Route 360 in accordance with the Plm~ (Proffered Cot~dition. 8). The Plan also identifies an. easlJwest major arterial (the ='East/West AnerialY) through the property with a recommended right of way width of ninety (90) lizet. The applicant has prott'crcd to dedicate e, ninety (90) foot wide right of way through thc property in accordance with the Plan. (Pro£ibred Condition 9) Access to major arterials, such as Route 360 and the East?West A.rte'hal, should be controlled. Thc applicant has proffered to limit direct access f?om thc prope.rty to Route 360 to one (1) entrance/exit (Proffered Condition 6). The applicant does not mt:end access the East/West Arterial with this developmenti however, futttre development on site may access this arterial_ Thc applicam has proi!li~[ed to submit an access plan tbr thc East/West A.~'teriat to the Trm~sportation Department for approval with access to the property conK>ri:nine to the approved access plan. (Proffered Condition 14) The traffic impact of this developmet~l must be addressed. The applicant has profli~rod construct right and left turn lanes along Route 360 at the site access. (Proffered Condition 1 7 04SN(i312-I.77[_;;B234~OS At time o.f si~e plan review, specific commenls wilt be provided .re. garding aeccss and inter, t~al circulation. LAND US.E Comt~rehcnsivc Plan: '1~,ies witNn the boundaries of the Sou'them and Western A:rca Plan which suggests th;ti, as part of the Rural Conservation Ar(~, activities on the property should be timited primarily to agricultural and fbrestall uses with isolated single family residences on lots larger than five (5) acres until adequme provisions are made for public lhcility improvements, Trends: Properlies to the north along [.tull Street Road are zoned Agrictilturai (A) and Gc~cral Business (C~5) and are developed as a 'lihrmers' nm~t'kct or single family residential on large parcels. Properties m the south, and east m'e zoned Agricultural (A) and are currently vacant. It is anticipated that agricultural/forestall uses, as well as single thmily dwellings on larger acreage tracts, will continue to occupy a;ca properties 'm~til prey'is[ohs are made for public facility improvements as suggested by the Plan, g:pg..j...n_.g I Iistory: O~.~ November 9, .1988, the Board of Supervisors, 'upo~.~ a favorable recommendalion of ti~e Commission, approved a Conditiotmt (..[se to per:mit a constructitm/demolifion/del'~ris landfill on tl~e subject property (Case 88S005). Conditions of approval included issuance oi'olpcrationa! rights to -+,be applicant only (Condition 1.6) and a 'time limitation o/'ter~ (10) years fi'om lhe date of initial operation (Condition 12). On March 22, i989, th.e Board of Supervisors, upon a favorable recommendation of thc Commission, apl?roved an mnendment to Conditional Use Case 88S005 to pemfit tmns'fc.r of lm~dfill operation rights to immediate members of the applicant's family (Case 89SN0140). Uses: Proffered conditions limit usc of the property to a material recycling operation which handles 'vcgctative waste, land clearing debris, soil processing, tempesting and limit, cd construction and demolition materials. Grotmd, m[~lchcd, processed a,ad/or recycted materials could be wholesaled fi-om +,he site, but no retail sales would be permitted. (Profit:red Co.r~ditions 1 and 2) 8 ©4SN 0312~ t::EB23-BOS !7.~.U.!.!..~:.... m~d Operational Boundaries: Proffered conditions require the provision ora 100 loc4 buffer around the lx:rimeter of the operation to provide transition and visual separmion to the adjoining properties. The area of permitted activities would be clearly defined by a permanent means so as to ma;n/alu the integrity' oi" this buff'er. (Proffered Condi:tions 3 and 4) Operational boundaries would be secured by a permanent means such as ik:ncing to prevent uncontrolled access to the site. Thc entrance road wonld be seem'ed and designed such that views l'¥om Route 360 into l't~e site would be minimized so as to avoid indiscriminate dumping of materials. (Prot'femd Conditions 5 and 6) DusffDebris Control: Profliercd conditions require the entrance road to be hard surlhccd lbr a tninitn.~m~ distance of 250 feel. fi'om Hull Street Road to mininfizc the. tracking of di. rt and debris onto }.tull Street Road. The developer wilt. al~ be responsible for removing dirt and debris from Il'all Street Road ~md for controlling dust resulting from this operation. (Proffered Ctmdition 7) CONCLU SI'ON S Although thc Sotnhem and Western Area Plan suggests use of the property should be limited to agriculmraL/tbrestatl uses, until such 'time as public inhastrucmre ]s avaJ.lable tt~ support development, interim uses requiring minimal infrastructure that vmu}d not obstruct 'furore redevelopment may' be appropriate. The proffered conditions w411 minimize the impact of the ma'te~4als recycling operation on existing and future area development. Fur/her, thc recommended time limitation will allow :[br reevaluation of thc appropriateness of the use in ccmjunction witl-~ area development. The proposed mnen.dmcnts to Co.~dit.ional Use Cases 88S005 and 89SN0140 :for the operation a c. onstmction, demolition and debris landfill will have no impact upon the opcration of t't. xe land.fi.il. Given these considc,'ations, approval o-f these r~uests i.s recommended. CASE HISTORY Applicant and Staff ('..'1/t 8/05): A condition rccomme, nd/ng a. time limit on recycling was eliminated to allow the recycling business to be operated in tandem with the landfill. 9 04SN03124;'EP,23- B(.)S ¢.i. am~ing Commission Meeting ('it/18/05'): The applicator .'.'.tccepI. ed the recommendation, There was no opposition present. On mot:~on of Mr. B~s, seconded by Mr. Wilson, ~he Commi.ssicm. recommended approval subject to the condition and acceptance of l. he proffered conditions on pages 2 through 5. AYES: L~nani nons The Board of Supervisors, on Wednesday. FebrumT 23. =00~. beginning at 7:00 p.m, will tt'~k:e under consideration th.is request. I. 0 ["~4S'N03'I 2-t:;1i'~B23- i