78S160STAFF REPORT
DATE:
December 13, 1978 (BS)
APPLICANT & CASE NUMBER: ROBERT E. DUNNINGTON & J. SHERWOOD
STRUM - 78S160
REQUEST: Rezoning from Res (R-15) to Agr (A) and Conditional
Use to permit operation of office park.
GENERAL LOCATION: Midlothian Mag. Dist., property fronts north
line of Forest Hill Avenue and located approx. 150 feet east of
its intersection with Thurloe Dr. T.M, 10-7 (1) 2 (Sheet 3).
SUBJECT PARCEL: 12 acres, zoned Res (R-15) and vacant.
ADJACENT PROPERTY: Zoned Res (R-15). Residential use or vacant.
UTILITIES, SOILS, DRAINAGE AND EROSION, EASEMENTS: Public water
and sewer are available and on-site to serve property.
Soils are sandy loam, gently sloping to moderately steep and,
under present conditions, have only slight chance for erosion.
Soils are well suited for proposed development if public sewer is
used.
Property lies in Rattlesnake Creek drainage area. Drainage and
erosion problems are anticipated due to topography. Prior to clearing
or construction, site plan and erosion control plan must be approved
by County.
PUBLIC FACILITIES: Property will be served by Bon Air Fire Station,
Company Number 4 Fire service capability is adequate to serve
property.
TRANSPORTATION AND TRAFFIC: Vehicular movements will be distri-
buted over Forest Hill Avenue which is adjacent to property and
in fair condition. Highway Department's 1976 Secondary road traffic
counts on area roads are shown on attached map.
LAND ASSESSMENT: Appraised value - $21,520. Development should
increase tax base by cost of proposed building. Use will not
have adverse effect on adjacent and area property value.
GENERAL PLAN: Single family residential use.
DISCUSSION: Applicants plan to purchase property from W. C.
Trimmer. Applicants request rezoning from Residential (R-15)
to Agricultural (A) and Conditional Use to permit office park.
See attached plat showing tentative lot and road layout.
Of major concern in considering this request is existing area
land use. The majority of property in the vicinity has been
developed for single family residential use, with the exception
of the Julian C. Metts Office Building, located South of the
request parcel and the existing offices located in the southeast
corner of the request parcel. Staff is of the opinion that
development of this property as an office complex would have no
adverse impact on adjacent residential neighborhood provided
that proper controls such as buffering, landscaping, low level
lighting, limited access, and architectural style of development
are imposed. In this respect, the Board and Commission, should
consider imposition of similar conditions as imposed on the Metts
building and the previous Strum & Dunnington/Trimmer request.
In its review of the subdivision plat submitted, Staff noted that
the applicants have designated a 40 foot front building setback
along Forest Hill Avenue and along Professional Road. The minimum
requirements of the Zoning Ordinance call fora fifty (50)
foot setback along Forest Hill Avenue and thirty (30) feet along
Professional Road. Should the applicants wish to reduce the setback
along Professional Road to thirty feet, Staff would support such
a revision; however, it should be noted that if forty (40) feet
setbacks are recorded on the subdivision plat, this will become
the required Setback.
STAFF RECOMMENDATION: Recommend approval subject to the imposition
of the following conditions:
CASE HISTORY
CPC 9 19 78 The Commission'deferred this request to allow time for
the applicant, area residents and Staff to meet to attempt to
come to some reasonable agreement as to the apDroDriate conditions
which might be imposed. - -
Area residents andthe ~Dplicantsmetanda~rived at agreeable conditions relative to
to the development of the ~roperty. In this respect, Staff offers
the fOllowing amended conditions for the Planning Commission's
consideration:
1. The preliminary plat dated August 3, 1978, prepared by Barton-
Corso & Associates, Ltd., and submitted with the application shall
be considered the plan of development for the parcel in question.
The roads and lots, as shown, shall be recorded by subdivision
plat, prior to the release of any building permits.
2. The proposed office buildings shall be designed, having a
appearance similar to residential structures of Colonial design.
Materials and color use in the exterior facades of these buildings
shall utilize earth tones and blend with the natural vegetative
conditions on the parcel. Prior to the release of any building permits,
and in conjunction with final site plan review, architectural renderings
of the structures shall be submitted to the SDT Park Architectural
ContrOl Committee and then to the County Division of Development
Review for approval thereby insuring that the proposed buildings
are compatible in design with the existing residences in the area.
3. Each building or structure shall not exceed a total gross floor
area of 5,600 square feet. Buildings shall not exceed two stories
(excepting an English Basement) or a height of thirty (30) feet from
the average grade level to the gutter line.
4. Ail parking and driveways shall be paved. Curb and gutter shall
be utilized on all parking and entrance areas, as well as the proposed
road and wherever else necessary to effect adequate drainage.
5. Access to Forest Hill, other than by Professional Road, shall be
prohibited. Burrundie Drive shall be vacated prior to the release
of any building permit. Access to or from the office park to Thurloe
Drive shall be prohibited..
6. A landscaping plan for each lot shall be submitted to and approved
by the County Division of Development Review as part of final
site plan approval~ Such a plan shall show the location and type
of trees, shrubs and ground cover to be utilized.
7. The subdivision plat shall be recorded with building lines
of no less than fifty (50) feet along Forest Hill Avenue and thirty
(30) feet along Professional Road. (This is the minimum setback
requirement per the Zoning Ordinance.)
8. Only one sign per freestanding building shall be permitted and
these signs shall not be freestanding, but affixed to the structures.
They shall neither be illuminated nor luminous and the appearance
of these signs shall be aesthetically and architecturally compatible
with the design of the structures located on the lot. The size
and the location of these signs shall be governed by the minimum
requirements of the Office Business (O) District.
94 Only one sign, not to 'exceed twenty (20) square feet in area
identifying the development and the tenants therein shall be permitted
along Forest Hill Avenue. This sign shall be located a minimum
of fifteen (15) feet from the rights-of-way lines of Forest Hill
Avenue and Professional Road. This sign shall neither be illuminated
nor luminous and the design shall be compatible with the Colonial
design of the development. Prior to the erection of the sign,
drawings shall be submitted to the SDT Park Architectural Control
Committee and then to the County Division of Development Review
for approval.
10. A sixty (60) foot buffer consisting of the existing vegetation
shall be provided along the western property line. A fifty (50)
foot buffer consisting of the existing vegetation shall be provided
along the southern property line (Lot 1). No trees greater than
three (3) inches in calipher shall be removed. Where no existing
trees are within an area greater than 200 square feet, this buffer
shall be augmented with plantings of four to six foot whitepine
trees and evergreen shrubs. In addition, dogwood and crepe myrtle
may be'added. This planting shall sufficiently screen all parking
areas from the view of adjacent residents. In addition, the same
conditions shall apply to the northern property line of Lot 6 adjacent
to Burrundie Drive and along the parking area of Lot 6. The trees
shall be planted no more than ten (10) to twelve (12) feet apart.
11. Ail exterior lighting shall be low level and not to exceed
fifteen (15) feet in height, and shall be placed so as not to
project light into adjacent residential property.
12. The uses permitted shall be restricted to professional/business
offices.
13. The above noted conditions notwithstanding, all bulk requirements
of the Office Business (O) District shall be applicable.
14. No more than one principal building with no breezeways shall be
constructed per lot. The construction of any accessory buildings
shall be approved by the County Department of Community Development
prior to construction. The location of all such buildings shall
be governed by the requirements of the Zoning Ordinance.
15. There shall be no future subdivisions of lots as represented
by the plat nor shall any of the lots be combined to form one parcel.
16. Ail solid waste storage areas shall be located within ten (10)
feet of the building and shall be screened from view by the
installation of a solid fence, wall or dense evergreen planting.
17. Professional Road shall be constructed to the Virginia Department
of Highways and Transportation standards and taken into the State
system.
18. Each deed shall include provisions requiring that each lot owner
screen all solid waste disposal areas and maintain all required
buffer areas including replacement of new trees and new plantings
that perish.
19. A resident of Southampton Acres shall be appointed to the SDT
Park Architectural Control Committee to review and approve all site
plans and building designs.
CPC 11 21 78
Recommended approval of Agricultural (A) rezoning
and a Conditional Use to permit an office park
subject to Conditions #1 thru #19 as stated above.
The Board of Supervisors, on Wednesday, December 13, 1978,
beginning at 2:00 p.m. will take under consideration this request
for zoning.
STE A D
RD.
HILL
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BRENTFORD