05SN0146-Apr27.pdf..~,.x,~at'y !8, 29r,)5 CPC
M e, reh--4.5~...2005-C P C
A.pril 27, 2005 .BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0146
(Amended)
Robbi~s Lm~dscaping, Inc.
Bemquda Magisterial. 'District
South line of Kingsland Road
REQUEST:
(Arncndcd) Conditional Use to pcmfit a commcmr's ol:Iice m~d ston,ge yard with
retail sales in an Agricultural (A) District~ pins Conditional lJse Pb.m~ed
Development to ix, milt exception to Ordinance (paving) rc. qtfir~emcmts.
PROPOSED LAND USE:
landscape contracto~r's ott'icc ~md storage yard u,,'ith retail sales is .planned.
Condition 2)
PI.A~[NG COMMISSION Rlh~COMMENDATION
RECOMMEND APPROVAl'... AND ACCEPTANCE OF THIz2 PROFFERF. D CO'NDITION'S ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend denial tbr the tiollowing rc. asons:
Thc~ r¢.qu.cstcd '[~scs clo not comply witt~ t2~¢ Jet!ti~rson Davis Corridor Plm'~ whic.]:~
suggests the property' is appropriate for residemiaI devek)pment of 2.51 to 4.0
dwelling units per acre.
'l'lxe requesled uses are not compal, ibte w:ith existi..*~.g and anticipated m'ea rc. sidcntial
development m~d represents commercial encroachment into a residential ama.
Providing ~; FIRST CH(.).[Ct:( com~munit~ throu~,,lz exculience izz public scrk. icc
(NOTE: CONDITIONS MAY' BE IMPOSED OR THE PROPERTY OWNER MAY PROI:':FER
CONDITIONS. TIlE CONDITIONS NOTED WITH "STAFF/('PC" WE'ILE AGREED UPON
BY BOTH STAFF A'NI') THE COMMISSION. CONDITIONS WITit ONLY A "SI'AF'[,'~' ARE
P,.ECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ON/,Y A "CPC" ARE
ADD'ITIONA L CONDITIONS RECOM MEND'ED .BY '~'HE P.LANNING COMMISSION'.)
PROFFERED CONDITIONS
(CPC)
This Conditional Use shall be granted to and for Lcigh's Land, LLC, ta'ading
as Robbins L~mdscaping, Inc., exclusively and shall not be transferable nor'
n.m with the land. (P)
(C. PC)
"lhe uses permitted shall be, limited to the following:
a. A la~dscapi.ng contraclor's office and storage.
In conj~mcfion with the operation of a landscaping contractor's
o:f. Tfi.ce and. storage yard, retail sales of landscaping materials, to
i..nclude bul not necessarily be limited to, plant materials which are
customarily used outdoors; mulch: fertilizer and other soil
additivcs/trcannents; and landscape pavers. S~dcs shall not include
items such as pots, la'~xq~ ornmnents and other similar goods
typically sold at home retail centers. (P)
(cPC)
Uses shall not be open to thc [mblic between thc hours of 9:00 PM
6:00 AM. (P)
(cpc)
All structures shall have ~ aa*chitectur~ style compatible with SmTom~ding
gu'ca residential development. Compatibi.tity may be achieved through d~e use
of similar building massing, materials, scale or o~her m'chitecturaI feam;'es.
'l'hc cxacl n-eatmcnt simll, be approwxl by thc Plemr22~g Department.
CPC)
Thc tmai gross square tbotagc of buildings shall not exceed 7,000 square
feet of which a maximum of 3,000 square feet being allowed lhe retail
sales pcrmiltcd by ProI.'fercd Condition 2.b, (P)
(cPc)
Anv healthy trees having a caliper of four (4) itmhes or greatcr shall bc
ma/ntained vdthin fifteen (15) feet of the southern and eastern property
boundary, lifts condition shall not preclude tim removal o1" dead, di.scased
or dying trees. If dead, diseased or dying nee are removed, they shall be
replaced with a similar species capable of reaching a comparable height ol.'
the species which it replaces. (P)
(opeC
A max/mum ol.' one (1) fi:t;cstanding sign, not to exceed fbur (4) square
feet in area and five (5) feet in. height, shall b,e pem~itted i:o id.enfifv this
use. lherc shall bc no et'her business signs permitted. (P)
2 (i 5SN fl) 146-..A PR2? ..B ¢]') S
(CPC)
Except [br pedestrian scale and infl'ared ac.t'iva~cd seem'by fixR,res, there
sh.atl be no ex, crier lighting. (P)
{CPC)
All driveways and parking areas shall have a minimmn surface of six (ri)
inches of No. 21 or No. 2lA stone. (P)
'CPC)
10.
Prior to any site plan approval, fo~ty-five (45) t'ee~ of rigixt-of-way
soulh si.dc of Kingsland .Road, m~:asttred fi-om the centertine of that part of
Kingsland 'Road immedialely adjacent to l. he propmBy, shall be dedicated
Ii-ce and unrestricted, to an ibr the benefit of Chesterfield Countv. (T)
(CPC)
I1.
Direct access t?om ~lne Property to Kingsland Road gnall be limited to one
(1) entrance/exit, generali.y localed towards thc custom, property line. The
exact location of this entrance/exit shall be approved by the Transportation
Depa.rtment. (T)
((:PC)
'I 2.
Prior to the issumme of a Cmtificate of Occupancy for any' oi'ficc usc
which exceeds a cumulative total oi.' 2,000 gross square feet or .['or any
deYelopment that includes retail sales, additional pavement shall be
constructed along Kingsland Road at the approved access to provide left
aad/or right t:ura lm~es, based on "lT'ra~:~sportation Department standards.
The developer shall dedicate, free and unrestricted, to and for the benefit
of Chesmrfie[d Courtly,. aay addi. tiona.~ right-of-way (or' cascme, nts)
required lbr these improvements. (T)
GENEFo\L INFORMATION
Location:
South line ofK.i.ngslaJ~d Ro~, west oi:'Dorsey Road. Tm; ID 788-672-7956 (Sheet 18).
A
Size:
4.9 acres
E×istin~ Land 'Usc:
Vaca~fl
3 05SN0 !.46-APR27-BO.q
/\djacent Zonine and Land Usc:
'North- R-7; Single t'km'~ily residential
South, East auld West - .,.\7 Single tSqmilv residential, cormncrciat or vacant
'[.!".F'[I,H.'tES
There is a twelve (112) inch waler line exte~dii~g along thc north, side of Kingsla.nd Road
ac:ross ti-om the request si~e. Use of public water is required bv Century (;ode.
PublJ.c Wastewater System:
The public wastewater system is not available to se~we this site. The closest wastcwatcr
line is the thirty-three (133) inch wastewa.ter trmLk line extcndh~g along Ki.ngsland Creek,
approximately 1,100 t.bet north of the site.
Private Wastewater System:
[,.'."se oi!a p.rivate septic system requires approval ~.'rolYl the Health Depa.rtme~.~/.
.Drainage and Erosion:
EN V IRON MENTAL
Tkis usc will havca minimal impact on these tkc. ilities.
PUBLIC FAC[LIlIES
Firc Se.r .tee
Thc Centratia t/irc Station, C. ompm~y Nmnber 17, currently provides fire protection and
emergency medical service (EMS). This request will not impact fire and [~_.~ tS.
Thc property (4.9 ac. res) is curremly zoned Agricultural (A), msd. the applicm:~t is
requesting a Conditionai Lise m permit a contractor's oflScc and storage yards with retail
sales (gm'den center) (.Proffered Condition 21}. The appIicam: intends to develop a
landscapittg business on thc property. Typical trallic generation, information is not
available for t2fis use. Vehicles generated by this development will initially be distribmcd
along .K.ingsl. and .Road. which ired a 2004 traffic co'u.t~t o~2,1.41 vch/cles per day ('VPD).
'['he Thoroughfare Plan identifies 'Ki'~tgsla.t~d .Road as a nmor arterial with
recommended right of way width of ninety (90) feet. The applicant has proffered
05SN0 i¢6-.APR27~BO5
dedicate tbr?five (45.) feet of right of way along Kingst.zmd Road for th.e entire property
frontage, in accordance with that .P.l_a__.n., ('Proffered Condition 10)
Access to m~?r arterials, such as lGngsland Road, should be controlled. Th.e applicant has
profl.kred that. direct access from t.he property to Kingsland Road will lx~ limited to one ( I )
entrance/exit, located towards the eastern property line. (Proffered Ccmdidon t t )
The traffic impact of' this dcvclopmem must be addressed. Thc applican.t haks proffered,
with development of more thml 2,000 square feet of oi.'ticc use or with developme, nt tlmt
inclndes any retaif sa2es, to construct additional pavement alm~g K.ingsland Road at thc
approved access to provide right and left tur.a lancs~ based on Transportation Departmenl.
sta.n, dards (Proftbred Condition 12). Based on the applicant's i.ntendcd t,se of the
propm~y, turn lanes may nar be warranted with devclop~nent that exceeds the 23)00
squm'e foot limitation, Depending on the amount and k/nd of remit sales provided, rum
lanes along Kingsland 'Road may' be warranted. This requirement will be evaluated ar
time ofsilc plan rc'vie,,v.
Most roads in this part of the county have tittle or no shoulders, and poor vertical m~.d
horizontal alignments. The capacity of Kingsland Road is acceptable (Level of Service
for thc -volume of traffic (2,1.41 VPD) i.t currently carries. As development cm~tinucs
this pm't of the county; traflSc volm~es on area roads will subst~mtialJ~v increase. The
roads will need to be improvcd to address saibty and accon~nodate the increase in.
No road improvement projects in this area are current, tlr included in the Six-Year
improvement Plan.
At time of site plm~ review, specific recommendations wi. Il be provided regm'ding access
mad internal circulation.
[.AND I ,*SE
Lies within the boundaries of the Jefferson Da.vis Corridor Plau whJ.ch suggests the
property is appropriate 'ibr residc.ntial use of 2.51 to 4.0 units per,
Area Develooment Trends:
Adjacent property to the north, south and cast is zoned Rtzsidential (R~7) and A.griculmrai
IA) and developed fbr residential use or remains vacm~L Property t:o tim west is zoned
agricultt~rally and is occupied by a cmnmcrci~ use. The Pkm anticipates continued
residential development in this m'ea for the foreseeable future,
Zonimz ['IistoD':
On June 4, t986, the Board of Zoning Appeals granted a permit that allowed thc expansion
of a greenhouse m~d plant nurserS.' operation fi-om the ad:}acent properly to 0~.e west onto thc
5 05SN0146..A 17R27 B(.)S
request site (Case 86A(~24). 'the Special Exception was grm:ted to Glem~ Richardson and
his immediate family only. The use has since ceased to operate.
Development Stand.ds:
To maintain the residential ch.amcter of the m-ca, thc applicant has agreed that any sn'ucmres
would have at~ architectural style compatible with area residential developmem (Pro~.li:red
Condition 4), would be limited as to size (.Profibred Condition 5) and that the uses wc, uid not
be opened to the public I_~etwccn 9:00 p. m. and 6:00 a, m. Proflbred Comtifion 3). .in
addition, the. applicant is seeking exception to paving requirements .[:br pm'king areas and
driveways. 'tn lien of paving, the applicm~t has agreed that such areas wo'afd be surfaced
wifl~ No. 2I orNo. 2lA stone. (Pro'ffered Condition 9)
Tree Preservmion:
Residents on adjacent property to the east have expressed a. desire, to ensure that a s't~d of
trees on th.e sn(iect property along their common property line is maintained. In respo:nse,
the applicant has agreed to preserve ce~'min vegetation within fiftcm~ (1.5)feet of the
south.ern and eastern prolye, rty lines. (Proffizred Condition 6)
Signa,e,e and Li,~hline:
i.n an eflbrt to mainlain a residentied character, the applJ.cm~t has ugh*ced to limit sig'nage to
one (1) freestanding sign. Such sign is not to exceed fbur (4) squatc ibct in area wid~ a
maximum height of five (5) .ii:et (Proi'ibred Condition 7). In addition, other than pedest.fian
scale and infiztred securi~' lighting, the applicant has agreed that fl~¢re will. be no exterior
lighting. (Prc~llk:.rcd Cond/tion 8)
CONCLUSIONS
Thc requested uses do not comply with the Jeil.brson Davis Con'idor Plm,~ which suggests the
property is appropriate for residential developmeni of 2.5I to 4.0 dwelling tmi~s per acm. In
addition, the requested t'tscs are not compatible with existing and anticipated m'ea residential
development and represents com.memiaI encroachment into a. residen, tial arca.
Given fi~ese co~zsiderations, denial of flais requesl, is recommended.
CASE IiISTORY
PJafming (.';ommissio~ Meeting ( l / 18,"05):
Al: the request of the apptican.t, the Commission del'erred this case to March 7t 5, 2005.
6 05SN01.46- APR27-
S ta'i:t~ (il,.''''). 1,'05):
The applicant was advised in writing that any' signii.icam ~acw' or revised intbrmarion
should be submitted no Iatm' thaaa Jatm.ary 24, 2005, :for consideration m the
Commissio~.~'s March 15, 2(}05, pnblic .hearing. Aiso, the appl.icam 'was advised that a
S130.00 deferral fee must be paid prior to tlne Commission's public hearing.
Applic. m~t ( 1/26/05):
Thc appl.icant paid thc $130.00 defbrral fcc.
Applicant (3/04/05):
Revised proffered conditions were submitted.
Planning Commission Meeting (_~, 1~,05):
The applicant did no'[ accept statFs r~z. ommcndmion~ but did accc. pt thc
£,ommtss~on s recommendation. There was no opposition present.
Mr. Wilso).~., indicated that ~he use is supported by m'ea residents.
On motio~.~ of Mr. Wilson, seconded by Mr. Geck.er, the C. ommission recommended
approval and acceptance of the proffered co~>ct[tion.s {m pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, April 27, 2005, beginning at 7:00 p.m., will take nnder
consideration this rcqu¢:sl.
05SN0'146- A1~R"2-;-B(')S
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