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95SN0167 - - November 15, 1994 CPC December 14, 1994 BS REQUEST ANALYSIS AND RECOMMENDATION 95SN0167 Iola T. Osborne Midlothian Magisterial District East line of Branchway Road REOUEST: Rezone from Agricultural (A) to Corporate Office (0-2) with Conditional Use to permit warehouse use in excess of twenty-five (25) percent of the gross floor area of the individual tenant office space and to allow the warehouse space within an office building to be served by more than a single loading door or dock. PROPOSED LAND USE: Office and, in conjunction with office, warehouse uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDmON ON PAGE 2 AND ACCEPTANCE OF PROFFERED CONDmONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. While the Northern Area Land Use and Transportation Plan designates the property for medium density residential use, office and warehouse uses similar to that which currently exists or is approved in the area would be appropriate given that the access and orientation of the parcel is to Branchway Road, rather than Courthouse Road. One of the goals of the Northern Area Plan is to preclude commercial development along Courthouse Road. Given the property's location, approval of non-residential use should not establish a precedent for further such uses to the south since those parcels have frontage on Courthouse Road. B. The development standards of the Zoning Ordinance and proffered conditions ensure land use compatibility and quality development. (NOTE: CONDITIONS MAYBE IMPOSED ON THE CONDITIONAL USE PORTION OF THE REQUEST OR THE PROPERTY OWNER MAY PROFFER CONDmONS. THE ONLY CONDITION THAT MAY BE IMPOSED ON THE REZONING IS A BUFFER CONDITION OR THE PROPERTY OWNER MAY PROFFER CONDmONS. THE CONDmONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAPF AND THE COMMISSION. CONDmONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDmONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITION (STAFF/CPC) A fifty (50) foot buffer shall be provided along the southern boundary adjacent to Tax Map 17-13 (1) ParcellS. This buffer shall comply with Sections 21.1-227 and 21.1-228. (P) PROFFERED CONDITIONS (ST AFF/CPC) (STAFF / CPC) (STAFF/CPC) (STAFF /CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 7. 8. 1. The public wastewater system shall be used. 2. All runoff shall be directed to storm water management detention and/or retention basin(s) which shall be approved by Environmental Engineering. At a minimum, the fifty (50) year post-developed runoff shall be stored on-site and released at a ten (10) year pre-development rate. 3. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. 4. Access shall be limited to Branchway Road. 5. There shall be no truck deliveries between the hours of 7:00 p.m. and 7:00 a.m. Trucks shall be defined as any vehicle exceeding 4,000 pounds net weight and two (2) axles. 6. Solid waste storage areas shall not be serviced between the hours of 7:00 p.m. and 7:00 a.m. There shall be no exterior alarm system(s). All property owners adjacent to the entire property and the last known President of the Hylton Park Home Owners Association 2 95SN0167/WP/DEC 14L - - - shall be mailed notice by the owner/developer of site plan submission to Chesterfield County. Prior to final site plan approval, the owner/developer shall provide the Planning Department with evidence of such mailing. (STAFP/CPC) 9. The architectural treatment, to include materials, color and style shall be similar to that of buildings located either on Tax Map 17- 13 (1) Parcel 46 or Tax Map 17-13 (1) Parcel 55. (STAFP/CPC) 10. Warehouse space within each building shall not exceed eighty-five (85) percent of the gross floor area of the building. (STAPF / CPC) 11. All warehouse space within office buildings shall be served by no more than two (2) loading doors or docks. (STAFF / CPC) 12. The following 0-2 uses shall not be allowed: Funeral Homes Homes Laboratories GENERAL INFORMATION Location: Fronts the east line of Branchway Road, north of Courthouse Road. Tax Map 17-13 (1) Parcel 14 (Sheet 8). Existing Zoning: A Size: 3.1 Acres Existing Land Use: Single- family residential 3 95SNOI67/WP/DEC14L Adiacent Zoning & Land Use: North - 0-2; Office South - A; Single-family residential East - 0-2 with Conditional Use Planned Development; Office/warehouse West - A; Vacant PUBLIC FACILmES Utilities: Public Water System There is a sixteen (16) inch water main along Branchway Road. The use of the public water system is required by Ordinance. The results of a computer simulated fire flow test indicate that sufficient flow and pressure should be available to meet the domestic and fire flow needs of the proposed use. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System There is an eight (8) inch wastewater line at the rear northern property line of the request site, within the adjacent Branchway Office Park. The applicant has proffered a condition requiring the use of the public system (proffered Condition 1). The results of a computer simulated hydraulic analysis indicate that sufficient capacity should be available to accommodate flows for the proposed use. Environmental: Drainage and Erosion Site drains to the east through a recently-constructed Best Management Practice (BMP) facility and then through tributaries to Pocoshock Creek. The BMP was constructed to eliminate a water quantity problem downstream. Site constraints and other factors limited the size of the BMP. So that the now stabilized water quantity problem will not be further aggravated, all sites between Keithwood Parkway to the southeast and Southlake Boulevard to the north, and lying east of Courthouse Road, which drain to the east, must retain run-off on-site at a 50-year/1O-year release rate (Proffered Condition 2). It may be necessary to obtain off-site easements to control run-off. In order to insure that proper erosion control devices are in place, the applicant has proffered that there will be no timbering of the property until a land disturbance permit has been issued. (Proffered Condition 3) 4 95SNOI67/WP/DEC14L - - - Fire Service: Midlothian Fire Station, Company Number 5. County water and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (I.E. National Fire Protection Association and Insurance Services Office). Fire lanes must be provided as per the Chesterfield Fire Prevention Code, Section 313. Transportation: This request will not limit the development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on general office trip rate, development could generate approximately 480 average trips. These vehicles will be distributed along Branchway Road which had a 1994 traffic count of 618 vehicles per day. Development must adhere to the Zoning Ordinance relative to access and internal circulation (Article 7). The applicant has proffered that access will be limited to Branchway Road (Proffered Condition 4). Additional pavement, curb and gutter, will be required along Branchway Road for the entire property frontage. At time of site plan review, specific recommendations will be provided regarding access, internal circulation and mitigating road improvements. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan. which designates the property for residential use of 1.51 to 4.0 units per acre. Area Development Trends: Adjacent property to the north and east is zoned Corporate Office (0-2) and has been developed as Branchway Office Park or incorporated into properties occupied by businesses, Southport Industrial Park, respectively. Adjacent property to the south and west is zoned Agricultural (A) and occupied by single-family residences or remains vacant. It should be noted that the office development to the north has no access directly to Courthouse Road, but to Branchway Road only. Historically, the Commission and Board have indicated that non-residential use would be appropriate along Branchway Road provided that the access is confmed to Branchway Road. It has been the consensus on past cases along Branchway Road that non- residential uses would not violate the goal of the adopted Plan which is to preclude commercialization of the Courthouse Road Corridor. Given that this is the last parcel on the southern leg of Branchway Road, staff would not support further non-residential 5 95SN0167/WP/DEC14L zoning to the south since those parcels front Courthouse Road and are clearly designated on the Plan for residential use. Site Design: The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must conform to the development standards of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. The applicant has agreed to notify adjacent property owners and the President of Hylton Park Homeowners Association of site plan submittal. (proffered Condition 9) Office/warehouse use is permitted in 0-2 Districts subject to restrictions which limit the warehouse space to twenty-five (25) percent of the gross floor area of the individual tenant office space and that such spaces within office buildings be served by a single loading door or dock. The applicant has requested a Conditional Use to allow office/warehouses which do not conform to these restrictions. Specifically, the applicant desires to have warehouse space which does not exceed eighty-five (85) percent of the gross floor area of the building (proffered Condition 10) and to allow the warehouse space with each building to be served by no more than two (2) loading doors or docks. (proffered Condition 11) Architectural Treatment: The applicant has proffered architectural treatment similar to that of buildings located on adjacent property to the north (proffered Condition 9). In addition, within Emerging Growth Areas, no building exterior which would be visible to any agricultural, residential, office district or any public right of way may consist of architectural materials inferior in quality, appearance, or detail to any other exterior of the same building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rather, the use of inferior materials on sides which face adjoining property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining agricultural, residential, or office district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public view and designed to be perceived as an integral part of the building. Buffers & Screening-: The Zoning Ordinance requires that solid waste storage areas (Le., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property and public rights of way by a solid fence, wall, dense evergreen plantings or architectural feature 6 95SN0167/WP/DEC14L - - - and be separated from any residentially zoned property or any property being used for residential purposes by the principal building. The applicant has proffered that solid waste storage areas will not be serviced between the hours of 7:00 p.m. and 7:00 a.m. (proffered Condition 6) In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. The applicant has also proffered to restrict the number of loading doors or docks. (proffered Condition 11) Adjacent property to the south is zoned Agricultural (A) and occupied by a single family dwelling. As previously noted, the Northern Area Plan designates the Courthouse Road Corridor in the immediate vicinity of this request for residential use. Given that this is the last parcel on the southern leg of Branchway Road which could be developed without infringing upon the Courthouse Road Corridor, a buffer should be imposed which will not only protect the adjacent residence but also establish the boundaries of non-residential development (Condition). While the buffer condition as written, would allow the Planning Commission to modify the width and requirement under certain circumstances, the applicant should be made aware that staff will be reluctant to support reduction unless the Plan is modified or zoning is granted in the future to suggest non-residential use is appropriate to the south. Conclusions: While the Northern Area Land Use and Transportation Plan designates the property for residential Use of 1.51 to 4.0 units per acre, development of the site for office use, similar to existing area development, would be appropriate and consistent with past actions relative to development along Branchway Road. Specifically, it has been the consensus on past actions along Branchway Road that non-residential use conforms to the goals of the Plan to preclude non-residential use along Courthouse Road. As noted, the request property is oriented toward and will have its only access to Branchway Road. In addition, the development standards of the Zoning Ordinance and proffered conditions ensure land use compatibility and quality development. Therefore, staff recommends approval of this request. Staff, however, emphasizes that this is the last parcel on the southern leg of Branchway Road where the Plan would suggest non-residential use. CASE HISTORY Applicant (11/8/94): The applicant submitted Proffered Condition 12 to eliminate some of the more intense 0-2 uses. 7 95SN0167/WP/DEC14L Planning Commission Meeting (11/15/94): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Easter, seconded by Mr. Cunningham, the Commission recommended approval of this request subject to the condition on page 2 and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors on Wednesday, December 14, 1994, beginning at 7:00 p. m., will take under consideration this request. 8 95SN0167/WP/DEC 14L - 10· . 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