06SN0187-MAR8
February 21,2006 CPC
March 8, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SN0187
Chimento Properties, LLC
Dale Magisterial District
South line of Hull Street Road, east of Speeks Drive
REQUEST: Rezoning from Light Industrial (1-1) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIQNS ON
PAGES 2 AND 3. .
AYES: MESSRS. WILSON, GECKER, GULLEY AND LITTON.
ABSENT: MR. BAS.S.
STAFF RECOMMENDATION.
Recommend approval for the following reasons:
A. . The proposed zoning and land uses conform to the Northern Area Plan which
suggests the property is appropriate general commercial uses.
B. Existing development standards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/epe" WERE AGREED UPON BY BOTH STAFF AND THE
Providing a FIRST CHOICE community through excellence in public service
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "cpe" ARE ADDITIONAL CONDITIONS
RECOMMENDED ~y THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(ST AFF /CPC)
(STAFF/epe)
(ST AFF /CPC)
(STAFF/epe)
(STAFF/epe)
1.
Within 200 feet of the ultimate right-of-way of Hull Street Road,
uses permitted shall be restricted to thos~ pe~itted by right or 'Yith
restrictions in the Community Business (C-3) District. (P)
2.
The rear yard setback for all buildings, parking and drives shall be a
minimum of 1 00 feet depth. This 1 00 foot area shall be landscaped
. so as to minimize the view of the development from the adjacent
property to the south. The exact species, size and location shall be
determined at the time of site plan review. (P)
3.
Unless modified by the Planning Commission at the time of site plan
review based upon a determination that an alternative design or other
measures would provide effective screening comparable to that
required herein, buildings located within 150 feet of the 'southern
property line shall be .oriented generally parallel to the southern
property line with no openings within the rear (southern) wall of the
buildings, except for fire exits, as specifically required by the Fire
Department. Where there are breaks between the buildings located
within 150 feet of the southern property line, a solid wall constructed
of materials compatible with the buildings shall be installed between
the buildings. Unless modified by the Planning Commission as
discussed herein, there shall be no driveway or.parking areas located
between the buildings and the southern property line. (P)
4.
Direct vehicular access from the property to Hull Street Road (Route
360) shall be limited to one (1) existing entrance/exit (i.e., Hendricks
. Road), located at the western property line. (T)
5.
Prior to issuance of an occupancy permit, additional paveme.nt shall
be constructed along Route 360 at the Hendricks Road intersection to
provide a right turn lane, based on Transportation Department
standards. The developer shall dedicate to Chesterfield. County, free
and unrestricted, any additional right-of-way (or easements).required
for this road improvement. Provided, however, in the event the
developer is unable to acquire any "off-site" right-of-way that is
necessary for such improvement, the developer may request, in
writing, that the County acquire such right-of-way as a public road
improvement. All costs associated with the acquisition of the right-
of-way shall be borne by the developer. In the event the Comity
chooses not to assist the developer in acquisition of the "off-site"
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06SN0187-:MAR8-BOS
right-of-way, the developer shall be relieved of the obligation- to
acquire the "off-'site" right-of-way and shall provide the road
improvements within available right-of-way, as determined by the
Transportation Department. (T)
GENERAL INFORMATION
Location:
South li.ne of Hull Street Road, east ofSpeeks Drive. Tax ID 747-684-0045 (S~eet 10).
Existing Zoning:
1-1
Size:
9.0 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - C-3 and C-5; Commercial
South - C-3 with Conditional Use Planned Development; Multifamily Residential
East - C-3 and C-5; Commercial or vacant
West - C-5; (:ommercial and light industrial
UTILITIES
Public Water System:
Public water is available to this site with a twelve (12) inch water line extending along the
south side of Hull Street Road. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line that extends across the northern
portion of this site as well as the southern boundary and a portion of the western boundary
of this prope~y. Use of the public wastewater system is required by County Code.
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06SN0187-MAR8-BOS
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the south and the creek along the rear property line and then
to Falling Creek. There are currently no on- or off-site drainage or erosion problems and
none are anticipated after development.
It should be noted that prior to submitting a site plan, a perennial determination must be
approved by the Department of Environmental Engineering. A roo foot conservation area is
required adjacent to perennial streams. The majority of the property is lightly vegetative
with ground cover and if the stream to the rear is found perennial, the 100 foot conservation
area adjacent to the wetlands will be required to be reestablished.
PUBLIC FACILITIES
Fire Service:
Manchester RS Fire Station, Company Number 24, and Manchester Rescue Squad
currently proyide fire protection and emergency medical service. This request will have 'a
minimal impact fire and EMS.
Transportation:
The property (9.0 acres) is currently zoned General Light Industrial (I-I), and the
applicant is requesting rezoning to General Business (C-5). This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on shopping center trip rates, development could gen.erate approximately 6,350
average daily trips. These vehicles will be distributed along Hulr Street Road (Route
360), which had a 2003 traffic count of 43,982 vehicles per day. The capacity. of the six-
lane section of Route 360 between Courthouse Road and Genito Road is acceptable
(Level of S.ervice D) for the volume of traffic it currently carries. No public road
improvements in this part of the county are currently included in the Six-Year
Improvement Plan.
Development mU,st adhere to the Development Stand~ds Manual in the -Zoning
Ordinance, relative to access and internal circulation (Division 5). The Thoroughfare Plan
identifies Route 360 as major arterial. Access to major arterials, such as Route 360,
should be controlled. The property is currently served by one (1) entrance/exIt onto Route
360, generally located at the eastern property line (Hendricks Road, a private driveway).
This driveway is shared with the adjacent. property to the west. The applicant has
proffered that direct vehicular access from the property to Route 360 will be limited to
Hendricks Road. (Proffered Conditions 4)
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06SN0187-MAR8-BOS
The traffic impact of this development must be addressed. The appl~cant has profferecl to
construct additional pavement along Route 360 at the Hendricks Road intersection to
provide a right turn lane, based on Transportation Department standards' (Proffered
Condition 5). This condition would require the developer to provide the right turn lane,
when traffic. generated by development of the property is anticipated to exceed 3,000
vehicles per day on H.endricks Road.
The developer may need to acquire "off-site" right-of-way to construct the right turn lane.
According to Proffered Condition 5, if the developer needs off-site right of way and is
unable to acquire it, the developer may request the county to acquire the right of way as a
public road improvement. All costs associated with the acquisition will be borne by the
developer. If the county chooses not to assist with the right of way acquisition, the
developer will not be obligated to acquire the off-site right of way, and will. only be
obligated to construct road improvements within available right of way. (Proffered
Condition 5)
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
LAND USE
Comprehensiv~ Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for general commercial uses.
The property lies within the boundaries of the proposed Northern Area Plan Amendment
which is currently under study.
Area Development Trends:
Property to the south is zoned Community Business (C-3) and has been developed for
multifamily residential uses (Mallard Cove and Genito Glen apartments). Properties to the
north, east and west are toned General Business (C-5) and Community Business (C-3)
and are devel<?ped for commercial uses and light industrial uses or are currently vacant. It is
anticipated that a mix of office, light industrial and commercial uses will continue in this
area, consistent with the recommendations of the Plan.
Use Limitations:
. .
As previously noted, the request property is located within the Northern Area Plan. The
Plan suggests the request property is appropriate for general commercial use. . Properties
along Hull Street Road in the vicinity of Genito Road are identified in the Plan as an area
with concentration of commercial development. The Plan suggests commercial
development along H~ll Street Road should be planned to avoid functional and aesthetic
problems found along other major arterials. To ensure the land use provides an aesthetic
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06SN0187-:MAR8-BOS
improvement and is functional, the applicant has proffered to limit uses on the property
within 200 feet of the ultimate right of way of Hull Street Road to those pennitted in the
Community Business (C-3) District (Proffered Condition 1). Therefore, the . more intense
commercial uses will be internal to the development, away from the major arterial.
CONCLUSION
The request complies with the Northern Area Plan which suggests the property is appropriate
general commercial use.
Existing development standards and proffered conditions ensure land use compatibility with
existing and anticipated area development. Further, improvements to the property will be
realized through the rezoning and acceptance of proffered conditions which provide screening
from multifamily residential use to the south (Proffered Conditions 2 and 3). These st(~ndards are
consistent with those approved for the adjacent C-5 property to the west.
Given these conside.rations, approval of this request is recommended.
CASE HISTORY
Planning COll1f!1ission Meeting (2/21/06):
The applicant accepted staff s recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the conditions on pages 2 and 3.
AYES: Messrs. Wilson, Gecker, Gulley and Litton.
ABSENT: Mr. Bass.
The Board of Supervisors, on Wednesday, March 8, 2006, beginning at 7:00 p.m:, will take
under consideration this request.
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06SN0187-:MAR8-BOS
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