93SN0255
August 17, 1993 CPC
September 21, 1993 CPC
October 27, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
93SN0255
James Hubbard
Clover Hill Magisterial District
Northwest quadrant of Genito Road and Genito Place
REOUEST: Rezoning from Agricultural (A) to Community Business (C-3) and Light
Industrial (1-1).
PROPOSED LAND USE:
Retail and office/warehouse uses are planned; however, with the approval of
this request, other community business and light industrial uses would be
permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the adopted Upper Swift
Creek Plan, which designates the property for regional mixed use
development, to include residential, office, commercial and light industrial
uses with use of public utilities.
B. The proposed zoning and land uses conform to existing and anticipated area
zoning and land use patterns.
C. The development standards of the Zoning Ordinance and proffered conditions
ensure quality development and address concerns relative to impact on
transportation, capital facilities, utilities and drainage.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "ST AFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(ST AFF/CPC) 1 .
(ST AFF/CPC) 2.
(ST AFF/CPC) 3.
(ST AFF/CPC) 4.
The maximum density of this developmentshall be 150,000 square feet
of shopping center and 120,000 square feet of light industry or
equivalent densities as approved by the Transportation Department.
Prior to site plan approval, forty-five (45) feet of right of way on the
north side of Genito Road, measured from the centerline of that part of
Genito Road immediately adjacent to the property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
There shall be no direct access to Genito Road until a raised median
is constructed along Genito Road to limit the access to right turns in
and right turns out only. This access shall be generally located towards
the western property line. The exact location of this access and the
length of the raised median along Genito Road shall be approved by
the Transportation Department.
To provide for an adequate roadway system at the time of complete
development, the developer shall be responsible for the following:
A. Construction of additional pavement along Genito Road at its
intersection with Genito Place to provide left and right turn
lanes.
B. Construction of an additional lane of pavement along Genito
Place for the entire frontage of the C-3 tract.
C. Construction of additional pavement along Genito Road at the
approved access located towards the western property line to
provide a right turn lane.
D. Full cost of traffic signalization, if warranted as determined by
the Transportation Department, atthe Genito Place/Genito Road
intersection.
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E. Dedication to the County of Chesterfield, free and unrestricted,
any additional right of way (or easement) required for the
improvements identified above.
(ST AFF/CPC) 5.
Prior to any site plan approval, a phasing plan for required road
improvements identified in proffered condition 4 shall be submitted to
and approved by the Transportation Department.
(ST AFF/CPC) 6.
No timbering or clearing in conjunction with development of this
property will occur until appropriate erosion control measures are in
place as per as per the latest edition of the Virginia Erosion and
Sediment Control Handbook.
(5T AFF/CPC) 7.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
A. The owner, developer or assignee(s) shall pay to the county
$150 per 1,000 square feet of gross floor area adjusted upward
or downward by the same percentage that the Marshall Swift
Building Cost Index increased or decreased between June 30,
, 991, and the date of payment. With the approval of the
County's Fire Chief, the owner, developer or assignee(s) shall
receive a credit toward the required payment for the cost of any
fire suppression system not otherwise required by law which is
included as a part of the development.
OR
B. The owner, developer or assignee(s) shall provide a fire
suppression system not otherwise required by law which the
County's Fire Chief determines substantially reduces the. need
for County facilities otherwise necessary for fire protection.
(5T AFF/CPC) 8. The public water and wastewater system shall be used.
(ST AFF/CPC) 9. All buildings within the C-3 portion of the property shall be
constructed of brick and or wood siding similar to the brick and wood-
sided buildings located in Brandermill Trade Center and Nuttree
Executive Center. Further buildings shall have pitched or sloped roof
treatments on all elevations.
(5T AFF/CPC) 10. No night club shall be permitted.
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93SN0255/WP/OCT271
GENERAL INFORMATION
Location:
Located in the northwest quadrant of the intersection of Genito Road and Genito
Place. Tax Map 48-1 (1) Parcel 32 (Sheet 13).
Existing Zoning:
A
Size:
29.98 acres
Existing Land Use:
Vacant
Adiacent Zoning & Land Use:
North - M-1 with Conditional Use Planned Development; Vacant
South - A; Vacant
East - M-1; Vacant
West - R-MF with Conditional Use Planned Development; Multi-family residential
PUBLIC FACILITIES
Uti I ities:
Water:
Public water is available to the parcel. Applicant has proffered the use of the public
water system (Proffered Condition 8). Results of a computer simulated fire flow test
indicate that sufficient flow and pressure should be available to meet the domestic
and fire protection demand of the proposed use. Fire flow requirements are
established and coordinated through Fire Administration.
Sewerage:
An existing eight (8) inch wastewater line is located approximately 200 feet west of
the subject parcel in the Waterford development. Applicant has proffered the use of
the public wastewater system (proffered Condition 8). The results of a computer
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93SN0255M'P/OCT271
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simulated hydraulic analysis indicate that sufficient capacity should be available to
accommodate the domestic flows generated by the proposed use.
Environmental:
Drainage and Erosion:
The majority of the site drains through the Waterford Multi-family complex to the
west and into Nuttree Creek. No existing or anticipated on- or off-site drainage or
problems. Off-site easements to control run-off have been provided in the Waterford
Multi-family complex. In an effort to further control erosion, a proffered condition
has been submitted prohibiting any timbering or clearing on this property until all
erosion control measures are in place as per the latest edition of the Virginia Erosion
and Sediment Control Handbook. (Proffered Condition 6)
Fire Service:
Clover Hill Fire Station Company #7. Provide county water and fire hydrant
placement 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.
The proposed zoning and land uses will generate additional need for fire protection
services. Proffers have been received to address this need. (Proffered Condition 7)
Transportation:
This request will not limit development to a specific land use. The applicant has
proffered a maximum density of 150,000 square feet of shopping center and 120,000
square feet of light industry which could generate approximately 9,900 average daily
trips (Proffered Condition 1). These vehicles will be distributed along Genito Road
which had a 1992 traffic count of 11,084 vehicles per day.
The Thoroughfare Plan identifies Genito Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way measured from the centerline of Genito
Road in accordance with that Plan. (Proffered Condition 2)
The Six Year Secondary Road Improvement Program identifies widening Genito Road
to a four lane divided facility from Route 360 to Old Hundred Road/Coalfield Road
beginning in the year 2000. The County is proceeding with the design of this
project.
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93SN0255/WP/OCT271
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Access to major arterials, such as Genito Road, should be
controlled. The applicant has proffered that direct access to Genito Road will be
located towards the western property line, and limited to rightturns-in and right turns-
out only (Proffered Condition 3). The applicant has proffered to construct a raised
median along Genito Road in order to restrict turning movements at that access
(Proffered Condition 3). This raised median may need to extended from the
intersection of Genito Place, west to the intersection of Watercove Road.
Construction of this road improvement may require acquisition of off-site right of way.
Mitigating road improvements should be provided for the requested densities. The
applicant has proffered to: 1) construct additional pavement along Genito Road at
its intersection with Genito Place to provide left and right turn lanes, 2) construct an
additional lane of pavement along Genito Place for the entire frontage of the C-3
tract, 3) construct additional pavement along Genito Road at the approved access to
provide a right turn lane, and 4) full cost of traffic signalization at the Genito
Place/Genito Road intersection (Proffered Condition 4). At time of site plan review,
specific recommendations will be provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Upper Swift Creek Plan, which designates the
request property for regional mixed use to include residential, office, commercial and
light industrial uses.
Area Development Trends:
Properti.es in the vicinity of the request site are zoned Light Industrial (M-l),
Residential Multi-family (R-MF) and Agricultural (A). With the exception of adjacent
R-MF zoned property, adjacent properties are vacant. As indicated by the Upper
Swift Creek Plan, it is anticipated that the area will be developed for a mix of regional
type uses.
Site Design:
The request property lies within an Emerging Growth Area. Development must
conform to the standards of the Zoning Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening
of dumpsters and loading areas.
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93SN0255IWP/OCT271
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Architectural Treatment:
The applicant has proffered that in the C-3 tract, bui Idings will be constructed of brick
or wood siding similar to that located in Brandermill Trade Center and Nuttree
Executive Center.
In addition, no building exterior in either the C-3 or 1-1 tract which would be visible
to any agricultural or multi-family residential 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, multi-family 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, be separated from any residentially zoned property or any property being
used for residential purposes by the principal building, and that such area within
1,000 feet of any residentially zoned property or property used for residential
purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. 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.
With the approval of this request, outside storage would be permitted as a restricted
use. Outside storage areas must be screened from view of adjacent properties which
have no such areas and public rights of way.
Adjacent property to the west is zoned and developed for multi-family residences.
Within the C-3 tract, the Zoning Ordinance requires a minimum seventy-five (75) foot
buffer adjacent to the R-MF zoning to the west. Within the 1-1 tract, the Zoning
Ordinance requires a fifty (50) foot buffer adjacent to the R-MF zoning. At the time
of site plan review, the Planning Commission may modify these buffers if adequate
screening can be provided in a lesser width. In addition, the Zoning Ordinance will
require that all uses in the 1-1 tract be setback a minimum of 100 feet from the
adjacent R-MF zoning.
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93SN0255IWP/OCT271
Conclusions:
The proposed zoning and land uses coupled with the proffered conditions, conform
to the adopted Upper Swift Creek Plan, which designates the property for regional
mixed use development, to include residential, office, commercial and light industrial
uses with the use of public utilities. In addition, the proposed zoning and land uses
conform to existing and anticipated area zoning and land use patterns. The
development standards of the Zoning Ordinance and proffered conditions ensure
quality development and address concerns relative to the impact on transportation,
capital facilities, utilities and drainage. Therefore, approval of this request is
recommended.
CASE HISTORY
Applicant (8/13/93):
In response to concerns of the Clover Hill District Commissioner, the applicant
submitted Proffered Conditions 8 and 9 relative to uses permitted and architectural
treatment in the C-3 tract.
Planning Commission Meeting (8/17/93):
At the request of the applicant, the Commission deferred this case for thirty (30) days
to allow time to meet with an adjacent property owner.
Staff (8/18/93):
The applicant was advised in writing that any substantial changes should be
submitted no later than August 23, 1993, for consideration at the Commission's
September public hearing. The applicant was also advised that a $50.00 deferral fee
must be paid prior to the Commission's September 21, 1993, public hearing.
Staff (8/27/93):
To date, no new information has been submitted nor has the $50.00 deferral fee been
paid.
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Applicant (9/21/93):
The applicant paid the deferral fee.
Planning Commission Meeting (9/2' /93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Cunningham, the Commission
recommended approval of this request and acceptance of the proffered conditions on
pages 2 and 3.
AYES: Messrs. Gulley, Cunningham, Marsh and Miller.
ABSENT: Mr. Easter.
The Board of Supervisors on Wednesday, October 27, 1993, beginning at 7:00 p.m., will
take under consideration this request.
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93SN0255IWP/OCT271
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LEGEND
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