89SN0407
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November-~l,-1989-6P6
Beeember-13,-1989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0407
Bradley Investments, Ltd.
Clover Hill Magisterial District
North line of Hull Street Road
REQUEST:
Rezoning from Agricultural (A) and Residential Townhouse (R-TH) to
Neighborhood Business (C-2) on 12.0 acres, with Conditional Use on 4.8
acres of the 12.0 acre tract.
PROPOSED LAND USE:
A neighborhood commercial complex with fast food restaurant is
planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE PROFFERED
CONDITIONS ON PAGES 2, 3 AND 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the request parcel lies within the boundaries of the
Powhite/Route 288 Development Area Land Use and Transportation Plan,
which designates the request parcel for medium density residential
use, the County Utilities, Transportation, and Planning Departments
are undertaking a study to determine the phasing of extension of
public facilities, and the land uses appropriate given the future
availability of utilities and impact on the Swift Creek Reservoir. A
draft of this Plan, known as the Upper Swift Creek Plan, will be
reviewed by the Planning Commission at a public hearing on November
21, 1989. A tentative draft of this Plan designates the request
property and properties to the south and east for a mix of
multi-family residential, corporate office, and community commercial
uses within a community center. The proposed zoning and land uses
conform to this draft Plan.
B.
The proffered conditions address concerns
compatibility, quality of development, and
quality of Swift Creek Reservoir.
relative to
maintaining
land use
the water
(NOTE: THE CONDITIONS NOTED WITH "STAFF/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.)
CONDITION
(STAFF/CPC)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
The following conditions notwithstanding, the plan submitted with
the application shall be considered the Plan of Development for
the 4.8 acre Conditional Use tract. (p)
1.
Unless the adopted Upper Swift Creek Plan requires less open
space, a minimum of forty (40) percent of the gross acreage,
exclusive of floodplains/wetlands along major tributaries
and any 'existing bodies of water, shall be maintained in
undisturbed natural open space, unless the Planning
Commission through schematic plan approval or the Planning
Commission/Planning staff through site plan approval allows
disturbance for utility or landscaping improvements.
Further, no more than forty (40) percent of the gross
acreage exclusive of floodplains/wetlands along major
tributaries or any existing bodies of water shall be devoted
to impervious surfaces. Impervious areas include building
footprints, all pavement and impervious gravel areas for
automobiles, and pedestrian or bicycle pavement other than
lineal paths.
Required setbacks and buffers, and any passive recreation
areas may be credited toward the percentage of undisturbed
natural open space, provided landscape improvements are
plantings which are indigenous to the Upper Swift Creek
Basin.
2.
Prior to any land disturbing activity, a drainage and
erosion control plan shall be submitted to, and approved by,
Environmental Engineering. The p,lan shall include measures
to minimize the impact of surface runoff on the water
quality of Swift Creek Reservoir. The drainage plan shall
include the institution of "best management practices" as
specified in the final report prepared by Camp Dresser &
McKee for the Upper Swift Creek Area Watersheds, unless less
stringent standards are specified in the adopted Upper Swift
Creek Plan in which case the less stringent standards shall
apply.
Further, the "best management practices" shall include, but
shall not be limited to, the use of wet detention
basins/permanent pool(s) for the control of nutrient
loadings on the watershed for the Swift Creek Reservoir.
The erosion control and drainage plan shall assure, to the
maximum extent possible, that the development of the site
will not contribute to any water quality and sedimentation
problems in the reservoir watershed.
2
89SN0407/XT/JAN10HA
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/cpc)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
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3.
Within the Conditional Use area, a maximum of one (1) fast
food restaurant shall be permitted.
4.
Pedestrian and vehicular access shall be provided to the
adjacent townhouse project. At the time of the schematic
plan or first site plan review, an overall access plan
depicting this requirement shall be submitted to, and
approved by, the Transportation and Planning Departments.
5.
Buildings shall have architectural styles and incorporate
materials that are similar and complimentary to the adjacent
townhouse project. Franchise-type outparcels shall conform
to the architectural styles which predominate in the
development. Architectural plans shall be submitted for
approval in conjunction with site plan review.
6.
The public wastewater system shall be used.
7.
Pr ior to issuance of a building permit, one hundred ( 100)
feet of right of way measured from the centerline of Route
360 shall be dedicated to Chesterfield County free and
unrestricted.
8.
To provide for an adequate roadway system at the time of the
complete development of the proposed project, the Developer
will be responsible for the following:
a. Additional pavement along westbound Route 360 for the
entire frontage of the property requested to be rezoned
C-2 as well as to the proposed entrance to the adjacent
R-TH property (The Lakes) to provide a right turn lane
at each proposed entrance/exit.
b. Additional pavement along eastbound Route 360 at the
Winterpock Road/Site access intersection to provide a
left turn lane.
c. One-half the cost of traffic signalization at the
Winterpock Road/Route 360/Site access intersection.
9.
The Developer will dedicate to the County of Chesterfield,
free and unrestricted, any additional right of way (or
easement) required for the improvements identified above.
In conjunction with the first schematic plan submission, a
phasing plan for required road improvements may be submitted
to the Transportation Department for approval.
Access from this property to Route 360 shall be limited to
one entrance/exit that aligns Winterpock Road and one
additional entrance/exit located towards the western
property line as generally depicted on the Master Plan.
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89SN0407/XT/JAN10HA
GENERAL INFORMATION
Location:
North line of Hull Street Road, across from Winterpock Road. Tax Map 75-2
(1) Parcel 2 and Tax Map 75-1 (1) Part of Parcell (Sheet 20).
Existing Zoning:
A and R-TH
Size:
12.0 acres
Existing Land Use:
Single family residential or vacant
Adjacent Zoning & Land Use:
North
South
East
West
- R-9 with Conditional Use Planned Development and R-TH; Vacant
- A and B-3; Single family residential, commercial, or vacant
- Aj Vacant
- R-THj Vacant
PUBLIC FACILITIES
Utilities:
Water:
24 inch public water line located along Hull Street Road.
public water system required by Ordinance and intended.
Use of
Sewerage:
Lies in Upper Swift Creek sewage drainage area. Public wastewater
line to serve this development has already been designed with the
proposed R-TH development on adjacent property to the west. Use of
public wastewater system intended and recommended. (Proffered
Condition 6)
Drainage and Erosion:
Drains to Swift Creek Reservoir. Any development of the property will
impact the water quality of the Reservoir. Development should, therefore,
incorporate appropriate design standards to maintain the water quality of
Swift Creek Reservoir. At a minimum, construction should be phased to
minimize the risk of severe storms blowing out or exceeding the design
capacities of erosion control devices. Further, silt basins and pits
should be sized to have twenty-five (25) percent more capacity than the
required design capacity. In addition, any development should conform to
"best management practices" in accordance with the report prepared by Camp
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89SN0407/XT/JAN10HA
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Dresser and
maintaining
Conditions 1
McKee in conjunction with the Upper Swift Creek Plan for
the water quality of Swift Creek Reservoir. (Proffered
and 2)
Fire Service:
Clover Hill Fire Station, Company #7.
adequate. Dependent upon present
required.
At present, fire service capability
location, fire hydrant(s) may be
Transportation:
This request will not limit development to a specific land use or density;
therefore, it is difficult to anticipate traffic generation. Based on
shopping center trip rates, this development could generate approximately
7,240 average daily trips. These vehicles would be distributed along Hull
Street Road which had a 1988 traffic count of 19,360 vehicles per day.
The Thoroughfare Plan identifies Hull Street Road as a major arterial with
a recommended right of way width of 120 to 200 feet. One hundred (100)
feet of right of way, measured from the centerline of Hull Street Road
should be dedicated. The applicant has proffered right of way dedication
in accordance with that Plan (Proffered Condition 7). Access to identified
major arterials, such as Hull Street Road should be controlled. The
applicant has proffered to limit access to Hull Street Road to two (2)
entrances/exits. (Proffered Condition 11)
The request property lies within the Emerging Growth Area and must adhere
to the requirements of the Zoning Ordinance relative to access and internal
circulation. Mitigating road improvements must be provided for requested
densities. The applicant has proffered the following road improvements:
construction of additional pavement along westbound Hull Street Road for
the entire frontage, plus along a portion of the frontage of adjacent
property to the west; provision of an additional lane, plus a separate
right-turn lane at each proposed entrance/exit; additional pavement along
westbound Route 360 at the Winterpock Road/site access intersection to
provide a left-turn lane; and one-half the cost of signalization at the
Winterpock Road/Hull Street Road site access intersection. (Proffered
Condition 8)
There is an existing crossover along Route 360 just west of the Winterpock
Road crossover. Due to the proximity of this crossover and the Winterpock
Road crossover, and the proximity of this crossover and the proposed
westernmost entrance/exit, it should be closed.
The plan identifies a thirty (30) foot wide service road parallel to Route
360. This service road should be relocated northward to provide a greater
separation from Route 360. At the time of site plan review, specific
recommendations will be provided regarding access, mitigating road
improvements and internal circulation.
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89SN0407/XT/JAN10HA
LAND USE
General Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area Land
Use and Transportation Planning Area, which designates the property for
medium density residential use (1.51 to 4.0 units/acre). However, the
draft Upper Swift Creek Plan designates the property and surrounding area
for a mix of multi-family, corporate office, and community commercial uses.
Area Development Trends:
Area properties along this portion of the Route 360 Corridor are either
zoned or designated on the draft Upper Swift Creek Plan for a mix of
multi-family residential, residential townhouse, office, and commercial
uses.
Zoning History:
On October 28, 1987, the Board of Supervisors, upon a favorable recommen-
dation by the Planning Commission, approved rezoning to R-TH on the request
property and adjacent property to the west (Case 87Sl10). A portion of the
request property was zoned General Business (B-3) prior to the R-TH
rezoning.
Site Design:
The request property lies within an Emerging Growth Area and must comply
with the applicable standards of the Zoning Ordinance. In addition, the
proposed fast food restaurant would be restricted to the Route 360
frontage, away from anticipated residential development to the north and
west.
The draft Upper Swift Creek Plan recoImnends development standards for
maintaining the water quality of the Swift Creek Reservoir. These
standards, if adopted, would include implementation of "best management
practices" for maintaining water quality, preservation of at least forty
percent (40%) of the request property as undisturbed natural open space,
and limiting the amount of impervious surface. The applicant has agreed to
adhere to these standards. (Proffered Conditions 1 and 2)
Architectural Treatment:
The Zoning Ordinance requires that unadorned building exteriors and
mechanical equipment be shielded or screened from view from public rights
of way, residentially zoned properties, and office districts. In addition,
buildings cannot be constructed of unpainted concrete block or corrugated
and/or sheet metal. The applicant has further proffered that structures
will be architecturally compatible with residential development planned on
adjacent property to the west. (Proffered Condition 5)
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~9SN0407/XT/JAN10HA
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Buffers & Screening:
Unless modified by the Planning Commission at the time of schematic/site
plan review, the Zoning Ordinance requires a fifty (50) foot buffer
adjacent to residentially zoned properties to the west and north. The plan
submitted with the application reflects this buffer. Further, the view of
outside storage areas, loading areas and mechanical equipment must be
screened from area residential development and public rights of way.
Conclusions:
While the request parcel lies within the boundaries of the Powhite/Route
288 Development Area Land Use and Transportation Plan, which designates the
request parcel for medium density residential use, the County Utilities,
Transportation, and Planning Departments are undertaking a study to
determine the phasing of extension of public facilities, and the land uses
appropriate given the future availability of utilities and impact on the
Swift Creek Reservoir. A draft of this Plan, known as the Upper Swift
Creek Plan, will be reviewed by the Planning Commission at a public hearing
on November 21, 1989. The draft Plan designates the request property and
properties to the south and east for a mix of multi-family residential,
corporate office, and community commercial uses within a community center.
The proposed zoning and land uses conform to the draft Plan. In addition,
the Zoning Ordinance and Proffered Conditions 3, 4, and 5 insure land use
compatibility and quality development. It should be noted that Proffered
Conditions 1 and 2 address concerns relative to preservation of open space
and maintaining the water quality of the Upper Swift Creek Reservoir.
CASE HISTORY
Planning Commission Meeting (11/21/89):
There was no opposition present.
The applicant accepted the recommendation.
On motion of Mr. Warren, seconded by Mr. Belcher, the
recommended approval of this case, subject to the condition and
of the proffered conditions on pages 2, 3 and 4.
Commission
acceptance
AYES: Unanimous.
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
The Board of Supervisors on Wednesday, January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
7
89SN0407/XT/JAN10HA
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