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89SN0174 -.,. c (, '- Ma~eh-28i-1989-6P6 April-t8,-l989-6P€ Jttne-~9i-1989-€P6 Sep~ember-19,-i989-6pe N011ember-16 i - i 989 -€PS, Beeember-13,-1989-BS January 10, 1990 BS REQUEST ANALYSIS AND RECOMMENDATION 89SN0174 Henry M. Harris and/or Assigns Clover Hill Magisterial District East line of Branchway Road REQUEST: Rezoning from Agricultural (A) to Office Business (0) with Conditional Use Planned Development to pe~it use exceptions. PROPOSED LAND USE: A mixed use development with office, commercial, and light industrial uses is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL OF OFFICE BUSINESS (0) WITH CONDITIONAL USE PLANNED DEVELOPMENT FOR A DEPTH FROM BRANCHWAY ROAD EQUAL TO THE OFFICE BUSINESS (0) ZONING ON ADJACENT PROPERTY TO THE SOUTH (I.E., APPROXIMATELY 550 FEET FROM BRANCHWAY ROAD) SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3. RECOMMEND DENIAL OF THE REZONING AND CONDITIONAL USE PLANNED DEVELOPMENT ON THE REMAINDER OF THE PROPERTY. STAFF RECOMMENDATION Recommend approval of rezoning to Office Business (0) with Conditional Use Planned Development for a depth from Branchway Road eq~al to the Office Business (0) zoning on adjacent property to the south (iee., approximately 550 feet from Branchway Road). Reconnnend denial of rezoning and Conditional Use Planned Development on the remainder of the property. These recommendations are made for the following reasons: A. Although the Northern Area Land Use and Transportation Plan designates the property for medium density residential use, adjacent property to the north and south along Branchway Road have been zoned and developed for office and industrial uses. Given existing area development trends, the road frontage portion of the request property is inappropriate for residential use. Rezoning to an office classification would be more appropriate and conform to area development patterns. B. The recommended conditions address concerns relative to land use compatibility, transition, and quality development. C. Rezoning on the eastern portion of the request property, beyond the depth of office zoning and land use on adjacent property to the south, could set a precedent for similar requests on other agriculturally zoned properties to the south. fronting Courthouse Road. Any zoning and land use on the eastern portion of the request property should provide a transition between existing industrial development to the north and existing and anticipated residential development to the south and east. Spec if ically , the eastern portion of the request property should be combined with agriculturally zoned property to the south and the entire tract be rezoned and planned for a coordinated development consistent with the Northern Area Plan. (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.) CONDITIONS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 1. The following conditions notwithstanding, the plan prepared by McAllister Architecture, P. C., dated January 11, 1989, and the Textual Statement submitted with the application shall be considered the Master Plan. (p) 2. There shall be no tractor trailer deliveries permitted. Loading areas shall be slab on grade (i.e., there shall be no raised loading docks). (p) 3. Setbacks shall conform to the requirements of the Office Business (0) District, as outlined in the base Zoning Ordinance. Except as noted herein, the development shall conform to the Emerging Growth standards. (p) (NOTES: . . This condition is in addition to the Textual Statement, Exhibit A, Conditions (2.), relative to architectural treatment. a. b. This condition will require a fifty (50) foot buffer along the eastern boundary of the Office Business (0) tract.) 4. The public wastewater system shall be used. (U) (NOTE: Use of public water required by Ordinance.) 5. 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) 2 89SN0174/PC/JANION j J c.~ c' year post-developed runoff shall be stored on-site and released at a ten (10) year pre-development rate. (EE) (STAFF/CPC) 6. Prior to any land disturbing activity, an erosion control and drainage plan shall be submitted to Environmental Engineering for approval. (HE) (STAFF/CPC) 7. Additional pavement, curb, and gutter shall be provided along Branchway Road for the entire property frontage. (T) (CPC) 8. The uses permitted shall be limited to the following: a. Business and professional offices (including medical and dental) b. Messenger or telegraph services c. Medical laboratories d. Medical clinics e. Optometrists sales and service. f. Photography studio. (CPC) (cpc) 9. Site and architectural plans shall be submitted to the Planning Commission for approval. Cepe) GENERAL INFORMATION Location: Fronts on the east line of Branchway Roadt south of Southlake Boulevard. Tax Map 17-13 (1) Parcel 12 (Sheet 8). Existin2 Zonio2: A Size: 11.0 acres ExistinR Land Use: Vacant Adjacent Zonin~ & Land Use: North - M-l with Conditional Use Planned Development; Light industrial (Southport) South - A, R-7, and 0; Office, single family residential, or vacant East - R-7; Single family residential West - At and 0 with Conditional Use Planned Development; Office or vacant 3 89SN0174/PC/JANION PUBLIC FACILITIES Utilities: Water: 16 inch water line along Branchway Road. Use of public water intended and required by Ordinance. Sewerage: Lies in Pocoshock Creek sewage drainage area. 8 inch wastewater line located approximately 210 feet north of site, along Southlake Boulevard. Off-site easements may be required to extend public wastewater. Use of public wastewater system intended and recommended. (Condition 4) Drainage and Erosion: Site drains through Hylton Park Subdivision to Pocoshock Creek. Severe erosion problems exist in Hylton Park and further. flooding problems exist downstream. Increased runoff from proposed development could increase erosion problems, as well as flooding, if not properly handled. Concrete curb and gutter should be utilized around the perimeter of all paved areas (Condition 3). Recommend on-site retention/detention be utilized using a 50/10 design (Condition 5). Prior to any land disturbing activity, the erosion control and drainage plans should be approved. (Condition 6) Chesterfield County has authorized a Capital Improvement project in the area to make improvements to retard erosion. However, this project is not currently funded, and improvements have been made on a piecemeal basis. Fire Service: Midlothian Fire Station, Company #5. At present, fire service capability adequate. Water flows and fire hydrants must ,be provided in compliance with nationally recognized standards. Water flows for fire protection must be depicted on site plans. Transportation: This request will not limit development to a specific land use or density; therefore, it is difficult to anticipate traffic generation. As represented on the Master Plant and assuming that Phase II densities/land use are similar to Phase I, development of this parcel could ultimately generate approximately 1,793 average daily trips, based on general office trip rates. These vehicles would be distributed along Branchway Roadj which had a 1986 traffic count o~ 2,609 vehicles per day. Per Condition 3. this development must adhere to the requirements of Article 7 of the Zoning Ordinance, Chapter 21.1 relative to access and internal c~rculation. Mitigating road improvements must be provided for requested densities. At minimum, additional pavement, curb, and gutter should be constructed along Branchway Road to facilitate turning movements. (Condition 7) 4 89SN0174!PC/JAN10N 'J ) c- (~ The ThorouRhfare Plan identifies the need for a collector road. with a right of way width of seventy (70) feet. from Southlake Boulevard to Courthouse Road at its intersection with Edenberry Drive. This collector road bisects the eastern portion of the property. This collector road would provide alternative access for the request property and surrounding area as development occurs and would reduce traffic congestion at the Midlothian Turnpike/Courthouse Road intersection. The owner/developer should be responsible for dedicating right of way and constructing that portion of this collector crossing the property. Dedication and construction of this road has not been proffered. If the Commission and Board desire to approve rezoning on the entire acreage, the applicant should proffer a condition to dedicate and construct the collector road through the subject property and development should be oriented toward the collector road. At the time of schematic/site plan review, specific recommendations regarding the designated location of the collector road; access; internal circulation; and mitigating road improvements to insure that the site design facilitates this collector road. VDOT will require' installation of a commercial entrance along Branchway Road. LAND USE General Plan: The request property lies within the boundaries of the Northern Area Land Use and TransEortation Plan. The Plan designates the request property and adjacent properties to the south for medium density residential use (1.51 to 4.0 units/acre). .'1 Area Development Trends: Currently, adjacent property to the north is zoned and developed for light industrial uses (Southport). Adjacent property to the south and west is zoned Office Business (0) and Agricultural (A) and has been developed for office use or is vacant. Adjacent property to the east is zoned Residential (R-7) and has been developed for single family residences (Hylton Park Subdivision). Site DesiRn: The Master Plan depicts approximately 56,250 square feet of office/warehouse space located on 5.6 acres of the property fronting Branchway Road, to a depth of approximately 1,100 feet. This area is identified as Phase I of the development. The remainder of the site (5.4 acres) is identified as Phase II and could be developed for additional office, commercial and light industrial uses. Imposition of Condition 2 would prohibit tractor trailer deliveries and raised loading docks. Otherwise, due to the narrow width of the property (approximately 250 feet), a site design that incorporates adequate on-site traffic circulation could be difficult to achieve. Condition 3 would require that the development conform to the Emerging Growth standards of Chapter 21.1. 5 89SN0174/PC/JANION Architectural Treatment: The Textual Statement requires that buildings have an architectural style, scale, quality, and exterior treatment similar to development on adjacent property to the north, in Southport. In addition, imposition of Condition 3 would require that building exteriors conform to Emerging Growth standards. These standards require that unadorned building exteriors and mechanical equipment be shielded or screened from public rights of way and agriculturally zoned properties designated on the Plan for residential uses. In addition, buildings cannot be constructed of unpainted concrete block or corrugated and/or sheet metal. Buffers & Screening: Imposition of Condition- 3 would require a minimum fifty (50) foot buffer where adjacent to agriculturally zoned properties and also require that loading areas be screened from view from adjacent agriculturally zoned properties and public rights of way. Conclusions: Rezoning from Agricultural (A) to Office Business (0) with Conditional Use Planned Development is requested. A mixed use development with office, commercial, and light industrial uses is planned. The Textual Statement would limit uses to: 1. Office/warehouses, plus a maximum of thirty (30) percent of the gross floor area of any individual use may be used for display of goods and articles for sale in conjunction with office/warehouse use. 2. Professional offices (including medical and dental). 3. Messenger or telegraph service. 4. Medical laboratories. 5. Medical clinics. 6. Optometrists sales and service. 7. Photography studio. In addition, the Textual Statement would require that buildings have an architectural style, scale, quality, and exterior treatment similar to development on adjacent property to the north, in Southport. Currently, adjacent property to the north of the request site is zoned and developed for light industrial uses. Adjacent property to the south and west is zoned Office Business (0) and Agricultural (A) anq has been developed for office use or is vacant. Adjacent property to the east is zoned Residential (R-7) and has been developed for single family residences (Hylton Park Subdivision). 6 89SN0174/PC/JAN10N ~ .J c (, The request property lies within the boundaries of the Northern Area Land Use and Transportation Plan. While the Plan designates the request property and adjacent properties to the south for medium density residential use. Office Business (0) zoning with Conditional Use Planned Development. for a depth off of Branchway Road equal to adjacent Office Business (0) zoning and land use on adjacent property to the south. would be appropriate. Specifically. adjacent property to the north is zoned and developed for light industrial uses. and adjacent property to the south is zoned and developed for office uses to an approximate depth of 550 feet off of Branchway Road. Therefore. approval of Office Business (0) zoning and land uses. for a depth equivalent to the Office Business (0) zoning to the south, would conform to existing area development patterns. In addition. the recommended conditions would ensure land use compatibility with existing and anticipated area development patterns. appropriate transition, and quality development. Condition 3 would require the development to conform to Emerging Growth standards. These standards are designed to ensure quality development and address concerns relative to architectural treatment, screening of loading areas and mechanical equipment, buffering, signs, lighting, and landScaping. Denial of the rezoning of the eastern portion of the property is recommended. Rezoning on the eastern portion of the request property. beyond the depth of office zoning and land use on adjacent property to the south, would set a precedent for similar requests on other agriculturally zoned properties to the south. Any zoning and land use on the eastern portion of the request property should provide a transition between existing industrial development to the north and existing and anticipated residential development to the south and east. Specifically, the eastern portion of the request property should be combined with agriculturally zoned property to the south and the area be rezoned and planned for a coordinated development consistent with the Northern Area Plan. Otherwise. approval of rezoning on the request property, to a greater depth than recommended herein, would encourage piecemeal non-residential development along this portion of the Courthouse Road Corridor, south of Midlothian Turnpike. CASE HISTORY Planning Commission Meeting (3/28/89): At the request of the applicant, the Commission deferred this case to the April 18, 1989, meeting to allow the Clover Hill and Midlothian District Commissioners to discuss the proposal with the Courthouse Road Advisory Connnittee. Planning Commission Meeting (4/18/89): The Commission deferred this "request for sixty (60) days to allow further time to consider whether the application should be acted upon prior to adoption of the Courthouse Road Plan. 7 89SN0174/PC/JANION Planning Commission Meeting (6/20/89): At the request of the applicant. the Commission deferred this request for ninety (90) days pending the completion of the Courthouse Road Corridor Plan. Planning Commission Meeting (9/12/89): On motion of Mr. Warren, seconded by Mr. Kelly, the Commission resolved that the current Northern Area Land Use and Transportation Plan shall remain in effect until road improvements to Courthouse Road and Lucks Lane have been completed. Following the completion of these road improvements. consideration shall be given to the amendment of the Northern Area Land Use and Transportation Plan. AYES: Messrs. Miller, Belcher, Warren, Kelly. and Perkins. Planning Commission Meeting (9/19/89): At the request of the applicant, the Commission deferred this request for sixty (60) days pending consideration of the Courthouse Road Corridor Plan by the Board. Board of Supervisors (11/8/89): On motion of Mr. Applegate, seconded by Mr. Sullivan, the Board resolved that the current Northern Area Land Use and Transportation Plan shall remain in effect until the design for the widening of Courthouse Road is completed; public hearings have been held to insure that the road widening shall occur; and the funding is made available to complete the project. It was noted that following completion of these items, consideration may be given to amending the ~ AYES: Messrs. Applegate, Currin, Daniel, and Sullivan. ABSTAIN: Mr. Mayes. Planning Commission Meeting (11/16/89): There was opposition present to the rezoning and Conditional Use Planned Development for'the entire site. Concern was also expressed relative to office/warehouse uses on the property. The applicant requested approval of rezoning and Conditional Use Planned Development for the entire parcel. Mr. Warren expressed concerns relative to the architectural style. He suggested imposition conditions, Conditions 8 and 9, on page 3. uses permitted and the of two (2) additional 8 89SN0174!Pc/JANION ....J .,j c c On motion of Mr. Warren, seconded by Mr. Perkins, the Commission recommended approval of rezoning and Conditional Use Planned Development for a depth from Branchway Road equal to the Office Business (0) zoning on adjacent property to the south (i.e., approximately 550 feet from Branchway Road), subject to the conditions on pages 2 and 3. Further, the Commission recommended denial of rezoning with Conditional Use Planned Development for the remaining portion of the property. AYES: Messrs. Miller, Kelly, Perkins, and Warren. ABSENT: Mr. Belcher. CASE HISTORY 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. 9 89SN0174/PC/JANION ,~ B-2 ~ ------ M-I I -- --- A \ \\ , \ . \ / . ~ - -:r+' \" / t \ \. l~-~ ~.; \ \ - - ... --- B-2 . \ r:"!~ : ~ " ~ \ . : \ y \ ": \: ~~. \\ : \ ',4 ". PI'.I..'.I... M-/ o 8UF FER ~40~/ ~ 0: ~ ... -f: ~ \ --- ~ -- --- A LEGEND T \ ~ WATER L1NES- - . \ ~~ L::. .. SEWER LINES ...- . ..... ~ . . ..... \ . t / - t \ l . \~ , ( /'" ...- \ \ :- \( .... 8~SNO/74-1 . ",' --- , \/ ---~--- /~ \ I 1 -, l :...-- ..- I -- -- --- ---- A / PLANNING COMMISSION1S RECOMMENDATION .~ 89SNO/74-2 A\ o .0: ~ W -.J 5 CD lJ.J ~ q -J .:r -~ B fJ) c' ( / I- a: o. j: ~ & I J 1 J , ., J I I I , J J ~ ~ afiJ ~II'- (~\ ...~ I. srrI. -r ~ ~I :5s -... -- :;:" ...~ ..- 11=(; . 8_~ ~I.. :1-- .~: a!11 ..~ 111;... ..~ '!Fi:: "'_N ::..~ -:::t ... - ~ ..... - ~ 9 ~ ~ .~; ~f'tI !l3~ ~ I~ 51 i; z 8'1 SNOJ 74-3 ~. . ".. .. ~ ...... . --- " ~ "....~ ADOPTED THOROUGHFARE PLAN ~ot . . . I ' 81 , , ~ . .. , ; /J:. . ../!' f / I w".~: I ~ / - ~~'i '\ (;~ .... -' 6 I / "')'~. '.,. I (J :. ! ,__ I \ ",-" ..- I~;~; ~ .... _ v~ -..u- C 1 '"" ~... ~ ~ L _.,"._. __ . ~V'- ~ ~ I' ..,t t: ~~ .. .., ~.~ .... .... "" ~.. . ~ " - ~ -~~~""""-l'" --;.;.;: :,:'..'. "fit. ~ " 89 S}{O-,l" 4 -4 . '~. 1h..J lil~::~"~ ... f~~..tws-.:..:..,~ - I ~ ~~ " -. ~~':.o;:. :., ~ ~ ~ ~... . I , ~ I ~ .\ POWH ITE . \ , \ \ \ , \, ~ fr ,.If' ~ .;:' c ~/~ 5~ Exhibit A 1. The uses shall be limited to: Office/warehouses plus a maximum of thirty (30) percent of the gross floor area of any Individual use may be used for display of goods and articles for sale In conjunction with office/warehouse use. Professional offices (Including medical and dental). Messenger or telegraph service. Medical laboratories.. Medica I clinics. Optometrists sales and service. Photography studio. 2. The architectural style, scale, quality and exterior treatment of buildings shall be similar to office/warehouse development on property located along Southlake Boulevard, being Tax Map 17-13(5) Southport Section 2 lot 8 and better known as 401 and 435 Southlake Boulevard. 3. There shall be no outside storage. 4. A 150' buffer zone will be reserved where the subject property Is adjacent to Hylton Park subdivision. The buffer shall remain natural except for utility extensions. Replanting and screening shall be provided, If required utility extensions penetrate or dl stu rb th e buffer.. 5. Current development of the parcel shall be restricted to a depth of approximately 1200' from Branchway Road (approximately 6 acres). 1200 feet Is the approximate eastern terminus of the southernmost parcel fronting Branchway Road. Development of the remainder of the property (approximately 5 acres) may take place only after either of the following: A) The establishment and dedication of a Southlake Boulevard/Edenberry Drive connector across subject property. B) The receIpt of a bona fide purchase offer from an adjacent Southport property owner. Purchaser shall be requIred to appear before the County Planning Commission and Board of Supervisors requesting removal of the existing buffer zone between the properties, as well as submission of detailed plans for Intended use.