93SN0180
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I~A~'t 18, 1993 CPC
June 23, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDA T10N
93SN0180
James H. Horner
Matoaca Magisterial District
Southwest quadrant of Hull Street and Genito Roads
and west line of Genito Road at Stigall Drive
REOUEST:
(Amended) Rezoning from Agricultural (A) to Neighborhood Office (0-1),
Neighborhood Business (C-2t and Community Bu.siness (C-3) with Conditional
Use Planned Development to permit use and bulk (setback) ~xceptions.
Specifically, the applicant is requesting use exceptions within portions of the
proposed (.3 zoning, to permit General Business ((-5) uses on a maximum
of thirty percent (300/0) of the gross acreage of the entire' request property~ In
addition, the applicant is requesting a twenty-five (25) foot exception to the
minimum fifty (50) foot setback requirem'ent for buildings, driveways and
parking areas along Hull Street and portions of Genito Roads (i.e., Tracts B,
Cl and D). .
PROPOSED LAND USE:
A mix of neighborhood office,' neighborhood commercial, community
commercial and general commercial uses is .planned..
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 3 AND 4 AND
ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 4 THROUGH 8..
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses, for those portions of the property lying
north of Stigall Drive (Tracts A and B), conform to the Northern Area Land
Use and Transportation Plan. which designates the property for general
commercial use.
B. While the Northern Area Land Use and Trans.portation Plan designates the
remainder of the request property south of Stigall Drive for res1dential use,
land uses and area road networks have changed over a period of time.
Specifically, commercial development has occurred on property to the east
and a relocation of Stigall Drive to accommodate alignment with a crossover
... on Genito Road, several hundred feet south o{existing Stigall Drive, is under
construction. Given these considerations, transitional zoning and lan~ uses
would be appropriate on those portions of the request property south of
existing Stigall Drive. .'.
c. The development standards of the Zoning Ordinance, together .with the
recommended conditions and proffered conditions, ensure quality.
development, land use transitiofl and compatibility with existing area
residential uses south of Hull Street Road and west of Genito Road.
D" Approval of the requested setback exceptions would be appropriate, given the
limited depth of Tracts S, C2 and 0 coupled with buffer requirements
applicable to these tracts adjacent to residentially zoned and developed
properties. These requirements severely restrict the development potential of
these tracts. However, such exceptions would only be appropriate if, at the
time of site plan review1 adequate landscaping and tree preservation can be
achieved to mitigate the impacts of such reduction.
E. The requested setback reductions forthe Hull Street and Genito Road frontage
portions of the remainder of the property (Tracts A and C) would not be
appropriate, given that these portions of the request property have adequate
depth to accommodate reasonable development.
(NOTES:
A.
CO.NDITtONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH
uST AFF/CPC" WERE AGREED UPON BY BOTH 5T AFF AND THE
COMMISSION. CO.NDITIONS WITH ONLY A liST AFFu ARE .
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
nCPC't ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.
B. THE APPLICANT'S PROFFERED CONDITIONS STATE THAT THE
PROFFERED CONDITIONS WILL BE NULL AND VOID IF
CONDfTIONS ARE IMPOSED WHICH ARE NOT AGREED TO BY THE
APPLICANT~ THEREFORE, SHOULD THE COMMISSION AND
BOARD WISH TO APPROVE THIS REQUEST SUBJECT TO THE
CONDITIONS, THE COMMISSION AND BOARD MUST RECEJVETHE
APPLICANT'S AGREEMENT TO THE CONDITIONS FOR THE ~
PROFFERED CONDITIONS TO REMAIN IN EFFECT.)
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CONDITIONS
(ST AFF/CPC) 1.
(5T AFF/CPC) 2.
(5T AFF/CPC) 3.
(5T AFF/CPq 4.
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The rezonjnglschematjc plan entitled Genito & 360 Retail, prepared by
Balzer and Associates, Inc. dated April 6, 1993, and May 1 1/ 1 993,
shall be considered the plan referenced as "The Pianu in the following
conditions and proffered conditions.. (P)
If at the time of site plan rev;ew, documentation acceptable to the
Planning Department is submitted which ensures th.at adequate
landscaping and tree preservation can be accomplished to achieve
visual separation and high-story tree canopy preservation consistent
with the intent of the fifty (50) foot setback requirement, a maximum
of a twenty-five (25) foot exception to the minimum fifty (50) foot
setback requirement for buildings, driveways and parking areas along
Hull Street and Genito Roads may be granted within Tracts 8, C2 and
D, as shown on "The Plan.." (P)
(NOTE: The Zoning Ordinance requires a seventy-five (75) foot setback
along Hull Street and Genito Roads which .may be administratively
reduced to fifty (50) feet with appropriate landscaping. Such
landscaping is established by the Zoning Ordinance an.d is in excess of
that required for the seventy-five (75) foot setback. With the imposition
of this condition, landscaping in addition to that required by the
Zoning Ordinance for a fifty (50) foot setback may be required within
reduced setbacks.)
A minimum forty (40) foot setback shaU be maintained along that
portion of Tracts Cl and C2 as depicted on lIThe Pfanll, which lies
along Stigall Drive Relocated.. If, however, properties to the south are
zoned for non-residential uses in the future, this setback requirement
may be modified as per Section- 21.1-247 (b) of the Zoning Ordinance.
(P)
(NOTE: This setback must be landscaped in accordance with the
landscaping requirements of the Zoning Ordinance for front yards in
_Emerging Growth Areas~ Further, the forty (40) foot setback may be
reduced to twenty-five (25) feet with appropriate add itionallandscaping
if properties across Stigall Drive Relocated are ever zoned for non-
res i den ti a I uses..)
Display or nShelln House uses shall be restricted to structures designed
for use as model residences~ (P)
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(NOTE: This condition modifies Proffered Condition 1 (b) and
prohibits the erection of other types of display structures for sa~e such
as utility buildings or storage sheds.)
PROFFERED CONDITIONS
(5T AFF/CPQ 1.
(ST AFF/CPQ 2.
Except as stated herein, Area A, as shown on liThe Plan", shall be
restricted to those uses permitted by right and with restrictions in the _
Community Business (C-3) District plus the following General Business
((-5) uses.
a) Auction Sales in conjunction with Antique StoreslO
b) Display or "Shell'. Houses.
Provided, however, that the following uses shall D.Q1 be permitted in
Area A:
a) Occult sciences such as palm readers, astrologers, fortune
tellers, tea leaf readers, prophets, etc.
b) Laboratories.
c} Indoor target or shooting range.
d) As accessory to automobile and motorcycle sales, storage yards
for vehicles awaiting body repair/painting, auction or wholesale
sa I es.
e) Commercial kennels.
f) Fraternal uses.
And further, any automobile service station or nightclub shall be set
back a minimum of 500 feet from Frederick Farms Subdivision.
Except as stated herein, Area B, as shown on liThe Plan," shall be
restricted to those US~S permitted by right or with restrictions in the
Neighborhood Business ((-2) District plus the following Community
Business (C-3) uses:
a) Carpenter and Cabinetmaker Offices and Display Rooms (no
outside storage).
b) Contractors' Offices and Display Rooms (no outside storage).
c) Electrical, Plumbing, Heating Supply Sales, Service and related
Display Rooms (no outside storage).
d) Greenhouse or Nurseries (no outside storage).
e) Second hand shops.
f) Schools - Commerciar, Trade, Vocational and Training.
g) Veterinary Hospitals with no au"tside runs..
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(ST AFF/CPq 3.
(ST AFF/CPq 4.
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h) OfficeJWarehouse provided that such uses shall be set back a
minimum of 100 feet from adjacent residential, office or similar
properties or areas currently zoned agricultura'l and shown on
the General Plan as residential or office uses when
loading/warehouse areas are oriented toward adjacent
res i dentiai or office uses~ The 1 00 foot setback shaJ I be
landscaped according to Section 21.1-228(a) (4). When
loading/warehouse areas are oriented away from adjacent
residentiaJ or office uses, setbacks shall be governed by the
setbacks of the Distrid.
Provided, however, that the following uses shall not be permitted in
Area B:
a) Coin-operated dry cJeaning, pressing, laundry and laundromats.
b) Automobile sel f-service station.
c) Frozen food locker and sales.
d) Funeral homes or mortuaries.
e) Occult sciences such as palm readers, astrologers, fortune
tellers, tea feaf readers, prophets, etc.
Areas (1 and e2, as shown on tiThe Planrt, shall be restricted to those
uses permitted by right or with restrictions in the Neighborhood
Business (C-2) District except that the following Neighborhood Business
(C-2) uses shall not be permitted:
a) Automobile Self-Service Stations.
b) Communication Studios, Offices and Stations, inclusive of
Towers.
c) Department Stores.
d) Frozen Food Locker and Sales.
e) Funeral Homes or Mortuaries.
t) Health Clubs.
g) Occult Sciences such as palm readers, astrologers, fortune
tellers, tea leaf readers, prophets, etc.
h) Telephone Exchanges.
i) Shopping Centers.
j) H os pita Is.
Within Areas Cl and e2, individual buildings shall not exceed 8,000
square feet of gross floor area~ Further, deveJopment in Area C shall
not exceed 5/000 square feet of gross floor area per acre and all the
structures shall have an architectural style compatible with surrounding
residential neighborhqods. Compatibility may be achieved through the
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93SN0180IWP/J UNE23G
use of similar building massing, materials, .scale or other architectural
features.
(51 AFF/CPQ 5.
In addition to the general landscape requirements along Stigall Drive
and Stigall Drive Relocated, design specific measures shall be provided
to mitigate the impact of development on these neighborhood access
roads. These measures shall include, but not necessarily be limited to
additional landscaping, fences, walls, hedges, berms, etc. The exact
treatment shall be approved by the Planning Department at the time of "
site plan review.
(5T AFF/CPQ 6.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
a) The Owner, Developer or assignee(s) shalf pay to the County
$' 50.00 per 1,000 square feet of gross floor area adjusted
upward or downward by the same percentage that the Marshall
Swift Building Cost Index increases or decreased between June
30, 1991 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 la"." 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
Countyls Fire Chief determines substantially reduces the need
for County facilities otherwise necessary for fire protection.
(5T AFF/CPQ 7. Prior to site plan approval, forty-five (45) feet of right .of way on the
west side of Genito Road measured from th'e centerline of that part of
Genito Road immediately adjacent to the property shal! be dedicated,
free and unrestricted, to and for the' benefit of Chesterfield County.
(5T AFF/CPC) 8. Access to Route 360 shall be limited to three (3) entrances/exits. These
entrances/exits shall generally be located: 1) midway between Genito
Road and the crossover west of Genito Road; 2) at the crossover west
of Genito Road, and 3) midway between the crossover west of Genito
" Road and western property line. The exact location of these accesses ~
shall be approved by the Transportation Department
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(5T AFF/CPq 9.
To provide for an adequate roadway system at the time of the complete
development, the developer shall be responsible for the following:
A) Construction of additional 'pavement along the westbound lanes
of Route 360 at the crossover west of Genito Road to provide
a I eft tu rn lane;
B) Construction of an additional lane of pavement (Le", third
through lane) along the eastbound lanes of Route 360 for the
entire property frontage;
C) Construction of additional pavement along the eastbound lanes
of Route 360 at each approved access to provide a right turn
Jane. At time of site plan review, this requirement may be
eliminated by the Transportation Department if the proposed
traffic volumes do not warrant the turn lane(s);
D) Construction of additional pavement along the southbound
lanes of Genito Road at the intersection of Stigall Drive and
Stigall Drive Relocated to provide right turn lanes; and
E) Dedication to the County of Chesterfield, r'ree and unrestricted,
any additional right of way (or easement) required for the
improvements identjfied above.
(ST AFF/CPq 10. Prior to any site plan approval, a phasing plan for required road
improvements, identified in Proffered Condition 9, shall be submitted
to and approved by the Transportation Department.
(ST AFF/CPC) 11. There shall be no direct access to Genito Road.. At time of site plan
review1 the Transportation Department may modify this condition to
approve one (1) direct access to Genito Road if adequate access
separation along Genito Road is provided. If direct access is approved,
the developer shall be responsible for construction of additional
pavement along the southbound lanes of Genito Road at that access to
provide a right turn lane.
(5T AFF/CPq 12. In Area B, no use shaJl be open to the public between 12 midnight and
6:00 a~m.
(ST AFF/CPq 13. The owner/developer shall send notice by first class mail to all adjacent
property owners of the entire property which is the subject of this
zoning plus the property owners of Tax Map 48-8 (3) Genito Estates,
Section C, Block P, lot 3; Tax Map 48-12 (7) St Regents lake, Section
1, Lot 43; Tax Map 49-13 (1) 5,9 and 10; Tax Map 49-14 (1) 3; Tax
Map 63-1 (1) 3; and the last known president of the Clarendon Civic
Association prior to any site plan submittaJ to Chesterfield County. In
conjunction with the submission of each site plan, the owner/developer
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93SN0180JWP/JUNE23G
shall provide the Planning Department with an affidavit listing those
persons to whom notice was sent and their addresses, plus a copy of
the notification letter.
(5T AFF/CPO 14. The development on that portion of the property which drains through
Frederick Farms Subdivision .shall be designed to retain runoff based
upon. a ten (10) year post-development condition and runoff released
based upon a two (2) year pre-development rate.
GENERAL INFORMATION
Location:
South line of Hull Street Road, west line of Genito Road and north and south lines
of Stigall Drive. Tax Map 49-13. (1) Parcel 13 and Tax Map 49-14 (1) Parcel 22.
(Sheet 14).
Existing Zoning:
A
5 ize:
1 7.5 acres
Exi sti ng Land Use:
Vacant
Adiacent Zoning and Land Use:
North: (-3, B-2 with Conditional Use Planned Development and B-3; Commercial
or vacant
South: AI R-9 and 0 with Conditional Use Planned Development; Single family
residential, publidsemi-public (church) Or vacant
East: B-2 with Conditional Use Planned Development; Commercial
West: B-3; Vacant
lit
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PUBL'C FACI LITl ES
UTILITIES:
Public Water System
Size/Location of Lines
A 24' water line is located along the north side of Hull Street Road. A 12"
water line is located along Genito ~oad adjacent to UArea en (as depicted on
the submitted Rezoning/Schematic Plan). An 81t water line traverses ttArea gu
along the abandoned Stigall Road right" of way.
Ordinance Requirements
Connection to the public water system will be required by Ordinance:
1) if an existing water line is less than two hundred (200) feet from any
property line of the parcel for which a building permit is sought; and
2) for any parcel created" in conjunction with the proposed development
which will have an area less than one (1) acre."
Flow and Pressure Availability
Results of a computer simulated flow test indicate that sufficient flow and
pressure should be available to meet domestic and fire protection demands of
the proposed .use. Fire flow requirements are established and coordinated
through Fire Administration..
Public Wastewater System:
Size/location of Lines
An an wastewater line is located jn Frederick Farms Drivel approximately 180t
south of r'Area AU (as depicted on the submitted 1IRezoninglSchematic Plann).
Also, an 8'1 wastewater line is located approximately 650. west of 11Area A.I'
An 811 .wastewater fine is located aJong Genito Road, approximately 150'
northeast of II Area C. lip
Ordinance Reauirements
Connection to the public wastewater system shall be required by Ordinance:
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,} for any structure for which a building permit is obtained that is within.
200 feet of an existing wastewater line;
2) if the use utilizes more than three .thousand (3000) gallons of water per
day; and
3} for any lot created in conjunction with the proposed development
which will have an area less than forty thousand (40,000) square.feet .
in size and have a minimum lot width of one hundred twenty (120)
feet at the building line.
Caoacitv .Availability
The results of a computer simulated hydraulic analysis "indicate that sufficient
capacity should be available to accommodate the domestic waste flows
generated by the proposed use.
Envi ronmental:
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Drainage and Erosion:
The majority of the property drains through Frederick Farms Subdivision, with
a small portion draining through Hunters Landing Subdivision, adjacent
acreage parcels and along Stigall Drive.. Roadside ditches are inadequate to
accommodate large quantities of additional runoff generated by development
on the request property. The applicant has submitted a proffered condition
to address these concerns (Proffered Condition 14). Off-site drainage
easements and improvements may be necessary.. Upstream properties drain
across the western portion of the request property and such drainage must be
taken into account with the design of future improvements.
Fire Service:
Clover Hill Fire Station, Company #7. County water flows and fire hydrants
must be provided for protection purposes in compliance with nationally
recogn ized stands (i .e. National Fi re Protection Association and I nsu ranee
Services Office). Fire lanes must be provided in accordance with the
Chesterfie~d Fi re Prevention Code, Section 3 13.
The proposed zoning and land uses will generate additional need for fjre
protection services~ Proffers have been received to address this need.
(Proffered Condition 6)
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T ransportati on:
This request will not limit development to a specific Jand use; therefore, it ~s difficult
to anticipate traffic generation. Based on permitted land uses within the proposed
rezoning, such as fast food restaurant with drive through windows, convenience
market, drive-in bank, service station, medical/dental office, and specialty retail,
development could generate approximately 8,520 average daily trips.. These vehicles
will be distributed along Hull Street Road (Route 360) and Genito Road which had
1992 traffic counts of 24,800 and 7,895 vehicles per day, respectively~
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 7)
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A construction project is currently underway for the widening of Route 360 to a six
(6) fane divided faci lity from Gen ita Road ~ to (au rthouse Road. The Route 360
project includes the widening of Genito Road to a four (4) lane divided facility with
a raised median for the entire, length of the subject property frontage. Construction
of the raised median along Genito Road will restrict turning movements at the
existing Stigall Drive intersection to right turns in and right turns out.. The Route 360
project also includes construction of a new two (2) lane road (Stigall Drive Relocated)
from Stigall Drive south to intersect with Genito Road across from the southernmost
entrance/exit that serves the Vidorian Square Shopping ~enter. A crossover on
Genito Road is planned at that location. This Route 360 project is scheduled to be
completed by fall of 1 994.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7).. Access to major arterials such as Route 360 and Genito Road
should be controlled. The applicant has proffered that access to Route 360 will be
Ii m ited to three (3) entrances/exits, generally located: 1) midway between Gen ita
Road and the crossover west of Genito Road, 2) at the crossover west of Ge.nito
Road, and 3) midway between. the crossover west of Genito Road and the western
property fine (Proffered Condition 8).. Based on the current speed limit along Genito
Road (45 MPH) adequate access separation cannot be provided to allow direct access
onto Genito Road from the subject property. Access. to Genito Road should be
provided via Stigall Drive and Stigall Drive Relocated.. . The applicant has .proffered .
that this property will n"ot have direa access to Genito Road; however, at time of site
plan review, if the speed limit along Genito Road is reduced and adequate access
separation can be provided, one (1) direct access may be approved to Genito Road
generally located between the Stigall Drive intersection and the Stigall Drive
Relocated intersection (Proffered Condition 11). Mitigating road improvements must
be provided for the requested densities to achieve an acceptable level of service. The
applicant has proffered to: 1) construct additional pavement along the westbound
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935 NO 180!WP /J UN E23 G
lanes of Route 360 at the crossover west of Genito Road to provide a left turn lane,
2) construct additi6nal pavement along the east bound lanes of Route 360 for the
entire property frontage to provide a third through lane plus a separate right turn lane
at each approved ad:ess, and 3) construct additional pavement along the southbound
lanes of Genito Road at the Stigall Drive and Stigall Drive Relocated intersections to
provide a- right turn lane. (Proffered Conditions 9 and 1 0)
Part of the subject P,roperty adjacent to Route 360 is relatively narrow. As that part -
of the property develops, driveways and parking lots should be connected to improve
internal circulation.I Shared access easement agreements may need to be recorded
to insure adequate internal traffic circulation. At time of site plan review, specific
recommendations ~ill be provided regarding internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan~
which designates the request property for general commercial use and medium
density residential Jse (1.51 to 4.0 units per acre).
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Area Development Trends:
Road frontage proJerties along this portion of the Hull Street Road Corridor are
zoned commercially and have been developed for commercial uses or remain vacant.
Properties south of the Corridor, along the west line of Genito Road and along Stigall
Drive, are zoned agriculturally and residentially and have been developed for single
family residential uses, publidsemi-public uses (a church) or remain vacant. It should
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be noted that the ch:urch has submitted an application to rezone the church site plus
add itional residential properties along Stigall Drive for non-residential uses.
Portions of the reqlest property lie adjacent to residences in Frederick Farms and
Hunters Landing'Su~bdivisions~ Property along the east line of Genito Road, in the
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vicinity of the requrest site, is zoned commercially and has been developed as a
shopping center. In!conjunction with the Route 360 widening plans, improvements
are being made to Stigall Drive and Genito Road~ Specifically, a median is being
installed along Genito Road which will restrict. traffic movements out of, and into,
Stigall Drive~ A neW r"oad is being constructed from Stigall Drive to Genito Road
(Le., Stigall Drive R~located) which will align a crossover on Genito Road. Stigall
Drive Relocated will become the primary access into the residential neighborhoods'
located to the southf and west of the request site.
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Site Design:
The request property lies within an Emerging Growth Area. New construction must
conform to the developm~ent standards of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities,
and screening of dumpsters and loading areas. However, given the configuration of
the property and the proximity of residences on adjacent properties in Frederick
Farms and Hunters Landing Subdivisions, jt may be difficult to develop portions of
the request property for commercial uses which conform to all Emerging Growth and
Zoning Ordinance standards~ In particular, portions of the request property along
Hull Stre~t and Genito Roads are very narrow, lacking sufficient depth to provide
required setbacks along Hun Street and Genito Roads and required buffers between
proposed commercial development and area residences with enough property
remaining for buildings and parking areas. As noted herein, the applicant is seeking
a twenty-five (25) foot exception to the minimum fifty (50) foot setback along Hull
Street Road and portions of Genito Roads (i.e., Tracts 8, C2 and D). Such reductions
are appropriate, for those portions of the property lying adjacent to residential
developmentl to allow adequate depth and area for reasonable deyelopment and
buffers. However, such reductions should be approved only if the reductions can be
accomplished without compromising the spirit and intent of the landscaping and tree
preservation goals of the Zoning Ordinance (Condition 2).
In addition, the Zoning Ordinance allows reductions of other setbacks for
development on the request property subject to the provision of additional
landscapi ng.. In particu lar I the setbacks for bu i Idi ngs, drives, and parking areas along
non-arteriaJ roads, such as StigaJl Drive and Stigall Drive Relocated, may be reduced
from forty (40) feet to twenty-five (25) feet with appropriate landscaping. Given the
proxin~lity of residential development along Stigall Drive Relocated, such setback
reductions would not be appropriate on those portions of the request property aJong
StigaJl Drive Relocated unless the property to the south is zoned for non-residential
. use_ (Condition 3) .
Neighborhood Office (0...1) zoning and land uses are proposed for that portion of the
request property identified as Tract D. Within 0-1 Districts, all uses must be
conduded entirely with an enclosed building, except for accessory automobile
parking. Loading docks and drive-in loading doors are pr<?hjbited. Further, with the
exception of group care facilities, churches, convalescent homes, rest homes and
nursing homes, no use may be opened to the public between 9:00 p.m. and 6;00
a..m..
In addition to the development standards of the Zoning Ordinance, the applicant has
proffered design standards within setbacks aJong Stigall Drive. and Stigall Drive
Relocated to preserve the visual character of these entrances to area residentiaJ
neighborhoods. (Proffered Condition 5)
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Architectural Treatment
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural, residential or office district or any public right of way may consist of,
architectural materials inferior in quality, appearance, or detail t~ 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 equipme(1t, 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.
AS noted herein, Neighborhood Office (0-') zoning and land uses are requested for
Tract D. Within 0-1 Districts, individual buildings may not exceed 5,000 square feet
of gross floor area if located within 200 feet of existing residentially zoned parcels,
but in no case may any individual building exceed 8,000 square feet of gross floor
area. individual projects may not exceed 5,000 square feet of gross fioor area per
acre" All structures must have an architectural style compatible with surrounding
residential neighborhoo.ds. Compatibility may be achieved through the use of similar
building massing, materials, scale or other architectural features.'
It should be noted that the applicant has proffered 0-1 standards, relative to overall
density of development and architectural treatment, for any use within Tract C..
. (Proffered Condition 4)
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened frorl) 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 res idential pu rposes by the pri nci pal bu i Id i ng and that such area with i n
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 a-ddition,
sites must -be designed and bu i Id i ngs oriented so that loadi ng areas are screened from
any property where loading areas are prohibited and from p.ublic right of way.
With the approva I of th is request, outsi de storage wou Id be perm itted as a restricted
use within Tracts A and B. Outside storage areas must be screened from view of
adjacent properti es wh ich have no such areas and publ ic rights of .way. I n add itiori, ~
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the app I icant has proffered to restrict certai n uses, wh i ch typi cally have outside
storage, from having suc-h storage. (Proffered Condition 2a through d and h)
Adjacent property to the south is zoned Residential (R-7), Agricultural and Office
Busi.ness (0) and is occupied by single family residences, a church or remains vacant.
With approval of this request, the Zoning Ordinance requires a minimum seventy-five
(75) foot buffer along the southern property boundary of the C-3 portion of the
request site adjacent to lots in Frederick Farms Subdivision (Tract 8), and a forty (40)
foot buffer along the southern boundary of the 0-' portion of the request property
adjacent to Hunters Landing Subdivision (Tract D).. At the time of site plan review,
the Planning Commission may modify these buffers if adequate screening can be
provided in a lesser width.. Given the proximity of residential developmentl any
reduction in these buffering requirements should be based upon sound design and
performance standards to ensure that area residences are adequately protected.. In
particular, redudions in buffer widths may be appropriate with the provision of
decorative masonry walls of sufficient design and height to mitigate potential adverse
noise and visual impacts from development on the request property and to preclude
potential maintenance problems in the future. With appropriate site layout,
arch itectu ral treatment and bu j Idi ng design, such walls cau Id be incorporated into the
structure of any use permitted on the property.. The details of any requested buffer
modifications must be approved by the Planning Commission through site plan
review..
It should be. noted that buffers are not required along the southern boundaries of
Tracts A or C. Specifically, the westernmost portion of Tract A is bounded to the
south by property zoned Office Business (0)/ property to the south of the easternmost
portion of Trad A is zoned Agricultural (A) and is occupied by a church and Tract
C is bounded on all sides by existing and future roads.. However, it should be noted
that the Zoning Ordinance does require a minimum forty (40) foot setback for
buildings, drives and parking areas along the southern boundary of Tract A, adjacent
to the church property. This setback must be landscaped in accordance with Zoning
Ordinance standards for rear yard setbacks and would serve to ensure a partial
transition between commercial development on Tract A and the church property..
This setback can be reduced to twenty (20) feet with appropriate landscaping if the
adjacent church property is zoned for non-residential use.
Conclusions
The proposed zoning and land uses, for those portions of the request property lying north
of Stigall Drive, conform to the Northern Area Land Use and Transportation Plan~ which
designates the property for general commercial use, and are representative of, and
compatible with, existing area commercial development along Hull Street Road. In addition,
while the Plan designates the remainder of the property for residential use, area road and
land use patte~ns suggest that non-residential uses wou Id be appropriate. Specifically, a new
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93SN0180M'P/J UNE23G
road, Stigall Drive Relocated, ;s being constructed to align with a crossover on Genito Road,
several hundred feet south of the existing Stigall Drive/Genito Road intersection. Those
portions of the request property south of existing Stigall Drive (Tracts C and D) will either
be surrounded by public roads (Stigall Drive/Stigall Drive Relocated/Genito Road) or located
at the intersection of Stigall Drive Relocated and Genito Road. Further, with the relocation
+ of. Stigall Drive, those portions of the request property lying south of existing Stigall Drive
will ultimately become physically isolated from existing area residential development and
oriented towards property east of the request site, along Genito Road which has been ...
developed for a shopping center having a .department store and outside storage (Victorian
Square Shopping Center).. Given these consideratio,ns, transitional zoning and land uses,
such as that proposed by this application, would be appropriate for those portions of the
request property lying south of Stigall Drive. In addition, the development standards of the
Zoning Ordinance, together with the recommended conditions and proffered conditions,
ensure quality development, land use transition and compatibility with existing area
residential development south of Hull Street Road (Conditions 3 and 4 and Proffered
Conditions 1 through 5). Therefore, approval of the proposed rezoning and use exceptions
as outlined herein would be appropriate.
Approval of the requested setback exceptions for Tracts 8, Cl and D would be appropriate,
given the limited depth of these tracts coupled with buffer requirements applicable to these
tracts adjacent to residentially zoned and developed properties, which restricts their
development potential~ However, such exceptions would only be appropriate if, at the time
of site plan review, adequate landscaping and tree preservation can be achieved to mitigate
the visual impact of such reduction.. (Condition 2)
CASE HISTORY
Area Residents, Applicant, Staff, Matoaca District Commissioner and Clover Hill District
Commissioner (3/17/93):
A meeting was held to discuss the proposed rezoning.
Applicant (3/19/93):
The applicant requested that the case not be placed on the Planning Commission's
April agenda and be scheduled for the May agenda to allow time to have additional
meetings with area residents~
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93SN0180M1P/JUNE23G
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Applicant (4/12/93):
The request was amended as refleded herein.
Area Residents, App I i cant, Staff, Matoaca District Su pervisor and Clover Hill District
Commissioner (4/12/93):
A meeting was held to review the amended application. Another meeting was
sched u led for May 1 7, 1 993, to review the 11 Request Analysis and Recommendation ~ 11
Appl icant (4/26/93):
Revised proffered conditions were submitted to address transportation impacts~
Staff and Applicant (5/10/93):
Staff and the applicant met to discuss the nRequest Analysis and RecommendationU
with respect to the recommendations regarding setback exceptions in Areas A and C.
After careful review of the configuration of Area C, staff agreed that setback
exceptions could be supported on the southern portion of the tract and the applicant
agreed to withdraw the request for setback exceptions in the northern portion of Area
C and all of Area A. Subsequently, the plan (see attached) was revised to divide Area
C into Area C1 and C2 and revised proffered conditions were submitted to address
the new tracts~
Area Residents, Appl icant, Matoaca District Supervisor and Clover Hill District Comm issioner
(5/1 7/93):
A meeting was held to discuss the lIRequest Analysis and Recommendation..'
17
93SN01801WP/J UNE23G
Applicant (5/18/93):
In response to concerns expressed at a meeting with area residents on May 17, 1993,
the applicant submitted revisions to. Proffered Conditions 1 and 2 to further restrict
the uses permitted and submitted two (2) additional proffered conditions, 12 and 13,
relative to limitations on hours of operation in Area B and notification of adjacent and
area property owners of site plan submittal.
In addition, in response to Environmental Engineering's concerns, an additional
proffer to address drainage concerns in Frederick Farms Subdivision was submitted
(Proffered Condition , 4).
Planning Commission Meeting (5/18/93):
The applicant accepted the recommendation. There was opposition present.
Concerns were expressed relative to the intensity of uses permitted in Tracts A and
B and potential traffic problems.
Mr. McCracken indicated that the proffered conditions adequately addressed the
transportation impacts.
A general discussion followed relative to deferring the request to allow further
meetings with area residents. It was the general consensus of the Commission that
if the applicant would agree to amending the proffered conditions to address setbacks
from Frederick Farms Subdivision for automobile service stations and nightclubs, as
well as clarifying how.notice would be given on site plan submission, it would be
appropriate to act on the request
The applicant agreed to amend the proffered conditions as requested.
On motion of Mr. Gulley, seconded by Mr. Easter, the Commission recommended
approval of this request subject to the conditions on pages 3 and 4 and acceptance
of the proffered conditions on pages 4 through 8.
AYES: Messrs. Gulley, Easter, Cunningham and Miller.
ABSENT: Mr. Marsh.
Applicant (6/3/93):
"-
The revised proffered cand iti ons agreed to at the Plan n i ng Com miss ion pu b Ii c heari n'g
were official ty subm itted ~
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935NOl BOMlP/JUNE23G
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The Board of Supervisors on Wednesday, June 23, 1993, beginning at 7:00 p.m.., will take
, under consideration this request..
19
93SN01 BOIWP/JUNE23G
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