91SN0287
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Ne~ember-19;-%99i-ep6
Beeember-9,-t99l-6P6
December 11, 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0287
James M. Taylor, Jr.
Midlothian Magisterial District
West line of Coalfield Road
REQUEST: Conditional Use to permit a medical clinic in an Agricultural (A)
District.
PROPOSED LAND USE:
The applicant proposes to convert and expand an existing single family
dwelling for use as a medical clinic.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON DECEMBER. 9, 1991. STAFF
WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD'S PUBLIC HEARING.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed use conforms to the Midlothian Area. Community Land Use
and Transportation Plan,_ which designates the property and surrounding
area as a planned transition area which includes office, medium
density housing (7 to 14 units/acre), personal services and community
facilities.
B. The recommended conditions and proffered conditions, along with the
development standards of the Zoning Ordinance for Emerging Growth
Areas, address fire service and transportation impacts and further
insure quality development and land use compatibility.
(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)
1.
Uses permitted shall be limited to a medical ciinic. (p)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
2.
Development shall comply wi th the requirements of the Zoning
Ordinance for Office Districts in Emerging Growth Areas. (p)
3.
Parking areas shall be screened from view of adjacent property to
the south. The method of screening shall be approved by the
Planning Department at the time of site plan review. This
screening shall not be required when the adjacent property to the
south is developed for a non-residential use. (P)
4.
This Conditional Use shall expire at such time that a certificate
of occupancy is issued for any additional construction on the
adj acent property ( i . e., Tax Map 15 -16 ( 1) Parcell) to the
south, and the owner of that adjacent parcel has conveyed access
across that parcel and the owner of the subject property (i.e.,
Tax Map 15-16 (1) Parcel 6) has not conformed to the approved
access plan, as outlined in Proffered Condition 4. (T)
5.
The public water system shall be used. (U)
PROFFERED CONDITIONS
(STAFF)
1.
Prior to obtaining a building permit, one of the following shall
be accomplished for fire protection:
(STAFF)
(STAFF)
...'
A. The owner, developer or assignee(s) shall pay to the County
$150 per 1 ,000 square feet of gross floor area used for
medical office purposes adjusted upward or downward by the
same percentage that the Marshall Swift Building Cost Index
increased 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 law which is
included as a part of the development.
OR
B. The owner, developer or ass ignee ( 5) shall provide a fire
suppression system not otherwise required by law which the
County I s Fire Chief determines substantially reduces the
need for County facilities otherwise necessary for fire
protection.
2.
Prior to site plan approval, forty-five (45) feet of right of way
on the west side of Coalfield Road measured from the centerline
of that part of Coalfield Road immediately adjacent to the
property shall be dedicated, free and unrestricted, to and for
the benefit of Cpesterfield County.
3.
This conditional use permit shall be limited to the existing one
story frame structure identified on the plan prepared by E. D.
Lewis and Associates, titled lIProposed Office For Dr. James E.
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91SN0287/PC/DEC11Q
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(STAFF)
Location:
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Taylor, Jr.., Chiropractortl dated September 13, 1991 J plus a
maximum 1,000 square foot addition to that existing structure.
4.
Access to Coalfield Road shall be limited to one entrance/exit.
The exact location of this access shall be approved by the
Transportation Department. Prior ~o site plan approval, an
access plan for the properties along Coalfield Road between
Carriage Hill Subdivision and the Midlothian Library shall be
submitted to and approved by the Transportation Department (the
"Access Plan"). All improvements (i.e., expansion of the
existing structure, parking areas, etc.) constructed on the
subject property shall be in accordance with the approved Access
Plan, to include, but not be limited to, the required setbacks
that assume a public road is constructed on the adjacent property
to the south. Prior to site plan approval, access easements(s)
in accordance with the approved Access Plan executed only by the
owner of the subject property, acceptable to the Transportation
Department, shall be recorded.. At such time as all or any
portion of the adjacent parcel to the south of the subject
property is used or developed in accordance with the Access Plan,
access to the subj ect property shall conform to the approved
Access Plan, as it may be amended. The continued use of the
subject property for medical office purposes shall be expressly
conditioned upon the owner of the subject property constructing
at his expense such access improvements on the subject property
as may be necessary to conform to the approved Access Plan, to
include eliminating any direct access from the subject property
to Coalfield Road, and construction of an~ additional lane of
pavement along Coalfield Road for the entire property frontage on
or before the date of the issuance of a certificate of occupancy
for improvements on the adj oining parcel to the south.
Elimination of direct access from the subject property to
Coalfield Road and construction of additional pavement along
Coalfield Road shall not be required until free and unencumbered
access to Coalf ield Road across the property to the south in
accordance with the Access Plan is conveyed to the owner of the
subject property.
GENERAL INFORMATION
Fronts the west line of Coalfield Road, south of South Carriage Lane. Tax
Map 15-16 (1) Parcel 6 (Sheet 7).
Existing Zonin~:
A
Size:
6.25 acres
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91SN0287/PC/DEC11Q
Existing Land Use:
Single family residence
Adjacent ZoninR & Land Use:
North - R-15; Single family residential
South - A; Single family residential
East - A; Public (school)
West - R-15; Public (school)
PUBLIC FACILITIES
Utilities:
Water:
The public water system is available and its use is recommended
(Condi t ion 5).. Use of the public water system will be required by
Ordinance if improvements requiring a building permit are made. The
applicant has indicated the intention to use the public system.
Sewer:
The applic~t is currently utilizing the public wastewater system.
DrainaRe and Erosion:
Site is extremely flat with a portion of the property draining to Coalfield
Road and a portion draining to the rear. No existing or anticipated on- or
off-site drainage or erosion problems. May be necessary to acquire
off-site easements.
Fire Service:
Midlothian Fire Station, Company #5. 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).
The proposed zoning and land uses will generate additional need for fire
protection services. Proffers have been received to address this need.
(Proffered Condition 1)
Transportation:
The applicant has proffered to limit the requested Conditional Use Permit
to the existing one-story,. frame structure plus a max~ 1,000 square foot
addition (Proffered Condition 3). Based on that density and medical office
trip rate, development could generate approximately seventy (70) average
daily trips. These vehicles will be distributed along Coalfield Road which
had a 1991 traffic count of 13,859 vehicles per day.
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91SN0287!PC/DECIIQ
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.l
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The Thoroughfare Plan identifies Coalfield 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 Coalfield Road, in accordance with that Plan. (Proffered
Condition 2)
Access to major arterials, such as Coalfield Road, must be controlled. The
appl icant has prof fered to limi t access to Coalf ield Road to one ( 1 )
entrance/exit (Proffered Condition 4). There are seven (7) long, narrow
parcels located south of Carriage Hill Subdivision. Including the 6.25
acres in this request, these parcels total approximately forty-five (45)
acres. Each parcel has frontage along Coalfield Road. Development of the
eastern part of these parcels ( i . e. J the Coalf ield Road frontage) could
preclude any future development of the western part of the parcels if not
properly planned with respect to access. Specifically, the Midlothian Area
Plan designates the subject property and 3urrounding area for a mixture of
office, medium density housing, personal services and community facilities.
If the forty-four (45) acres are not properly planned, a multitude, of
access points to Coalfield Road could result. This would be an undesirable
situation.
The applicant has proffered to provide an overall access plan for this area
(Proffered Condition 4). The approved access plan may identify a need for
an east/west road (possible public road) on the adjacent property to the
south. The applicant's proffered condition would allow the developer to
construe t , initially, direct access to Coalf ield Road from the subj ect
property. However, at such time the adj acent property to the south is
redeveloped, and access is conveyed across that property, the applicant
will construct all ~provements on the subject property .to conform with the
approved access plan, to include eliminating direct access to Coalfield
Road and construction of an additional lane of pavement along Coalfield
Road for the entire property frontage. This pavement widening will be
part of the mitigating road improvements (turn lanes) that will be required
when the adjacent parcel to the south develops. If the developer/owner of
the subject property does not conform to the access plan when the property
to the south redevelops, this Conditional Use permit will expire (Proffered
Condition 4). At the time of site/access plan review, specific
recommendations will be provided regarding access and internal circulatiana
LAND USE
General Plan:
Lies within the boundaries of the Midlothian Area Community Land Use and
I Transportation Plan. which designates the property and surrounding area as a
planned transition area which includes office, medium density housing
(seven (7) to fourteen (14) units/acre), personal services and community
facilities.
Area Development Trends:
This portion of Coalfield Road is ch~racterized by residential and
agricultural zoning and is developed wlch 3ij)gle family residential and
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91SN0287!PC/DECllQ
public/semi-public (school) uses. The adopted Midlothian Area Plan suggest
conversion of existing residential uses or redevelopment of the area to
accommodate a mix of office, medium density housing (seven (7) to fourteen
(14) units/acre), personal service and community facility uses.
Site Design:
The plan submitted with the application depicts the existing structures and
driveway with proposed parking spaces. If this request is approved, staff
recommends the imposition of conditions requiring compliance with the
development standards of the Zoning Ordinance for Office Districts in
Emerging Growth Areas. Such standards would be in compliance with the
adopted Midlothian Area Plan.~ The applicant I s plan, as submitted, does not
comply with these standards. A condi tioD should be imposed to require
development to conform to these standards. (Condition 2)
Buffers & Screening:
Adjacent property to the north is zoned Residential (R-15) and is occupied
by a single family residence. With the imposition of Emerging Growth
District standards, - a minimum fifty (50) foot buffer would be required
along the north boundary of the request site. At the time of site plan
review, the Planning Commission or Director of Planning could modify this
buffer if adequate screening can be provided in a lesser width. Further,
since the adjacent property to the south is occupied by a single family
residence, provisions should be made for screening proposed parking areas
from view of that adjacent property as long as the adjacent property is
being used for residential purposes. (Condition 3)
Conclusions:
The proposed land use conforms to the Midlothian Area Community Land Use
and Transportation Plan~ Further. the recommended conditions and proffered
condi tions, along wi th the development standards of the Zoning Ordinance
for Emerging Growth Areas, will ensure quality development and land use
compatibility. Therefore, approval of this request is recommended.
It should be noted that while the proposed land use conforms to the
Midlothian Area Plan, significant redevelopment along this portion of
Coalfield Road would best be achieved through a comprehensive overall
zoning proposal which includes sizeable parcels so as to avoid
highway-oriented, strip commercial uses on individual, small parcels.
CASE HISTORY
Applicant (11/15/91):
The applicant submitted proffered conditions addressing transportation
impacts.
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91SN0287/PC/DECI1Q
e
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Planning Commission Meeting (11/19/91):
The Commission deferred this case to a special meeting on December 9, 1991.
Applicant (11/25/91):
The applicant submitted proffered conditions addressing fire service
impacts..
Applicant (12/3/91):
The applicant submitted revised proffered conditions. as discussed herein.
The Board of Supervisors on Wednesday, December 11, 1991, beginning at 2: 00
p.m.., will take under consideration this request a
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91SN0287/PC/DECllQ
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