92SN0112February-E8~'-E99E-EPS
Mar~h-~Tv-~99E-SPG
April 22, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
92SN0112
Sheltering Arms Hospital
MidlothianMagisterial District
Southwest quadrant of Twinridge Lane
and North Providence Road
REQUEST: Rezoning from Residential (R-15) to Corporate Office (0-2).
PROPOSED LAND USE:
An outpatient rehabilitation treatmmnt facility is planned. However,
with approval of this req-est, the property could be developed for any
other permitted or restricted 0-2 use. The proposed facility would
administer physical, occupatio-ml and speech therapy to persons with
physical disabilities. Some patients would stay overnight in a
residence area of the facility.
PLANNING COMMISSIONRECOMMENDA~ION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFER~ CONDITION ON PA~E 2.
STAFF RECOM~ATION
Recommend approval for the following r~asons:
The proposed zoning and land use complies with the Northern Area Land
Use and Transportation Plan.
The proposed zoning and land use are representative of, and compatible
with, existing area development.
The development standards 'of the Zoning Ordinance ensure quality
development and land use compatibility.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER MAY PROFFER OV~m CONDITIONS. ~ CONDITIONS NOTED WITH
"STAFF/CPC" WERE AGR~ UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH
ONLY A "STAFF" ARE RECOMMENDED SOr.RLY BY STAPF. CONDITIONS WITH ONLY A "CPC"
ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION. )
PROFFERED CONDITION
(STAFf/CPC)
Prior to obtaining a building permit for the Property, one of the
following shall be done to ensure adequate fire protection for
the Property:
The owner or developer of the Property or the assignee(s) of
such parties shall pay to the county $150.00 per 1,000
square feet of gross enclosed floor area of improvements
located on the Property adjusted upward or downward by the
s~m~ percentage that the Marshall Swift Building cost Index
increased or decreased between June 30, 1991, and the date
of paym-nt. With the approval of the County's Fire Chief,
which approval shall not be unreasonably withheld, the owner
amd developer of the Property or the assignee(s) of such
parties shall receive a credit toward the required payment
set forth above for the cost of any fire suppression system
not otherwise required by law which is included as a part of
the development.
OR
The owner or developer of the Property or the assignee(s) of
such parties shall provide a fire suppression system for the
improvements located on the Property not otherwise required
by law which the County's Fire Chief reasonably determines
substantially reduces the need for County facilities
otherwise necessary for fire protection.
GENERAL INFORMATION
Location:
Located in the southwest quadrant of Twinridge !.~ne and North Providence
Road. Tax Map 18-15 (1) Parcels 6, 8 and 35 (Sheet 8).
Existin~ ZoninK:
R-15
Size:
5~06 acres
Existing Land Use:
Single family residential or vacant
Adjacent Zoning & Land Use:
North - R-15 with Conditional Use Planned Development; Residential
retir~mmnt home
South - B-2 with Conditional Use Planned Development and B-3; Commmrcial
92SN0112/PC/APR22J
East - 0 with Conditional Use Planned Development and B-l; Office or
vacant
West - R-15; Vacant
PUBLIC FACILITIES
Utilities:
Public Water System:
Public water is available and its use is intended by the applicant.
Use of the public water system is required by Ordinance for all
buildings, as there is an existing water line within 200 feet of the
site (Chapter 20, Article II, Section 20-42). Results of a
computer-simulated flow test indicate that sufficient flow and
pressure should be available to meet the domestic and fire flow
requirements for the proposed use.
Public Wastewater System:
Public sewer.is available and. its use is intended by .the applicant.
Use of the public wastewater system will be required by Ord~-~cm for
buildings located within 200 feet of an existing wastewatar line
(Chapter 20, Article III, Section 20-63), or if the total water
utilized exceeds 3,000 gallons per day (Chapter 20, Article XI,
Section 20-195). The results of a computer-simulated hydraulic
analysis indicated the adequate, capacity should be available to
support the proposed use.
Drainage and Erosion:
The majority of the site drains to the west toward Fairwood Drive. No
existing on- or off-site erosion probl-m~ exist. Improvemmmts have been
made downstream of Fairwood Drive to control erosion. The western portion
of the property is characterized by steep slopes and, when disturbed, has a
high potential for severe erosion. Particular attention should be given to
erosion control measures during construction. Additional runoff from
development of this site may accelerate overflows in existing drainage
channels. May be necessary to obtain off-site drainage easements.
Fire Service:
Buford Fire Station, Company #9. County water and fire hydrants for fire
protection purposes must be provided in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
Fire lanes must be provided as per the Chesterfield Fire Prevention Code,
Section 313.
The proposed zoning and land uses will generate the need for additional
fire protection measures. Cash proffers for fire protection have been
received to address this need. (Proffered Condition)
3 92SN0112/PC/APR22J
Transportation:
This request will not 14m~t developm-nt to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on general office
trip rate, developm,nt could generate approximately 710 average daily
trips. These vehicles will be distributed via Twinridge Lane to North
Providence Road which had a 1990 traffic count of 6,306 vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7). Access onto Twinridge Lane should be
located towards the northern property line to provide mmwi~m separation
from the Twinridge Lane/North Providence Road intersection. There is a
small undeveloped parcel (Tax Map 18-15 (1) Parcel 34, approxlm~tely 1/2
acre) located between the subject property end the Bon Air Hills
Subdivision to the west. The General Plan recommmnd~ office use for that
parcel. An access easement should be granted across the subject property
to Twinridge Lane to serve that parcel. Without the access easement,
development of the adjacent parcel for non-residential use would be
hindered since the only other means of access would be through Bon Air
Hills Subdivision. The applicant has not proffered to grant an access
easement to serve the adjacent parcel.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area !mhd Use and Transportation
Plan which designates the property for office use.
Area Development Trends:
The area surrounding Providence Road and Twinridge Lane is characterized by
a mix of commmrcial, office and single family residential zonings and land
uses. Specifically, the area has been developed for a mix of residential,
office and commercial uses, to include a retirement home.
Site Design:
The request property lies within the Mid.lothian Turnpike Post Dev~lopm~mt
Area. Development must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters
and loading areas.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible
to public rights of way can be constructed of unadorned concrete, block or
corrugated and/or sheet metal. Mechanical equipm-~t, whether ground-level
or rooftop, must be shielded and screened from public rights of way.
4
92SN0112/PC/APR22J
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e.,
dumpsters, garbage cans, trash compactors, etc.) be screened from view of
adjacent property and public rights of way by a solid fence, wall, dense
evergreen plantings or architectural feature; be separated from any
residentially zoned property or any property being used for residential
purposes by the principal building; and thmt such area. with~, 1,000 feet of
any residentially zoned property or property used for residential purposes
not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition,
sites must be designed and buildings oriented so that loading areas are
screened from any property wher~ loading areas are prohibited and from
public rights of way.
Adjacent property to the. west is zoned Residential (R-15). The Zoning
Ord~nmnce requires a minimum fifty (50) foot buffer along the westmrn
property boundary of the request site. At the time of site plan review,
the Planning Commission may modify this buffer if adequate screening can be
provided in a lesser width. In addition, if in the future, adjacent
residential property is zoned or utilized for a non-r~sidential use, this
buffer can be further reduced or el~m{n~ted.
Conclusions:
As noted, the request property is located between the Midloth!an Turnpike
commmrcial corridor to the south, single family r~sidential zonings and.
land uses to the west, a residential retirement hom~ to thm north and
office use to the east. Given the m~x of existing land uses in the area,
the proposed zoning and ]and uses will provide an acceptable transition.
Further, the proposed zoning and lang use complies with the Northern Area
Land Use and Transportation Pla~ and are representative of, and compatible
with, existing area development. Additionally, development standards of
the Zoning Ord~nmnce ensure quality development and land use compatibility.
Therefore, approval of this request is reconm~nded.
CASE HISTORY
Applicant (1/28/92):
The applicant verbally requested a thirty (30) day deferral to consider
proffering conditions to address the impact on fire service and the
transportation network.
Planning Commission Meeting (2/18/92):
At the request of the applicant, the Commission deferred this case for
thirty (30) days to allow the applicant an opportunity to consider
proffering conditions to address the impact on fire service and the
transportation network.
5 92SN0112/PC/APR22J
Staff (2/19/92):
The applicant was advised in writing to submit any significant new
information no later than February 24, 1992.
Applicant (3/4/92):
A proffered condition was submitted to address the impact on fire services
as discussed herein.
Planning Commission Meeting (3/17/92):
The applicant accepted the recommendation.
present.
There was not opposition
On motion of Mr. 'Easter, seconded by Mr. Cunningham, the Commission
recommended approval of this request and acceptance of the proffered
condition on page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, April 22, 1992, beginning at 7:00 p.m.,
will take under consideration this requast.
6 92SN0112/PC/~R22J
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R-15 TO
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LEGEND
-'~ WATER LINES
~ SEWER LINES