92SN0134Marah-~F~-~99R-~P~
April 22, 1992 BS
REQUEST ANALYSIS
AND
RECOMM~NDATION
92SN0134
G. D. Package Machinery Inc.
Midlothian Magisterial District
South line of Southlake Boulevard
REQUEST:
Amendment to ConditionAl Use Planned Developments (Cases 79S065 and
89SN0174) relative to uses; buffers; Master Plan approval; submission
of site and architectural plan~ to the Planning Commission; and depth
of development. Specifically, that portion of the property lying
within Southport Industrial Park ham been developed for a. light
industrial use. The applicant wishes to expand light industrial uses
onto adjacent, vacant property to the south zoned Office Business (0)
with Conditional Use Planned Developm-nt. Am~nHment to Case 79S065 is
requested, to delete a twenty (20) foot buffer requirement along the
south boundary of lots within Southport to accommodate the proposed
expansion. Ammndm,~t to Case 89SN0174 is requested to: (1) permit
ail Light Industrial (I-l) uses within the Office Business (0) tract;
(2) permit stormwater detention facilities within a required fifty
(50) foot buffer along the southern boundm~y of the Office Business
(0) tract; (3) mm~nd the approved Master Plan for the Office Business
(0) tract to accommodate light industrial uses; (4) delete the
requirement that site and architectural plans be submitted to the
Planning Commission for review and approval; and (5) datete a
restriction that prohibits any developm-nt on this portion of a ]mrger
Office Business (0) tract which was the subject of Case 89SN0174.
PROPOSED LAND USE:
Expmn~ion of an existing light industrial use in Southport Industrial
Park is planned. However, with the approval of this request, the
property could be redeveloped for any Light Industrial (I-l) use.
PLANNING COMMISSION RECOMHENDATION
RECOMMEND APPROVAL SUBJECT TO T~R CONDITIONS ON PAGES 3, 4, 5 AND
STAFF RECOMMENDATION
Recommend approval of the request to amend Conditional Use Plan-ed Development
(Case 79S065) to delete the twenty (20) foot buffer requirement aiong the
southern boundary of lots within Southport. Recommend approval of amendment to
Conditional Use Planned Developm--t (Case 89SN0174) to: (1) permit all Light
Industrial (I-l) uses within the Office Bus/ness (0) tract; (2) ~m~nd the
approved Master Plan to accommodate light industrial uses on the Office Business
(0) tract; (3) permit stormwater detention facilities within a required fifty
(50) foot buffer; and (4) delete the restriction that prohibits any development
on the Office Business (0) tract. Staff has no reco-m~-ndation relative to the
requested amendm-_nt to Case 89SN0174 to delete the requir~--~t that site and
architectural plans be submitted to the Planning On-~ssion.
Although the proposed light industrial land uses for the Office
Business (0) portion of the request property do not conform to the
Northern Area Land Use and Tr~nmportation Plan, which designates th~s
property for low density residential use, adjacent property to th~_
west had recently been zoned to permit all light industrial uses
subject to conditions that address land use transition and
compatibility is~3e$ (Ray Birk, Case 91SN0246). Approval of
additional light industrial uses on the Office Business (0) tract, if
similarly conditioned, would be no more int-~-~e than uses currently
permitted on adjacent property.
Deletion of the required twenty (20) foot buffer along the southern
boundary of the Light Industrial (M-l) portion of the request property
would be appropriate to permit the proposed industrial expansion,
since a fifty (50) foot buffer is currently required along the
southern boundary of the Office Business (0) tract. Specifically,
except as modified herein, this fifty (50) foot buffer would r--~in in
effect with the approval of this request.
The proposed amendm-nts to: (1) permit stormwate= detention within a
required buffer along the southern property boundary; (2) amend the
approved Master Plan and; (3) delete the restriction that prohibits
any development on the Office Business (0) portion of the request
property, if properly conditioned, would facilitate an orderly,
coordinated expansion of existing light industrial uses within
Southport while further ensuring adequate trmn-~ition between this
industrial developmmnt and anticipated, less intense existing and
future development to the south and east. Specifically, the buffers,
as amended by this request, the Textual Statement, as modified her~in,
would ensure that development on the request property is oriented
towards, and integrated with, existing industrial uses in Souttrport
while further ensuring that development is of high quality and
adequately screened and buffered from residential development to the
south and southeast.
The .requested amendment, to delete the requirement that site and
architectural plans be submitted to the Planning Comm~ -~sion, was
originally imposed as a result of area residents' concerns r~lative to
how the Office Business (0) portion of the request property and
adjacent Office Business (O) zoned property to the west would be
developed (Condition 9 of Case 89SN0174). If area residents are now
.satisfied that their concerns will be addressed through the
admJnistmative site plan review process, then deletion of the
requirement would be acceptable. It should be noted that the
applicants have agreed, through the Textual Stat~m-nt, to notify the
92SN0134/PC/APR220
Hylton Park Civic Association and all adjacent property owners prior
to site, architectural or landscaping plan submission to the Planning
Department.
The recommended conditions address staff concerns relative to the
wording of the applicant's Textual Stature-hr. Specifically, through
negotiations with area property owners, the applicant ha_~ agreed to
the following additional requir -m--nts: (1) provide additional
landscaping within a required fifty (50) foot buffer along the
southern property boundary; (2) provide additional buffering adjacent
to proposed detention facilities; (3) submit landscaping plans for
buffers within a specific tim-_ period; (4) guarantee that buffers
provide screening of new construction that is equivalent to the
screening provided by existing site conditions; (5) ensure that noise
generated by activities within any new buildings bas no greater impact
upon adjacent property, located south-~-~t of the rexp,est site, than
does noise generated by activities within mx~sting buildings located
on the request site and; (6) ensure that the Hylton Park Civic
Association and adjacent property owners are notified prior to site,
architectural and landscaping plan submission to the Planning
~epartment. While these requirements, with the exception of
additional buffering adjacent to the proposed detention facilities,
are not typically recommended as development standards for the
proposed land uses, the concepts represented by these requir~mmnts
have been negotiated with area property owners relative to the impact
the proposed land uses could have upon adjacent properties. Staff ba_~
reviewed these requirements and is concerned that the wording cou/~l
ma~e it difficult to ensure thnt the intent of th~_ agre-m~ts between
the applicant and area property owners are ultlmmt~ly m~t. Therefore,
conditions are provided which address this concern and better ensure
that the agreements negotiat~t between th. applicant an~ ar~a property
owners can be enforced. (Conditions 7 and 8)
(NOTE: CONDITIONS MAY BE IMPOSED OR ~ PROPERTY OWNER MAY PROFFER CONDITIONS.
TH~ CONDITIONS NOTED ~ "STAFF/CPC" WERE AG~m~n UPON BY' BOTH STAFF AND ~
COMMISSION. CONDITIONS WIT~ ONLY A "STAFF" ARE RECOMMENDED SOL~.v BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY TME
PLANNING COMMISSION. )
CONDITIONS
(STA Ic c) Z.
The following conditions notwithstanding, and except as
noted herein, the plan submitted with the application and
the Textual Statement, as amended ohM arch 5, 1992, shall be
considered the Master Plan. (P)
(NOTES: (a)
This condition supersedes Condition 1 of Case
89SN0174 for the Office Business (0) portion
of this request, relative to Master Plan
approval.
3 92SN0134/PC/APR220
(ST F/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STiFF/CPC)
(b)
The original Textual Statement submitted with
the application for Case 89SN0174, relative
to architectural style, scale, quality and
exterior treatment of buildings, r-m~n~ in
effect with the approval of this request.
(c)
This condition modifies Condition 12 of Case
89SN0174 to permit sto=mwater detention
facilities within this buffer; and to require
a fifty (50) foot buffer along the western
edge of the detention facility.
(d) This condition supersedes Condition 9 of Case
89SN0174.)
In addition to the uses currently permitted on the Office
Business (0) portion of the property, the following uses
shall be permitted:
All Light Industrial (I-1) uses. (P)
(NOTES: (a)
This condition is in addition to Condition 8
of Case 89SN0174 which, with this ~m-ndment,
is applicable to the Office Business (0)
portion of this request.
(b) This condition supersedes Condition 10 of
Case 89SN0174.)
With the approval of this request, the required twenty (20)
fOot buffer along the Light Industrial (M-l) portion of the
subject property shall be deleted. (P)
(NOTE: This condition supersedes Condition 9 of Case 79S065
for the Light Industrial (M-l) portion of this request.)
The public wastewater system shall be used. (U)
For any detention/retention facilities located within
required buffers, an ecs-m-hr approved by the County
Attorney shall be recorded, prior to site plan approval,
which provides for a fifty (50) foot buffer along those
portions of detention/retention facilities not located on
the requmst property. This off-site buffer shall comply
with Sections 21.1-226 through 21.1-228 of the Zoning
Ordinance.
In the event that off-site easements cannot be obtained, a
twenty (20) foot buffer shall be provided along the northern
boundary of any detention/retention facilities located
within required buffers. This twenty (20) foot buffer shall
4
92SN0134/PC/APR220
(ST_iFF/CPC)
(STAfF/CPC)
(STAFF/CPC)
extend from the required 150 foot buffer east of
detention/retention facilities to the fifty (50) foot buffer
west of detentionfretention facilities. Further, this
buffer shall be provided with landscaping and/or other
screening devices as mecessary to minimize the view of
development north of the buffer from properties south of the
detention/retention facilities. A detaile~ plan depicting
these requirements shall be submitted to the
Department for approval prior to final approval of grading
and drainage p]mnm for any detention/r~tention facilities.
(NOTE: Grading and drainage plm-~ ' for the proposed
detention/retention facilities have been submitted to
Environmental Engineering for review and approval.
Imposition of this condition would require ~,hm~sion of a
plan depicting the trea~-~t of the twenty (20) foot buffer
for approval prior to f~nmL approval of these grading an~
drainage
Any detention facilities within the fifty (50) foot buffer
shall be located adjacent to the required 150 foot buffer
~tong the eastern boundary of the Office Business (0) tract.
(P)
~ fifty (50) foot buffer shall be provided along the
southern property boundary. Except as noted herein, this
buffer shall comply with Sections 21.1-226 through 21.1-228
of the Zoning Ordinance. This buffer shall, at a minimum,
be landscaped at one and one-bm~ (1 1/2) times the
requirements of the Zoning 0rd~n~nce for fifty (50) foot
buffers. Stormwater detention facilities shall be
within this buffer subject to the provision of additional
buffering as described by Condition 5. ~ithin sixty (~0)
days of the approval of this request or in conjunction with
the submission of final p]mn~ for the location and design of
detention facilities, whichever comes first, ~ landscaping
plan depicting these requir,m--ts shall be submitted to
Planning Department for approval. Buffers shall ~e
installed within one (1) year after the approval of this
landscaping p~n, except that in no case sh~l buffers be
installed until the exact location of detention facilities
have been determined. (P)
(NOTE: This condition supersedes the Textual Statement
(E.), relative to buffers.)
Facilities shall be designe~ such that noise generated by
activities within new buildings erected on the request
property produces no greater noise level at the southeast
corner of the req,,-st property than does noise generated by
activities within existing buildings at the time of site
plan review, as measured at the southeast corner of the
5 92SN0134/PC/APR220
(ST F/CPC)
(SZA. /CPC)
(ST /CPC)
extend from the required 150 foot buffer east of
detention/retention facilities to the fifty (50) foot buffer
west of detention/retention facilities. I~rther, this
buffer shall be provided witl% landscaping and/or other
screening devices as necessary to min~mlze the view of
development north of the buffer from properties south of the
detention/retention facilities. A detailed, plan depicting
these requirements shall be submitted to the p]mnulu~
Department for approval prior to final approval of grading
and drainage p]mn~ for any detention/r~tention facilities.
(NOTE: Grading and drainage pla-m ' for the proposed
detention/retention facilities have been submitted to
Environ~_ntal Engineering for review and approval.
Imposition of this condition would require ~,~,{ssion of a
plan depicting the treatment of the twenty (20) foot buffer
for approval prior to f~:nai approval of these grading an~
clrainage plmnm.)
Any detention facilities witbln the fifty (50) foot buffer
shall be located adjacent to the required 150 foot buffer
along the eastern bonndary of the Office B~siness (0) tract.
~ fifty (50) foot buffer shall be provided along the
southern property boundm~y. Except as noted herein, this
buffer shall comply with Sections 21.1-226 through
of the Zoning Ordinance. This buffer shall, at a minimum,
be landscaped at one and one-ba~6 (1 1/2) times the
requirements of the Zoning Ordinance for fifty (50) foot
buffers. Stormwater detention facilities shall be allowed
within this buffer subject to the provision of additional
buffering as described by Condition 5. Within sixty (60)
days of the approval of this request or in conjunction with
the submission of final p]mnm for the location and design of
detention facilities, whichever com~s first, ~ landscaping
plan depicting these r~quir-m-~ts shall be submitted to
Planning Department for approval. Buffers shall ~e
installed within one (1) year after the approval of this
landscaping plan, except that in no case shm]l buffers be
installed until the exact location of detention fagilities
have been determ~-ed. (P)
(NOTE: This condition supersedes the Textual Statement
(E.), relative to buffers.)
Facilities shall be designmd such that noise generated by
activities within new buildings erected on the request
property produces no greater noise level at the southeast
corner of the requmst property than does noise generated by
activities within existing buildings at the tim~ of site
plan review, as measured at the southeast corner of the
5 92SN0134/PC/APR220
Ordinance Requirements
The existing structures are currently connected to the public
water system. Should these structures be expanded and/or
additional structures be built the following will apply:
Connection to the County water supply system sh~] be required if
an existing water line is less than two hundred (200) feet from
any property line of the lot for which a building permit is
sought (Chapter 20, Article II, 20-42).
Flow and Pressure Availability
Results of ~ computer simulated flow test indicate that
sufficient flow and pressure should be available to meet dom~_stic
and fire protection, d-mmnds of th~ proposed use.' Fire flow
requ/r-m-nts ar~ established and coordinated through Fire
Administration.
Public Wastewater System
Size/Location of Lines
There is an existing 8" wastewater line along the south side of
Southlake Boulevard.
Ordinance Requir-m-nts
The existing structures are currently connected to the public
wastewater system. Should these structures be expanded and/or
additional structures be built the following will apply: Any
individ,~m! structure for which a building permit has been
obtained and which is within two hundred (200) feet of a gravity
wastewater service shall connect to the County wastewater system
(Chapter 20, Article III, 20-63).
Previous Conditions in Affect
The public wastewater system shall be used (Condition #4 - Case
89SN0174, for Tax Map 17-14 (1) Parcel 12 only).
Capacity 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.
Recommendations / Conclus ions
To insure that future structures built on Lots 14 and 16 of Tax
Map 17-13 (5) Southport, Section 2 (for which the above
referenced ordinance requirement may not apply) will connect, to
the public wastewater system, it is recommp~d~_~ that a condition
requiring its use be ~mposed. (Condition 4)
7 92SN0134/PC/APR220
Drainage and Erosion:
Site dra~n~ through Hylton Park Subdivision to Pocoshoak Creek. Severe
erosion and flooding problpm~ exist in Hylton Park. Increased ~noff from
proposed development could increase erosion and flooding probl~m~, if not
properly handled. Condition 3 of Case 89SN0174 requires the use of
concrete curb and gutter around the perimeter of all paved areas
constructed on the Office Business (O) portion of the request property. In
addition, Condition 5 of Case 89SN0174 requires the utilization of on-site
retention/detention. With the approval of this request, these conditions
would rpm~in in effect. Further, approval of the request to allow
detention facilities within the fifty (50) foot buffer along the southern
boundary of the request property would allow the design and comstruntion of
detention facilities, on the request property and adjacent propert~f to the
south, which will reduce severe existing area drainage prohl~m~ and enhance
water quality.
A Capital Improvement project is currently being engineered in the area to
make improvements to retard erosion and l~m~t flooding. Constz~action has
not yet been funded.
Fire Service:
Midlothian Fire Station, Company #5. County water flows and fire hydrants
must be provided in compliance with nationally reco~n4zed standards (i.e.,
National Fire Protection Association and Tn~urmnce Services Office).
Dependent on present locations, fire hydrants maybe required.
The proposed zoning and land uses will not generate additional need for
fire protection services.
Transportation:
This ~request will not l~m~t developmmnt to a specific land use; therefore,
it-~s difficult to anticipate traffic generation. Based on general light
industrial trip rates, additional'development of the property could
generate approximately 190 average daily trips. These vehicles will be
initially distributed along Southlake Boulevard, which had a 1989 traffic
count of 7,830 average vehicles per day. At time of site plan review,
specificrecommendations will be provided regarding internal cir~,lmtion.
The Thoroughfare Plan identifies an east/west collector extending from
Southlake Boulevard through the subject property to intersect Courthouse
Road at Edenberz-y Drive. Due to existing development along South]ake
Boulevard and citizen opposition, coustru~tion of the east/west collector
is remote; therefore, the applicant has not been requested to dedicate
right of way or construct the collector across the subject property.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation
Plan, which designates the Office Business (O) portion of the property for
8
92SN0134/PC/APR220
low density residential use (1.51 units per acre or less), and the Light
Industrial (M-l) portion of the property for light industrial use.
Area Developm-nt Trends:
Properties to the east and west, along Southlake Boulevard, have been
developed for industrial uses within Southport Industrial Park or remain
vacant. Properties to the south and southwest are zoned Office Business
(O) and Agricultural (A) and are occupied by office dev~lopm~t, single
family residences, or r-m~n vacant. Property to the east of the Office
Business (O) tract is zoned Residential (R-7) and is occupied by a single
family residence in Hylton Park Subdivision. It is' anticipated that
properties fronting Courthouse Road, which are located to the south will
eventually be developed for residential use.
Zoning History:
On May 23, 1979, the Board of Supervisors, upon a favorable rec~m~_ndation
by the Planning Commission approved rezoning and Conditional Use Planned
Development on the Light Industrial (M-l) portion of the request property
and property to the north, east and west (Case 79S065, Southport
Corporation). Subsequently, Southport Industrial Park was developed.
Condition 9 of Case 79S065 requires a twenty (20) foot buffer along the
southern boundary of Southport Industrial Park.
On January 10, 1990, the Boazd of Supervisors approved rezon~-g with
Conditional Use Plmnned Development on the Office Business (0) portion of
the request property and adjacent property to thmwest, subject to a number
of conditions which address loading areas, setbamk~, buffers, dra~nmge and
uses permitted (Case 89SN0174). The conditions were designed to m--~ur~
-land use transition and compatibility between developm-nt on th, property
that was the subject of Case 89SN0174 and adjacent, agriculturally zoned
property to the south.
As noted herein, the applicant seeks amendm~t to both Conditio-=] Use
Planned Developm-nts, to permit additiom~] light industrial uses on the
Office Business (0) tract. Except as noted herein, the conditions of
zoning approval for Cases 79S065 and 89SN0174 would r~m=jn in effect with
the approval of this request.
Site Design:
Development on the Office Business (O) portion of the request would be
oriented towards existing uses within Southport. Access would be provided,
via existing driveways and parking areas, to Southlake Boulevard.
Condition 3 of Case 89SN0174 requires development on the Office Business
(O) portion of the request site to conform to the Rmmrging Growth standards
of the Zoning Ordinance (Chapter 21.1) which address access, parking,
landscaping, architectural treatm-~t, si~, buffers, utilities, and
screening of dumpsters and loading areas. In addition, Condition 2 of Case
89SN0174 prohibits tractor trailer deliveries to the Office Business (O)
portion of the request site.
9 92SN0134/PC/APR220
Architectural Treatment:
The approved Textual Statement for Case 89SN0174, relative to architectural
treatment of any buildings on the Office Business (0) tract, r~m~n~ in
effect with the approval of this request. Specifically, the architectural
style, scale, quality and exterior treatment of buildings must be similar
to office/warehouse development on property located along Soutb]mke
Boulevard at its intersection with Branchway Road and being Tax Map 17-13
(5) Southport, Section 2, Lot g, and better known as 401 through 435
Soutklake Boulevard.
Further, Condition 3 of Case 89SN0174 requires that new construction
conform to Emerging Growth standards relative to architectural treatment.
Specifically, 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 to any other exterior of the same building. There is, however,
nothing to preclude the use of different materiml~ on different building
exteriors, but rather, the use of inferior materials on sides which face
adjoining property. No portion of a building constructed of ,mmdorned
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. Mechm~ical equipment, whmther
ground-level or rooftop, must be shield--d and screened from public view and
designed to be perceived as an integral part of the building. At the time
of site plan review for any new construction, staff will m~ke specific
recommendations relative to treatm,-t of building facades and screening of
mechanical equipment.
Buffers & Screening:
Condition 12 of Case 89SN0174 requires a m~n~mum fifty (50) foot buffer
along the southern property boundary of the Office Business (O) portion of
this request. The applicant's Text,,ml Stat-m-=t, as modified by Condition
7, would require that this buffer be landscaped one-and-one-half (1 1/2)
times the Zoning Ordinance requirements for buffers. It should be noted
that this additional landscaping requirement was negotiated with area
property owners and is in excess of the landscaping requirements typically
rec~m~mnded for the proposed land uses. It should be further noted that
the Zoning Ordinance does require thmt existing trees within the buffer,
having a caliper of eight (8) inches or greater, be retained unless removal
is approved at the t~m- of site plan review. These trees can be credited
towards required ]~ndscaping.
The applicant's Textual Statement would allow detention facilities within
this buffer, subject to additional buffering along the western edge of the
detention facilities. In addition, Condition 5, as recommmnded herein,
would require additional buffering along the per4mmter of the detention
facilities that penetrate the buffer. Otherwise, the effectiveness of
buffering between industrial developmm-t to the north and future
residential development on agriculturally zoned property to the south would
10
92SN0134/PC/APR220
be severely reduced. Condition 6, as recommended, would require that
detention facilities located within this buffer be restricted to the
eastern portion of the request property, in a location as generally
depicted on the. applicant's Master Plan.
It should be noted that Condition 12 of Case 89SN0174 requires that the
fifty (50) foot buffer along the southern property boundary of the Office
Business (0) tract comply in ail othmr respects with th,_ reqttir~m~nts of
the Zoning Ordinance (Chapter 21.1), Article 4, Division 4. These
requirements address concerns relative to uses within buffers, as well as
landscaping and tree preservation. Specifically, with respect to utilities
such as drainage easemeuts and associated facilities, the Ord~-mnce allows
utilities that run generally perpendic,,] aw through buffers but not
utilities that run parallel through buffers. As noted herein, with the
approval of this request, the only additional drainag~ facilities alloweR
with required buffers would be stormwater detention facilities at - a-
location as generally depicted on the Master Plan, plua associated
appurtenances necessary to drain the detention facilities into the natural
water course to the east, subject to additional buffering as outlined, in
Conditio~--~ 5 and 7. All other drainage easements must be located outside
the buffer.
Condition 12 of Case 89SN0174 further requirea that solid waste storage
ar~as (i.e., dumpsters, garbage ca-s, trash compactors, etc.) be screened
from view of adjacent property and public rights of way by a solid fence,
wall, dense evergreen p]mntings or architectural feature, be separate~l from
any residentially zoned prope=ty or any property being used for residential
purposes by the principal building, and that such ar~a within 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 ar~
screened from any property where loading areas are prohibited and from
public rights of way.
With the approval of this request, the required twenty (20) foot buffer
between the M-1 and 0 tracts would be deleted. (Condition 3)
As noted herein, the applicant's Textual Stat-m--t includes additional
development requirmmm~ts that have been negotiated with area property
owners. With respect to buffers, the applicant bm~ agreed that required
buffering would provide visual screening of site ~mprov-mmnts at least
equal to the visual screening of existing site conditions. Dep~md~ng upon
existing conditions, it may be difficult to achieve within a fifty
foot buffer the level of screening provided by existing site vegetation,
which has an average width of approx~m=tely. 220 feet between existing
improvements in Southport and adjacent property to the south. In addition,
without speciff~ screening criteria, th~:s requirement would be subjective
and impossible to enforce. Therefore, st~ff recommeuds that this
requirement not be accepted.
Noise:
The applicant's Textual Statement would require that the noise impacts of
activities within any new buildings not exceed the noise ~pact of
11 92SN0134/PC/APR220
activities within existing buildings, as detemmined by sound measurements
made at the southeast corner of the request property at the time of site
plan review for any new buildings. As noted herein, the applicant's noise
requirement was negotiated with area property owners; however, the noise
impacts of the proposed land uses are typically considered non-intrusive.
The foregoing notwithstanding, staff is of the opinion that the applicant's
requirements relative to noise impacts may not provide equal protection for
all adjacent property owners to the south and southeast. Specifically, the
applicant's standard requires that noise criteria be applied to the
southeast corner of the request property exclusively, and would not be
applied to the entire south and southeast property boundaries. In
addition, it should be noted that the applicant's noise requir-m--t does
not address noise impacts from outdoor activities, nor does it address
increases in noise levels within existing btnildings between th~ present
time and the t4m~ of site plan review for new bnildings.
Condition 8 would clarify the applicant's Textual Stat-m-nt with respect to
noise, as agreed to by area residents, but not necessarily address the
concerns expressed herein.
Site~ Architectural and Landscaping Plan Submisaions:
Condition 9 of Case 89SN0174 requires the approval of site and
architectural plans by the Pl~nn4ng Commission. This condition was
recommended in response to area residents' concerns. As noted herein, the
applicant se~ to delete ~h~s requirement. The applicant's Textual
Statement would require notification of Hylton Park Civic Association and
adjacent property owners prior to site, architectural and landscaping plan
submittal to the Pl~nn4ng Department.
Applicant' s Textual Stat-m~,t:
As noted herein, many of the provisions of the applicant's Tex~,~]
Statement were negotiated with area property owners and are typically not
recomm~d~d as developer stmnd~ds for the proposed land uses. However,
these-provisions may addr~es the concerns of a=eaproperty owuers~.relativ~
to the impact that development on the request property could have upon the
area. Therefore, should the Comm~msion and Board wish to accept these
provisions, recommended Conditions 7 and 8 are designed to ensure
Planning staff can enforce the additional development standards..
Conclusions:
Although the proposed light industrial land uses for the Office Business
(0) portion of the request property do not conform to the Northern Area
Land Use and Transportation Plan, which desi~n~tes t_h~s property for low
density residential use, adjacent properties to the north and west are
zoned for non-residential use. Approval of light industrial uses on the
Office Business (0) tract, if similarly conditioned, would be no more
intense than uses currently permitted on adjacent property (Condition 2).
In addition, the buffers as amended by this requast, the Textual Statement
and all applicable conditions, as recommended herein, would ensure that
12
92SN0134/PC/APR220
development on the request property is of high quality and adequately
screene~ and~. buffered.· from residential .development to the. soutk- and
southeast.
The prohibition against development on the Office Business (0) portion of
the request property was originally imposed was due to the size and shape
of the eastern portion of the Office Business (O) property, which was the
s~bject of the original Conditional Use Plann~i Developmmnt. Specifically,
due to its narrow shape, development with access to Branchway Road would be
impossible to achieve with appropriate buffering along the southerm
boundary. Without property buffers, there were concerns that such
development would set a precedent for s{m~lar request on adjacent property
to the south. However, deletion of the twenty (20) foot buffer betwee~ the
M-1 and O tracts plus the required and recommended fifty (50) foot buffers,
along with the recent approval of a s4m~]mv request on adjacent property to
the west to incorporate Office Business (0) zoned property into existing
industrial uses within Southport, ensure that uses on the Office Business
(O) portion of the request property is oriented towards and incorporated
into existing development with~ Southport. /n addition, as noted in the
Transportation Section of this "l%mquest Ama]ysis and Recommendation," the
likelihood of any road system connecting Sout/llak~ Boulevard to Courthouse
Road through the request property is now considered, remote. Therefore,
access to the request property will be oriented to the north, towards
Southlake Boulevard, and access to adjacent property to the south will be
oriented towards Courthouse Road. Given these considerations the ~ use
transition issues, which resultmd in the prohibition agm~n-~t developm-~t on
the request property, are adequately addressed by other
The requested ~m~nHm-nt, to delete the requir-~t that site and
architectural p]mn~ be suhmitte~t to the Planning Commission, was orig~nm]]y
reco,~m-ded for imposition by the Pie--lng Commission to address ar~a
residents' concerns relative to how the Office Business (0} portion of th~
request property and adjacent property to the west would be developed
(Condition 9 of 89SN0174). Since the condition was imposed at the request
of area residents, the Commission and Board may wish to delete the
requirement only if they are satisfied that residents' concerns can be
adequately addressed through the administrative site p]an review process.
As previously noted, the applicants' revised Text,,~! Statement would
require the developer to notify the Hylton Park Civic Association and
adjacent property owners prior to site, architectural and landscaping plan
submittal to the Planning Department.
It should be noted that an amendment to conditions of zoning approval for
Case 89SN0174 was recently granted on the adjacent property to the west
which was also zoned under Case 89SN0174. The amendment allowed an
existing industrial use within Southport to expand (Ray Birk, Case
9iSN0246 ). With the approval of Case 91SN0246, amendm-nt to the
requirement that site and architectural plans be submitted to the Planning
Commission for approval was not requested and, t~refore, this requirement
remains in effect for any developm--t on this adjacent property.
13 92SN0134/PC/APR220
CASE HISTORY
Planning Commission Meeting (3/17/92):
The applicant accepted the recommendation.
There was no opposition present; however, concern was expressed relative to
an agreement between the applicant, area citizens and property owners, and
Environmental Engineering to provide on- and off-site drainage ~mprovemsnts
to address area drainage problems. It was generally agreed that, with the
approval of this request and imposition of the conditions outlined herein,
area drainage would be improved.
On motion of Mr. Easter, seconded by Mr. G,,lley, the Commission recommended
approval of this request, subject to the conditions on pages 3, 4, 5 and 6.
AYES: Unanimous.
The Board of Supervisors on Wednesday, April 22, 1992, beginning at 7:00 p.m.,
will take under consideration this request.
14
92SN0134/PC/APR220
APPLICANT'S TEXTUAL STATEMENT
:
89SN0174-AMENDMENT
A. Condition No. 1 is amended to incorporate the modified
Master Plan prepared by Balzer and Associates, Inc. dated January
15, 1992, attached hereto.
B. Condition No.' 8 is amended so that in addition to the
uses currently permitted, all Light Industrial (i-l) uses shall
.also be permitted.
C. Condition No. 9 is hereby deleted.
D. Condition No. 10 is hereby deleted.
E. Condition No. 12 is amended to provide that t~e 50 foot
buffer along the southern property line adjacent to Agricultural
(A) zoning shall be provided with one and one-half times the
amount of landscaping required by Perimeter Landscaping C
standards. Storm water detention facilities and appurtenances
associated therewith shall be permitted within the buffer area.
A 50 foot buffer with one and one-half times the amount of
landscaping required by Perimeter Landscaping C standards shall
also be provided along the western edge of the proposed detention
pond where it abuts the proper~y of G. D Package Machinery Inc..
The Landscape Plan for this buffer shall be s~bmitted within 60
days of final rezoning and be installed within one year after the
approval of such Landscape Plan. The buffer will be designed and
maintained so as to provide visual screening of any additional
buildings on. the property consistent with the effect of the
present screening of the existing improvements. With respect to
any additional buildings on the property, the decibel level of
activity occurring in such building shall not be greater than the
decibel level of the activities occurring in the buildings
currently existing on the property as measured at the southeast
corner of T~x Parcel No. 17-14(1)-12 at the time of Site Plan
approval. The ~ylton Park Civic Association and all adjacent
property owners will be notified by G. D Package Machinery prior
to Site Planr Architectural Plan and Landscape Plan submission to
Chesterfield CountyPlanning Department.
F. Except as modified herein or previously modified, all
other conditions remain in full force and effect.
79SO65-AMENDMENT
A. Condition No. 9 shall be modified to delete the
required 20 foot buffer along the southern line of the Light
Industrial (M-l) portion of the property.
B. Except as modified herein or previously modified, all
other conditions remain in full force and effect.
92SN0154
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