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92SN0136April 22, 1992 BS REQUEST ANALYSIS AND RECOMMENDATION 92SN0136 B. K. Katherm~n, Inc. Midlothian Magisterial District East line of Branchway Road REQUEST: Amendment to Conditional Use Planned Development (Case 89SN0174) relative to Master Plan approval, tractor trailer deliveries and submission of site and architectural plan~. Specifically, the applicant wishes to ~odify the approved Master Plan to accommodate tractor trailer deliveries on the request site (Condition 1 of ~ase 89SN0174)); lift ~ restriction that prohibits tractor trailer d~liveries and raised loading docks (Condition Z of Case 89SN0174); and delete a requirement that site and architectural plmnm be submitted to the Planning Com~ssion for review and approval (Condition 9 of Case 89SN0174). PROPOSED LAND USE: Office/warehouse uses are p]anmed. Specifically, the plm-m submitted with the application depicts a series of one (1) story office/warehouses with associated parking, driveway and loading ar-~. However, conditions of zoning approval for Case 89SN0174 would allow the property to be developed for a m~x of offices and a l~m{ted n~-,her of commercial uses, as well as office/warehouses. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2. STAFF RECOMMV. NDATION Recommmnd approval of the requested ~m-ndments relative to Master Plan approval and tractor trailer deliveries. Staff has no recommendation r~lative to deleting the requirement that site and architectural p~an~ be submitted to the Plmnning Commission for review and approval. These recommm-dations are mad~ for the following reasons: The prohibition on tractor trailer deliveries and raised loading docks was originally imposed due to anticipated difficulties in achievin~ a site design on such a small, narrow parcel that would adequately facilitate large truck traffic. With circn]mr traffic movements on- and off-site, and two (2) access points to Branchway Road, staff is of the opinion that tractor trailer traffic can be accommodated. The requested amendment, to delete the requirement that site and architectural plans be submitted to the Planning Commission, was originally imposed as a result of area residents' concerns relative to how the request site and adjacent property to the east would be developed (Condition 9 of 89SN0174). If area residents are now satisfied that their concerns will be addressed through the administrative 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 ~ylton Park Civic Association and all adjacent property owners prior to site plan submission to the County. (NOTE: CONDITIONS MAY BE IMPOSED OR TH~ PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFf/CPC" WERE ACR~ UPON BY BOTH ST4~]~ AN~ T~E COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOT.~.¥ BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION. ) CONDITION (STAnVCPC) The plan dated January 17, 1992, as amended, and the Textual Statement, dated February 25, 1992, shall be considered the Master Plan. (P) (NOTES: (a) This condition supersedes Conditions 1 and 2 of Case BgSN0174 for the subject property only. (b) If the Board deletes the requir~m-nt to have site plans approved by the Plmn=ing Commission, this condition supersedes Condition 9 of Case 89SN0174.) (c) Condition 3 of Case 89SN0174 will require screening of loading areas in accordance with Emerging Growth standards. (d) All other applicable conditions of zoning approval for Case BgSN0174 r-m~in in effect.) GENEP~L INFORMATION Location: East line of Branchway Road, south of Southlake Boulevard. Tax Map 17-13 (1) Part of Parcel 12 (Sheet 8). Existing ZoninK: 0 with Conditional Use Planned Development Size: 4.1 acres 92SN0136/PC/APR22P ~xistinE Land Use: Vacant Ad.jacent Zonin~ & Land Use: North - M-1 with Conditional Use Planned Development; Industrial (Southport Industrial Park) South - A and O; Single fmm~ly residential and office East. - 0 with Conditional Use Planned Developm-~t; Vacant West - 0 with Conditional Use Plan-ed Development; Office PUBLIC FACILITIES Utilities: Public Water System Size/Location of Lines An existing sixteen (16) inch water main is located along the west side of Branchway Road. Ordinance Requir~m-~ts Connection to the County water supply system shall be required if an existing water line is less than two hundre~t (200) feet from any property line of the lot for wb_ich a building permit is sought (Chapter 20, Article II, 20-42). Flow and Pressure Availability Results of a computer s~,n~lated flow test ~ndicate that sufficient flow and pressure should be available to meet domestic and fire protection do-~nds of the proposed use. Fire flow requir~m--ta are established and coord/natad through Fire Adm4nistration. Public Wastewater System Size/Location of Lines An existing eight (8) inch wastewater line is located approxlmately 210 feet north of the site, along Southlake Boulevard. Ordinance Requirements Superseded by previous conditions. Previous Conditions in Affect The public wastewater system shall be used (Condition 4, Case 89SN0174, Board of Supervisors approval January 10, 1990). 3 92SN0136/PC/APR22P 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. DrainaKe and Erosion: Site drachm through Hylton Park Subdivision to Pocoshock Creek. Severe erosion and flooding probl-m~ exist in Hylton Park. Increased runoff from proposed development could increase erosion probl~m~, as well as flooding, if not ~roperly hand]ed. Concrete curb and g~tter is required around the perimeter of all paved areas (Condition 3 of Case 89SN0174). On-site retention/detention must be designed such that the fifty (50) year post-developm-nt r%moff is stored on-site and r~leased at the ten (10) year pre-development rate. (Condition 5 of Case 89SN0174) A Capital Improvement project is currently being engineered for the area to mmke improv~m--ts to retard erosion and l~m~t flooding. Construction has not yet been funded. Fire Service: Bon Air Fire Station, Company #4. County water flows and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (i.e., National Fire Protection Association and Insurance Services Office). Dependent. on present location,, fir~-hydrants may be required. The proposed zoning and land uses will not generate additional need for fire protection services. Transportation: The proposed development will have a m~n~mm] traffic impact on the existing transportation network. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan, which designates the property for low density residential use (1.50 units per acre or less). Area Development Trends: Property along Southlake Boulevard to the north has been developed for Southport Industrial Park. Properties to the south, southeast and west are zoned Office Business (0) and Agricultural (A), and are occupied by office d~velopment, single fmm~]y residences, or rPmm~n van~nt. It is anticipated that those properties fronting Branchway Road will eventually be developed £or office and light industrial uses. 4 92SN0136/PC/APR22P ZoninE 5istory: On January i0, 1990, the Board of Supervisors approved rezoning with Conditional Use Planned Developmmnt on the request property and property to the east, between the request property and Hylton Park Subdivision (Case 89SN0174), subject to a number of conditions which address tractor trailer deliveries, loading ar--~, setba~k-~, buffers, drainage and uses. These conditions were designed to ensure land use tr~-~ition and compatibility between development on the request property and adjacent, agriculturally zoned property to the southeast. Site Design: At the t4mm of the original zoning, a condition was ~mposed which pr~cluded tractor trailer deliveries and raised loading dom~-~. The applicant now desires to delete this prohibition. The concern was not so much a land use compatibility issue, rather one of site design. Specifically, the subject parcel is narrow and at the t~m- of original zoning only a single access was proposed to Branchway Road. There was a concern, that due to the narrowness and I~m~ted access, tractor trailer traffic could not be adequately facilitated om the site. The proposed Master Plan consists of one (1) story office/war~houses with two (2) access points to Branchway Road. The applicant's Textual Statement would require that raised loading docks be located along the north side of the buildings toward existing loading ar~as in Southport Industrial Park and deliveries be restricted, to between thc-hours of 7:00 a.m. and 6:00 p.m., Monday through Friday (Condition 1). While the narrow width of the property does create problems with achieving a site design that accommodates tractor trailer circulation and ioad~g, ~hm additio-~] access to Branchway Road allows for circular movements into and out of the site. At the tim~ of site plan review, further recommondations will be made with respect to on-site ci=~,]~tion. Architectural Treatment: The approved Textual Statement for Case 89SN0174 requires that the architectural treatment be s~m~lar to the officefwar~house located in Southport on the adjacent property to the north. Further, Condition 3 of Case 89SN0174 requires that new construction conform to Rm-rging Growth standards relative to architectural trea~m,nt. Specifically, no building ~xterior 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 thm use of different materials on different building exteriors, but rather, the use of ~n~erior materials on sides which face adjoining property. No portion of a building constructe~ of unadorned concrete block or corrugate~ and/or sheet mmtal may be visible from any adjoining agricuitural, r~sidential, 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 equipment, 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. 5 92SN0136/PC/APR22P At the time of site plan review for the proposed office/warehouse complex, staff will m~e specific recommendations relative to treatment of building facades and screening of mechanical equipment. Buffers & Screening: Condition 3 of Case 89SN0174 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, dmnme evergreen pi -ntings or architectural feature, be separated from any residentially zoned property or any property being used for residential purposes by the principal b~ilding, and that such area 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 orientad so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. Condition 12 of Case 89SN0174 requires a m~nim~m fifty (50) foot buffer along the southern property boundmry of the property, 'adjacent to agriculturally zoned parcels. This buffer must be landscaped in accordance with Zoning Ordinance requir-m-~ts for buffers (Chapter 21.1). Existing trees within the buffer, having a caliper of eight (8) inches or greater, must be retained and can be credited toward required landscaping. Site and Architectural Plan Condition 9 of Case 89SN0174 requires the approval of site and architectural pi ~n~ by the' Planning Comm~ ssion. This condition was rec~mm-~nded in response to area reaidents' concerns. As noted herein, the applicant seeks to delete this requirement. The proposed Textual Stat-m~t would require notification of Hylton Park Civic Association and adjacent property owners prior to site plan submittal to the County. Conclusions: The recommended condition would ensure that tractor trailer deliveries and loading areas do not adversely impact existing and anticipated area uses to the south, which do not have tractor trailer deliveries and loading areas. Specifically, as noted herein, any loading areas would be located on the north sides of buildings, away from existing office develop-~nt to the south. Further, the two (2) access points proposed to Branchway Road will better facilitate tractor trailer movements into and out of the site thmn the one (1) access proposed by the original Master Plan. Therefore, approval of the request to allow tractor trailer deliveries and raised loading is recommended. The requested amendment, to delete the requirement that site and architectural Plans be submitted to the Planning Co,~,!ssion, was originally recommended for imposition by the Planning Co-~ssion to address area residents' concerns relative to how the request site and adjacent property to the east would be developed (Condition 9 of 89SN0174). Since the condition was imposed at the request of area residmnts, the Commission and Board may wish to delete the requir-m-nt only if they are satisfied that 6 92SN0136/PC/APR22P residents' concerns can be adequately addressed through the administrative s.~te plan review process. As previously noted, the applicants' =evised Textual Statement would require the developer to notify the Rylton Park Civic Association and adjacent property owners prior to site plan submittal to the County. It 'should be noted that ar~ mm-ndm~nt to conditions of zoning approval for Case 89SN0174 was recently granted on the adjacent property to the east which was also zoned under Case 89SN0174. The ~m,ndm~,t allowed an existing industrial use within Southport (Ray Birk, Case 91SN0246) to expand with the approval of Case 91SN0246, amendment to the requirement that site and archit~cturai pl~ be ~,bm~tted to the p]mnn~ng Comm~ssiozt for approval was not req,,e-~ted and, therefore, this requir~m-~t r~mm~-~ in effect for any development on this adjacent property. CASE HISTORY Plan-lng Commission Meeting (4/22/92): The applicant accepted the recomm-~d~tion. There was no opposition present; however, it was noted that a letter, from an adjacent property Owner in opposition to the request to permit tractor trailer deliveries had been received. It was generally agreed, that tbm n,,mher of tractor trailer deliveries would be m~n~mm] and that concerns could be addressed through the site p]~- review procesa. On motion of Mr. Easter, seconded by Mr. Marsh, the Commission recommende~ approval of this request subject to the 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 request. 7 92SN0136/PC/APR22P ~,NO AS~OCIATE~ INC REFLECTINCa TOMORROW February 25, 1992 Mr. Thomas E~ Jacobson Director of Planning Chesterfield County Post Office Box 40 Chesterfield, VA 23832 RE: B. K. KATHERMAN, INC./BRANCHWAY OFFICE PARK II AMENDMENT TO CUPD FOR CASE NO. 89SN0174 Dear Mr. Jacobson: This letter will serve to set forth the requested amendments to the CUPD and textual statement associated with the above- referenced case consistent with discussions with the Hylton Park Civic Association and Various adjacent property owners. The requested modifications apply only to the property owned by George B. Sowers, Jr. as described in the Land Use Amendment Application. 89SN0174 A. Condition No. 1 is amended to incorporate the modified Master Plan prepared by Balzer and~Associates,.....Inc, dated January 17, 1992, attached hereto, amended February. 25, 1992. B. Condition No. 2 is amended to allow tractor.trailer delivery. However, loading docks/doors shall be located only on the north face of proposed buildings and oriented toward the existing loading areas on Tax Map No. 17-13(5)8 also known as 401, 425 and 435 Southlake Boulevard. Furthermore, tractor trailer deliveries shall be limited to the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday. 501 Branchway Rood · Suite 't00 · Richmond. Vlrgtnla 23236 · (804) 794-D571 FAX (804) 7q4-2635 Mr. Thomas E. Jacobson February 25, 199~. Page I I C. Condition No. 9 is hereby deleted and replaced with the condition that the Hylton Park Civic Association and all ~djacent property owners will be notified by the Owner prior to Site Plan and Architecture Plan submittal to the Chesterfield County Planning Department. D. Except as modified herein, all other conditions remain in full force and effect. Please contact our office if you have any questions or comments. Sincerely, BALZER AND ASSOCIATES, INC. Andr~ew~M~.Scherzer Vice President AMS/kkh cc: Adjacent Property Owners. Hylton Park Civic Assoc. John Easter B. K. Katherman George B. Sowers, Jr. SOUTHPORT: ¢ 92__SN0136 AMEND C.U.P. 1 8 SOUTHPORT STONEHENGE / LEGEND ~ WATER LINES 'e-""~S~ LINES Z q Z.5/MO 1 5G-E.