95SN0278
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!.'tlgtl3t 15, 1995 CPC
September 27, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0278
James F, Hubbard
Matoaca Magisterial District
South line of Hull Street Road
REOUEST: Rezoning from Agricultural (A) and Light Industrial (I-I) to Community Business
(C-3) of73,7 acres and from Agricultural (A) to Residential (R-12) of 54,6 acres,
PROPOSED LAND USE:
A mixed use development with residential, office and commercial uses is planned,
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPRO V AL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 7,
ST AFF RECOMMENDATION
Recommend approval for the following reasons:
A, As styled, the proposed zoning and land uses conform to the Upper Swift Creek
Plan which designates the property for community mixed use, conservation
passive recreation use and single family residential use of 2,2 units per acre or
less,
B, The development standards of the Zoning Ordinance and proffered conditions
insure adequate transitions between anticipated non-residential development along
Hull Street Road and existing and anticipated residential development south of Hull
Street Road, .
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION,
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS, THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
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5,
Direct access to Route 360 shall be limited to two (2)
entrances/exits, One (1) access shall align the existing crossover
located on Route 360 between the Ashlake Parkway and the
Winterpock Road intersections, This access shall be designed and
constructed to restrict northbound vehicles exiting the property from
turning west onto Route 360, The second direct access to Route
360 shall be located approximately midway between the Ashlake
Parkway intersection and the other direct access at the existing
crossover previously described, Prior to any site plan approval or
tentative subdivision approval, whichever occurs first, an access
plan for Route 360, Ashlake Parkway, Ashlake Parkway Extended
and Ashbrook Parkway Extended shall be submitted to and
approved by the Transportation Department. Access for this
property shall conform to the approved access plan,
Direct access to Winterpock Road shall be limited to Ashbrook
Parkway Extended,
No direct access shall be permitted to Bethia Road,
The maximum density of this development shall be 540,000 square
feet of shopping center, 160,000 square feet of officelwarehouse,
and 160 single family units or equivalent densities as approved by
the Transportation Department,
To provide for an adequate roadway system at the time of complete
development, the developer shall be responsible for the following:
A, Construction of an additional lane of pavement along the
eastbound lanes of Route 360 for the entire property
frontage;
B, Construction of additional pavement along the eastbound
lanes of Route 360 to provide a separate right turn lane at
each approved access;
C, Construction of additional pavement along the westbound
lanes of Route 360 at the existing crossover on Route 360
located between the Ashlake Parkway and the Winterpock
Road intersections to provide an adequate left turn lane;
3
95SN0278IWP/SEPT27I
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10,
11.
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Dedication to and for the benefit of County of Chesterfield,
free and unrestricted, any additional right of way (or
easement) required for the improvements identified above,
In the event the developer is unable to acquire the right-of-way
necessary for the road improvements as described in Proffered
Condition 9.1, the developer may request, in writing, the County to
acquire such right-of-way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be borne by
the developer, In the event the County chooses not to assist the
developer in acquisition of the "off-site" right-of-way, the developer
shall be relieved of the obligation to acquire the "off-site" right-of-
way and provide the said improvements at that location,
Prior to any site plan approval or prior to any road and drainage
plan approval, whichever occurs first, a phasing plan for required
road improvements, as identified in Proffered Condition 9 shall be
submitted to and approved by the Transportation Department. The
approved phasing plan shall require construction of Ashbrook
Parkway Extended from Ashlake Parkway to Winterpock Road
(proffered Condition 9,H,) with development of the first section of
any residential subdivision,
With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed,
All impervious areas shall drain through a BMP,
The public water and wastewater systems shall be used,
The subdivider, or assignee(s) shall pay the following to the County
of Chesterfield prior to the time of building permit application for
infrastructure improvements within the service district of the
property :
(A) $5,083,00 per dwelling unit if paid on or prior to June 30,
1995 or
5
95SN0278/WP/SEPT27I
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Location:
.
.
The architectural treatment of any townhouse units constructed on
the Property shall be similar to the architectural treatment of the
Cross Creek, Woodlake Village or Hunters Chase developments,
A minimUIn of forty percent (40 %) in the aggregate, of the visible
portions of the exterior wall surfaces of such townhouse units
(chimneys, front, rear and sides), excluding windows, doors,
breezeways and architectural design features, shall be of brick
construction,
No outdoor basketball courts shall be permitted within any
townhouse development.
No outdoor speaker system shall be installed within any townhouse
development,
Parking lot lighting in any townhouse development shaH be
produced from concealed sources of light. Parking lot lighting
standards in any townhouse development shall not exceed twenty
(20) feet in height and shall be positioned in such a manner as to
minimize the impact of such lighting off of the Property,
The last known President of the Ashbrook Community Association
shall be mailed notices by the ownerldeveloper of any site plan
submission to Chesterfield County, Prior to site plan approval, the
ownerldeveloper shall provide the Planning Department with
evidence of such mailing,
Within the Residential (R-12) tract, stormwater runoff shall be
controlled such that the post -development total phosphorus load
shall not exceed 0,22 pound per acre per year.
GENERAL INFORMA nON
Located at the intersection of Hull Street Road and Ashlake Parkway, at the intersection
of Ashlake and Ashbrook Parkways, at the terminus of Ashlake Parkway, and on the west
line ofWinterpock Road and the northwest line of Bethia Road, Tax Map 75-5 (1) Parcel
3 and Tax Map 75-10 (1) Part of Parcell (Sheet 20),
7
95SN0278/WP/SEPT27I
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The request site is within the original design service area for the existing Dry Creek
wastewater pump station, Sufficient capacity should be available to support the proposed
development.
Environmental:
Drainage and Erosion
Property drains northwest into Swift Creek Reservoir. No existing or anticipated on- or
off-site drainage or erosion problems, Off-site easements and drainage improvements may
be required to control increased runoff from development.
To insure that erosion control problems do not occur with any timbering activity conducted
on-site, the applicant has proffered that there will be no timbering until a land disturbance
permit has been issued, (proffered Condition 11)
Water Ouality
Development on the request property will be subject to the requirements of the Upper
Swift Creek and Chesapeake Bay Ordinances, It should be noted that the applicant has
proffered to restrict runoff such that the post -development total phosphorus load will not
exceed 0,22 pound per acre per year in the R-12 tract, This is more stringent than the
Upper Swift Creek regulations which would restrict the R-12 tract to a post-development
total phosphorus load to 0,50 pound per acre per year (Proffered Condition 11),
Depending upon the locations of any wetlands andlor the 100 year floodplain, development
may be subject to Resource Protection Area requirements, The applicant has proffered
that all runoff from impervious areas will drain through a BMP to further ensure
protection of water quality, (Proffered Condition 12)
Fire Service:
Clover Hill Fire Station, Company # 7, County water and fIre hydrants must be provided
in compliance with nationally recognized standards (i.e" National Fire Protection
Association and Insurance Services Office), Fire lanes must be provided in accordance
with the Chesterfield Fire Prevention Code, Section 313,
9
95SN0278/WPISEPT27I
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.
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intent to assign students from this project to the Clover Hill Elementary School attendance
zone: program capacity - 775; September 1995 projected enrollment - 751; Swift Creek
Middle School zone: program capacity - 1,335; September 1995 projected enrollment-
1,124; and Clover Hill High School zone: program capacity - 1,700; September 1995
projected enrollment - 1,318,
This development will have an impact on area schools, The growth rate in new housing
has leveled slightly in the area north of Hull Street Road but the continued significant
growth south of Hull Street Road may require future boundary changes between schools
to alleviate severe overcrowding problems at Bailey Bridge Middle and Manchester High
Schools, In addition, Clover Hill High School, although technically under program
capacity, already has three (3) double-wide trailers in use due to space needs for the
MathlScience magnet high school program and technology space needs for computer
classes, Swift Creek Middle School also has one (1) double-wide trailer in use for
technology needs, No additional school facilities are currently funded to serve this area,
The applicant has proffered to participate in the cost of providing for area school needs,
(Proffered Condition 14)
Transportation:
Approximately fifty-four (54) acres of the 128,3 acres included in this request are zoned
for light industrial uses (I-I), Based on light industrial trip rates, development of this '\
industrially zoned property could generate approximately 3,150 average daily trips (425
total A,M, peak hour trips, and 459 total P,M, peak hour trips),
The applicant has proffered that the maximum density of this development will be 540,000
square feet of shopping center, 160,000 square feet of officelwarehouse and 160
residential units or equivalent densities (Proffered Condition 8), This development is
anticipated to generate approximately 23,430 average daily trips (790 total A,M, peak hour
trips and 2,326 total P,M, peak hour trips), These vehicles will be distributed along Hull
Street Road (Route 360) which had a 1995 traffic count of 29, 336 vehicles per day, and
Winterpock Road and Ashlake Parkway which had 1994 traffic counts of 4,685 and 1,030
vehicles per day, respectively,
The Thoroughfare Plan identifies Route 360 as a major arterial with a recommended right
of way width of 120 to 200 feet, and also identifies Winterpock Road as a major arterial
with a recommended right of way width of ninety (90) feet. The applicant has proffered
to dedicate one hundred (100) feet of right of way measured from the centerline of
Route 360 (Proffered Condition3), and forty-five (45) feet of right of way measured from
the centerline of Winterpock Road (proffered Condition 4) in accordance with that Plan,
11
95SN0278/WPISEPT27I
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.
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The applicant has also proffered that direct access to Winterpock Road will be limited to
Ashbrook Parkway Extended (proffered Condition 6), Access will be prohibited to Bethia
Road, (Proffered Condition 7)
Mitigating road improvements must be provided for the requested densities, The applicant
has proffered to: 1) construct an additional lane of pavement along Route 360 for the
entire property frontage; 2) construct additional pavement along Route 360 at each
approved access to provide a separate right turn lane; 3) construct additional pavement
along Route 360 at the existing crossover located midway between the Ashbrook Parkway
and the Winterpock Road intersections to provide an adequate left turn lane; 4) construct
additional pavement along Route 360 at the Ashlake Parkway intersection to provide dual
left turn lanes; 5) construct a five-lane typical section for Ashlake Parkway at its
intersection with Route 360; 6) widen Ashlake Parkway to a four-lane divided roadway
from Route 360 south for a distance of approximately 800 feet; 7) construct two (2) lanes
of Ashlake Parkway Extended and Ashbrook Extended through the property; 8) construct
additional pavement along Ashlake Parkway, Ashlake Parkway Extended, and Ashbrook
Parkway Extended at each approved access to provide left and right turn lanes, if
warranted based on Transportation Department standards; and 9) pay full cost oftraffic
signalization at the Ashlake ParkwaylRoute 360 intersection, if warranted based on
Transportation Department standards, (proffered Condition 9)
The applicant has also proffered to construct additional pavement along Winterpock Road
at the Ashbrook Parkway Extended/McEnally Road intersection to provide left and right
turn lanes, and provide full cost of traffic signalization at that intersection (Proffered
Condition 9.1): In order to construct these improvements, "off-site" right of way will be
needed, If the developer cannot obtain the off-site right of way, the developer may request
the County to acquire the right of way as a public road improvement, All costs associated
with the acquisition .of the right of way will be the responsibility of the developer, If the
County chooses not to assist the developer, the proffer relieves the developer of the
obligation to construct the turn lanes and install the traffic signal at the Ashbrook Parkway
Extended/McEnally RoadlWinterpock Road intersection,
Another proffered condition requires a phasing plan of the required road improvements
to be submitted to the Transportation Department for approval (proffered Condition 10),
Included in that proffer is a commitment to construct Ashbrook Parkway Extended from
Ashlake Parkway to Winterpock Road with development of the first section of any
residential subdivision,
13
95SN0278/WP/SEPT27I
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southernmost portion of the C- 3 tract (parcel B on the plan submitted with the application)
will be offices, officelwarehouses andlor residential townhouses, (Proffered Condition
15)
The applicant has also agreed to notify the Ashbrook Community Association of site plan
submission (Proffered Condition 25), It should be noted that the County notifies adjacent
property owners of site plan submissions,
C-3 Tract - Townhouse Residential
Any townhouse residential uses must conform to Zoning Ordinance requirements for R- TH
Districts, The applicant has proffered to limit townhouse residential development to a
maximum of 120 units, (Proffered Condition 18)
The applicant has proffered design standards for parking lot lighting in any townhouse
development, in an attempt to minimize the impact of such lighting on area properties
(Proffered Condition 24), In addition to this requirement, lighting must conform to
Zoning Ordinance requirements relative to footcandle limitations,
The applicant has also proffered that any outdoor recreational facilities for townhouse
development will not have outdoor basketball courts (Proffered Condition 22) and will not
have outdoor speaker systems, (Proffered Condition 23)
R-12 Tract
The applicant intends to develop the R-12 portion of the property for single family
residences with a minimUIn lot size of 12,000 gross square feet. In addition, the applicant
has proffered to limit single family development to a maximum of 120 lots, yielding a
density of approximately 2,2 dwelling units per acre, (Proffered Condition 18)
Architectural Treatment:
C-3 Tract - Non-Residential
Within Emerging Growth Areas, no building exterior which would be visible to any
district zoned agricultural, residential or townhouse residential 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
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 andlor sheet metal may be visible from any adjoining
15
95SN0278/WP/SEPT27I
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ILZ~d3:S/dM./8LZONS~6
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screened from any property where loading areas are prohibited and from public rights of
way,
With the approval of this request, outside storage would be permitted within the C-3 tract
as a restricted use, Outside storage areas must be screened from view of adjacent
properties which have no such areas and public rights of way,
At time of schematic plan review, staff may recommend buffers between the various land
uses to insure appropriate land use transitions,
Conclusions:
As styled, the proposed zoning and land uses conform to the Upper Swift Creek Plan
which designates the property for community mixed use, conservation passive recreation
and residential use of 2,2 units per acre or less, In addition, the development standards
of the Zoning Ordinance and proffered conditions insure adequate transitions between
anticipated non-residential development along Hull Street Road and existing and
anticipated residential development south of Hull Street Road,
Given these considerations, approval of this request is recommended,
CASE HISTORY
Applicant (8/15195):
In response to concerns expressed by area CItIZens and the Clover Hill District
Commissioner, the applicant submitted an amendment to Proffered Condition 11 and an
additional proffered condition, Proffered Condition 26, as discussed herein,
Planning Commission Meeting (8/15195):
The applicant accepted the recommendation, There was no opposition present,
On motion of Mr. Marsh, seconded by Mr. Easter, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 7,
AYES: Messrs, Marsh, Cunningham, Easter and Gulley,
ABSENT: Mr. Miller.
17
95SN0278/WP/SEPT27I
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REQUESTED REALIGNMENT OF
.... EASTIWEST ARTERIAL
COUNTY
THOROUGHFARE PLAN
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