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November 28, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0122
Chesterfield County Board of Supervisors
Clover Hill Magisterial District
2730 Hicks Road
REQUEST: Rezone from Residential (R-15) to Corporate Office (0-2).
PROPOSED LAND USE:
Administrative offices for the Chesterfield Police Department are planned. A
proffered condition has been submitted restricting future use to governmental offices
and police precinct.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The requested zoning and land uses conform to the Route 360 Corridor Plan which
suggests the property is appropriate for mixed use corridor uses, to include office use.
B. This request is representative of, and compatible with, existing and anticipated
development within this portion of the Route 360 Corridor area.
Providing a FIRST CHOICE Community Through Excellence In Public Service
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLEY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to any final site plan approval, forty-five (45) feet of right-of-
way on the west side of Hicks Road, measured from the centerline of
that part of Hicks Road immediately adjacent to the property, shall be
recorded. (T)
(STAFF/CPC) 2.
No direct access shall be provided from the property to Hicks Road.
(T)
(STAFF/CPC) 3.
The uses permitted shall be restricted to governmental office and
police precinct uses. (P)
GENERAL INFORMATION
Locmion:
Between Hicks Road, Lockhart Road and Libro Loop and better known as 2730 Hicks Road.
Tax ID 758-692-1431 (Sheet 11).
Existing Zoning:
R-15
Size:
2.7 acres
Existing Land Use:
Public/Semi-Public (former LaPrade Library)
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Adjacent Zoning and Land Use:
North
South
East
West
- A; Single family residential
- A and 0-2; Single family residential, public/semi-public (church) or vacant
- C-3; Vacant
- R-15 with Conditional Use Planned Development; Single family residential or vacant
Public Water System:
Public
UTILITIES
There is an existing eight (8) inch water line extending along Hicks Road, adjacent to this
site. In addition, there is an existing eight (8) inch water line extending along Libro Loop,
adjacent to this site. Use of the public water system is required by County Code. The
existing structure is connected to the public water system.
Wastewater System:
The public wastewater system is not available to serve the request site. The existing
structure is served by a private septic system.
Private Septic System:
The Health Department has not commented on this request.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the south-southeast through tributaries to Falling Creek. There are no
existing or anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
Fire protection and emergency medical service is currently provided by Manchester
Fire/Rescue Station, Company Number 2 and Manchester Volunteer Rescue Squad. This
request will have minimal impact on fire and emergency medical service.
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Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. It is anticipated that the existing structure will be used by the
County Police Depal~ment as office space. Based on general office trip rates, development
could generate approximately 5 l0 average daily trips. These vehicles will be distributed
along Hicks Road which had a 2000 traffic count of 11,595 vehicles per day.
The Thoroughfare Plan identifies Hicks Road as a major arterial with a recommended right
of way width of ninety (90) feet. Proffered Condition 1 requires the dedication of forty-five
(45) feet of right of way, measured from the centerline of Hicks Road, in accordance with
that Plan.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). Access to major arterials, such as
Hicks Road, should be controlled. Proffered Condition 2 prohibits direct access from the
property to Hicks Road. Access from the property to Hicks Road will be provided via Libro
Loop and Lockhart Road.
At time of site plan review, specific recommendations will be provided regarding access and
internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Route 360 Corridor Plan which suggests the property is
appropriate for mixed use corridor uses. Residential, office, church and public facility uses
are recommended in the Plan for this area.
Area Development Trends:
Area development consists of single family residences on large acreage parcels to the north
and south and on lots in Bexley Cosmopolitan Subdivision to the west. In addition, some of
these properties are vacant. A mix of commercial, office and agricultural zoning and land
uses exist further south and southeast, along the Route 360 Corridor. These uses are
expected to continue in the area for the foreseeable future.
Uses:
In response to concerns expressed by the Clover Hill Commissioner, Proffered Condition 3,
restricting future uses on the property was submitted.
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Site Design:
The request site is currently occupied by the former LaPrade Library. The Support Services
Division of the Police Department, to include the Neighborhood and Business Watch; Crime
Prevention; Child Safety; and School Resource Officer Programs, plans to locate
administrative offices in this facility. The facility is anticipated to accommodate twelve (12)
employees. The Police Department intends to use the existing structure with no structural
modifications. In addition, the department indicates there are no plans for expansion or
further development of the site.
The request property lies within the Hull Street Road Emerging Growth Area and is also
located along that portion of the Hull Street Road Corridor subject to the requirements of the
Route 360 Corridor Design Guidelines (Corridor Focus Zone). New construction must
conform to the applicable development standards which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas. Further, additional landscaping would be required within
certain setbacks in the Corridor Focus Zone.
Architectural Treatment:
Currently, the Ordinance will require that the architectural treatment of any new buildings or
expansion of the existing building, including materials, color and style, must be compatible
with buildings located within the same project. Compatibility may be achieved through the
use of similar building massing, materials, scale, colors and other architectural features. In
addition, the Route 360 Corridor (Corridor Focus) standards require that the architectural
treatment of buildings, including materials, color and style be compatible with buildings
located within the same block or directly across any road, as determined by the Director of
Planning.
Currently, within Emerging Growth Areas, no building exterior which would be visible to
any A, R or O 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 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 and/or sheet metal may be
visible from any adjoining A, R or O District or any public right of way. No building
exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
served.
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Mechanical equipment, whether ground-level or rooftop, must be screened from view of
adjacent property and public rights of way and designed to be perceived as an integral part of
the building. These requirements would apply to any new development on the property.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) on property which is adjacent to an A or R District be
screened from view of such district by a masonry or concrete wall which is constructed of
comparable materials to, and designed to be compatible with, the principal building that such
area serves. Solid waste storage areas must be screened from view of public rights of way by
a solid wall, fence, dense evergreen plantings or architectural feature. Such area within 1,000
feet of any A or R District must 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 adjacent properties where loading areas are not permitted, from property in an A
District that is designated on the Comprehensive Plan for a district in which loading areas are
not permitted and from public rights of way.
CONCLUSIONS
The requested zoning and land uses conform to the Route 360 Corridor Plan which suggests the
property is appropriate for office use. This request is representative of, and compatible with, existing
and anticipated development within this portion of the Route 360 Corridor area. The requirements of
the Zoning Ordinance ensure any new development will conform to the Route 360 Corridor
Guidelines. Further, the proffered conditions address transportation impacts.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (10/16/01):
To address concerns of the Clover Hill District Commissioner, Proffered Condition 3 was
submitted.
Planning Commission Meeting (10/16/01):
The applicant accepted the recommendation. There was no opposition present.
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On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval
and acceptance of the proffered conditions on page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, November 28, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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