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01SN0238-Sept26p.pdfT,,,-,~ ', o '~nn~ CPC September 26, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0238 Ernest Belvin Matoaca Magisterial District 16716 Hull Street Road REQUEST: Rezone from Agricultural (A) to Community Business (C-3) with Conditional use Planned Development to allow General Business (C-5) uses. PROPOSED LAND USE: Community commercial uses. with the possibility of General Business (C-5) uses on thirty (30) percent of the land area are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL. STAFF RECOMMENDATION Recommend denial for the following reasons: The proposed General Business (C-5) uses do not comply with the Upper Swift Creek Plan which suggests the property is appropriate for community mixed use developments. The application fails to address the recommendations of the Upper Swift Creek Plan which suggests that development Should use public utilities. C. The application fails to address the impact on the transportation system. Providing a FIRST CHOICE Community Through Excellence in Public Service. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER 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 At such time as the public water system has been extended to within 200 feet of the site, the owner/developer shall extend a water line to the site and connect all eXisting structures to the public water system. The necessary water line extension shall be designed to provide flow and pressure for fire protection purposes as deemed appropriate by the Fire Department. In addition, if deemed necessary, fire hydrants shall be provided at locations to be approved by the Fire Department. (U) o At such time as any structure built on-site which, incidental to that structure's USe or operation, generates wastewater, concurrent with the public wastewater system having been extended to within 200 feet of the site, the owner/developer shall extend a wastewater line to the site and connect all structures to the public wastewater system. (U) o .Prior to any site plan approval, 100 feet of right-of-way on the north side of Hull Street Road (Route 360), measured firom the centerline of that part of Route 360, immediately adjacent to' the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) o Direct acce.ss from the property to Route 360 shall be limited to: 1) one (1) access, which shall align the eXisting Route 360 crossover adjacent to the property; and 2) one (1) entrance/eXit, located towards the eastern property.line. The exact location of 'these accesses shall be approved by the Transportation Department. (T) To provide an adequate roadway system, the developer shall .be responsible fOr the following: Construction of additional pavement along the westbound lanes of Route 360 at each approved access to provide a separate right mm lane, if warranted based on Transportation Department standards; be Contribution of $10,000 towards the construction of additional pavement along the eastbound lanes of Route 360 at the western access for a left turn lane; and 2 01 SN0238/WP/SEPT26P Ge Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements) required for the improvement identified above. (T) Prior to any site plan approval, a phasing plan for required road improvements, as identified in Proffered Condition 3, shall be submitted to and approved by the Transportation Department. (T) To accomrriodate runoff from development of the property and to protect a pond on adjacent property from additional runoff, the following measures shall be taken: ao 'b. Co do Retain the 10-year post-development storm and release at a 2-year pre- development; or Improve the dam to meet the county's current criteria; or Provide improvements that Would bypass the pond and dam and discharge at an adequate natural watercourse with all low flows entering the existing off- site pond; or Acquire the pond and incorporate it into the development of the request site. (EE) GENERAL INFORMATION Location: North line of Hull ~treet Road and known as 16716 Hull Street Road. Tax ID 709-668-0844 (Sheet 15). Existing Zoning: Size: A 6.3 acres Existing Land Use: Single .family residential 3 01SN0238/WP/SEYIg6P Adjacent Zoning and Land Use: North z I-1 with Conditional Use Planned Development and A; Vacant South - A, C-2 and C-5; Commercial, single family residential or vacant East - A; Public/semi-public (church) West - C-5; Vacant UTILITIES Public Water System: There is an existing twenty-four (24) inch water line extending along the north side of Hull Street Road and terminating adjacent to Hampton Park Drive, approximately 6,500 feet east of this site. The public water system is not available to the request site. Future extensions of this water line by the developers of "Hampton Park" to the western boundary of their development, approximately 2,800 feet east of the request site; and by develOpers of"Magnolia Green" to the eastern boundary of their development, will bring public water adjac6nt to the request site. An actual.time-table for these extensions has not been determined. In keeping with the recommendations of the Upper Swift Creek Plan, the Utilities Department recommends that the public water system be used for development of the request site. The applicant has submitted a proffer agreeing to connect all structures on the request site to the public water system when it has been extended to within 200 feet of the request site. (Proffered Condition 1) Public Wastewater System: There is an existing eighteen (18) inch wastewater trunk line extending along West Branch and terminating adjacent to Fox Haven Lane in Fox Croft Subdivision, approximately 9700 feet nOrtheast of the request site. The public wastewater system is not presently available to the request site. There are no current proposals for extension of this wastewater trunk line. It appears that it maybe quite some time before the public wastewater system is extended towards the request site. It is anticipated that a joint venture among multiple property owners will be necessary tq accomplish this extension. Allowing development to occur withOut the use of the public wastewater system may jeopardize that prospect. In keeping with the recommendations of the Upper Swift Creek Plan, the Utilities Department recommends that the public wastewater system be used for development of the request site. The applicant has submitted a proffer basically agreeing to connect all 4 01 SN0238/WP/SEPT26P structures on the request site to the public wastewater system when it has been extended to within 200 feet of the request site. (Proffered Condition-2) Private Septic System: The Health Department must approve the use of private well and septic tank/drainfield systems. ENVIRONMENTAL Drainage and Erosion: The property drains to an adjacent pond and then north via natural watercourses to Swift Creek Reservoir. There are no on-site drainage problems; however, this property drains to an adjacent pond that appears to be inadequate to accommodate runoff from this development; therefore, measures should be taken to address these concerns such as on-site retention, improvements to the dam or imprOvements which would divert runoff away from the pond and into a natural watercourse. The applicant has not addresSed these concerns. Another alternative would be for the applicant to acquire the pond. To insure that there are no erosion problems, there shOuld be .no timbering withoUt :first obtaining a land disturbance permit and the approved erosion control measures are in place. There are no on- or off-site erosion problems. Water Quality: Thedeveloper will be required to.participate in the Upper Swift Creek'Watershed BMP Plan and must pay a pro-rata share for construction of BMPs. PUBLIC FACILITIES Fire Service: Fire and emergency medical service is provided to this property by the Clover'Hill Fire/Medic Station, Company 7. Public water is not proposed for this request. An adequate water- Supply is needed to insure optimum fire protection. Water shuttles and drafting operations require valuable time to establish an adequate water supply. If this request is granted'without public Water availability, the time for the Fire Department to obtain an adequate water_supply may adversely affect fire suppression operations. This problem is evidenced by the fire that occurred on the adjacent church property to the east which destroyed that structure last year. 5 01SN0238/WP/SEPT26P Transportation: This request will not limit development to specific land uses; therefore, it is difficult to anticipate traffic generation. Based on shopping center trip rates, development could generate approximately 5,070 average daily trips. These vehicles will be distributed along Hull Street Road (Route 360) which had a 1997 traffic count of 19,113 vehicles per day. Development must adhere to the Development Standards Manual in the Zoning Ordinance relative to access and internal circulation (Division 5). The applicant has proffered right of way dedication and certain road improvements along Route 360. However, these commitments will not adequately address the traffic impact of the proposed development. Staff cannot support this request. The ThOroughfare Plan identifies Route 360as a major arterial with a recommended right of way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right of way, measured from the centerline of Route 360, in accordance with that. Plan. (Proffered Condition 3) Access to major arterials, such as Route 360, should be controlled. An existing .crossover on Route 360 is located towards .the western part of the property. Developers of properties located at crossovers should provide access from those crossovers to the surrounding area. This is accomplished by the dedication of right of way and/or recordation of access easement(s). The adjacent property to the north is a 79 acre parcel that is zoned Light Industrial (I-1). Staff recommends that a right of way, for a "Special Access Street" be dedicated from the Route 360 crOssover through the property to serve that adjacent parcel. The.applicant has proffered that direct acceSs to Route 360 will be limited to: 1) one (1) entrance/exit, which will align the existing crossover adjacent to the property; and 2) one (1) entrance/exit located towards the eastern property, line (Proffered Condition 4). The applicant is unwilling to share these accesses with adjacent properties. Road improvements must be provided to address the traffic impact of this development. These improvements should include: 1) construction of an additional, lane ofpavement along Route 360 for the entire property frontage; 2) construction of additional pavement along Route 360at each approved access to provide a separate right turn lane; 3) construction of additional pavement along Route 360 at the crossover to provide a left mm lane; and 4) construction of part of the Special Access Street to include a three (3) lane typical section at Route 360; and 5) full cost for the installation of a traffic signal m the Route 360 crossover, if warranted. The applicant has proffered to provide a right turn lane along Route 360 at each access, and contribute $10,000 towards the construction of a left mm lane (PrOffered Condition 5). These proffered road improvements will not mitigate the impact of this development. , 6 01 SN0238/WP/SEP~6P Without a commitment to share the Route 360 accesses with adjacent properties and to provide additional road improvements, the Transportation Department cannot support this request. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swirl Creek Plan which suggests the property is appropriate for community mixed use. Appropriate land uses in these areas include community-scale commercial developments. The Plan further suggests that development in this area should use public utilities. Area Development Trends: While adjacent propertieS are zoned for a mix of commercial and industrial uses, as well as agricultural, the area has seen little commercial or industrial development. There is commercial and single family residential development to the south, across Hull Street Road, and a church use to the east. Remaining adjacent property is vacant. Limited commercial development surrounding the Otterdale Road/Route 360 intersection is anticipateduntil SUch time as public utilities are extended to serve the area. While a substantial amount of General Business (C-5) zoning exists to the west of the request site, those zonings were granted prior to the adoption of the.Upper Switt Creek Plan. One of the goals in the Plan is to insure a land use pattern which does not result in typical-Strip commercial, development along .the Route 360 Corddori The Plan suggests that key intersections, such as the land area in the vicinity of the Otterdale/Route 360 intersection should be reserved.for uses that serve a community-scale market. Zoning History: On June 7, 1989, the Board of Zoning Appeals approved a. Special Exception to permit a contractor's storage yard on the property (Case 89AN0244). The Special Exception was granted for a period not to exceed two (2) years from the date of approval. On June 5, 1991, the Board of Zoning Appeals approved a renewal of Special Exception 89AN0244 to permit a contractor's storage yard on the property (Case 91AR0180). The renewal was granted for a period not to exceed five (5) years from the dateof approval. Case 91 AR0180 expired without renewal on June 5, 1996. 7 01SN0238/WP/SEPT26P Site Design: The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters and loading areas. Architectural Treatment: Currently, the Zoning Ordinance requires that the architectural treatment of buildings, including materials, color and style, 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. Currently, within Emerging Growth Areas, no building exterior which would be visible to any A 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 cormgated and/or sheet metal may be visible from any adjoining A 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. 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. Buffers and Screening: Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) be screened from view by a solid wall, fence, dense evergreen plantings or architectural feature and that such area, within 1,000 feet of any A District, 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. With the approval of this request, outside storage would be permitted by right in conjunction with C-5 uses and with restrictions in conjunction with C-3 uses. Outside storage areas must be screened from view of adjacent properties where such uses are not permitted, from 8 01 SN0238/WP/SEPT26P property in an A District that is designated on the Comprehensive Plan for R, R-TH, R-MF, A, O or I-1 Districts and from public rights of way. CONCLUSIONS The proposed General Business (C-5) uses do not comply with the Upper Swift Creek Plan which suggests the property is appropriate for community mixed use developments with the use of public utilities. The requested C-5 uses represent more intense development than that which is suggested by the Plan. In addition, the Plan suggests that new development should occur with the extension ofpublic water and sewer. The applicant has failed to address those recommendations of the Plan. One of the purposes of the recommendations regarding use of public utilities is to insure orderly growth and development and avoid leap frog development. In addition, the application fails to address the impact on the transportation system. Given these considerations, denial of this request is recommended. CASE HISTORY Planning Commission Meeting (6/19/01): On their own motion, the Commission deferred thiscase to August 21, 2001. Staff (6/20/01): The applicant was advised in writing that any significant new or revised information should be submitted no later than June 25, 2001, for conSideration at the Commission's August 21, 2001, public hearing. Staff (7/26/01): To date, no new information has been received. Applicant (7/30/01 and 8/6/01): The applicant submitted the proffered conditions discussed herein. 9 01SN0238/WP/SEPT26P Planning Commission Meeting (8/21/01): The applicant did not accept the recommendation. There was no opposition present. Mr. Marsh expressed concerns that the applicant had failed to adequately address the transportation impacts. On motion of Mr. Marsh, seconded by Mr. Gulley, the Commission recommended denial of this request. AYES: Unanimous The Board of Supervisors, on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take under consideration of this 'request. 10 O1SNO238/WP/SEPT26P c ~ C-5 c zc A :c ' 4~ C-2 A R-~12 1000 0 1000 Feet A 01SN0238 Rezoning: A TO C-3 'W/C.U.P,D. SH. 15 iI \ / ~ \\ / / / / / / \\ // 0 SN0238- 1