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01sn0245-Sept26j.pdfSeptember 26, 2001 BS STAFF'S REQUEST ANALYSIS RECOMMENDATION 01SN0245 Allen L. Kidd Clover Hill Magisterial District (Previously Midlothian Magisterial District) West line of North Arch Road REQUEST: Rezoning from Agricultural (A) to Corporate Office (O-2). PROPOSED LAND USE:. No specific use is proposed. The applicant has profferedto limit use of the property to those uses permitted by right or with restrictions in a Neighborhood Office (O-1) District. (Proffered Condition 1) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao Although the Northern Area Land Use and Transportation Plan designates the property for residential use, the property fronts the west line of North Arch Road and, with the inclusion of these adjacent-agriculturally-zoned properties as part of a coordinated development, would be appropriate for office uses. Such development would provide an approPriate transition between the existing office develOpment to Providing a FIRST CHOICE Community Through Excellence in Public Service the north, the Arboretum office development to the east, North Arch Road and area residential development 'to the south and west. Bo The proposed Neighborhood Office (O-1) uses, are. designed to provide maximum compatibility with, and minimal impact upon, the surrounding residential development. Proffered conditions address architectural controls and density controls that further ensure land use compatibility and transition. (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 COMMISSION. CONDITIONS WITH ONLY A"STAFF" ARE RECOMMENDED SOLELYBY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (NOTE: PROFFERED CONDITION 1 HAS BEEN MODIFIED SUBSEQUENT TO THE COMMISSION'S CONSIDERATION OF THIS REQUEST.-SHOULD THE BOARD WISH TO APPROVE THIS REQUEST IT WOULD BE APPROPRIATE TO ACCEPT PROFFERED CONDITION 1, AS MODIFIED AND NOTED AS RECOMMENDED BY "STAFF".) (STAFF/CPC) 1. The uses permitted shall be limited to those uses permitted by right or with restrictions in the Neighborhood Office (O-1) District. (P) (STAFF) 1. The uses permitted, with the exception of public and private utility uses, so long as they require a structure, shall be limited to those permitted by right or with restrictions in the Neighborhood Office (O- 1) District~ (P) (STAFF/CPC) 2. Individual buildingS shall not exceed 8,000 square feet of gross floor area. Individual projects shall not exceedl0,000 square feet of gross floor area per acre. (P) (STAFF/CPC) 3. All structures shall have an architectural style compatible, with surrounding residential neighbOrhoods. Compatibility may be achieved through the use of Similar building massing, materialS, scale or other architectural features. (P) (NOTE: PROFFERED CONDITION 4HAS BEEN MODIFIED SUBSEQUENT TO. THE COMMISSION'S CONSIDERATION OF THIS REQUEST. SHOULD THE BOARD WISH TO APPROVE THIS REQUEST IT WOULD BE APPROPRIATE TO ACCEPT 2 01SN0245/WP/SEPT26J PROFFERED CONDITION 4, AS MODIFIED AND NOTED AS RECOMMENDED BY "STAFF".) (STAFF/CPC) 4. Prior to any final site plan approval, forty-five (45) feet of right-of- way on the west side of North Arch ROad, measured from the centerline of that part of North Arch Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (13 (STAFF) 4. Upon request by the Transportation Department, forty-five (45) feet of right-of-way on the west side of North Arch Road, measured from the centerline of that part of North Arch Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (13 (STAFF/CPC)' '5. Prior to the issuance of an occupancy permit for any additional develOpment-and/or redevelopment on the property that would generate a significant increase in traffic (''new development"), as determined by the Transportation Department, one or other of the two (2) existing entrances/exits that serve that new development shall be eliminated, as require by the Transportation Department. -Direct access for any new development to North Arch Road shall be limited to one (1) entrance/exit, generally located towards the southern boundary of the property. The exact location of this access shall be approved bythe Transportation Department at the time of site plan review. (13 (STAFF/CPC) 6. Prior to the issuance of an occupancy permit for any new development, additional pavement shall be constructed along North Arch Road at the approved access to prOvide left and right turn lanes, based on Transportation Department standards. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right-of-way and/or easements required for these road improvements. (13 GENERAL INFORMATION Location: West line of North Arch Road, south of Knightsbridge Road and directly across from Arboretum Parkway. Tax IDs 752-704-1695 and 752-705-2621, 3439 and 3751 (Sheet 6). 3 0I SN0245/WP/SEPT26J Existing Zoning: A with ConditiOnal Use .and A Size: 5.6 acres Existing Land Use: Office, single family residential and vacant Adjacent Zoning and Land Use: North - O-1; Vacant South -'R-7; Single family residential East - 0-2 and R-7; Office or multi-family (North Arch Village Apartments) West - R-7; Single family residential UTILITIES Public Water System: There is an existing.sixteen (16) inch water line extending along the west side of North Arch Road, adjacent to the request site, The existing structures on the northern portion of the request site are connected to the public' water system. Use of the public water system is required by County Code. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along the south side of North Arch Road, adjacent to the request site. The existing structures on the northern portion of the request site are connected to the Public wastewater system. Use of the public wastewater system is required by County Code. Past discussions with the applicant concerning the eXisting wastewater facilities indicate that an extension of an eight (8) inch wastewater Collector and/or additional sewer laterals from the southeast side of North Arch Road may be necessary to serve this site. 4 01SN0245/WP/SEPT26J ENVIRONMENTAL Drainage and Erosion: The majority of the property drains to the roadside ditch and then via the manmade ditch to Pocoshock Creek. Currently, there are no on- or off-site drainage or erosion problems. BUILDING INSPECTIONS A plat submitted with this request depicts two (2) accessory structures located across property lines. The Virginia Uniform Statewide Building Code (VUSBC) requires setbacks for buildings from property lines, depending upon the use of the stmcture and type of construction. At the time of site plan review for any additional improvements to this property, the applicant will be required to adjust property lines or relocate these structures in compliance with Code requirements. Any conversion of the existing single family dwelling for office use must comply with the Building Code. PUBLIC FACILITIEs Fire Service: This property is currently served by the Buford Road Fire/Medic Station, Company 9. When the property is developed, the number of fire hydrants and quantity of water needed for fire will be evaluated during the site plan review process. Transportation: The applicant has proffered a maximum density of 10,000 square feet per acre (Proffered Condition 2). This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on 10,000 square feet per acre and general office trip rates, development could generate approximately 860 average dailytrips: These vehicles will be distributed along North Arch Road which had a 2000 traffic count of 13,727 vehicles per day. The Thoroughfare Plan identifies North Arch Road as a major arterial with a recommended right.of way width of ninety (90)feet. The applicant has proffered to dedicate forty-five (45) feet of right of way, measured from the centerline of North Arch Road, in accordance with that Plan. (Proffered Condition 4) At the Planning Commission's public hearing, concerns were also expressed regarding the timely installation of a traffe signal at the intersection of North Arch Road and Arboretum Parkway. Installation of the signal Would require construction of an additional southbOund 5 01SN0245/WP/SEPT26J lane along North Arch Road. Construction of the additional lane would necessitate acquisition Of right of way across the subject property. The applicant has amended the proffer to require the dedication upon request by the County. Development must ~tdhere to the Development Standards Manual in the Zoning Ordinance, relative to access and internal circulation (Division 5). Access to major arterials, such as North Arch Road, should be controlled. The Arboretum Development is located on the east side of North Arch Road. As part of that development, a major access (Arboretum Parkway) was constructed onto North Arch Road. The North Arch Road/Arboretum Parkway intersection is anticipated to be signalized. In order to maximize the capacity of that signalized intersection, access that serves development of the subject property should not align the North Arch Road/Arboretum Parkway intersection. The subject property consists mainly ofthree (3) parcels. Improvements constructed on the northernmOst parcel include two (2) residential homes, one of which is being used as an office. One (1) driveway onto North Arch Road serves these improvements. The middle parcel is currently undeveloped. A residential home has been constructed on the southernmost parcel 'with a driveway onto North Arch Road. Based on single family and general office trip rates, the existing development on the property could be generating approximately 100 average daily trips. Converting the two (2) existing residential homes on the property to office use would not generate a significant increase in traffic. The applicant has proffered that with any additional development/redevelopment on the property that is anticipated to generate a significant increase in traffic ("neW development"), one or both of the two (2) existing entrances/exits that serve that new development shall be eliminated. Direct access to North Arch Road for that new development will then be limited to one (1) entrance/exit, generally located toWards the southern boundary of the property. (Proffered Condition 5) The traffic impact of this development must be addressed. The applicant, has proffered to construct additional pavement along North Arch Road at the new access to provide leftand right turn lanes, based on TranspOrtation Department standards. (Proffered Condition 6) 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 Northern Area Plan which suggests the property is appropriate for residential development of 1.51 to 4.0 units per acre. 6 01SN0245/WP/SEPT26J One of the goals of the Plan is to provide for an appropriate transition from commercial to residential areas through buffering and land use transition. Given the property's location adjacent to existing Neighborhood Office (O- 1) zoning to the north and Corporate Office (O- 2) zoning to the east (Arboretum), as well as its frontage on a major arterial (North Arch Road), as designated on the Thoroughfare Plan, residential development may no longer be an appropriate land use, as originally suggested by the Plan. Area Development Trends: Adjacent property to the north is zoned Neighborhood Office (O-1) and is vacant. Adjacent properties to the west and south are zoned Residential (R-7) and are occupied by single family dwellings. Properties to the east are zoned Corporate Office (0-2) and Residential (R-7) and are occupied by the Arboretum office development and multi-family apartments (North Arch Village). It is anticipated this immediate area along North Arch Road will provide transition from the existing office development to the nOrth and single family residential development to the south a well as from North Arch Road and the neighboring Arboretum office development to the east and existing single family residential development to the west. Zoning History: On April 26, 1989, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved a Conditional Use to permit an insurance office for the applicant's use only on the northern 1.3 acre portion of the request property. (Case 89SN0155) On July 28, 1999, the Board of Supervisors, upon a favorable recommendation by the- Planning Commission, approved an amendment to Conditional Use Case 89SN0155 to permit a dwelling unit on this property that was not originally shown on the approved MaSter Plan. Uses: To ensure land use compatibility with the existing residential development to the south and west, the applicant haS proffered to limit uses on the property to those permitted by right or with restriCtions, in the Neighborhood Office (O-1) District except that public/private utility uses requiring a structure would be prohibited. (Proffered Conditi°n 1 "STAFF") · Site Design: The request property lies within a Post Development Area. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance which address 7 01SN0245/WP/SEPT26J access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Architectural Treatment and Proiect Size: Currently, architectural treatment of buildings, including materials, color and style, must be compatible with bm.'ldings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. Based upon current Ordinance standards, within' Post Development Areas, no building exterior which would be visible to public rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet metal. In addition, the applicant has proffered that all structures will have an architectural style compatible with the surrounding residential development. Compatibility may be achieved through the use of similar building mass,g, materials, scale or other architectural features (Proffered.Condition 3) Further, in an effort to provide appropriate transition of scale with respect to the existing adjacent residential development, the applicant has proffered:that individual buildings will not exceed 8,000 square feet of gross floor area and the project will not exceed 10,000 square feet of gross floor area per acre. (Proffered Condition 2) Currently, 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 of adjacent property and public rights of way by a solid fence, wall, dense evergreen planfmgs or architectural feature 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 oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. Adjacent properties to the West and south are zoned Residential (R-7) and occupied by single family residences. Currently, the Zoning Ordinance requires a minimum fifty (50) foot buffer along the western and southern property boundariesofthe request site. It should be noted that some of the existing improvements may encroach into this required buffer area. At the time of any new constmction or redevelopment of the site, or upon a change in the use of the existing insurance office building or a transfer of this operation to any party other than 8 01SN0245/WP/SEPT26J the applicant, the provision of a fifty (50) foot buffer along the western property boundary would be required as noted herein. At the time of site plan review, the Planning Commission may modify this buffer under certain circumstances. CONCLUSIONS Although the Northern Area Land Use and Transportation Plan designates the property for residential use of 1.51 to 4.0 units per acre, the property fronts the west line of North Arch Road and, with the inclusion of these adjacent agriculturally zoned properties as part of a coordinated development, would be appropriate for office uses. Such development would provide an appropriate transition between the approved office development to the north, the Arboretum office development to the east, North Arch Road and area residential development to the south and west. The proposed Neighborhoo. d Office (O- 1) uses, in conjunction with proffered conditions addressing the architectural.treatment and size of buildings as well as the overall project size will ensure compatibility with the adjacent residential development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (6/19/01): The apPlicant accepted the recommendation. There was oppoSition present. Concerns were expressed relative to the impact of this development on traffic; the need for a traffic light at the intersection of North Arch'Road and Arboretum Parkway; and buffers adjacent to the neighborhood. Staff indicated that they would review the need/requirement for a traffic light at the intersection and that the Ordinance addresses buffers adjacent to the neighborhood.' Mr. Gecker indicated that he felt the concerns had been adequately addressed. On motion of Mr. Gecker, seconded by Mr. Gulley, the CommiSsion recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. 9 01SN0245/WP/SEPT26J Board of Supervisors' Meeting (7/25/01): On their own motion, the Board deferred this request to August 22, 2001, to allow an opportunity for area residents to discuss the case further. staff (7/26/01): The applicant was advised in writing that any significant new or revised information should be submitted no later than July 31, 2001, for consideration at the Board's August Public hearing. Clover Hill District Supervisor, Area Neighborhood Representatives and Staff (8/7/01): A meeting was held to discuss the neighborhoods concerns relative to the proposed rezoning. Concerns were expressed relative to some of the more intense uses that would be permitted such as child day care and medical clinics; traffic impact; and the timing of installation of a traffic light at the intersection of North Arch Road and Arboretum Parkway. Staff (8/8/01): The neighborhood's concerns were relayed to the applicant's representative. Staff (8/10/01): To date, no new information has been submitted. Application (8/15/01): Modifications to Proffered Conditions 1 and 4 were submitted, as discussed herein. Board of Supervisors' Meeting (8/22/01): On their own motion, the Board deferred this case to September 26, 2001, to allow the applicant to meet with area residents. 10 01SN0245/WP/SEPT26J Staff (8/23/01): The applicant was advised in writing that any significant new or revised information should be submitted no later than August 29, 2001, for consideration at the Board's September public heating. Midlothian Supervisor, Midlothian and Clover Hill Planning Commissioners, Area Citizens, Applicant, and Staff (9/12/01): A meeting was held to discuss the proposed rezoning. Concerns were expressed relative to commercial encroachment into a residential area; buffers; height of buildings; permitted uses; and traffic impact. There was general agreement that area residents would form a committee to work with the applicant in an attempt to address neighborhood concerns. The Board of Supervisors, on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take under consideration of this request. 11 01 SN0245/WP/SEPT26J ^ C ZC c~ 0-2 R-7 0-2 A 800 0 800 Feet 01SN0245 Rezoning: ^ TO 0-2 SH. 6