01SN0221-Jul25J.pdfJuly 25, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0221
J. Mark Sowers
Midlothian Magisterial District
West line of Le Gordon Drive
REQUEST: Rezoning from Agricultural (A) to Corporate Office (0-2).
PROPOSED LAND USE:
No specific use is proposed. The applicant has proffered to limit use of the property
to those uses permitted by right or with restrictions in a Neighborhood Office (O-1)
District. (Proffered Condition 2)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Midlothian Area Community.
Plan which suggests the property is appropriate for a mix of uses to include office,
medium density housing of 7 - 14 dwelling units per acre, personal services and
community facility uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Bo
The proposed zoning and land uses are designed to provide appropriate transition
between the commercial development located to the north along Midlothian
Turnpike and residential development located to the south.
(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 SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
A fifty (50) foot buffer shall be provided along the southern boundary of the
property. This buffer shall comply with Sections 19-520 through 19-522
for fifty (50) foot buffers. (P)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public water and wastewater systems shall be used. (U)
(STAFF/CPC)
Uses permitted on the property shall be limited to those uses by
right or with restriction in zoning ordinances in neighborhood office
(O-1) district. (P)
(STAFF/CPC)
o
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 of the Property
until a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved devices
have been installed. (EE)
(STAFF/CPC)
Stormwater runoff shall be retained based upon the twenty-five (25)
year post- development rate and released based upon the ten (10)
year pre-development rate. (EE)
(STAFF/CPC)
Prior to any final site plan approval, thirty (30) feet of right-of-way
on the west side of Le Gordon Drive, measured from the centerline
of that part of Le Gordon Drive immediately adjacent to the
property, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
2 01 SN0221/WP/JULY25J
(STAFF/CPC) 6.
(STAFF/CPC) 7.
Direct access from the property to Le Gordon Drive shall be limited
to one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
Prior to issuance of an occupancy permit, an additional lane of
pavement shall be constructed along Le Gordon Drive for the entire
property frontage. The developer shall dedicate to Chesterfield
County, free and unrestricted, any additional right-of-way (or
easements) required for this road improvement. (T)
GENERAL INFORMATION
Location:
West line of Le Gordon Drive, north of Garnett Lane.
707-4903 (Sheet 5).
Existing Zoning:
A
Size:
10 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and West - A; Vacant
South - A; Single family residential or vacant
East
Tax IDs 725-706-5071 and 725-
- C-3 with a Conditional Use Planned Development; Vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the northern boundary of the
request site. In addition, them is an existing twelve (12) inch water line along the eastern
side of Charter Colony Parkway, approximately 400 feet east of the request site. Use of
the public water system is intended and has been proffered. (Proffered Condition 1)
3 01 SN0221/WP/JULY25J
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the eastern
boundary of Otterdale Subdivision, approximately 530 feet west of the request site. Use
of the public wastewater system is intended and has been proffered. (Proffered Condition
1)
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains north toward the intersection of Midlothian Turnpike
and Le Gordon Drive, then via natural watercourses to Michaux Creek. The property is
extremely flat and shows signs of wetlands. There is an existing box culvert under
Midlothian Turnpike, approximately thirty (30) feet west of its intersection with Le
Gordon Drive. This culvert has reached maximum capacity and cannot accept additional
drainage without retention. Currently, there are no on- or off-site drainage or erosion
problems; however, given the undersized box culvert under Midlothian Turnpike,
development of this property will create a drainage problem unless water is appropriately
retained on, and released from, the site. (Proffered Condition 4)
To insure that proper erosion control measures are in place prior to any land disturbance,
timbering should not take place without an approved land disturbance permit. (Proffered
Condition 3)
PUBLIC FACILITIES
Fire Service:
Fire service is provided to this property by the Midlothian Fire Station, Company 5.
Emergency medical service is provided by Forest View Volunteer Rescue Squad, Station
2. The number of fire hydrants and quantity of water needed for fire protection will be
evaluated during the site plan review process. The driveways must be constructed to
support fn'e apparatus and will be evaluated for this capability during the site plan review
process.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on general office trip rates, development could
generate approximately 780 average daily trips. These vehicles will be distributed, via Le
Gordon Drive, to Midlothian Turnpike ~oute 60) and Charter Colony Parkway which had
1999 traffic counts of 47,772 and 8,708 vehicles per day, respectively.
4 01 SN0221/WP/JULY25 J
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The traffic impact of this
development must be addressed. The applicant has proffered to: 1) dedicate thirty (30) feet
of right of way from the centerline of Le Gordon Drive in accordance with the Zoning
Ordinance (Proffered Condition 5); and 2) limit direct access from the property to Le
Gordon Drive to one (1) entrance/exit. (Proffered Condition 6)
An ultimate four (4) lane undivided typical section is planned for Le Gordon Drive. In
addressing the traffic impact of this proposed development, the applicant has also proffered
to provide an additional lane of pavement along Le Gordon Drive for the entire property
frontage. (Proffered Condition 7)
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 Midlothian Area CommuniW Plan which suggests the
property is appropriate for a mix of uses to include office, medium density residential
housing of 7 - 14 dwelling units per acre, personal services and community facilities.
Area Development Trends:
Adjacent properties to the north and west are zoned Agricultural (A) and are vacant. The
Midlothian Area Communi _ty Plan suggests that these properties would be appropriate for
a mix of uses to include office, medium density residential housing of 7 - 14 dwelling units
per acre, personal services and community facilities. The adjacent property to the east is
zoned Community Business (C-3) and is vacant. Adjacent properties to the south are
zoned Agricultural (A) and are occupied by single family dwellings or are vacant. The
Plan suggests that properties immediately north and west, as well as the subject property,
should be developed for uses that provide a transition from the automobile-oriented
commercial uses along Midlothian Turnpike and the existing and anticipated residential
development to the south.
Site Design:
The request property lies within an Emerging Growth District. New development 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.
5 01 SN0221/WP/JULY25J
Uses:
As previously noted, the subject property abuts a single family residential development to
the south. In an effort to provide appropriate transitional uses adjacent to this residential
development, 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. (Proffered
Condition 2)
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 or R 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 or R District or any public right of way.
No building exterior may be constructed of unpainted concrete block or corrugated and/or
sheet metal.
Currently, all junction and accessory boxes, except those not visible from beyond the
project, 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 Screenine:
Currently, the Zoning Ordinance requires that solid waste storage areas 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. However, solid waste storage areas that are
located a minimum of 100 feet away from A or R Districts may be screened by a solid
wall, fence, dense evergreen planting or architectural feature. All solid waste storage
areas must observe the parking setbacks for the Corporate Office (0-2) District. Solid
waste storage areas located within 1,000 feet of any A or R District cannot be serviced
between the hours of 9:00 p.m. and 6:00 a.m.
6 01 SN0221/WP/JULY25J
Adjacent properties to the north and west are zoned Agricultural (A) and are currently
vacant (Tax IDs 724-706-8093 and 725-707-2669). The Midlothian Area Communi _ty Plan
suggests that the adjacent properties are appropriate for a mixture of uses to include
residential development. Therefore, the Zoning Ordinance currently requires a minimum
fifty (50) foot buffer adjacent to these parcels, until such time as they may be zoned for
non-residential use. At the time of site plan review, the Planning Commission may modify
this buffer under certain circumstances. In addition, at such time that adjacent agricultural
property is zoned or utilized for a non-residential use, the buffer can be further reduced
or eliminated.
Adjacent properties to the south are zoned Agricultural (A) and area currently occupied by
single family dwellings. The Zoning Ordinance does not require a buffer adjacent to these
parcels. Since the Plan suggests continued residential use of these parcels, it would be
appropriate to require a buffer adjacent to these parcels (Condition). As recommended,
this buffer could be modified by the Planning Commission under certain circumstances.
CONCLUSIONS
The proposed zoning and land uses conform to the Midlothian Area Community_ Plan which
suggests the property is appropriate for a mix of office, residential, personal services and
community facility uses. The proffered Neighborhood Office (O-1) uses do not generate undue
noise or glare beyond lot lines and are therefore considered compatible uses with neighboring
residential developments. This request would provide an appropriate transition between the
commercial development along Midlothian Turnpike to the north and the existing and anticipated
residential development to the south.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/19/01):
The applicant accepted the recommendation. Them was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the condition and acceptance of the proffered conditions
on pages 2 and 3.
AYES: Unanimous.
7 01 SN0221/WP/JULY25J
The Board of Supervisors, on Wednesday, July 25, 2001, beginning at 7:00 p.m., will take under
consideration this request.
8 01 SN0221/WP/JULY25J
C
ZC
A
0-2
c --Il -MIDLO'
lAN TPKE '
ZC
C
A
0
ZcCC_3
R-9
A
·
Midlothian
High School
Z
R-15
ZC
ZC
V
R-9
N
600
0
600 Feet
01SN0221
Rezoning: A TO 0-2
SH. 5
'HIAN TURNPIKE
Case 01SN0221
NORTH
COUNTY THOROU
FARE