99SN0228April 28, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0228
A. W. Bennett Company, Inc.
Matoaca Magisterial District
West line of Winterpock Road
REQUEST: Rezoning from Agricultural (A) to Corporate Office (0-2).
P~ROPOSED LAND USE:
A funeral home is planned. However, with approval of this request, other 0-2
uses would be permitted, except as restricted by Proffered Condition 1.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Upper Swift Creek Plan suggests the property is appropriate for residential use
of 2.2 dwelling units per acre, property to the south has been zoned and developed for a
rescue squad. Given the development patterns, which have emerged along this section of
Winterpock Road, the uses proposed by this application address land use transition and
compatibility.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Use Restrictions. The following uses shall be prohibited:
Hotels;
Post Offices;
Museums;
Messenger or telegraph services;
Communication studios and/or stations;
Telephone exchanges; and
Libraries.
(STAFF/CPC)
l~ilgl~g.t:lgig~. No building shall exceed two stories or forty-five
(45) feet in height, whichever is less.
(STAFF/CPC)
Utilities. The public water and waste water systems shall be
utilized.
(STAFF/CPC)
Site Plan and Elevatior~. Any building developed on the property
shall be in substantial conformance with (i) the architectural
appearance shown on elevations entitled "Exterior Elevations,
Bennett Funeral Home," dated February 18, 1999, prepared by
Timmons-Kelley Architects, attached hereto as ~ and (ii)
the conceptual plan entitled "Bennett Funeral Home," dated March
3, 1999, prepared by Timmons attached hereto as E~bit B. This
condition shall not prohibit the relocation of the building and
parking areas to address development conditions on the property.
(STAFF/CPC)
o
Dedication. Prior to any site plan approval, forty-five (45) feet of
right of way on the west side of Winterpock Road, measured from
the centerline of that part of Winterpock Road immediately adjacent
to the property, shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. If the final design for the
widening of Winterpock Road requires additional right of way on
the west side of Winterpock Road, the owner/developer shall
dedicate, free and unrestricted, to and for the benefit of Chesterfield
County up to an additional thirty (30) feet of right of way along the
entire property frontage on Winterpock Road.
(STAFF/CPC)
o
Access to Winterpock Road. No direct access shall be provided
from the property to Winterpock Road. This condition may be
modified or waived by the Transportation Department to permit one
(1) access to Winterpock Road provided that (a) Winterpock Road
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99SN0228/WP/APR28M
has been widened to four (4) lanes along the property frontage, (b)
adequate access spacing and road improvements, as determined by
the Transportation Department, are provided, and (c) such access
is located at the southern boundary line of the subject property.
(STAFF/CPC)
Access to Ashbrook Parkway Extended. Direct access from the
property to Ashbrook Parkway Extended shall be limited to one (1)
entrance/exit, generally located towards the western property line.
The exact location of this access shall be approved by the
Transportation Department. This condition may be modified or
waived by the Transportation Department to permit one (1)
additional access to Ashbrook Parkway Extended limited to right-in
and right-out or right-out only access if adequate access spacing and
road improvements, as determined by the Transportation
Department, are provided.
(STAFF/CPC)
o
Ashbrook Parkway Extended Road Improvements. Prior to
issuance of an occupancy permit for any use other than a funeral
home, additional pavement shall be constructed along Ashbrook
Parkway Extended at the approved access to provide left and right
turn lanes based on Transportation Department standards. The
owner/developer shall dedicate to Chesterfield County, free and
unrestricted, any additional right of way (or easements) required for
these improvements.
(STAFF/CPC)
Construction Access. During the construction of the improvements
on the property, construction access shall be limited to Ashbrook
Parkway Extended.
(STAFF/CPC)
10.
~iggag.~. Any free-standing signs shall be ground-mounted
monument style signs.
(STAFF/CPC)
11.
Enhanced Landscaping. Perimeter Landscaping B (Option I) shall
be required as a minimum standard for perimeter landscaping within
the setback from Winterpock Road. At least twenty-five percent
(25 %) of the evergreen tree requirement for such standard shall be
satisfied by planting southern magnolia trees (minimum of eight (8)
feet in height at the time of planting) and at least twenty-five
percent (25 %) of the small deciduous tree requirement for such
standard shall be satisfied by planting crape myrtles.
3 99SN0228/WP/APR28M
(STAFF/CPC) 12.
Severance. The unenforceability, elimination, revision or
amendment or any proffer set forth herein, in whole or in part, shall
not affect the validity or enforceability of any of the other proffers
or the unaffected part of any such proffer.
GENERAL INFORMATIOlq
West line of Winterpock Road, across from McEnnally Road. Tax ID 722-669-5689 and
9672 and 723-669-1288 (Sheet 20).
A
7.0 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - C-3; Vacant
South - A; with a Special Exception; Public/semi-public (Rescue Squad)
East - A; Single family residential or vacant
West - R-12; Vacant
Public Water System:
There is an existing sixteen
(16) inch water line extending along the east side of
Winterpock Road and adjacem to portions of the request site. Use of the public water
system is intended and has been proffered. (Proffered Condition 3)
Public Wastewater System:
There is an existing ten (10) inch wastewater sub-trunk extending from Ashbrook
Subdivision to serve the C-5 property located to the northeast (Lowe's) at Hull Street and
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99SN0228/WP/APR28M
Winterpock Roads. This wastewater sub-trunk is approximately 650 feet north of the
request site. Use of the public wastewater system is intended and has been proffered.
(Proffered Condition 3)
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains to the west via small outfall channels then directly into
Swift Creek Reservoir. There are no known on-site drainage or erosion problems. The
few off-site erosion problems will be addressed with the construction of the proposed
east/west road (Ashbrook Parkway Extended) on the northern edge of the subject property.
Acquisition of offsite easements may be necessary depending upon the sequencing of the
development of the adjacent subdivision and east/west road.
Water Quality:
The property is subject to the Upper Swift Creek Water Quality Standards. Since the
subject property is located in an area recommended for 2.2 dwelling units per acre by the
Upper Swift Creek Plan development must meet the .22 pounds per acre per year
phosphorus runoff limitation.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection will be evaluated during the
plans 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 850 average daily trips. Traffic generation information is not
available for the proposed use; a funeral home. Traffic generated from development of
the property will be distributed to Winterpock Road which had a 1996 traffic count of
7,113 vehicles per day.
In 1995, the Board of Supervisors approved the rezoning of 128.3 acres (James F.
Hubbard, Case 95SN0278) for a mixed-use project, located on the adjacent property to the
north and west. As part of that approval, the Board accepted several transportation-
5 99SN0228/WP/APR28M
related proffers. These proffers included: 1) right of way dedication and construction of
an extension of Ashbrook Parkway (Ashbrook Parkway Extended) from Ashlake Parkway
to Winterpock Road, aligning the McEnnally Road intersection (Note: This road will
extend along the northern boundary of, and provide access to, the subject property); and
2) construction of additional pavement along Winterpock Road at its intersection with
Ashbrook Parkway Extended to provide left and right turn lanes, based on Tramportation
Department standards. The first phase of that mixed-use project (i.e., Clover Hill Estates
Subdivision) includes the construction of Ashbrook Parkway Extended and a fight mm
lane along Winterpock Road at the Ashbrook Parkway Extended intersection. Currently,
final check plats are being reviewed for the proposed Clover Hill Estates Subdivision. It
is anticipated that as phase two of that mixed-use project (i.e., the commercial uses) is
developed, a left turn lane will be required along Winterpock Road at the Ashbrook
Parkway Extended intersection. This left turn lane improvement will require widening
Winterpock Road along the frontage of the subject property.
The Thoroughfare Plan identifies Winterpock 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 Winterpock
Road, in accordance with that Plan (Proffered Condition 5). The proffer also requires the
owner/developer of the property to dedicate up to an additional thirty (30) feet of right of
way along the property frontage, if needed for the widening of Winterpock Road.
Development must adhere to in the Zoning Ordinance relative to access and internal
circulation (Division 5). Access to major arterials, such as Winterpock Road and
Ashbrook Parkway Extended, should be controlled. The applicant has proffered that no
direct access will be provided from the property to Winterpock Road. (Proffered Condition
6). The proffer allows staff to approve one (1) access to Winterpock Road provided: 1)
Winterpock Road has been widened to four (4) lanes; (2) adequate access spacing and road
improvements are provided; and 3) the access is located at the southern property line. The
adjacent property to the south has been developed for a Rescue Squad. The Rescue Squad
has direct access to Winterpock Road. In order to provide adequate access spacing, staff
will only support direct access to Winterpock Road for the subject property if this new
access is shared with the Rescue Squad and the Rescue Squad's existing access to
Winterpock Road is closed.
The applicant has also proffered that direct access from the property to Ashbrook Parkway
Extended will be limited to one (1) entrance/exit, located towards the western property line
(Proffered Condition 7). This proffer will allow staff to approve one (1) additional
access, limited to right-in/right-out or right-out only, from the property to Ashbrook
Parkway Extended, provided adequate access separation and road improvements are
provided. Adequate access spacing along major arterials, such as Ashbrook Parkway
Extended, should be approximately 500 feet. In order to restrict left turning movements
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99SN0228/WP/APR28M
at this additional access, a raised median must be constructed along Ashbrook Parkway
Extended from approximately Winterpock Road to the property's western most access.
Mitigating road improvements must be provided to address the traffic impact of this
development. The intended use, a funeral home, is not anticipated to warrant turn lanes
along Ashbrook Parkway Extended. The applicant has proffered that in conjunction with
any development other than a funeral home, additional pavement will be constructed along
Ashbrook Parkway Extended at the approved access to provide right and left mm lanes,
based on Transportation Department standards. (Proffered Condition 8)
A typical road improvement for development along existing County roads is the relocation
of the ditch to provide an adequate shoulder for the entire frontage of that development.
The developer of the subject property has not committed to relocate the ditch along the
west side of Winterpock Road, because those ditch and shoulder improvements would need
to be reconstructed at such time the adjacent commercial developer provides the left turn
lane along Winterpock Road at the Ashbrook Parkway Extended intersection.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential use of 2.2 dwelling units per acre.
Area Development Trends:
Adjacent property to the north is zoned for commercial uses and is vacant. Property to
the east is zoned Agricultural (A) and is occupied by single family residences. Property
to the south is zoned Agricultural (A) with a Special Exception and is occupied by a rescue
squad. Adjacent property to the west has been zoned for single family residential use and
is vacant.
The Plan anticipated that property south of Ashbrook Parkway Extended would be zoned
and developed for residential use while property north of the road would be developed for
community mixed uses. The Plan anticipated that the community mixed use area would
be zoned and developed for transitional uses, compatible with anticipated residential
development to the south. As indicated, however, the property to the south has been
zoned and developed as a rescue squad. Given the non-residential land uses approved to
the north and south of the subject property, development of the request property for
residential development is no longer appropriate.
7 99SN0228/WP/APR28M
Site Design: Architectural Treatment and Buffers & Screening:
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.
In addition, the applicant has proffered that no building will exceed a height of two (2)
stories or forty-five (45) feet (Proffered Condition 2); any building developed on the
property will be in substantial conformance with the plans and elevations submitted with
the application (Proffered Condition 4); any freestanding sign will be a ground-mounted
monument style (Proffered Condition 10); and enhanced landscaping within the setback
along Winterpock Road. (Proffered Condition 11)
With respect to the proposed site design, the applicant has indicated that development will
be in substantial conformance with the attached plan. It should be noted that any
Ordinance requirements or other requirements will have to be met, unless appropriate
exceptions are granted in the future; however, the concepts of the plan must be adhered
to. Proffered Condition 9 restricts construction access to Ashbrook Parkway Extended.
It should be noted that staff enforcement of this condition is very difficult.
CONCLUSIONS
While the Upper Swift Creek Plan suggests the property is appropriate for residential use of 2.2
dwelling units per acre, development patterns have not emerged as anticipated by the Plan. As
discussed herein, property to the north has been zoned Community Business (C-3) while property
to the south is zoned and developed for a rescue squad. Given these adjacent zonings and land
uses, residential development of the subject property is no longer appropriate. The proffered
conditions address concerns relative to compatibility and transition in an attempt to insure that
future uses on the request site will be compatible with residential development to the west and east
while at the same time providing a transition southward along Winterpock Road.
For these reasons, approval of this request is recommended.
CASE HISTORY
Applicant (3/16/99):
Revised Proffered Condition 11 was submitted.
8
99SN0228/WP/APR28M
Planning Commission Meeting (3/16/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, April 28, 1999, beginning at 7:00 p.m., will take
under consideration this request.
9 99SN0228/WP/APR28M
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