98SN0186-MAY27N.pdf~/Io~ 10 100(~ f~Df~
May 27, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0186
Walter W. Marsh
Dale Magisterial District
North line of Cogbill Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (I- 1).
PROPOSED LAND USE:
Light industrial uses, except as restricted by Proffered Condition 11, are planned.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION DEFERRED THIS CASE TO JUNE 16, 1998. THEREFORE,
THE BOARD MUST DEFER THIS CASE PENDING THE PLANNING COMMISSION%
RECOMMENDATION.
STAFF RECOMMENDATION
Recommend approval subject to the applicam addressing utility concerns as discussed herein. This
recommendation is made for the following reasons:
mo
The proposed zoning and land use, coupled with the condition and proffered conditions
conform with the Central Area Plan which suggests the property is appropriate for light
industrial use.
The Central Area Plan suggests that light industrial uses adjacent to existing and furore
residential areas should be designed in a campus-style setting to be achieved through
preservation of forested character, landscaping and building with architectural style and
materials of the quality found in office/industrial parks such as Moorefield or the
Arboretum. While the property is not currently forested, the proffered conditions requiring
landscaping adequately address this concern.
The applicant has not adequately addressed concerns relative to use of public wastewater
system, as discussed herein.
The proposed zoning and land use conform with existing and anticipated area industrial
development.
The requirements of the Development Standards Manual, condition and proffered
conditions further insure land use compatibility and address concerns relative to buffers,
drainage, transportation, land uses and site design.
(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 SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
CONDITION
(STAFF)
A minimum fifty (50) foot buffer shall be maintained adjacent to GPIN 764-676-4974,
764-677-5237 and 764-678-2924. This buffer shall conform to the requirements of the
Development Standards Manual for fifty (50) foot buffers, Sections 19-521 and 19-522.
(P)
PROFFERED CONDITIONS
The public waste water system shall be used by all users of land in this rezoning
application, except as follows:
A user% site, the majority of which is within the eastern 1/3 of the
property being rezoned, may use a private system. The eastern
1/3 of the property is that portion of the property located to the
east of the north/south line, (labeled "DUE NORTH") as shown
on Exhibit "A" attached and made a part hereof.
When public sewer is brought within 200 feet of a user of a
private septic system% site, or when the public sewer is connected
to the first user% site located on the property subject to this
rezoning application, the users of the private septic systems shall
abandon the private systems and hook up to the public sewer
system.
(STAFF)
Except for the timbering approved by the Virginia State Department of Forestry for
the purpose of removing dead or diseased trees, there shall be no timbering on the
Property until a land disturbance permit has been obtained from the Environmental
Engineering Department and the approved device(s) have been installed.
(STAFF)
Where any impervious area from the development drains to either road crossing of
Belmont Road, the following shall occur:
a)
Detention / retention ponds shall be designed such that the post
development release rate, in combination with any other non-detained
ultimate build-out drainage flowing to the culverts under Belmont Road,
shall meet current VDOT design criteria for the protection of secondary
roads (i.e., 10 year storm frequency designs).
b)
Unless prohibited by the owner, a study of the existing lake downstream of
the northern culvert under Belmont Road shall be undertaken to correlate
its existing spillway(s) capacity to post-development storm water
discharges. Actions taken to address any lake spillway-capacity
deficiencies will be the responsibility of the Developer.
(STAFF)
Prior to any site plan approval, forty-five (45) feet of right of way on the north side
of Cogbill Road, measured from the centerline of that part of Cogbill Road
immediately adjacent to the property, shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County.
(STAFF)
Direct access to Cogbill Road shall be limited to one (1) entrance / exit, located
towards the eastern property line. The exact location of this access shall be
approved by the Chesterfield County Transportation Department.
(STAFF)
To provide an adequate roadway system, the developer shall be responsible for
the following:
a)
Construction of additional pavement along Cogbill Road at the approved
access to provide left and fight turn lanes if warranted based on
Chesterfield County Department of Transportation standards.
b)
Relocation of the ditch to provide an adequate shoulder along the north
side of Cogbill Road for the entire property frontage; and
c)
Dedication to and for the benefit of Chesterfield County, free and
unrestricted, any additional right of way (or easements) required for the
improvements identified in 6a and 6b above.
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(STAFF) 7.
Prior to any site plan approval, a phasing plan for the required road improvements,
as identified in Proffered Condition 6, shall be submitted to and approved by the
Chesterfield County Transportation Department.
(STAFF) 8.
Development shall be designed in a campus style setting to be achieved
through landscaping and buildings with architectural styles and materials
similar to the quality found in the industrial sections of office/industrial
parks such as Moorefield or the Arboretum.
In conjunction with the fa'st site plan submitted, a landscaping plan and
elevations depicting this requh'ement, shall be submitted to the Planning
Department for review and approval.
(STAFF) 9.
The enforceability, legality, elimination, revision or amendment of any proffer set
forth herein, in whole or in part, shall not affect the validity or enforceability of the
other proffers or the unaffected part of any such proffer.
(STAFF) 10.
Prior to any site plan approval, an access easement acceptable to the Chesterfield
County Transportation Department shall be recorded from Cogbill Road at the
approved access across the subject property to the property located in the
northeast comer of the Belmont Road/Cogbill Road intersection, being GPIN 763-
677-Part of 7240 which is not part of this request. This easements shall be
moveable to accommodate future development needs.
(STAFF) 11. The following uses shall not be permitted:
(a) Bottling and canning soft drinks and carbonated water.
(b) Cold Storage.
(c)
Freight forwarding, packaging and crating services, not including
track terminals.
(d) Fur dressing and dyeing.
(e)
Linoleum, asphalt-feltbase and other hard surface floor cover
manufacturing.
(g)
Moving companies, to include, but not limited to, households and
businesses.
Paper recycling by the compaction method.
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Roasting coffee, coffee products and tea manufacturing.
GENERAL iNFORMATION
Location:
Fronts the north line of Cogbill Road, east of Belmom Road. GPiN 763-677- Part of 7240 (Sheet
22).
Existing Zoning:
A
Size:
29.4 acres
Existing Land Use:
Vacant
Adiacem Zoning & Land Use:
North - A; Vacant
South - A and i- 1; Single family residential, public/semi-public (County Airport) or vacant
East - A; Single family residential or vacant
West - A; Vacant
UTILITIES
Public Water System:
There is an existing twenty (20) inch water line extending along the east side of West Belmom Road
adjacem to the westernmost comer of the request site. in addition, there is an existing twenty (20)
inch water line extending along a portion of Cogbill road and adjacem to the southwest comer of
the request site. Use of the public water system is required by County Code.
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Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Five Forks Lane
approximately 1,600 feet northwest of the request site. Use of the public wastewater system has
been recommended by the Utilities Department. Proffered Condition 1 addresses the use of the
public wastewater system, but would allow the use of private septic systems for a portion of the site
until public wastewater is brought to within 200 feet ora user ora private septic system or when the
public wastewater is connected to the first user:s site located on the subject property.
While the Utilities Department continues to recommend that the public wastewater system be used
for all development, if the Planning Commission wishes to consider allowing limited, temporary use
of private septic systems, then acceptance of Proffered Condition 1 would be acceptable.
ENVIRONMENTAL
Drainage and Erosiorr
The property is located just beyond the northeast intersection of Cogbill Road and Belmont Road.
The property drains to the northwest to two (2) locations under Belmont Road. The northernmost
area drains across three to four parcels prior to draining under Belmont Road and then into an
adjacent pond. The remainder of the property drains across the remaining portion of this particular
parcel before draining under Belmont Road and then to Licking Creek.
There are no existing on- site drainage or erosion problems; however, there could be standing water
because some areas are flat. It appears that several, off- site drainage easements will be necessary
to drain the proposed development to an adequate, natural watercourse. Erosion problems with
the development of this site are not anticipated; however, it is anticipated that the areas of Belmont
Road through which this property drains will flood because of inadequate culverts and that the pond
adjacent to the Belmont Road right-of-way may possibly be inadequate to handle additional water
from an industrial development.
To address staff's concems with the flooding of Belmont Road and the ability of the adjacent pond
to handle additional runoff, the applicant has proffered that where any impervious area from the
development drains to either road crossing of Belmont Road, detention/retention ponds will be
designed such that the post development release rate and any other non- detained ulthnate build-out
drainage flowing to culverts under Belmont Road, will meet current VDOT design criteria for the
protection of secondary roads. Unless prohibited by the owner, a study of the existing lake
downstream of the northern culvert under Belmont Road would be undertaken to correlate its
existing spillway(s) capacity to post- development storm water discharges. (Proffered Condition 3)
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The applicant has also proffered that, with the exception of timbering which has been approved by
the Department of Forestry to remove dead or diseased trees, there will be no timbering until a land
disturbance permit has been obtained from the Environmental Engineering Department (Proffered
Condition 2). This will insure that proper erosion control measures are in place prior to any
timbering and related land disturbance.
PUBLIC FACILITIES
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase forty-five
(45) percent by the year 2015. Eight (8) new fire/rescue stations are recommended for
construction by the year 2015 in the Public Facilities Plan.
This property is currently served by the Dale Fire/Rescue Station, Company Number 11 and
Bensley-Bermuda 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.
Also, the need for ingress/egress for emergency equipment and designation of fire lanes will be
determined during the review of the aforementioned plans.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to anticipate
traffic generation. Based on light industrial trip rates, development could generate approximately
1,660 average daily trips. These vehicles will be distributed along Cogbill Road which had a 1997
traffic count of 1,678 vehicles per day.
The Thoroughfare Plan identifies Cogbill Road as a major arterial with a recommended fight of way
width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of fight of
way, measured from the centerline of Cogbill Road, in accordance with that Plar~ (Proffered
Condition 4)
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 Cogbill Road,
should be controlled. The applicant has proffered to limit direct access to Cogbill Road to one (1)
entrance/exit, located towards the eastern property line (Proffered Condition 5). Proffered
Condition 10 requires an access easement to be recorded across the property to ensure shared use
of the approved access to Cogbill Road with the adjacent property located in the northeast comer
of the Belmont Road/Cogbill Road intersection. (Proffered Condition 10)
Mitigating road improvements must be provided to address the traffic impact of this development.
The applicant has proffered to: 1) construct additional pavement along Cogbill Road to provide left
7 98 SN0186/WP/MAY27N
and right mm lanes, based on Transportation Department standards, and 2) relocate the ditch
along the north side of Cogbill Road for the entire property frontage. (Proffered Condition 6)
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 Central Area Plan which suggests the property is appropriate for
light industrial use.
Area Development Trends:
The surrounding properties are characterized by single family residential uses and vacant parcels
zoned Agricultural (A). In addition, a portion of the property to the south is zoned for light
industrial use and is occupied by the County Airport.
Site Design:
The request property lies within an Emerging Growth Area. New construction must conform to the
requirements of the Development Standards Manual which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading
areas.
In addition, the Central Area Plan suggests that light industrial uses adjacent to existing or future
residential areas should be designed in a campus style setting to be achieved through preservation of
forested character, landscaping and buildings with architectural styles and materials of the quality
found in office/industrial parks such as Moorefield or the Arboretum. The applicant has submitted
Proffered Condition 8 in an attempt to address this concern. As submitted, the proffer is consistent
with the suggestions, spirit and intent of the Plan with respect to the design of industrial
development. The Plan suggests that the "forested character" of the area should be maintained.
This parcel, however, is not forested to the extent of other parcels designated for industrial use in
the Platt Therefore, the proffer addresses landscaping requirements which would have the effect of
achieving the spirit and intent of the Plan% recommendations.
This request does not include the entire parcel. The applicant has not chosen to include property
located at the intersection of Belmont and Cogbill Roads. The adopted Plan also suggests that this
adjacent property should be zoned for light industrial use. In keeping with the recommendations of
the Plan relative to design of light industrial uses adjacent to residential areas, provisions should be
8 9 8 SN018 6/WP/MAY2 7N
made through design to incorporate this adjacent property into the "campus-style" setting of the
subject property in the future. Proffered conditions should address this concern. Specifically,
development on the subject site should accommodate future access through this site to the adjacent
parcel (Proffered Condition 10) and buildings and sites should be designed to achieve future
incorporation of that property. Otherwise, given the size and configuration of that adjacent parcel
development having a "campus-style" setting may be difficult to achieve.
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any agricultural or
residential 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
agricultural or residential district or any public right of way. No building exterior may be
constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment,
whether ground-level or rooftop, must be shielded and screened from public view and designed to
be perceived as an integral part of the building. Development of the property must comply with
these requirements.
Buffers & Screening:
The Development Standards Manual 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 evergreenplantings or architectural feature, be separated
from any residentially zoned property or any property being used for residential purposes by the
principal building, 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 north, east and a portion of the west property line are zoned Agricultural
(A) and are occupied by single family residences or have been subdivided and are currently vacant.
While the Central Area Plan suggests these properties are also appropriate for light industrial use,
the applicant has recently recorded single-family residential lots on the property to the north and a
portion of property to the west and plans to develop them for residential use unless incorporated
into this development in the future. In addition, the adjacent property to the east is occupied by a
single-family residence or is vacant. It is anticipated that these properties will continue to be used
for residential use. The Development Standards Manual does not require a buffer adjacent to these
properties. However, as a means of providing some protection to existing and future homeowners,
9 98 SN0186/WP/MAY27N
a buffer is recommended (Condition). At the time of site plan review, the Planning Commission
may modify this buffer under certain circumstances. In addition, should the adjacent property be
zoned or utilized for a non-residential use in the future, the buffer can be further reduced or
eliminated.
CONCLUSIONS
The proposed zoning and land use conform with the Central Area Plan which suggests the property is
appropriate for light industrial use. In addition, the proposed zoning and land use conform with existing and
anticipated area development. The requirements of the Development Standards Manual, condition and
proffered conditions further insure land use compatibility and address concerns relative to buffers, drainage,
transportation and site design. However, the applicant has not adequately addressed concerns relative to
the use of the public wastewater system.
Given these considerations, approval of this request is recommended subject to the applicant addressing
utility concerns, as discussed herein.
CASE HISTORY
Planning Commission Meeting (3/17/98):
At the request of the applicant, the Commission deferred this case to their May 19, 1998, meeting.
Staff (3/18/98):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than March 24, 1998, for consideration at the Commission"s May 19, 1998,
public hearing. Also, the applicant was advised that a $150.00 deferral fee must be paid prior to
the Commission"s public hearing.
Applicant (3/26/98):
The applicant paid the deferral fee.
Applicant, Staff, Area Citizens and Dale District Commissioner (4/7/98):
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A meeting was held to discuss the mncems of area citizens. Issues included traffic, road
improvements and permitted uses.
Applicant (5/1/98):
The applicant submitted revised proffered conditions to address concerns relative to utilities (public
wastewater), an access easemem and use restrictions. In addition, a map referenced in Proffered
Condition 1 was submitted.
Applicant (5/19/98):
The applicant submitted a revision to Proffered Condition 1.
Planning Commission Meeting (5/19/98):
The Commission deferred this case to their June 16, 1998, public heating.
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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