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98SN0154.pdfREQUEST ANALYSIS AND RECOMMENDATION February 25, 1998 BS 98SN0154 Super Radiator, Inc. Midlothian Magisterial District Off the east line of Courthouse Road REQUEST: Rezoning from Corporate Office (0-2) and Agricultural (A) to Light Industrial (I-i). PROPOSED LAND USE: Expansion of an existing sheet metal products fabricating facility in Southport Industrial Park (Super Radiator Coil) is planned. However, with approval of this request, the property could be developed for other light industrial uses. 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 The proposed zoning and land uses conform to the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for light industrial uses. Specifically, the Plan suggests that light industrial uses should provide a transition between commercial uses along the Midlothian Turnpike corridor and non-commercial and residential uses south of the corridor, along Courthouse Road. Another goal of the Plan is to preclude commercial encroachment south along Courthouse Road. Given the request property's location, access and orientation to Branchway Road, rather than Courthouse Road, approval of light industrial use should not establish a precedem for commercial encroachment along Courthouse Road, south of Midlothian Turnpike. Property fronting Courthouse Road to the south and west of the request property are zoned agriculturally and are designated on the Plan for residential uses. Currently, these properties are occupied by single family residences on acreage parcels and a church. Property adjacent to the request site, along Courthouse Road, is owned by a church and is planned for church use. Existing and anticipated non-commercial development patterns along this portion of Courthouse Road further ensure that commercial development patterns along Midlothian Turnpike do not encroach south, along Courthouse Road. The development standards of the Zoning Ordinance and the Development Standards Manual, together with the proffered conditions ensure land use compatibility with area development. (NOTE: CONDITIONS MAY BE IMPOSED ON THE CONDITIONAL USE PORTION OF THE REQUEST 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 SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (STAFF/CPC) 1. The public water and wastewater system shall be used. (STAFF/CPC) 2. All runoff shall be directed to stormwater management detention and/or retention basin(s) which shall be approved by Environmental Engineering. At a minimum, the fifty (50) year post-developed runoff shall be stored on-site and released at a ten (10) year pre- development rate or the capacity of the existing storm dram outfall. (STAFF/CPC) 3. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. (STAFF/CPC) 4. Solid waste storage areas shall not be serviced between the hours of 7:00 p.m. and 7:00 a.m. (STAFF/CPC) 5. There shall be no exterior alarm system(s). (STAFF/CPC) All property owners adjacent to the entire property and the last known President of the Hylton Park Home Owners Association shall be mailed notice by the owner/developer of site plan submission to 2 98SN0154/WP/FEB25H Location: Chesterfield County. owner/developer shall provide the Planning evidence of such mailing. Prior to f'mal site plan approval, the Department with GENERAL INFORMATION Off the east line of Courthouse Road, south of Branchway Road. GPIN 742-705-Part of 6577 and Part of 8365; 742-706-Part of 7307; and 743-706-0521 (Sheet 8). Existing Zoning: A, and 0-2 with Conditional Use Planned Development Size: 5.7 acres Existing Land Use: Vacant Ad_iacent Zoning & Land Use: North - 0-2 and I-1 with Conditional Use Planned Development; Industrial or vacant South - A; Single-family residential East - 0-2 with Conditional Use Planned Development; Vacant West - 0-2, and 0-2 with Conditional Use Planned Development; Office and industrial UTILITIES Public Water System: The existing Super Radiator facility is served by the public water system. There is an existing twelve (12) inch water line along Southlake Boulevard, approximately 400 feet north of the request site. Use of the public water system is intended and has been proffered by the applicant. (Proffered Condition 1) Public Wastewater System The existing Super Radiator facility is served by the public wastewater system. There is an existing eight (8) inch wastewater collector extending along Southlake Boulevard, 3 98SN0154/WP/FEB25H approximately 400 feet north of the request site. In addition, there is an existing eight (8) inch wastewater collector adjacent to the northwest comer of the request site. Use of the public wastewater system is intended and has been proffered by the applicant. (proffered Condition 1) ENVIRONMENTAL Drainage and Erosion Site drains to the east through a retention facility and then through adjacent subdivisions via tributaries to Pocoshock Creek. Area drainage problems have been significantly reduced through the development of recently constructed retention facilities. Development on the request property should continue to drain to these facilities to control increased runoff from development on the request property (proffered Condition 2). It may be necessary to obtain off-site easements to control mn-off. In order to insure that proper erosion control devices are in place, prior to land disturbance, the applicant has proffered that there will be no timbering of the property until a land disturbance permit has been issued. (Proffered Condition 3) 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 Midlothian Fire/Rescue Station, Company Number 5 and Forest View Rescue Squad. When the property is developed, the quantity of water for fire protection and the number of hydrants needed will be evaluated during the site plan and construction plans review processes. 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 320 average daily trips. Depending on the layout of the development, these vehicles could be distributed to Southlake Boulevard and/or Branchway Road. 4 98SNO154/WP/FEB25H Development must adhere to the Development Standards Manual in the Zoning Ordinance relative to access and internal circulation (Division 5). The close proximity of the Courthouse Road/Southlake Boulevard and Branchway Road/Southlake Boulevard intersections causes traffic congestion during peak hours. Significant increases in the volume of traffic on Branchway Road, south of Southlake Boulevard, would worsen this congestion. For this reason, direct access from the request property to Branchway Road should be minimized. At time of site plan review, specific recommendations will be provided regarding access and internal circulation. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for light industrial uses. Area Development Trends: Adjacent properties to the north, east and west are zoned I-1 and 0-2 and has been developed for Super Radiator in Southport Industrial Park, other light industrial and office uses, or remain vacant. Adjacent properties to the south are zoned agriculturally and occupied by single-family residences on acreage parcels and a church. Historically, the Commission and Board have indicated that non-residential use would be appropriate south of Southlake Boulevard along Branchway Road provided that access is confined to Branchway Road. It has been the consensus on past zoning cases along Branchway Road that such non-residential uses would not violate the goal of the adopted Plan which is to preclude commercialization of the Courthouse Road Corridor. It should be noted that the request property has no frontage on Courthouse Road. Preliminary plans for development of the property indicate that access will be provided through existing development along Branchway Road or through the existing Super Radiator site along Southlake Boulevard. Site Design: The request property lies within an Emerging Growth Area. New construction must conform to the development standards of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. The applicant has proffered that there will be no exterior alarm systems. (Proffered Condition 5) 5 98SN0154/WP/FEB25H The applicant has agreed to notify adjacent property owners and the President of Hylton Park Homeowners Association of site plan submittal. (~offered Condition 6) Architectural Treatment: Within Emerging Growth Areas, no building exterior which would be visible to any agricultural or office district 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 office district. 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. Buffers & Screening: 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 plantings or architectural feature and be separated from any residentially zoned property or any property being used for residential purposes by the principal building. The applicant has proffered that solid waste storage areas will not be serviced between the hours of 7:00 p.m. and 7:00 a.m. ~roffered Condition 4). 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 south are zoned Agricultural (A) and occupied by single family dwellings on acreage parcels. As noted herein, portions of this adjacent property, fronting Courthouse Road, are owned by a church which plans to develop church facilities at this location. The Development Standards Manual would not require buffers on the request site adjacent to these agriculturally zoned properties. CONCLUSIONS The proposed zoning and land uses conform to the Northern Area Land Use and Transportation plan which suggests the property is appropriate for light industrial uses. Specifically, the Plan suggests that light industrial uses should provide a transition between commercial uses along the Midlothian Turnpike corridor and non-commercial uses south of the corridor, along Courthouse Road. In addition, a goal of the Plan is to preclude commercial encroachment south along Courthouse Road. Given the request property's location, access and orientation to Branchway Road, rather than Courthouse Road, approval of light industrial uses should not establish a 6 98SN0154/WP/FEB25H precedent for commercial encroachment along Courthouse Road, south of Midlothian Turnpike. Further, properties fronting Courthouse Road to the south and west of the request property are zoned agriculturally and are designated on the Plan for residential uses. These properties are occupied by single family residences on acreage parcels and a church. Property adjacent to the request site, along Courthouse Road, is owned by a church and is planned for future development as a church use. These existing and anticipated non-commercial development patterns along this portion of Courthouse Road further ensure that commercial development patterns along Midlothian Turnpike do not encroach south, along Courthouse Road. The development standards of the Zoning Ordinance and the Development Standards Manual, together with the proffered conditions, ensure land use compatibility with area development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (1/20/98): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Shewmake, seconded by Mr. Gulley the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, February 25, 1998, beginning at 7:00 p.m., will take under consideration this request. 7 98SN0154/WP/FEB25H SOUTHPORT /-/ HYLTOf ~54 /REZ: 0-2 Iml~ A TO '[-I /SH. 8 98SN0154 In Midlothian Magisterial District, SUPER P~ADIATOR, INC. requested rezoning and amendment of zoning district map from Corporate Office (0-2) and Agricultural (A) to Light Industrial (I-l) . The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for light industrial use. This request lies on 5.7 acres lying approximately 450 feet off the east line of Courthouse Road, measured from a point approximately 150 feet south of Branchway Road. GPIN 742-705-Part of 6577 and Part of 8365, 742-706-Part of 7307 and 743-706-0521 (Sheet 8). Mr. Jacobson presented a summary of Case 98SN0154 and stated that staff and the Planning Commission recommend approval and acceptance of the proffered conditions. He noted the request conforms to the Northern Area Land Use and Transportation Plan. Mr. Andrew Scherzer, representing the applicant, stated that the recommendation is acceptable. 119 2/25/98 There was no opposition present. Mr. Barber stated that Super Radiator was the 1997 Medium Business of the Year in Chesterfield County and wished them future success. Mr. Barber then made a motion, seconded by Mr. McHale, for the Board to approve Case 98SN0154 and accept the following proffered conditions: 1. The public water and wastewater system shall be used. All runoff shall be directed to stormwater management detention and/or retention basin(s) which shall be approved by Environmental Engineering. At a minimum, the fifty (50) year post-developed runoff shall be stored on- site and released at a ten (10) year pre-development rate or the capacity of the existing storm drain outfall. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. Solid waste storage areas shall not be serviced between the hours of 7:00 p.m. and 7:00 a.m. 5. There shall be no exterior alarm system(s). All property owners adjacent to the entire property and the last known President of the Hylton Park Home Owners Association shall be mailed notice by the owner/developer of site plan submission to Chesterfield County. Prior to final site plan approval, the owner/developer shall provide the Planning Department with evidence of such mailing. Ayes: Nays: Humphrey, Warren, Barber, Daniel, and McHale. None. leo e/es/gs