98SN0186-JULY29I.pdf~/I~ 10 100~ f~Df~
July 29, 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
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing utility concerns as discussed herein. This
recommendation is made for the following reasons:
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
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.
Except for the timbering approved by the Virginia
State Department of Forestry for the purpose of
removing dead or diseased trees, there sMa I I be no
timbering on the Property until a land disturbance
Eermi t has been obtained from the Envi ronmenta I
ngineering Department and the approved device(s)
have been insta I led.
Where any impervious ~ from the dave I opment
drains to either road c lng of Belmont Road, the
fol lowing sba I I occur :
a) Detention / retention ponds shal I be designed
such that the post development release rate, in
combination with any other non-detained
ul t imate bui Id-out dra ina~e flowing to the
culverts under Belmont Koad, shall meet
current VDOT design cr i ter ia 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 wi I I be the
responsibility of the Developer.
Prior to any site plan approval, forty-fi~e (45)
feet of right of way on the north side of 6ogbi I I
Road, measured from the center I ina of that part of
Cogbi I I Road immediately adjacent to the property,
shall be dedicated, free and unrestricted, to and
for the benefit of Chesterfield County.
Direct)entran e 7 accesStOcCoobi I I Road shal I be I imited to
one (1 exit, located towards the
eastern property line. The exact location of this
~;~s shal I be approved by the Chesterfield County
portet ion Department.
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 right 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 ent i re property frontage] and
c) Dedication to and for the benefit of
Chesterfield County, free and unrestr icted.
any additional r ight of way (or easements)
requi red for the improvements ident i fied in 6a
and 6b above.
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10.
11.
Prior to any site plan approval, a phasing plan for
the required road improvements, as identified in
Proffered Condition 6, shal I be submitted to and
approved by the Chesterfield County Transportation
Department.
a. Development sha I I be des igned 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.
b. In conjunction with the first site plan
submitted, a landscaping plan and elevations
depicting this requirement, shall be submitted
to theP lanning Department for review and
approval.
The enforceability, legality, elimination,
revi s ion or amendment of any proffer set forth
herein, in whole or in part, sha I I not affect the
va I idi ty or enforceabi I i ty of the other proffers or
the unaffected part of any such proffer.
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.
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 truck
terminals.
(d) Fur dressing and dyeing.
(e) Linoleum, asphalt-feltbase and other hard surface floor cover
manufacturing.
(t) Moving companies, to include, but not limited to, households and
businesses.
(g) Paper recycling by the compaction method.
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12.
Location:
(h) Roasting coffee, coffee products and tea manufacturing.
Screening. Screening of loading areas for any self-service storage facility from adjacem
properties shall be achieved through the positioning of the self- service storage buildings in a
compound-like manner such that the walls of buildings closest to the eastern, northern and
western boundary lines shall be generally parallel to such boundary lines.
GENERAL INFORMATION
Fronts the north line of Cogbill Road, east of Belmom Road. GPIN 763-677- Part o1'7240 (Sheet
22).
Existing Zoning:
Size:
A
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
Public Water System:
UTILITIES
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)
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inch water line extending along a portion of Cogbill road and adjacent to the southwest comer of
the request site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight C8) 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 Ut i I i t ies
Department, Proffered Condition I addresses the use
of
the publ ic wastewater system, but would a I Iow the use of
pr ivate septic systems for a portion of the site unt i I
publ ic wastewater is brought to within 200 feet of a user
of a pr ivate septic system or when the publ ic wastewater
is connected to the fi rst userUs 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 al lowing I imi ted, temporary use 9f private
sept
ic 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 concerns 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 ultimate 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
6 98SN0186/WP/JULY29I
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)
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 exaected 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, Aisc, 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
a,o.. "oa a tra,,,c cou.t o.
1,678 vehiclesper day.
The ThorouDhfare Plan identifies Cogbill Road as a major
arterial with a recommended right of way width of ninety
(90) feet.. T~e applicant has proffered to dedicate
forty-five (45) feet of right of way, measured from the
centerline of Cogbill Road, in accordance with that
Plan. (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
Cogbi I I Road to one (1) entrance/exit, located towards
the eastern property I ine (Proffered Cond, t ionOb 5);
Proffered Condition 10 requires an access easement t
recorded across the property to ensure shared use of the
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approved access to Cogbill Road with the adjacent
property located in the northeast qorner 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 and right turn 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
wi I I 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 Plat[ Therefore, the proffer addresses landscaping requirements which would have the effect of
achieving the spirit and intent of the Plan% recommendations.
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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
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 evergreen plantings 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
9 98SN0186/WP/JULY29I
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,
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.
Proffered Condition 12 addresses concerns relative to the screening of loading areas for any self-
service storage facility. The condition will require that the walls of buildings closest to the eastern,
western and northern boundary lines screen loading areas of any self- storage facility from those
adjacent properties. The Development Standards Manual will require the screening of loading
areas from the southern boundary line or Cogbill Road through the use of building design or durable
architectural walls or fences constructed of comparable materials to the principal building and using
a design compatible to that of the principal building. Therefore, from Cogbill Road, screening may
not necessarily be accomplished through building design, as required for other property boundaries.
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.
10 98SN0186/WP/JULY29i
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 Commissioff's May 19, 1998,
public hearing. Also, the applicant was advised that a $150.00 deferral fee must be paid prior to
the Commissioff's public heating.
Applicant (3/26/98):
The applicant paid the deferral fee.
Applicant, Staff, Area Citizens and Dale District Commissioner (4/7/98):
A meeting was held to discuss the concerns of area citizens.
improvements and permitted uses.
Issues included traffic, road
Applicant (5/1/98):
The applicant submitted revised proffered conditions to address concerns relative to utilities (public
wastewater), an access easement 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.
Staff (5/19/98):
The applicant was advised in writing that any new or revised information should be submitted no
later than May 25, 1998, for consideration at the Commissioff's June 16, 1998, public heating.
11 98SN0186/WP/JULY29I
Board of Supervisors" Meeting (5/27/98):
The Board deferred this request to their July 29, 1998, public heating.
Staff (5/29/98):
To date, no new information has been received.
Applicant (6/5/98):
Proffered Condition 12, as discussed herein, was submitted.
Planning Commission Meeting (6/16/98):
The applicant did not accept the recommendation.
There was opposition present. Concerns were expressed relative to the uses permitted and the
intrusion of industrial uses into a rural atmosphere.
Mr. Miller indicated that the proposal lacked sufficient detail for him to arrive at a position;
expressed concerns relative to the utilities issues; that since the development would set a precedent
for future industrial development in the area, more details were needed; and the uses permitted.
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended denial of this
request.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 29, 1998, beginning at 7:00 p.m., will take under
consideration this request.
12 98SN0186/WP/JULY29I