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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0227
KHJ 1700 Willis, LLC
Bermuda Magisterial District
9117 Germont Avenue
J~~ZnnQ rnr
July 30, 2008 BS
RE VEST: Rezoning from Residential (R-7) to General Business (C-5).
PROPOSED LAND USE:
Commercial and industrial uses, as restricted by Proffered Condition 1, are
proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Jefferson Davis Highway Corridor Plan suggests the property is appropriate for
residential use of 2.41 to 4 units per acre, the proposal is representative of, and
compatible with, anticipated development in the area.
(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.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
(STAFF/CPC) 1. Uses shall be limited to the following:
a) Any uses permitted in the Community Business (C-3)
District.
b) Any uses permitted in the Light Industrial (I-1) District.
c) Motor vehicle sales, service repair and rental, excluding
motor vehicle consignment lots.
d) Truck terminals. (P)
(STAFF/CPC) 2. Prior to any site plan approval, thirty (30) feet ofright-of way on
the east side of Germont Avenue, as measured from the centerline
of Germont Avenue immediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
GENERAL INFORMATION
Location:
East line of Germont Avenue, north of Willis Road and better known as 9117 Germont
Avenue. Tax ID 796-672-8529.
Existin.~ Zoning:
R-7
Size:
0.5 acres
Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North and West - R-7; Single-family residential
South and East - C-5; Vacant
2 08SN0227 JUL30-BOS-RPT
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Public Water System:
There is a six (6) inch water line extending along Germont Avenue, adjacent to the
request site. The existing structure is connected to the public water system. Use of the
public water system is required.
Public Wastewater S,, sue:
There is a ten (l o) inch wastewater collector line extending along Germont Avenue
adjacent to the request site. The existing structure is connected to the public wastewater
system. Use of the public wastewater system is required.
ENVIRONMENTAL
Drainage and Erosion:
The subj ect property drains by sheet flow to the northeast to Kingsland Creek. There are no
existing or anticipated on- or off site drainage or erosion problems.
PUBLIC FACILITIES
Fire ~ervice~
The Centralia Fire Station, Company Number 17, and Bensley Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service (EMS).
This request will have a minimal impact on Fire and EMS.
Transportation:
The property (0.5 acre) is currently zoned Residential (R-7) and the applicant is requesting
rezoning to General Business (C-5). This request is anticipated to have a minimal impact
on the transportation network. Vehicles generated by this development will be initially
distributed along Willis Road which had a 2006 traffic count of 8,636 vehicles per day.
Willis Road, east of Interstate 95, is at capacity (Level of Service E) for the volume of
traffic it currently carries. No road improvement projects in this part of the county are
included in the Six-Year Improvement Plan.
The property has frontage along, and potential access to, Germont Avenue. Included in the
Subdivision Ordinance is the Planning Commission's Stub Road Policy. The Policy
suggests that subdivision streets anticipated to carry 1,500 vehicles per day (VPD) or more
should be designed as "no-lot frontage" collector roads. The right-of way for Germont
Avenue was recorded with Bellwood Heights Subdivision in 1946 which was prior to the
adoption of the Stub Road Policy. Residential lots front Germont Avenue. Based on the
most recent data from the Virginia Department of Transportation (VDOT), Germont
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Avenue was carrying 210 VPD in 2006. If a development proposal is submitted that
includes vehicular access to Germont Avenue and if traffic generated by that proposed
development is anticipated to exceed the acceptable subdivision street volume on Germont
Avenue as defined by the Stub Road Policy, staff will not support that access. The
applicant currently controls the adj acent parcels to the south and east. Vehicular access for
the development of the property could be provided through those parcels to Willis Road.
The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Study requirements, have been enacted. At this time, it is
uncertain what impact VDOT's regulations will have on the development process or upon
zonings approved by the county. The applicant has indicated that a Chapter 527 Traffic
Study is not required for this zoning request.
T,ANT~ TT~F,
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Hi h~way Corridor Plan which suggests
the property is appropriate for residential use of 2.41- 4 units per acre.
Area Development Trends:
Area properties fronting on Germont Avenue to the west, north and south of the request
site have been developed for residential uses while area property to the east is zoned and
developed for commercial and industrial uses or remains vacant. In accordance with the
recommendations of the Plan, it is anticipated that area properties will eventually be
developed for commercial and industrial uses south and east of the subject property. The
Plan anticipates the Bellwood Heights residential neighborhood located to the north and
west remaining. However, Staff anticipates continued pressures to incorporate lots
within the subdivision into area non-residential development, as proposed by this
application. In fact, the applicant previously rezoned property to the south and east to
incorporate those parcels into the development at the northwest quadrant of Willis Road
and the CSX Railroad.
Uses:
While the request is to rezone to General Business (C-5), the applicant has agreed to
restrict uses to those permitted in the Community Business (C-3) and Light Industrial (I-
1)Districts and limited C-5 uses (Proffered Condition 1). These restrictions are the same
as those on adjacent property to the south and east which the applicant previously
rezoned.
Development Standards:
Currently, the request property lies within the Jefferson Davis Highway Northern Area Post
Development Area. The purpose of the Post Development Area standards is to provide
4 08SN0227 JUL30-BOS-RPT
flexible design criteria in areas that have already experienced development and ensure
continuity of development. Redevelopment of this 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
oa ing areas.
CONCLUSION
While the Jefferson Davis Highway Corridor Plan suggests the property is appropriate for
residential use of 2.41 to 4 units per acre, the proposal is representative of, and compatible with,
anticipated development in the area. In addition, the development requirements of the Zoning
Ordinance and proffered conditions will ensure development is representative of, and compatible
with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
The Board of Supervisors, on Wednesday, July 30, 2008, beginning at 6:30 p.m., will take under
consideration this request.
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