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08SN0237~~tF~EI,p ~~:, ~~ti --~ ca~~'';. .v ~ ~ e,~ !' ~ ~~ ~ti, I rY~ ry ! ~;li ,~~~ t, -17 ~. J/i Ir~RGSI~1.P!!~ STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 08SN0237 Adriane M. Brown Bermuda Magisterial District North line of Reymet Road J~~ZnnQ rnr July 30, 2008 BS RE VEST: Rezoning from Agricultural (A) to Heavy Industrial (I-3). PROPOSED LAND USE: Industrial uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform to the Jefferson Davis Highway Corridor Plan which suggests the property is appropriate for general industrial use. B. The proposed zoning and land uses are representative of, and compatible with, existing and anticipated area development. Providing a FIRST CHOICE community through excellence in public service (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.) PROFFERED CONDITIONS The Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffers that the development of the properties known as Chesterfield County Tax IDs 796-668-6521 and 796-668-4920 from A to I-3 will be developed as set forth below; however, in the event the request is denied or approved with conditions not agreed to by the Applicant, these proffers and conditions shall be immediately null and void and of no further force or effect. (STAFF/CPC) 1. Timberin .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 devices have been installed. (EE) (STAFF/CPC) 2. Transportation. Dedications/Recordation. Prior to any site plan approval or within 60 days from a written request by the Transportation Department, whichever occurs first, thirty-five (35) feet of right of way measured from the centerline of that part of Reymet Road immediately adjacent to the property shall be dedicated free and unrestricted, to and for the benefit of Chesterfield County. (T) (STAFF/CPC) T,~cati~n: 3. Utilities. The public wastewater system shall be used. (U) GENERAL INFORMATION North line of Reymet Road, east of Express Lane. Tax IDs 796-668-4920 and 6521. Existing Zoning: A 2 08SN0237 JUL30-BOS-RPT Size: 5.0 acres Existin Land Use: Single family residential Adjacent Zoning and Land Use: North, East and West - I-2; Industrial South - I-1 and I-3; Industrial T 1TTT ,TTTF,C Public Water System: The request site is within the Bellwood Water Pressure Zone. The public water system is available to serve this site. There is an existing eight (8) inch water line extending along the south side of Reymet Road within an easement opposite the request site. In addition, there is an existing eight (8) inch water line extending within an easement behind the existing commercial development on the east side of Express Lane. This line terminates approximately 100 feet north of this site. To provide an addition feed and loop within the water system, tie-ins to both the existing line north of the request site as well as the line along Reymet Road will be required. Use of the public water system is required by County Code. Public Wastewater System: This request is within the Kingsland Creek Sewer Service Area. There is an existing twelve (12) inch wastewater line extending along Reymet Road adjacent to the request site. This twelve (12) inch line can serve the southern portion of this site adjacent to Reymet Road. In addition, there is an existing eight (8) inch wastewater collector line that terminates approximately 350 feet northeast of this site. Extending this line may be necessary to serve the entire site. If it is determined that wastewater service to the request site will require extension of the existing eight (8) inch wastewater line, available capacity in that line may become an issue. If available capacity becomes an issue, the existing eight (8) inch line will have to be replaced back to the end of the existing twelve (12) inch trunk line (approximately 745 feet of pipe). Use of the public wastewater system is intended. (Proffered Condition 3) 3 08SN0237 JUL30-BOS-RPT ENVIRONMENTAL Drainage and Erosion: The subject property drains to the north where an intermittent stream crosses a corner of the property and then via the intermittent stream northeast to the James River. There are currently no known on- or off site drainage or erosion problems and none are anticipated after development. The property is current wooded and, as such, should not be timbered without obtaining a land disturbance permit from the Department of Environmental Engineering. This will ensure that adequate erosion control measures are in place prior to any land disturbance. (Proffered Condition 1) PUBLIC FACILITIES Fire Service: The Centralia Fire Station, Company Numberl7 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 applicant is requesting rezoning of the property (5.0 acres) from Agricultural (A) to Heavy Industrial (I-3). 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 280 average daily trips. These vehicles will be initially distributed along Reymet Road which had a 2006 traffic count of 3,563 vehicles per day. The capacity of Reymet Road, east of Jefferson Davis Highway (Route 1 /3 O l ), is acceptable (Level of Service C) for the volume of traffic it currently carries. No public road improvements in this part of the county are currently included in the Six-Year Improvement Plan. The Thoroughfare Plan identifies a Reymet Road as a collector with a recommended right-of way width of seventy (70) feet. The applicant has proffered to dedicate thirty- five (35) feet of right-of way, measured from the centerline of Reymet Road, in accordance with that Plan. (Proffered Condition 2) Vehicular access to collectors, such as Reymet Road, should be controlled. The parcels to the east and west of the property have been developed with direct access to Reymet Road. The property has limited frontage (approximately 300 feet) along Reymet Road. At time of site plan review, staff will recommend that vehicular access to Reymet Road for development of the property be limited to one (1) entrance/exit. 4 08SN0237 JUL30-BOS-RPT The property is located within the Jefferson Davis Highway Enterprise Zone. Based on the Board of Supervisors' Policy regarding development within the Enterprise Zone, road improvements will not be required by the county. Road improvements maybe required by the Virginia Department of Transportation. The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing with development Traffic Impact Study requirements, have recently 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~ TIFF, Comprehensive Plan: Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests the property is appropriate for general industrial use. Area Development Trends: The area is characterized by Light, General and Heavy Industrial (I-l, I-2 and I-3) zonings and developed for industrial and supporting uses. It is anticipated that industrial development will continue along this portion of the Interstate 95 Corridor, consistent with recommendations of the Plan. Development Standards: The request property lies within a Post Development District Area. Development of the site must conform to the requirements of the Zoning Ordinance which address access, architectural treatment, signs, pedestrian access, utilities and screening of dumpsters, loading areas and outside storage. In addition, the property is located within the Jefferson Davis Highway Corridor area. Within this area, the Zoning Ordinance addresses parking, landscaping, buffers and yard requirements. CONCLUSION The proposed zoning and land uses conform to the Jefferson Davis Highway Corridor Plan which suggests the property is appropriate for general industrial use. In addition, the proposed zoning and land uses are representative of, and compatible with, existing and anticipated area development. Given these considerations, approval of this request is recommended. 5 08SN0237 JUL30-BOS-RPT 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. 6 08SN0237 JUL30-BOS-RPT