98SN0279.PDFREQUEST ANALYSIS
AND
RECOMMENDATION
98SN0279
(Amended)
Wayne Fut~
Bermuda Magisterial District
West line of Jefferson Davis Highway
September 23, 1998 BS
REQUEST: (Amended) Rezoning from Agricultural (A) and Community Business (C-3) to
General Business (C-5).
PROPOSED LAND USE:
A mini-warehouse Ihcility is planned on the proposed C-5 tract. With approval of
this request other commercial uses, except as restricted by Proffered Condition 1,
would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conform with the Southern and Western Area
Plan which suggests the property is appropriate for commercial/industrial corridor
use.
The proposed zoning and land uses are representative of area commercial and
industrial zoning and compatible with existing and anticipated area development.
The development standards of the Zoning Ordinance and proffered conditions
fur*her insure land use compatibility with existing and anticipated area development
and address transportation concerns.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER 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
(STAFF/CPC) 1.
In the C-5 community business tract the following allowable uses
shall not be permitted:
a. Tire recapping and vulcanizing establishments.
(STAFF/CPC) 2.
Prior to any site plan approval, sixty (60) feet of right of way on the
west side of Route 1/301, measured from the centerline of that part
of Route 1/301 inm~ediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
(STAFF/CPC) 3.
Direct access to Route 1/301 shall be lhnited to one (1)
entrance/exit. The exact location of this access shall be approved
by the Transportation Department.
(STAFF/CPC) 4.
To provide an adequate roadway system, the developer shall be
responsible for the following:
Construction of an additional lane of pavement along the
southbound lanes of Route 1/301 ibr the entire property
frontage based on Transportation Department standards;
Construction of additional pavement along the southbound
lanes of Route 1/301 at the approved access to provide a
separate right turn lane, based on Transportation Department
standards; and
Dedication to Chesterfield County, free and unrestricted,
any additional right of way (or easements) required for the
improvements identified above.
(STAFF/CPC) 5.
Prior to any site plan approval, a phasing plan for required road
improvements, as identified in Proffered Condition 4 shall be
submitted to and approved by the Transportation Department.
98SN0279/WP/SEPT23L
Location:
GENERAL INFORMATION
Fronts the west line of Jefferson Davis Highway south of Forest Lake Road. Tax ID 800-
644-3883 and 800-645-Part of 0150 (Sheet 41).
Existing Zoning:
A and C-3 with Conditional Use and C-3
Size:
10.9 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
Public
Public
North - A and C-3 with Conditional Use; Vacant
South - I-2 with Conditional Use Planned Development; Industrial
East - MH-1 and C-3; Single family residential or vacant
West - A and 1-2; Vacant
UTILITIES
Water System:
There is an existing eight (8) inch water line extending along the west side of Jefferson
Davis Highway, adjacent to the request site. In addition, there is an existing twenty-four
(24) inch water line extending along the east side of lefferson Davis Highway. Use of the
public water system is intended and is required by County Code.
Wastewater System:
There is an existing thirty (30) inch wastewater trunk line extending across the request
site. Use of the public wastewater system is intended and is required by County Code.
3 98SNO279/WP/SEPT23L
ENVIRONMENTAl,
Draina~sion:
The site drains into Ashton Creek which runs through the property. There are no existing
or anticipated on- or off-site drainage or erosion problems. Due to floodplains and
Resource Protection Areas CRPAs) covering a large portion of the property, land area
available for development will be very limited.
PUBLIC FAC ILI__L!.TJ~
Fire Service:
This property is curremly served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
hydrants and qum~tity of water needed for tim protection will be evaluated during the plans
review process. Also, the need to designate 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. The size of the subject property is approximately eleven (11)
acres. Part of the property, over one half of the total acreage, is impacted by a 100-year
floodplain. Based on the existence of the floodplain which substantially reduces the
amount of developable acreage and on shopping center trip rates, development could
generate approximately 3,780 average daily trips. The applicant intends to develop the
proposed General Business (C-5) parcel for mira-warehouses. Based on mini-warehouse
trip rates, development could generate approximately 100 average daily trips. These
vehicles will be distributed along Jefferson Davis Highway (Route 1/301), which had a
1997 traffic count of 15,689 vehicles per day.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended
right of way width of 120 - 200 feet. The applicant has proffered to dedicate sixty (60)
feet of right of way, measured from the centerline of Route 1/301, in accordance with that
Plan. (Proffered Condition 2)
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
Route 1/301, should be controlled. The applicant has proffered that one (1) direct access
will be provided to Route 1/301. (Proffered Condition 3)
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98SN0279/WP/SEPT23L
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to: 1) construct an additional lane of pavement
along Route 1/301 for the entire property frontage, based on Transportation Department
standards; and 2) construct additional pavement along Route 1/301 at the approved access
to provide a right turn lane, based on Transportation Department standards. (Proffered
Condition 4)
At time of site plan review, specific reconmtendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property and surrounding area are appropriate for commercial/industrial corridor use.
Area Development Trends:
This portion of the Jefferson Davis Highway Corridor is characterized by commercial and
industrial zonings and land uses. Commercial and industrial development is expected to
continue in the area.
Zoning History:
On July 23, 1980, the Board of Supervisors, upon a thvorable recommendation from the
Planning Commission, approved a Conditional Use to permit a recreational facility on a
portion of the request property. (Case 80S029)
On November 27, 1991, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning to Community Business (C-3) on a portion
of the request property. (Case 91SN0254)
Site Design:
The request property lies within an Emerging Growth Area. Redevelopment of the 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 loading areas.
5 98SN0279/WP/SEPT23L
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural, residential, townhouse residential, multi-family residential, office 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, residential, townhouse residential, multi-family
residential or office 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 screened from adjacent
properties and public rights of way 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, except adjacent
1-2 zoned property, and from 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.
With the approval of this request, outside storage would be permitted. Outside storage
areas must be screened from view of adjacent properties which have no such areas, except
adjacent I-2 zoned properties, and from public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform with the Southern and Western Area Plan which
suggests the property is appropriate for commercial/industrial corridor use. In addition, the
proposed zoning and land uses are representative of area commercial and industrial zoning and
compatible with existing and anticipated area development. The development standards of the
Zoning Ordinance further insure land use compatibility with existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
6
98SN0279/WP/SEPT23L
CASE HISTORY
Plaxming Commission Meeting (8/18/98):
Due to concerns from an area resident relative to a proposal to zone a portion of the
original request parcel to I-2, the applicant withdrew that portion of the request. The
Commission acknowledged this withdrawal. There was no opposition present to the
amended request and the applicant accepted the recommendation.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 23, 1998, beginning at 7:00 p.m., will take
under consideration this request.
7 98SN0279/WP/SEPT23L
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98SN0279 (Amended)
In Bermuda Magisterial District, WAI~RE FUNK requests
rezoning and amendment of zoning district map from
Agricultural (A) and Community Business (C 3) to General
Business (C 5). The density of such amendment will be
controlled by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
commercial/industrial corridor use. This request lies on
10.9 acres fronting approximately 1,700 feet on the west
line of Jefferson Davis Highway, approximately 2,950 feet
south of Forest Lake Road. Tax ID 800 644 3883 and 800 645
Part of 0150 (Sheet 41).
Mr. Jacobson presented a summary of Case 98SN0279 and stated
that Planning Commission and staff recommends approval and
acceptance of the proffered conditions. He noted that the
request conforms to the Southern and Western Area Plan.
Mr. Andy Scherzer, representing the applicant, stated that
the recommendation is acceptable and clarified that the
proffered condition relating to transportation standards
indicates that should the use be as limited as the proposed
mini warehouse that is currently planned, there will not be
a requirement for the full lane widening and extension.
Mr. McCracken confirmed Mr. Scherzer's statement.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
approved Case 98SN0279 and accepted the following proffered
conditions:
1 In the C 5 community business tract the following
allowable uses shall not be permitted:
a. Tire recapping and vulcanizing
establishments.
2 Prior to any site plan approval, sixty (60) feet of
right of way on the west side of Route 1/301, measured
from the centerline of that part of Route 1/301
immediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
3 Direct access to Route 1/301 shall be limited to one
(1) entrance/exit. The exact location of this access
shall be approved by the Transportation Department.
4 To provide an adequate roadway system, the developer
shall be responsible for the following:
9/23/98
98 690
a. Construction of an additional lane of
pavement along the southbound lanes of Route
1/301 for the entire property frontage based
on Transportation Department standards;
b. Construction of additional pavement along the
southbound lanes of Route 1/301 at the
approved access to provide a separate right
turn lane, based on Transportation Department
standards; and
c. Dedication to Chesterfield County, free and
unrestricted, any additional right of way (or
easements) required for the improvements
identified above.
5. Prior to any site plan approval, a phasing plan for
required road improvements, as identified in Proffered
Condition 4 shall be submitted to and approved by the
Transportation Department.
Ayes: Humphrey, Warren, Barber, McHale, and Daniel.
Nays: None.
9/23/98
98 691