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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0245
Gerald R. white
and
Janet P. white
Bermuda Magisterial District
South line of Arrowfield Road
August 27, 2008 BS
REQUEST: Rezoning from Agricultural (A) to Community Business (G3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Southern Jefferson Davis
Corridor Plan which suggests that community-scale commercial and office uses
are appropriate.
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 OWNERS 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.)
GENERAL INFORMATION
T ,ncati nn
South line of Arrowfield Road, east of Jefferson Davis Highway. Tax ID 799-628-Part of
7084.
Existin.~ Zoning:
A
Size:
0.6 acres
Existin Land Use:
Single family residential
Adjacent Zoning and Land Use:
North - C-4; Public/semi-public (church)
South - A & C-3; Commercial or vacant
East - A; Single family residential or vacant
West - C-3; Commercial
T TTTT .TTTF C
Public Water System:
The request site is within the Dutch Gap/Bermuda Water Pressure Zone. There is an
existing eight (8) inch water line extending along the north side of Arrowfield Road opposite
the request site. The existing structure is connected to the public water system. Use of the
public water system is required by County Code for any future development of the request
property.
2 08SN0245-AUG27-BOS-RPT
Public Wastewater System:
The request site is within the Lower Swift Creek Sewer Service Area. There is an existing
eight (8) inch wastewater collector line extending across Arrowfield Road from the Colonial
Heights Baptist Church that terminates adjacent to the northeast corner of the request site.
The existing structure is not connected to the public wastewater system. Connection to the
public wastewater system will be required for any future development of the request site.
ENVIRONMENTAL
Drainage and Erosion:
The subj ect property drains to the southeast towards Route 1 and then south to Swift Creek.
There are currently no on- or off site drainage or erosion problems and none are anticipated
after development. When the property is developed, if the property does not drain towards
the northwest, off site easements could possibly be required.
PUBLIC FACILITIES
Fire ~ervice~
The Dutch Gap Fire Station, Company 14, and the 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 (0.6 acre) is currently zoned Agricultural (A), and the applicants are
requesting rezoning to Community Business (C-3). This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on fast-food restaurant with drive through window trip rates, development could
generate approximately 1,390 average daily trips. These vehicles will be initially
distributed, via Arrowfield Road, along Jefferson Davis Highway (Route 11301), which
had a 2006 traffic count of 26,603 vehicles per day. The capacity of the four-lane section
of Route 1/301 between Harrowgate Road and the City of Colonial Heights is acceptable
(Level of Service B) 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.
Development must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal circulation (Division 5). The traffic impact of
this development must be addressed. The applicant intends to operate an office in the
existing residential structure on the property. This use of the property will have a minimal
impact on the transportation network. Arrowfield Road is a narrow roadway with no
3 08SN0245-AUG27-BOS-RPT
shoulders. Any expansion of the existing structure on the property or redevelopment of
the property may require the developer to improve/widen Arrowfield Road and construct
additional pavement along Route 1 /3 01 at the Arrowfield Road intersection to provide a
right turn lane.
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.
At time of site plan review, specific recommendations will be provided regarding access,
internal site circulation and road improvements.
T,ANT~ TT~F,
Comprehensive Plan:
Lies within the boundaries of the Southern Jefferson Davis Corridor Plan which suggests
that community-scale commercial uses, including shopping centers, service and office
uses serving community-wide trade areas are appropriate.
Area Development Trends:
Properties to the north, south and west are zoned commercially and occupied by commercial
or public/semi-public uses, or are vacant. Properties to the east are zoned agricultural and
are occupied by single family residential or are vacant. It is anticipated that commercial and
office uses will continue in the area as suggested by the Plan.
Development Standards:
The request property lies within a Post Development Area. The purpose of the Post
Development Area standards is to provide flexible design criteria in areas that have already
experienced development and to ensure continuity of development. Redevelopment of this
site or new construction must conform to the requirements of the Zoning Ordinance for this
area which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities and screening of dumpsters and loading areas.
CONCLUSION
The proposed zoning and land uses conform to the Southern Jefferson Davis Corridor Plan which
suggests the property is appropriate for community-scale commercial uses, including shopping
centers, service and office uses that serve community-wide trade areas. 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.
4 08SN0245-AUG27-BOS-RPT
CASE HISTORY
Planning Commission Meeting (7/15/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Mr. Bass, the Commission recommended
approval.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
The Board of Supervisors, on Wednesday, August 27, 2008, beginning at 6:30 p.m., will take
under consideration this request.
5 08SN0245-AUG27-BOS-RPT
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