99SN0136.PDFNovember 24, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0136
Parod C. Amin
(AMENDED)
Bermuda Magisterial District
Off the north line of Ware Bottom Spring Road
REQUEST: (AMENDED) Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
The applicant imends to combine the request property with adjacent, commercially
zoned property to the north, along West Hundred Road, and build a hotel.
However, with approval of this request, the property could be developed for any
permitted or restricted C-3 use.
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 Eastern Area Land Use and
Transportation Plan which suggests the request property is appropriate for
commercial use.
B. The requirements of the Zoning Ordinance ensure compatibility with existing and
anticipated area commercial development, in the vicinity of the West Hundred
Road/Route 1-95 interchange.
(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. The public water and wastewater systems shall be used.
(STAFF/CPC) 2.
Except for the timbering approved by the Virgir~a State Department
of Forestry for the purpose of removing dead or diseased trees,
there shall be no timbering on the subject property until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed.
GENERAL INFORMATION
Location:
Off the north line of Ware Bottom Spring Road, west of Old Stage Road. Tax ID 802-653-
Part of 7089 (Sheet 32).
A
Size:
1.9 acres
Vacant
A~acent Zoning & Land Use:
North- C-3 and C-5; Commercial or vacant
South - C-3; Vacant
East - C-3 and C-5; Vacant
West - C-3; Vacant
99SN0136/WP/NOV24J
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the east side of Old Stage
Road, approximately 650 feet east of the request site. In addition, there is an existing
twelve (12) inch water line extending along the north side of West Hundred Road,
approximately 300 feet north of the request site. Use of the public water system is
intended and has been proffered by the applicant. (Proffered Condition 1)
Public Wastewater System:
There is an existing fifteen (15) inch wastewater trunk line extending along a portion of
Redwater Creek and terminating adjacent to the north side of West Hundred Road,
approximately 800 feet north of the request site. Use of the public wastewater system is
intended and has been proffered by the applicant. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The request property drains west to Redwater Creek and then north to the James River.
No existing or anticipated on- or off-site drainage or erosion problems. Off-site easements
and drainage improvements may be required to accommodate increased runoff.
The applicant has proffered there will be no timbering on the property until a land
disturbance permit has been issued (Proffered Condition 2). This will ensure that proper
erosion control measures are in place prior to timbering or land disturbance.
LI FACIL
Fire Service:
This property is currently 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 quantity of water needed for fn:e 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.
3 99SN0136/WP/NOV24J
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on retail trip rates, development could generate
approximately 2,340 average daily trips. These vehicles will be distributed via Ware
Bottom Spring Road to Old Stage Road which had a 1996 traffic count of 5,061 vehicles
per day, and West Hundred Road (Route 10) which had a 1997 traffic count of 35,677
vehicles per day.
The widening of Route 10 to six (6) lanes from Interstate 95 to the Meadowville Road
intersection is included in the Virginia Department of Transportation (VDOT) Six Year
Improvement Program. The widening of Route 10 will include improvements to Old
Stage Road, between Route 10 and Ware Bottom Spring Road. The design for this project
is currently underway. A Location and Design Public Hearing is scheduled for Fall, 1998.
No funds have been allocated for construction.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). At time of site plan review, specific
recommendations will be provided regarding access and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation Plan which
suggests the request property is appropriate for commemial use.
Area Development Trends:
Properties along this portion of the Iron Bridge Road corridor, in the vicinity of the Iron
Bridge Road/Route 1-95 interchange, are characterized by a mix of commercial and
industrial zoning and land uses and by vacant land. It is anticipated that existing
commercial and industrial development patterns will continue in the foreseeable future.
Site Design:
The request property lies within an Emerging Growth Area. 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.
4
99SN0136/WP/NOV24J
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural or 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 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 be designed to be
perceived as an integral part of the building. The views of junction and accessory boxes
must be minimized from adjacent properties and public rights of way.
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 and public rights
of way. 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 as a restricted use.
Outside storage areas must be screened from public rights of way, other than limited access
roads, and the views must be minimized from Route 1-95.
CONCLUSIONS
The proposed zoning and land uses conform to the Eastern Area Land Use and Transportation Plan
which suggests the request property is appropriate for commercial use. In addition, the
requirements of the Zoning Ordinance ensure compatibility with existing and anticipated area
conunercial development, in the vicinity of the West Hundred Road/Route 1-95 interchange.
Given these considerations, approval of this request is reconm~ended.
5 99SN0136/WP/NOV24J
CASE HISTORY
Planning Commission Meeting (10/20/98):
The Co~mnission acknowledged withdrawal of 1.9 acres known as Tax ID 802-653-Part
of 7089.
The applicant accepted the recommendation. There was no opposition present.
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 Tuesday, November 24, 1998, beginning at 7:00 p.m., will take
under consideration this request.
6
99SN0136/WP/NOV24J
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99SNOI56(AMENDED
REZ:A TO C-3
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99SN0136
In Bermuda Magisterial District, PAROD C. AMIN requested
rezoning and amendment of zoning district map from
Agricultural (A) to Community Business (C 3). The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for commercial use. This request
lies on 1.9 acres lying approximately 60 feet off the north
line of Ware Bottom Spring Road, approximately 1,200 feet
west of Old Stage Road. Tax ID 802 653 Part of 7089 (Sheet
32).
Mr. Poole presented a summary of Case 99SN0136 and stated
that the Planning Commission and staff recommend approval
and acceptance of the proffered conditions. He noted that
the proposed request conforms to the Eastern Area Land Use
and Transportation Plan.
Oliver Rudy, Esquire, representing the applicant, stated
that the recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Warren, the Board
approved Case 99SN0136 and accepted the following proffered
conditions:
1. The public water and wastewater systems shall be used.
2. 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
subject property until a land disturbance permit has
been obtained from the Environmental Engineering
Department and the approved devices have been
installed.
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
11/24/98
98 881