99SN0218.pdfJune 23, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0218
Sharlene O. Gregory
Bermuda Magisterial District
2400 Willis Road
REQUEST: Rezoning from Residential (R-7) to General Business (C-5).
PROPOSED LAND USE:
A hotel is planned. However, with approval of this request, other C-5 uses would be
permitted, except as restricted by Proffered Condition 3.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan
which suggests the property and surrounding area are appropriate for general
commercial use.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses are compatible with, and representative of,
existing and anticipated commercial development along this portion of the Willis Road
Corridor.
(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.
Prior to any site plan approval, forty-five (45) feet of right-of-way on
the north side of Willis Road and thirty (30) feet of right-of-way on
the west side of Pams Avenue, as measured immediately adjacent to
the property, shall be dedicated, free and unrestricted, to an for the
benefit of Chesterfield County.
(STAFF/CPC) 2.
No direct vehicular access shall be provided from the property to
W'dlis Road. Access from the property Pams Avenue shall be limited
to one (1) entrance/exit, located at the northern property line. The
exact location of this access shall be approved by the Transportation
Deparunent of Chesterfield County.
(STAFF/CPC)
3. The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
g)
h)
i)
J)
k)
l)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclamation, receiving centers-aluminum, glass,
plastic and paper products only
Tire recapping and vulcanizing establishments
Fur dressing and Dyeing
Linoleum, asphalt-felt based and other hard surface floor
cover manufacturing
Mortician's goods manufactur'mg
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufactur'mg
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(STAFF/CPC)
The preliminary site plan by Dean E. Hawkins, ASLA, dated 31
March 1999, entitled "Willis Road Hotel", shall be considered to be
the masterplan for this site and is hereby made a part of this request.
(STAFF/CPC)
The setback area between the proposed building and parking areas
and the property to the west known as GPIN: 794-671-1026, also
known as 2410 Willis Road shall be planted with PerLmeter
Landscaping Type "C".
(STAFF/CPC)
The setback area between the proposed building and Willis Road
(State Route 613) shall be planted with PerLmeter Landscaping Type
(STAFF/CPC)
The setback area between the proposed building and Pams Avenue
(State Route 626) shall be planted with PerLmeter Landscaping Type
(STAFF/CPC)
The architectural style, materials of construction and colors of the
building shall generally conform to that which is depicted on the site
masterplan referenced in Proffered condition #4.
GENERAL INFORMATION
Location:
Northwest quadrant of the intersection of Willis Road and Pams Avenue and better known
as 2400 Willis Road. Tax ID 794-671-2831 (Sheet 23).
Existing Zoning:
R-7
Size:
1.07 acres
Existing Land Use:
Single family residential
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Adjacent Zoning & Land Use:
North - C-5; Commercial
South - C-5; Commercial
East - C-5; Commercial
West - R-7; Single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the north side of Willis Road,
adjacent to the request site. In addition, there is an existing sixteen (16) inch water line
extending along the east side of Paros Avenue, adjacent to the request site. Use of the public
water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the south side of
Willis Road, adjacent to the request site. Use of the public wastewater system is required by
County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains toward Willis Road and is picked up in the storm sewer system along VDOTs
right-of-way and then via storm sewers and tributaries eventually enter'rog the James River. There
are currently no known or anticipated drainage or erosion problems on this property. It cannot be
determined at this time whether acquisition of any easements will be necessary.
PUBLIC FACILITIES
Fire Service:
This property is cunently sewed by the Bensley Fire/Rescue Station, Company Number 3 and
Bensley-Bermuda Rescue Squad. When the property is developed, the number of hydrants
and quantity of water needed for fire protection will be evaluated during the plans review
process.
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Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to anticipate
traffic generation. Based on convenience market with gas pump trip rates, development could
generate approximately 2,120 average daily trips. These vehicles will be distributed along Willis
Road which had a 1997 traffic count of 10,021 vehicles per day.
The Thoroughfare Plan identifies Willis Road as a major arterial with a recommended right of way
width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way,
measured from the centerline of Willis Road, in accordance with that Plan. (Proffered Condition 1)
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 Willis Road, should
be controlled. The applicant has proffered that no direct access will be provided from the property
to Willis Road (Proffered Condition 2). Access from the property to Willis Road will be provided
via Paros Avenue. Proffered Condition 2 limits direct access from the property to Paros Avenue to
one (1) entrance/exit, located towards the northern property line.
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 may be required by the Virginia Depamnent of
Transportation.
At time of ske plan review, specific recommendations will be provided regarding access and internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the property
and surrounding area is appropriate for general commercial use.
Area Development Trends:
The majority of the properties fronting on Willis Road and Pams Avenue to the north, south
and east of the request site have been zoned and developed for commercial uses. While
adjacent property to the west on Willis Road is zoned and developed for single family
residential uses, it is anticipated that the property will eventually be developed for commercial
use in accordance with the recommendations of the Plan.
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Site Design; Architectural Treaunent; and Buffers and Screening:
The request property lies within the Jefferson Davis Highway Northern Area Post
Development Area. Redevelopment of the site or new construction must conform to the
requirements of the Zoning Ordinance which address access, parking, landscaping,
architectural trealment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas.
The applicant has agreed to specific landscaping within the required setbacks along the
southern, eastern and western property boundaries (Proffered Conditions 5, 6 and 7). In
addition, the applicant has submitted proffered conditions which generally depict the site
layout and architectural appearance (Proffered Conditions 4 and 9). It should be noted that
regardless of the use, based upon the proffered conditions, any use must be designed in
accordance with the master plan and elevations.
It shoukt be noted that at the time of she plan review, k may be necessary to modify the she
design to conform to County codes. Generally, it appears that the master plan conforms to
Zoning Ordinance requirements. Any modifications of the plan must comply with the spirit
and intent of the master plan.
CONCLUSIONS
The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan which suggests
the property and surrounding area is appropriate for general commercial use. In addkion, the
proposed zoning and land uses are compatible wkh, and representative of, existing and anticipated
commercial development along this portion of the Willis Road Corridor.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/16/99):
On their own motion, the Commission deferred this case to May 18, 1999.
Staff (3/17/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than March 22, 1999, for consideration at the Commission's May 18,
1999, public hearing.
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Applicant (3/23/99, 4/6/99, 5/5/99 and 5/6/99):
The applicant submitted addkional proffers and plans relative to ske layout, landscaping in
setbacks and archkectural treannent.
Planning Commission Meeting (5/18/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Shewmake, the Commission recommended
approval of this request and acceptance of the proffered condkions on pages 2 and 3.
AYES: Messrs. Gulley, Cunningham, Marsh and Shewmake.
ABSENT: Mr. Miller.
The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under
consideration this request.
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99SN0218
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