99SN0279.PDF~m2 ~-~,, .~,, CPC
August 25, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0279
Charles W. Clubb
Bermuda Magisterial District
4001 West Hundred Road
REQUEST: Rezoning from Residential (R-7) to Neighborhood Office (O-1).
PROPOSED LAND USE:
Conversion of an existing single family residence for office uses is planned.
However, with approval of this request, redevelopment of the property would be
permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. MILLER, GULLEY AND CUNNINGHAM.
ABSENT: MESSRS. MARSH AND SHEWMAKE.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The requested zoning and land uses conform to the _C_~hester Vill e~ which
suggests the property is appropriate for neighborhood office use.
B. This request is representative of, and compatible with, existing and anticipated
development within this portion of the Route 10 Corridor.
C. The proffered conditions address transportation concerns as discussed herein.
(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
(STAFF/CPC) 1. Prior to site plan approval, forty-five (45) feet of right-of-way on
the south side of Route 10, measured from the centerline of that part
of Route 10 immediately adjacent to the property, shall be dedicated
free and unrestricted to and for the benefit of Chesterfield County.
(T)
(STAFF/CPC) 2. No direct access shall be provided from the property to Route 10.
(T)
GENERAL INFORMATION
Location:
South line of West Hundred Road and better known as 4001 West Hundred Road. Tax ID
790-655-7946 (Sheet 26).
R-7
Size:
.3 acre
2
99SN0279/WP/AUG25J
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - R-7; Public/semi-public (school)
South - R-7; Single family residential or vacant
East - R-7; Single family residential or vacant
West - C-2 with Conditional Use; Commercial
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along Petersburg Street and an
existing twelve (12) inch water line extending along Dodomead Street. Both of these
water lines are adjacent to the request site. In addition, there is an existing eight (8) inch
water line along the north side of West Hundred Road, adjacent to the request site. The
existing building is connected to the public water system. 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 Petersburg Street
adjacent to the request site. The existing building is connected to the public wastewater
system. Use of the public wastewater system is required by County Code.
Drainage and Erosion:
ENVIRONMENTAL
The property drains east to Petersburg Street, then toward Route 10, and eventually into
Great Branch. There are no existing or anticipated on- or off-site drainage or erosion
problems.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Chester Fire/Rescue Statiom Company Number
1 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
3 99SN0279/WP/AUG25J
hydrants and quantity of water needed for fn:e protection will be evaluated during the plans
review process.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on general office trip rates, development could
generate approximately sixty (60) average daily trips. These vehicles will be distributed
via Petersburg Street to West Hundred Road (Route 10) which had a 1997 traffic count of
24,479 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recormnended right
of way width of ninety (90) f¢et. The applicant has proffered to dedicate forty-five (45)
feet of right of way measured from the centerline of Route 10 in accordance with that Plan.
(Proffered Condition 1)
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Division 5). The applicant has proffered that no direct access will be provided
from the property to Route 10. (Proffered Condition 2)
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 Chester Village Plan which suggests the property is
appropriate for neighborhood office use.
Area Development Trends:
Area properties are currently zoned for single fhmily residential use and have been
developed for such uses to the south and east of the request site. The property to the west
is zoned commercial and is currently developed as a child care center and a bank. The
property to the north is a public/semi-public use and is currently a middle school site. The
Chester Village Plan suggests a continued mixture of office and residential uses along this
portion of the Route 10 Corridor.
Site Design:
The request property lies within the Chester Village Corridor East. Redevelopment of the
site or new consn'uction must conform to the requirements of the Zoning Ordinance which
4
99SN0279/WP/AUG25J
address street lights, street tree plantings, access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening ofdumpsters and loading areas.
Architectural Treatment:
Within the Chester Village District, no building exterior 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 material 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 district or any public right of way.
Buildings should be designed to hnport harmonious proportions and to avoid monotonous
facades or large bulky masses. Buildings must possess architectural variety and must be
compatible with existing structures. New or remodeled buildings must enhance an overall
cohesive character as reflected in existing structures. This character should be achieved
through the use of design elements, including but not limited to, materials, balconies
and/or terraces, articulation of doors and windows, sculptural or textural relief of facades,
architectural ornamentations, varied roof lines or appurtenances such as lighting fixtures
and/or planting.
In addition to these requirements, the Neighborhood Office (O-1) District requires
architectural compatibility with the surrounding residential neighborhood. The O-1
standards also limit the size of buildings to 5,000 square feet since the property is within
200 feet of a residentially zoned parcel and establishes a maximum density of 5,000 square
feet per acre. Based upon the acreage of this property, a maximum of approximately
1,500 square feet of gross floor area of buildings will be permitted. It should be noted
that based on County records, the existing structure has a gross floor area of 2,475 square
feet and is therefore larger than permitted by the O-1 standards. Once rezoned, the
existing structure will become non-conI'orming and cannot be enlarged or structurally
altered.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
served.
Mechanical equipment, whether ground-le~ :1 or rooftop, must be screened from view of
adjacent property, and public rights of way and designed to be perceived as an integral part
of the building.
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
5 99SN0279/WP/AUG25J
of way by a masonry or concrete wall which is constructed of comparable materials to and
designed to be compatible with the principal building that the solid waste storage area
serves 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.
CONCLUSIONS
This request lies within the boundaries of the Chester Village Plan which suggests the property
is appropriate for neighborhood office use. The requested zoning and land uses are representative
of, and compatible with, existing and anticipated development within this portion of the Chester
Village. The proffered conditions address transportation concerns, as discussed herein.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Plam~ing Commission Meeting (7/20/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Conunission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Messrs. Miller, Gulley and Cunningham.
ABSENT: Messrs. Marsh and Shewmake.
The Board of Supervisors, on Wednesday, August 25, 1999, beginning at 7:00 p.m., will take
under consideration this request.
99SN0279/WP/AUG25J
c
Case: 99SNO279
Rezoning: R-7 TO 0-2
Sheet~: 26
99SN0279
In Bermuda Mag±stet±al D±str±ct,
8/25/99
99 712
CHARLES W.
CLUBB requested
rezoning and amendment of zoning district map from
Residential (R 7) to Neighborhood Office (0 1). The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for neighborhood office use. This
request lies on .3 acre known as 4001 West Hundred Road.
Tax ID 790 655 7946 (Sheet 26).
Mr. Jacobson presented a summary of Case 99SN0279 and stated
that Planning Commission and staff recommend approval and
acceptance of the proffered conditions. He further stated
that the proposed development conforms to the Chester
Villaqe Plan.
Mr. Charles Clubb stated that the recommendation is
acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mrs. Humphrey, the
Board approved Case 99SN0279 and accepted the following
proffered conditions:
1. Prior to site plan approval, forty five (45) feet of
right of way on the south side of Route 10, measured
from the centerline of that part of Route 10
immediately adjacent to the property, shall be
dedicated free and unrestricted to and for the benefit
of Chesterfield County. (T)
No direct access shall be provided from the property to
Route 10. (T)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
Mrs. Humphrey expressed appreciation for the elimination of
R 7 zoning.
Mr. Clubb expressed appreciation to the Board for their
support of saving the older homes in the Chester area.
8/25/99
99 713