99SN0280.PDFREOUEST:
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
J-~y ~,~, ~=9 CPC
August 25, 1999 BS
99SN0280
Mark A.
and
FrancineY. Landa
Bermuda Magisterial District
North line of Ruffin Mill Road
Rezoning from Light Industrial (I-1) and general industrial (1-2) to General
Business (C-5).
PROPOSED LAND USE:
A hotel and restaurant are planned.
C-5 uses would be permitted.
However, with approval of this request, other
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. MILLER, GULLEY AND CUNNINGHAM.
ABSENT: MESSRS. MARSH AND SHEWMAKE.
Providing a FIRST CHOICE Communi~. Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed land use conforms with the Ruffin Mill Area Plan which suggests the
property is appropriate for commercial use.
The proposed zoning and land use is compatible with, and representative of
anticipated commercial development near the Walthall Interchange with 1-95.
(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.
Direct access to Ruffin Mill Road shall be limited to one (1)
entrance/exit, located towards the western property line. The exact
location of this access shall be approved by the Transportation
Department. (T)
(STAFF/CPC) 2.
To provide an adequate roadway system, the developer shall be
responsible for the following:
Construction of addkional pavement along Ruffin Mill Road
to provide a four (4) lane divided typical section for the
entire property frontage, as generally shown on the
approved Walthall Intersection Reconstruction Plans (Project
#7095-020-F08, C-501), and labeled as "Ruffin Mill Road
(ULT.) W.B.L.";
Construction of additional pavement along Ruffin Mill Road
at the approved access to provide left and right turn lanes;
Full cost of signalization at the site access/Ruffin Mill Road
intersection, if warranted as determined by the
Transportation Department; and
2
99SN0280/WP/AUG25K
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Dedication to Chesterfield County, free and unrestricted, of
any additional right of way (or easements) required for the
improvements identified above. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements identified in Proffered Condition 2 shall be submitted
to and approved by the Transportation Department. (T)
The first-story facade of any building shall not be constructed of
"Dry-Vit". The first-story facades of all buildings shall be
constructed of brick or other masonry material. (P)
The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
t)
g)
h)
i)
J)
k)
t)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclamation, receiving centers-aluminum, glass,
plastic and paper products only
Tire recapping and vulcanizing establistm~ents
Fur dressing and Dyeing
Linoleum, asphalt-felt based and other hard surface floor
cover manufacturing.
Mortician's goods manufacturing
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufacturing (P)
GENERAL INFORMATION
Location:
Lies on the north line of Ruff'm Mill Road, east of Route 1-95. Tax ID 805-638-3567 and
806-640-Part of 0310 (Sheet 35).
Existing Zoning:
I-1 and I-2
Size:
26.2 acres
3 99SN0280/WP/AUG25K
Existing Land Use:
Vacant
A~acent Zoning & Land Use:
North - A; Vacant
South - C-5 and 1-2; Vacant
East - I-1 and I-2; Vacant
West - I-2; Vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the north side of Ruffin
Mill Road ad_iacent to the request site. Use of the public water system is required by
County Code.
Public Wastewater System:
There is an existing twenty-four (24) inch wastewater trunk line extending parallel to
Ashton Creek and at the closest point, approximately 140 feet north of the request site. Use
of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion: and Water Ouality:
The northern twenty-five (25) percent of the subject property appears to be located in a
Resource Protection Area (P.PA) and therefore has very limited uses, if any, in a
commercial setting. The southern seventy-five (75) percent of the property is located
outside the RPA and drains to the north ttn:ough the RPA to Ashton Creek. There are no
existing or anticipated on-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bennuda 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.
4
99SN0280/WP/AUG25K
Dedication to Chesterfield County, free and unrestricted, of
any additional right of way' (or easements) required for the
improvements identified above. (T)
(STAFF, CPC)
Prior to an3, site plan approval, a phasing plan for the required road
improvements identified in Proffered Condition 2 shall be submitted
to and approved by the Transportation Department. (T)
(STAFF/CPC)
The first-story facade of any building shall not be constructed of
"Dry-Vit". The first-story facades of all buildings shall be
constructed of brick or other masonry material. (P)
(STAFF.'CPC)
The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
f)
g)
h)
i)
J)
k)
l)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclmnation, 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 manufacturing
Paper recycling by the compaction method
Rectiiying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufacturing (P)
GENERAL INFORMATION
Location:
Lies on the north line of Ruffin Mill Road. east of Route 1-95. Tax ID 805-638-3567 and
806-640-Part of 0310 (Sheet 35),
Existing Zoning:
I-1 and I-2
Size:
26.2 acres
3 99SN0280/WP/AUG25K
Existin~ Land Use:
Vacant
Adiacent Zoning & Land Use:
North - A; Vacant
South - C-5 and I-2; Vacant
East - I-1 and I-2; Vacant
West - I-2; Vacant
UTILITIES
Public Water Svstern:
There is an existing sixteen (16) inch water line extending along the north side of Ruffin
Mill Road adjacent to the request site. Use of the public water system is required by
County Code.
Public Wastewater System:
There is an existing twenty-four (24) inch wastewater trunk line extending parallel to
Ashton Creek and at the closest point, approximately 140 feet north of the request site. Use
of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion: and Water Ouality:
The northern twenty-five (25) percent of the subject property appears to be located in a
Resource Protection Area (RPA) and therefore has very limited uses, if any, in a
commercial setting. The southern seventy-five (75) percent of the property is located
outside the RPA and drains ro the north through the RPA to Ashton Creek. There are no
existing or anticipated on-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bernmda 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.
99SNO280/WP/AUG25K
Transportation:
This request will not limit development to a specific land use: therefore, it is difficult to
anticipate traffic generation. Based on shopping center trip rates, development could
generate approximately 9,610 average daily trips. Based on light industrial trip rates,
development could generate approximately 980 average daily trips. These vehicles will
be distributed to Ruffin Mill Road which had a 1996 traffic count of 5,375 vehicles per
day.
A construction project is underway to rebuild the Interstate 95/Woods Edge Road
Iuterchange (Walthall Interchange). As part of that construction project, Ruffin Mill Road
is being relocated as a two-lane facility through the southwest corner of the property. The
project is anticipated to be completed by Winter. 1999.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Ruffin Mill Road as a major arterial. Access to major arterials, such as Ruffin Mill Road,
should be controlled. The applicant has proffered that direct access to Ruffin Mill Road
will be limited to one (1) entrance/exit, located towards the western property line.
(Proffered Condition 1)
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to provide road improvements that include: 1)
spacing widening a section of Ruffin Mill Road to a four (4) lane divided roadway for the
entire length of the property frontage; 2) construction of additional pavement along Ruffin
Mill Road at the site access to provide left and right turn lanes; and 3) full cost of a traffic
signal at the site access/Ruffin Mill Road intersection, if warranted. (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 Ruffin Mill Area Plan which suggests the property is
appropriate for commercial use. The Ruffin Mill Area Plan is an amendment to the
~$tern Area Land Use and Transportation Plan adopted December 9, 1987. The
amendment was adopted after a comprehensive study of a three (3) square mile area
encompassed by the Plan was done. The Ruffin Mill Area Plan is a detailed plan that was
adopted to promote the goals of economic development and achievement of a cohesive
residential community.
5 99SN0280/WP/AUG25K
Area Development Trends:
Property to the north is zoned Agricultural (A) and General Industrial (1-2) and is vacant.
Property to the south is zoned general Business (C-5) and General Industrial (I-2) and is
vacant. Property to the east is zoned Light Industrial (1-1) or General Industrial (I-2) and
is vacant or occupied by a single family residence. Property to the west is zoned General
industrial (I-2) and is vacant. The Plan anticipates commercial uses surrounding the
Walthall interchange and industrial uses further to the east. The Plan suggests that
property north of the Ashton Creek should be developed for residential uses.
It is anticipated that completion of the Walthall Interchange improvements will bring
demands 1hr conm~ercial services for travelers along Route 1-95. Industrial development
has been underway along Ruffin Mill Road to the east and is anticipated to continue.
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.
Uses:
At the request of the Bermuda District Commissioner, the applicant has limited the uses
permitted. (Proffered Condition 5)
Architectural Treatment:
Architectural treatment of buildings, including materials, color and style, shall be
compatible with buildings located within the same project. Compatibility may be achieved
through the use of similar building massing, materials, scale, colors and other architectural
features. In addition, at the request of the Bermuda District Commissioner, the applicant
has agreed that buildings will not be constructed of "Dry-Vit" and that the first story of
all buildings will be constructed of brick or another masom3' material. (Proffered
Condition 4)
Within Emerging Growth Areas, no building exterior which would be visible to an5'
agricultural 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 he visible from any adjoining agricultural district or any public right of
way. No building exterior may be constructed of unpainted concrete block or corrugated
and/or sheet ~netal.
6
99SN0280/WP/AUG25K
All junction and accessory boxes except those not visible from beyond the project 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-level or rooftop, must be screened from view of
adjacent properb: 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 and public rights
of way by a solid fence, wall, dense evergreen plantings or architectural feature, and that
such area within 1,000 feet of any A, R, R-TH or R-MF Districts 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 not
permitted 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 on which outside storage is not
permitted and from public rights of way.
As previously noted, while the adjacent property top the north is zoned Agricultural (A),
the Plan suggests that ultimately that property would be developed for residential uses.
The Zoning Ordinance would, therefore, require a minimum of a 100 foot buffer along the
northern property boundary,. This buffer would be inclusive of the Resource Protection
Area (RPA). The 100 foot buffer (not including any Resource Protection Area), may be
reduced through site plan review by the Planning Commission under certain circumstances.
CONCLUSIONS
The proposed zoning and land use conforms to the Ruffin Mill Area Plan which suggests the
property is appropriate for commercial uses. In addition, the proposed zoning is compatible with
and representative of, anticipated commercial development surrounding the Walthall Interchange
with 1-95.
CASE HISTORY
Applicant (7/20/99):
Proffered Conditions 4 and 5 were submitted.
7
99SN0280/WP/AUG25K
Planning Commission Meeting (7/20/99):
The applicant accepted the recormnendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Commission recormnended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Miller, Gulley and Cunni2gham.
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.
8
99SN0280/WP/AUG25K
ii
II
?! !
C
/
/
Case: 99SNO280
Rezoning: I-1 & I-2 TO C-5
Shee~: 35
99SN0280
In Bermuda Magisterial District, MARK A. AND FP-%NCINE Y.
LANDA requested rezoning and amendment of zoning district
map from Light Industrial (I 1) and General Industrial (I 2)
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 use. This request lies on 26.2
acres fronting approximately 650 feet on the north line of
Ruffin Mill Road, approximately 625 feet east of Route I 95.
Tax ID 805 638 3567 and 806 640 Part of 0310 (Sheet 35).
Mr. Jacobson presented a summary of Case 99SN0280 and stated
that Planning Commission and staff recommend approval and
acceptance of the proffered conditions. He noted that the
8/25/99
99 713
proposed development conforms to the Ruffin Mill Area Plan.
Mr. Dean Hawkins, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mrs. Humphrey, the
Board approved Case 99SN0280 and accepted the following
proffered conditions:
1 Direct access to Ruffin Mill Road shall be limited to
one (1) entrance/exit, located towards the western
property line. The exact location of this access shall
be approved by the Transportation Department. (T)
2 To provide an adequate roadway system, the developer
shall be responsible for the following:
a. Construction of additional pavement along Ruffin
Mill Road to provide a four (4) lane divided
typical section for the entire property frontage,
as generally shown on the approved Walthall
Intersection Reconstruction Plans (Project #7095
020 F08, C 501), and labeled as '~Ruffin Mill Road
(ULT.) W.B.L.";
b. Construction of additional pavement along Ruffin
Mill Road at the approved access to provide left
and right turn lanes;
c. Full cost of signalization at the site
access/Ruffin Mill Road intersection, if warranted
as determined by the Transportation Department;
and
d. Dedication to Chesterfield County, free and
unrestricted, of any additional right of way (or
easements) required for the improvements
identified above. (T)
3 Prior to any site plan approval, a phasing plan for the
required road improvements identified in Proffered
Condition 2 shall be submitted to and approved by the
Transportation Department. (T)
4 The first story facade of any building shall not be
constructed of '~Dry vit". The first story facades of
all buildings shall be constructed of brick or other
masonry material. (P)
5 The following C 5 uses shall not be permitted:
a) Cocktail lounges and night clubs
b) Fraternal uses
c) Liquor stores
d) Material reclamation, receiving centers aluminum,
glass, plastic and paper products only
e) Tire recapping and vulcanizing establishments
f) Fur dressing and Dyeing
8/25/99
99 714
g) Linoleum, asphalt felt based and other hard
surface floor cover manufacturing.
h) Mortician's goods manufacturing
i) Paper recycling by the compaction method
j) Rectifying and blending of liquors
k) Wholesaling houses and distributors of alcoholic
beverages
1) Wine, brandy and brandy spirits manufacturing (P)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
8/25/99
99 715