00SN0108.pdfOctober 27, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0108
Walthall Properties LLP
Bermuda Magisterial District
East line of Route 1-95
REQUEST: Rezoning from Agricultural (A) to General Industrial (I-2).
PROPOSED LAND USE:
Industrial uses are planner[ However, the applicant has proffered to limk the I-2 uses that
would be permkted. (Proffered Condition 2)
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. Given the proffered condition limiting the I-2 uses to less intense uses, the proposed zoning
and land use conforms with the Eastern Area Land Use and Transportation Plan which
suggests the request property is appropriate for light industrial uses.
B. With the acceptance of the proffered conditions, the proposed zoning and land uses will
be compatible with, and representative of, 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 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. Public water and wastewater system shall be used. (U)
(STAFF/CPC) 2.
Uses permitted shall be restricted to I- 1 uses permitted by right and I- 1
uses permitted with certain restrictions. The I-2 uses shall be restricted to
the following:
g.
h.
I.
j.
k.
1.
Dairy products manufacturing
Furniture and fixtures manufacturing
Ice manufacturing
Macaroni, spaghetti, vermicelli, rigatoni, and
manufacturing
Fabricated metal products manufacturing
Other food preparations manufactur'mg
Pottery and related products manufactur'mg
Salad dressing manufactur'mg
Signs and advertising displays - manufactur'mg
Satellite dishes for communication purposes
Textile mill products manufacturing
Tobacco products manufacturing (P)
noodles
(STAFF/CPC) 3.
Prior to any site plan approval, a right-of-way for the north/south major
arterial ("North/South Arterial") extending through the eastern part of the
Property east of the power line shall be dedicated, free and unrestricted,
to and for the benefit of Chesterfield County. The exact location of
North/South Arterial shall be approved by the Transportation Deparm~ent.
(T)
(STAFF/CPC) 4.
Direct access from the Property to North/South Arterial shall be limited
to one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
2 00SN0108/WP/OCT27Q
(STAFF/CPC) 5. To provide an adequate roadway system, the developer shall be
responsible or the following:
Construction of additional pavement along North/South Arterial
at the approved access to provide left turn and right turn lanes,
based on Transportation Department standards; and
Dedication, free and unrestricted, to and for the benefit of
Chesterfield County, of any additional right-of-way (or
easements) required for the improvements identified above. (T)
(STAFF/CPC)
Prior to any site plan approval, a phasing plan for the required road
improvements identified in Proffered Condition 5, shall be submitted to
and approved by the Transportation Depamnent. (T)
(STAFF/CPC)
The unenforceability, elimination, revision or amendment of any proffer set
forth herein, in whole or in part, shall not affect the validity of enforceability
to the other proffers or the unaffected part of any such proffer. (P)
GENERAL INFORMATION
Location:
Fronts the east line of Route 1-95, north of Woods Edge Road. Tax ID 803-644-2879 (Sheet
35).
Existing Zoning:
A
Size:
23.4 acres
Existing Land Use:
Vacant
3 00SN0108/WP/OCT27Q
Adjacent Zoning & Land Use:
North - A; Vacant
South - I-1; Vacant
East - A and I-1; Vacant
West - MH-1 and I-2; Mobile home park or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending across the eastern edge of Woods Edge
Road, approximately 2,100 feet east of the request site. Use of the public water system is intended
and has been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Reedy Branch and
ending approximately 620 feet west of the request site. Use of the public wastewater system is
intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the north to an intermittent stream and then west under 1-95 to
Ashton Creek. There are no on-ske or off-site drainage or erosion problems anticipated with this
development.
PUBLIC FACILITIES
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 fire protection will be evaluated dur'mg the plans review process.
Transportation:
This request will not limit development to a specific land use; therefore, it is dilTtcult to anticipate
traffic generation. Based on general light industrial trip rates, development could generate
4 00SN0108/WP/OCT27Q
approximately 1,310 average daily trips. These vehicles will be distributed along Woods Edge
Road which had a 1997 traffic count of 3,244 vehicles per day.
The property currently has no public road frontage. The Thoroughfare Plan identifies a north/south
maj or arterial (North/South Arterial) from Woods Edge Road extending predominantly through
the adjacent property to the east (i.e. along the eastern boundary of the subject property) to
Bermuda Hundred Road at the Old Stage Road intersection. The North/South Arterial is
anticipated to cross a small piece of the subject property. The applicant has proffered to dedicate
the part of the property east of the power line as right-of-way for the North/South Arterial
(Proffered Condkion 3). Access to the property is anticipated to be provkted via the North/South
Arterial.
Development must adhere to the Development Standards Manual in the Zoning Ordinance relative
to access and internal circulation (Division 5). Direct access to major arterials, such as the
North/South Arterial, should be controlled. The applicant has proffered that direct access to the
North/South Arterial will be limited to one (1) entrance/exit. (Proffered Condition 4)
Mitigating road improvements must be provided to address the traffic impact of this development.
The applicant has proffered to construct turn lanes along the North/South Arterial at the approved
access to provide left and right turn lanes, based on Transportation Deparunent standards.
(Proffered Condkion 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 property is appropriate for light industrial uses.
Area Development Trends:
Property to the north is zoned Agricukural (A) and is vacant. Adjacent property to the south and
southeast is zoned Light Industrial (I-1) and is vacant. Property to the west is zoned Manufactured
or Mobile Home Park District (MH- 1), and General Industrial (I-2) and is occupied by a mobile
home park or is vacant. The Plan anticipates light industrial uses to continue in this area, east of
1-95 in the vicinity of the Walthall Interchange.
5 00SN0108/WP/OCT27Q
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
trea1~nent, setbacks, signs, buffers, utilkies, and screening of dumpsters and loading areas.
Architectural Treatment:
Architectural trealxnent of buildings, including materials, color and style, must be compatible with
buildings located within the same project. Compatib'dity may be achieved through the use of similar
building massing, materials, scale, colors and other architectural features.
Within Emerging Growth Areas, no building exterior which would be visible to any A, R, R-TH,
R-MF or O District or any public right of way may consist of architectural materials inferior in
quality, appearance, or detail to any other exterior ofthe 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 A,
R, R-TH, R-MF or O District or any public right of way. No building exterior may be constructed
of unpainted concrete block or corrugated and/or sheet metal.
Junction and accessory boxes need not be minimized from view of any I-2 or I-3 District or from
anypublic rights of way. Otherwise,junction and accessory boxes must be minimized from view
of adjacent property and public rights of way by landscaping or architectural trea1~nent integrated
with the building served.
Mechanical equipment, whether ground-level 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,
except mechanical equipment need not be screened from view of any I-2 or I-3 District or from
any public right of way which does not accommodate or is not intended to accommodate through
traffic movements.
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 archkectural feature, and that such areas that are within
1,000 feet of any Agricultural (A) property occupied by a dwelling or MH-1 property not be
serviced between the hours of 9:00 p.m. and 6:00 a.m.
6 00SN0108/WP/OCT27Q
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 except for limited
access roads such a 1-95. Views of loading areas from 1-95 must be minimized.
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 except for limited access roads such as 1-95. Views of outside storage areas
from 1-95 must be minimized.
CONCLUSIONS
The Eastern Area Land Use and Transportation Plan suggests the request property is appropriate for light
industrial use. Generally, there are some I-2 uses that have been deemed appropriate in those areas
designated by the Plan for light industrial because they have a similar character and impact as the uses
permitted in the I-1 District.
The proffered conditions restrict the permitted I-2 uses to eliminate the most intense uses (Proffered
Condition 2). Given this proffer and expected area development pattems, the proposed use conforms to
the Plan. In addition, the proposed zoning and land uses are compatible with, and representative of,
anticipated area development. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/21/99):
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 pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 27, 1999, beginning at 7:00 p.m., will take under
consideration this request.
7 00SN0108/WP/OCT27Q
Case: 00SNO108
Rezoning: A TO I-2
Shee~: 35
N
C
I~OUTE* lO
I
I
I
I
%!
THOROUGHFARE PLAN
00SN0108
In Bermuda Magisterial District, WALTHALL PROPERTIES LLP
10/27/99 99 859
requested rezoning and amendment of zoning district map from
Agricultural (A) to General Industrial (I 2). The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for light industrial use. This
request lies on 23.4 acres fronting approximately 1500 feet
on the east line of I 95, approximately 4800 feet north of
Woods Edge Road. Tax ID 803 644 2879 (Sheet 35).
Mr. Jacobson presented a summary of Case 00SN0108 and stated
that the Planning Commission and staff recommend approval
and acceptance of the proffered conditions. He noted that
the request conforms to the Eastern Area Land Use and
Transportation Plan.
Mr. John Cogbill, 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 00SN0108 and accepted the following
proffered conditions:
1 Public water and wastewater system shall be used. (U)
2 Uses permitted shall be restricted to I 1 uses
permitted by right and I 1 uses permitted with certain
restrictions. The I 2 uses shall be restricted to the
following:
a. Dairy products manufacturing
b. Furniture and fixtures manufacturing
c. Ice manufacturing
d. Macaroni, spaghetti, vermicelli, rigatoni,
and noodles manufacturing
e Fabricated metal products manufacturing
f. Other food preparations manufacturing
g. Pottery and related products manufacturing
h. Salad dressing manufacturing
i. Signs and advertising displays manufacturing
j. Satellite dishes for communication purposes
k. Textile mill products manufacturing
1. Tobacco products manufacturing (P)
3 Prior to any site plan approval, a right of way for the
north/south major arterial ("North/South Arterial")
extending through the eastern part of the Property east
of the power line shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield
County. The exact location of North/South Arterial
shall be approved by the Transportation Department.
(T)
4 Direct access from the Property to North/South Arterial
shall be limited to one (1) entrance/exit. The exact
location of this access shall be approved by the
Transportation Department. (T)
5 To provide an adequate roadway system, the developer
shall be responsible or the following:
a. Construction of additional pavement along
10/27/99 99 860
North/South Arterial at the approved access to
provide left turn and right turn lanes, based on
Transportation Department standards; and
b. Dedication, free and unrestricted, to and for the
benefit of Chesterfield County, of any additional
right of way (or easements) required for the
improvements identified above. (T)
6. Prior to any site plan approval, a phasing plan for the
required road improvements identified in Proffered
Condition 5, shall be submitted to and approved by the
Transportation Department. (T)
7. The unenforceability, elimination, revision or
amendment of any proffer set forth herein, in whole or
in part, shall not affect the validity of
enforceability to the other proffers or the unaffected
part of any such proffer. (P)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale
Nays: None.
10/27/99 99 861