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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0258
Charles P. Phelps
and
Sandra L. Ulloa
Bermuda Magisterial District
3 600 Gill Street
September 24, 2008 BS
RE VEST: Rezoning from Residential (R-7) to Neighborhood Office (0-1).
PROPOSED LAND USE:
Conversion of an existing dwelling for use as an attorney's office is proposed;
however, with approval of this request, redevelopment of the site would be
permitted. With approval of this request, permitted uses would include all uses
permitted by right or with restrictions in the Neighborhood Office (0-1) District.
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 Chester Plan which suggests
the property is appropriate for a mix of professional and administrative offices
and residential uses of varying densities.
B. Existing development standards further ensure land use compatibility with
existing and anticipated area residential and office 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 AND BOS NOTE.
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 or within sixty (60) days from the date
of a written request by the Transportation Department, whichever
occurs first, forty-five (45) feet of right-of way on the south side of
West Hundred Road (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 vehicular access shall be provided from the property to
Route 10. (T)
GENERAL INFORMATION
T ,n~ati nn
South line of West Hundred Road, west line of Gill Street and better known as 3600 Gill
Street. Tax ID 792-656-5119.
Existing Zoning:
R-7
Size:
0.5 acres
Existing Land Use:
Single family dwelling occupied by an office use
Adjacent Zoning and Land Use:
North and South - R-7; Public/semi-public or single family residential
East - 0- l ;Office
West - C-3; Office
2 08SN0258-SEP24-BOS-RPT
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Public Water System:
The request site is within the Chester Water Pressure Zone. There is an existing eight (8)
inch water line extending along the north side of West Hundred Road, opposite this site. In
addition, a six (6) inch water line extends along the east side of Gill Street, opposite this site.
The existing structure on site is connected to the public water system. Use of the public
water system is required by County Code for any future structure built on this site.
Public Wastewater System:
The request site is within the Ashton Creek Sewer Service Area. There is an existing eight
(8) inch wastewater collector line extending along West Hundred Road, adjacent to this site.
In addition, an eight (8) inch wastewater collector line is in Gill Street, adjacent to this site.
The existing structure on-site is connected to the public wastewater collector system. Use of
the public wastewater system is required by County Code for any future structure built on
this site.
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains to Gill Street. There are no known on- or off site
drainage problems and none are anticipated with the redevelopment.
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station Number 1 currently provides fire protection and emergency
medical service. This request will have a minimal impact on Fire and EMS.
Transportation:
The applicants are requesting rezoning of the property (0.5 acre) from Residential (R-7)
to Neighborhood Office (0-1). This request will have a minimal impact on the existing
transportation network. Traffic generated by this development will be initially distributed
along Gill Street and along West Hundred Road (Route l o). Based on the most recent
data from the Virginia Department of Transportation (VDOT), the section of Route 10
between Jefferson Davis Highway (Route 1 /3 O l) and Chester Road was carrying 3 5,171
vehicles per day (VPD) in 2006. The capacity of this section of Route 10 is acceptable
(Level of Service D) for the volume of traffic it currently carries.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right
of way width of ninety (90) feet. The applicants have proffered to dedicate forty-five (45)
3 08SN0258-SEP24-BOS-RPT
feet of right of way, measured from the centerline of Route 10, in accordance with that
Plan. (Proffered Condition 1)
Access to major arterials, such as Route 10, should be controlled. The applicants have
proffered that no direct vehicular access will be provided from the property to Route 10
(Proffered Condition 2). Access from the property to Route 10 will be provided via Gill
Street.
The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Study requirements, have been enacted. At this time, it
is uncertain what impact VDOT's regulations will have on the development process or
upon zonings approved by the county. The applicants have indicated that a Chapter 527
Traffic Study is not required for this zoning request.
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
T,ANT~ TT~F,
Comprehensive Plan:
Lies within the boundaries of the Chester Plan which suggests the property is appropriate
for a mix of professional and administrative offices and residential uses of varying
densities.
Area Development Trends:
Surrounding properties are zoned Residential (R-7), Community Business (C-3) and
Neighborhood Office (0-1) and are occupied by single-family residential use, office or
schools (Thomas Dale High and Curtis Elementary). It is anticipated that the area will
continue to develop for a mix of office and residential uses, as suggested by the Plan.
Site Design:
The property lies within the Chester Village Corridor East District. Redevelopment of the
site must conform to the Chester Village Corridor East District requirements of the Zoning
Ordinance which address access, parking, landscaping, architectural treatment, setbacks,
lighting, pedestrian access, signs, buffers, utilities and screening of dumpsters and loading
areas.
As previously noted, the property is currently occupied by an office use without appropriate
zoning and plans review. As such, it will be necessary to bring the site into compliance with
Ordinance requirements relative to site design immediately subsequent to any zoning
approval.
4 08SN0258-SEP24-BOS-RPT
CONCLUSION
The proposed zoning and land use conform to the Chester Plan which suggests the property is
appropriate for a mix of professional and administrative offices and residential uses of various
densities. Existing development standards further ensure land use compatibility with existing
and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/19/08):
The applicant accepted the recommendation. There was no opposition present.
On motion Mr. Hassen, seconded by Dr. Brown, the Commission recommended approval
of this request and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Bass, Brown, Hassen, and Waller.
The Board of Supervisors, on Wednesday, September 24, 2008, beginning at 6:30 p.m., will take
under consideration this request.
5 08SN0258-SEP24-BOS-RPT
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