01SN0176-Feb28s.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0176
Trivedi's Children Trust
Bermuda Magisterial District
Off the east line of Jefferson Davis Highway
REQUEST: Rezoning from Light Industrial (I-1) to General Business (C-5).
PROPOSED LAND USE:
Cormnercial uses, except as restricted by Proffered Condition 1, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION 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 with the Jefferson Davis Corridor Plan
which suggests the property is appropriate for general commercial use.
B. The proposed zoning and land uses are compatible with, and representative of,
existing and anticipated commercial development along this portion of the Jefferson
Davis Highway Corridor.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The development standards of the Zoning Ordinance, condition and proffered
conditions will further insure land use compatibility with area development and
address concerns relative to the use of public utilities.
(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.)
CONDITION
(STAFF/CPC)
A twenty-five (25) foot buffer shall be provided along the northern and
eastern property lines, adjacent to Tax ID 799-657-3802. This buffer shall
comply with Sections 19-520 through 19-522 of the Zoning Ordinance. (P)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Uses shall be limited to the following:
Any uses permitted by right or with restrictions in the C-3
District, except material reclamation receiving centers.
Any uses permitted by right or with restrictions in the I-1
District.
Motor vehicle sales, service, repair and rental, excluding
motor vehicle consignment lots.
Wholesale trade of any products permitted to be sold by this
proffered condition. (P)
(STAFF/CPC)
2. The public water and wastewater systems shall be used. (U)
GENERAL INFORMATION
Location:
Off the east line of Jefferson Davis Highway, north of Southland Drive. Tax ID 798-656-
9313 (Sheet 26).
I-1
2 01SN0176/WP/FEB28S
Size:
3.4 acres
Vacant
Ad_iacent Zoning and Land Use:
North - C-3; Mobile home park
South - C-5; Vacant
East - C-3; Mobile home park
West - C-5; Commercial
Public Water System:
UTILITIES
There is an existing twenty-four (24) inch water line extending along the east side of
Jefferson Davis Highway, approximately 250 feet west of the request site. In addition,
there is an existing eight (8) inch water line extending along the west side of Jefferson
Davis Highway, approximately 330 feet west of the site. Use of the public water system
is intended and has been proffered. (Proffered Condition 2)
Public Wastewater System:
There is an existing ten (10) inch wastewater sub-trunk extending along a tribmary of
Redwater Creek, approximately 1,300 feet east of the request site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 2)
Drainage and Erosion:
ENVIRONMENTAL
The property drains to the north and east towards Moores Lake, and then via Redwater
Creek to the James River. There are no existing or anticipated on- or off-site drainage or
erosion problems. Prior to commencement of land disturbance, it may be necessary to
acquire off-site easements.
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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 £zre protection will be evaluated during the plans
review process.
Transportation:
The property is currently zoned Light Industrial (I-i). Based on light industrial trip rates,
development could generate approximately 190 average daily trips. The applicant is
requesting rezoning of the property to General Business (C-5). This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on retail trip rates, development could generate approximately 3,370 average daily
trips. These vehicles will be distributed along Jefferson Davis Highway (Route 1/301)
which had a 1997 estimated traffic count of 24,690 vehicles per day.
Development must adhere to the Zoning Ordinance, relative to access and internal
circulation (Division 5). At time of site plan review, specific recommendations will be
provided regarding access and internal circulation.
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 may be required by the Virginia Department of Transportation (VDOT), but
will not be required by the County.
LAND USE
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
property is appropriate for general commercial use.
Area Development Trends:
Adjacent property to the north and east is zoned C-3 and occupied by a mobile home park,
while adjacent properties to the south and west are zoned C-5 and are occupied by
commercial uses or remain vacant. The Plan anticipates commercial development
continuing along this portion of the Jefferson Davis Highway Corridor.
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Site Design:
Currently, the request property ties within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or 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:
In response to concerns of the Bermuda District Commissioner, the applicant has restricted
the uses that would be permitted on the property (Proffered Condition 1). These
restrictions provide some protection for the adjacent mobile home park development to the
north and east.
Architectural Treatment:
Based on compliance with Jefferson Davis Highway Corridor standards, architectural
treatrnent of buildings, including materials, color and style, must be compatible with
buildings located within the same project. Compatibility may be achieved tlu-ough the use
of similar building massing, materials, scale, colors and other architectural features.
Further, based upon current Ordinance standards, no building exterior which would be
visible to public rights of way can be constructed of unadorned concrete, block or
corrugated and/or sheet metal.
Based on current Ordinance requirements, 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 serv-ed. 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.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened by a solid wall, fence, dense evergreen
plantings or architectural feature, and that such area witt~in 1,000 feet of any A District 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.
5 01SN0176/WP/FEB28S
With the approval of this request, outside storage would be permitted. Based on current
Ordinance requirements, outside storage areas must be screened from view of adjacent
properties on which such uses are not permitted and from public rights of way.
While the adjacent property to the north and east is zoned Community Business (C-3), it
is occupied by residences in a mobile home park. The Zoning Ordinance does not require
a buffer along the northern and eastern property boundaries of the request site. To provide
some protection to these adjacent residences, a condition should be imposed which would
require a buffer adjacent to these property lines, as if the adjacent property were zoned
residentially (Condition). At such time that the adjacent property is utilized for a non-
residential use, the buffer can be reduced or eliminated.
CONCLUSIONS
The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan which
suggests the property is appropriate for general commercial use. In addition, the proposed zoning
and land uses are compatible with, and representative of, existing and anticipated commercial
development along this portion of the Jefferson Davis Highway Corridor. The development
standards of the Zoning Ordinance, condition and proffered conditions will further insure land use
compatibility with area development and address concerns relative to use of public utilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/20/01):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Litton, the Commission recommended
approval of this request subject to the condition and acceptance of the proffered conditions
on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 28, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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01SN0176
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