99SN0164-FEB9.pdfFebruary 9, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0164
Fridley's Welding Service
Bermuda Magisterial District
West line of Jefferson Davis Highway
~.Q[2Fa~: Rezoning from Community Business (C-3) to General Business (C-5).
PROPOSED LAND USE:
Expansion of an existing contractor's office and storage yard is planned. However,
with approval of this request other C-5 uses except as restricted by Proffered
Condition 9 would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
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.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses are compatible with and representative of
existing and anticipated non-residential development along this portion of the
Jefferson Davis Highway corridor.
The requirements of the Zoning Ordinance and proffered conditions will minimize
the impact on residential development west of the corridor.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER 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) 1.
A minimum twenty-five (25) foot buffer shall be maintained along the
western property boundary adjacent to the Taw Street right-of-way. This
buffer shall conform to the requirements of the Zoning Ordinance for
buffers, Sections 19-521 and 19-522.
(STAFF) 2.
A buffer shall be provided to screen outside storage areas from properties
to the east and west. This buffer shall be accomplished by building design
or by the use of durable architectural walls or fences constructed of
comparable material to the principal building on the property. The
trealment of this buffer shall he approved at the time of site plan review and
approval.
STAFF) 3.
Prior to any site plan approval, sixty (60) feet of right-of-way on the west
side of Routes 1 & 301, as measured from the centerline of that part of
Routes 1 & 301 immediately adjacent to the request property, shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield
County.
STAFF) 4. No direct access shall be provided from the property to Route 1/301.
STAFF) 5.
The use of the public wastewater system shall be employed when a public
sanitary sewer line is in place and operational on the western side of
Jefferson Davis Highway (U.S. Routes I & 301) and is within 200 feet of
the request site.
(STAFF) 6.
Notwithstanding the requirements of the Chesterfield County Zoning
Ordinance, the proffered conditions stated herein and any conditions of
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zoning, this site shall be constructed as per the Preliminary Site Plan
prepared by Dean E. Hawkins, ASLA, dated 9 February 1998, which shall
be considered the master plan for any Contractor's Shop and Storage Yard
developed on GPIN 791-677-3297, 791-677-3392 and 794-677-4695.
(STAFF) 7.
All storage areas shall be paved with concrete, bituminous concrete or other
similar material.
(STAFF) 8.
Any equipment stored on site shall not exceed a stored height of ten (10)
feet.
(STAFF) 9. Uses permitted shall be restricted to the following:
a)
c)
d)
e)
g)
h)
J)
Any permitted uses in the C-3 District.
Any permitted uses in the I-1 District.
Boat sales, service, repair and rental.
Building material sales yard, not including concrete mixing.
Commercial automobile parking.
Contractor's shops and storage yards.
Farm implements and machinery sales, service, rental and repair
establishments.
Motor vehicle sales, service, repair and rental.
Satellite dishes.
Utility trailer and truck rentals.
GI~NERAL INFORMATION
Fronts the west line of Jefferson Davis Highway, south Gayland Avenue. Tax ID 791-677-
3297, 3392 and 4695 (Sheet 23).
C-3
Size:
0.7 acre
Vacant
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Ad_iacent Zoning & Land Use:
North - C-3; Vacant
South - C-5; Commercial
East - C-5; Mobile home park
West - R-7; Vacant
There is an existing eight (8) inch water line extending along Jefferson Davis Highway and
adjacent to the request site. Use of the public water system is required by County Code.
public Wastewater System:
There is an existing eight (8) inch wastewater collector in Gayland Avenue, approximately
675 feet northeast of the request site. In addition, there is an existing eight (8) inch
wastewater collector in Noel Street, approximately 780 feet southeast of the request site.
It is the intent of the applicant to utilize a private septic system for the present time.
The request site is along the Jefferson Davis Corridor which has been looked upon by the
County as an area needing revitalization and new growth. Although the intended use
should not generate significant wastewater flows, there may be other uses allowed under
a C-5 zoning that could generate higher flows.
The applicant has submitted a proffer agreeing to connect to the public wastewater system
when it has been extended to within 200 feet of the request site (Proffered Condition 5).
Considering that an extension of an exisfmg public line (which would require boring across
Jefferson Davis Highway) would be a tremendous expense for the applicant, the Utilities
Department finds this proffer acceptable.
Site drains to the north imo a floodplain and then via tributaries to the James River. There
are no existing or anticipated on- or off-site drainage or erosion problems. It may be
necessary to obtain off-site easements and make improvements to control runoff from
development.
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Fire Service:
This property is currently served by the Bensley Fire/Rescue Station, Company Number
3 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 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 fast food restaurants with drive through window
trip rates, development could generate approximately 1,490 average daily trips. These
vehicles will be distributed along Jefferson Davis Highway (Route 1/301) which had a
1997 traffic count of 26,176 vehicles per day.
~ identifies Route 1/301 as a major arterial with a recommended
right-of-way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60)
feet of right-of-way, measured from the centefline of Route 1/301, in accordance with that
Plan. (Proffered Condition 3)
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Division 5). Access to major arterials, such as Route 1/301, should be
controlled. The applicant has proffered that no direct access will be provided from the
property to Route 1/301 (Proffered Condition 4). Access to Route 1/301 will be provided
through the adjacent property to the south which is currently owned by the applicant.
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 will not be required by the County. Road improvements may be required
by the Virginia Department of Transportation.
On May 27, 1998, the applicant received zoning on the adjacent property to the south.
The applicant intends to expand onto the request site to accommodate a storage yard. The
proffered conditions are consistent with the conditions of the adjacent zoning.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
5 99SN0164/WP/FEB9G
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
property is appropriate for general commercial use.
Area Development Trends:
Area properties to the east and west have been zoned and developed for single family
residential use or remain vacant. Properties to the north and south are zoned and
developed for commercial uses or remain vacant. It is anticipated that area properties
fronting Jefferson Davis Highway which are vacant will be developed for commercial uses
while property to the west is expected to continue to develop for residential uses.
The request property lies within the Jefferson Davis Highway Northern Area Post
Development Area. Redevelopment of the site or new construction must conform to the
development standards of the Zoning Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible to public
rights of way may be constructed of unadorned concrete, block or corrugated and/or sheet
metal. Mechanical equipment, whether ground-level or rooftop, must be screened from
public rights of way. Redevelopment of the site or new construction must adhere to Post
Development requirements.
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 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.
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With the approval of this request, outside storage would be permitted. Outside storage
areas must be screened from view of adjacent properties which have no such areas and
from public rights of way. (Proffered Condition 2)
Adjacent property to the west is zoned Residential (R-7) and is vacant. The applicant has
agreed to provide a twenty-five (25) foot buffer along the western property boundary of
the request site, adjacent to the Taw Street right of way and anticipated residential
development to the west (Proffered Condition I). This buffer should comply with the
requirements of the Zoning Ordinance for buffers, with no reduction of this buffer allowed
through site plan review. In addition, no vehicular access should be permitted through this
buffer. In this manner, the impacts from new development on the request property would
be minimized from adjacent residential properties to the west.
The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan which
suggests the property is appropriate for general commemial use. In addition, the proposed zoning
and land uses are compatible with and representative of existing and anticipated development along
this portion of the Jefferson Davis Highway Corridor. The requirements of the Zoning Ordinance
and proffered conditions will minimize the impact on area residential properties.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/15/98):
The Commission deferred this request to March 16, 1999, to allow staff an opportunity to
review site plans submitted on this date and the applicant an opportunity to complete buffer
improvements on adjacent property to the south.
The applicant's representative indicated that site plans for the adjacent site would be
forthcoming and that landscaping and buffering was anticipated to be complel~xl by March.
Staff (12/16/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than January I1, 1999, for consideration at the Commission's March
public hearing.
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Staff (6/23/99):
To date, no new information has been submitted.
Board of Supervisors' Meeting (6/23/99):
At the request of the applicant, the Commission deferred this request to October 27, 1999,
to allow the applicant an oppommity to file a request on the adjacent property to the south
to amend a buffer condition.
Staff (6/24/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than August 16, 1999, for consideration at the Board's October
public hearing. The companion case was approved by the Board on October 27, 1999.
Board of Supervisors' Meeting (10/27/99):
The Board deferred this case to their November 23, 1999, meeting.
Staff (10/28/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than November 2, 1999, for consideration at the Board's November
public hearing.
Staff (11/5/99):
To date, no new information has been submitted.
Board of Supervisors' Meeting (11/23/99):
The Board deferred this case to January 26, 2000, to allow time for the site plan rev. iew
and required improvements on adjacent property to the south to occur.
9 99SN0164,rWP/FEB9G
Staff (11/24/99):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than November 26, 1999, for consideration on January 26,
2000.
Staff (1/21/00):
To date, no new information has been received.
Board of Supervisors' Meeting (1/26/00):
Due to inclement weather, the Board deferred this case to February 9, 2000.
The Board of Supervisors, on Wednesday, February 9, 2000, beginning at 7:00 p.m., will take
under consideration this request.
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PATTERSON
BELLWOOD
S. GO-VT DEPOT
SUBJECT PROPERTY
L