99SN0308-MAR15.pdfMarch 15, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0308
(AMENDED)
Boze Invesunents LLC
Bermuda Magisterial District
900 Bermuda Hundred Road
REOUEST:
(AMENDED) Rezoning from Agricultural (A) to Light Industrial (I-1) with
Conditional Use Planned Development to permit use exceptions, bulk exceptions and
exceptions to development standards.
PROPOSED LAND USE:
Any permitted or restricted Light Industrial (I-1) use, limited commercial uses and
other types of industrial uses, as outlined in the Textual Statement, are proposed.
Also requested are exceptions to setback and development standards relative to
screening. (Reference attached Textual Statement dated February 15, 2000)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform with the Eastern Area Land Use and
Transportation Plan which suggests the property is appropriate for light industrial uses.
B. The proposed zoning and land uses are representative of development trends along
this section of Old Bermuda Hundred Road within this quadrant of the 1-295
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Corridor.
The uses listed in the Textual Statement are consistent with the use exceptions
granted in the adjoining Rivers Bend Business Park (Case 96SN0190). These uses
are compatible with, and in several cases could be designed to serve the existing and
proposed light industrial development in the area.
The requested exceptions adjacent to Agricukural (A) Districts are appropriate, given
that the Eastern Area Land Use and Transportation Plan suggests that these adjacent
Agricultural (A) properties are appropriate for light industrial development. Further,
these exceptions are similar to those granted for the Rivers Bend Business Park.
(NOTE: CONDITIONS MAY BE IMPOSED ON THE CONDITIONAL USE PLANNED
DEVELOPMENT PORTION OF THIS REQUEST. THE PROPERTY OWNER MAY PROFFER
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)
The Textual Statement dated February 15, 2000, shall be considered the
Master Plan. (P)
GENERAL INFORMATION
Location:
North line of Bermuda Hundred Road, west of Interstate 295 and better known as 900
Bermuda Hundred Road. Tax ID 820-652-6507 (Sheet 27).
Existing Zoning:
A
Size:
2.7 acres
Existing Land Use:
Single family residential
2 99SN0308/WP/MAR15G
Adjacent Zoning & Land Use:
North - I-1 with Conditional Use Planned Development; Industrial or vacant
South - I-1; Vacant
East - A; Vacant
West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing six (6) inch water line serving a warehouse located in the Rivers Bend
Business Park. The line terminates approximately eighty (80) feet north of the request site.
In addition, there is an existing twelve (12) inch water line along a portion of Bermuda
Hundred Road at Kingston Avenue, approximately 1,100 feet northwest of the request site.
Use of the public water system is required by County Code.
While the close proximity to the public water line north of the request site in Rivers Bend
Business Park mandates use of the public water system, the applicant has expressed his
intent, at a preliminary site plan review, to pursue a cooperative effort with the developer of
the recently approved hotel site (Case 99SN0154) located to the west to extend the public
water line.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the north side of
Bermuda Hundred Road adjacent to the request site. Use of the public wastewater system
is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The site drains to the southeast toward Bermuda Hundred Road, then via manmade
conveyance channels under the Route 10/Interstate 295 intersection to Johnson Creek and
eventually to the James River. There are no known, existing on-site or off-site drainage and
erosion problems; however, the site itself is relatively flat. On-site or off-site drainage or
erosion problems are not anticipated once the site is developed.
PUBLIC FACILITIES
Fire Service:
3 99SN0308/WP/MAR15G
This property is currently served by the Enon Fire/Rescue Station, Company Number 6 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 limk development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could generate
approximately 150 average daily trips. These vehicles will be distributed via Bermuda
Hundred Road and Kingston Avenue to East Hundred Road (Route 10) which had a 1997
traffic count of 31,522 vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and internal circulation
(Division 5). At time of ske plan review, specific recommendations will be provided
regarding access and internal ckculation.
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 use. The Plan generally supports light
industrial uses along the Route 10 corridor west ofi-295 due to their proximity to existing
or planned residential developments, such as the Rivers Bend Subdivision.
Area Development Trends:
The majority of area properties are currently zoned Light Industrial (I-1) with Condkion Use
Planned Development. Rivers Bend Business Park abuts the property to the north. Vacant
property along the south line of Bermuda Hundred Road is zoned for light industrial
development. The Eastern Area Land Use and Transportation Plan suggests that the adjacent
properties to the east and west that are currently zoned Agricukural (A) are also appropriate
for light industrial uses.
4 99SN0308/WP/MAR15G
Site Design:
The request property lies within an Emerging Growth Area. If approved, development must
conform to the requirements of the Zoning Ordinance which address access, parking,
landscaping, architectural trea1~nent, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
There are two (2) Agricultural (A) parcels located to the west. One of those parcels is
occupied by a house. The Ordinance requires a 100 foot setback for all uses located on the
property from that adjacent property. The applicant has requested relief from this required
setback (Textual Statement). This exception would permit setbacks for uses on the subject
property to comply with Emerging Growth Area standards as if the adjoining properties were
zoned Light Industrial (I- 1).
Uses:
Use exceptions have been requested. The requested exceptions are consistent with those
granted for the River's Bend Industrial Center. These uses are compatible with, and in
several cases could be designed to serve existing and proposed light industrial development
in the area. It should be noted that the Zoning Ordinance will limit these use exceptions to
a maximum of thirty (30) percent of the gross acreage of the property.
Architectural Treatment:
Architectural trea1~nent of buildings, including materials, color and style, must 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.
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 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
be visible from any adjoining "A" District or any public right of way. No building exterior
may be constructed of unpainted concrete block or corrugated and/or sheet metal.
All 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
5 99SN0308/WP/MAR15G
view of adjacent property and public rights of way and designed to be perceived as an
integral part of the building.
Although not officially part of the Rivers Bend Business Center, the property's close
proximity to the park, combined with a future right of way connection from Kingston
Avenue to Bermuda Hundred Road, just east of the property, will give the perception that the
subject property is part of that project. For this reason, the focus on architectural
compatibility should extend beyond the property's limits to include the Rivers Bend Business
Center. This same pr'mciple was applied to the light industrialrezoning, west of the property,
where any buildings developed on the site were proffered to be compatible with the adjacent
industrial park (Case 99SN0154). The applicant has not, however, proffered any special
architectural treatment.
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 property used for residential purposes not be serviced between the hours
of 9:00 p.m. and 6:00 a.m.
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 limited
access roads. From limited access roads, the view of loading areas must be minimized. As
noted herein, modification of these screening requirements is requested. Specifically, the
screening of loading areas would not be required from the adjacent agriculturally zoned
properties located east and west of the subject parcel. (Textual Statement)
CONCLUSIONS
The proposed I-1 zoning conforms to the Eastern Area Land Use and Transportation Plan which
suggests the property is appropriate for light industrial uses. The requested use exceptions are
consistent with those granted in the adjoining Rivers Bend Business Park (Case 96SN0190) and in
some cases will serve the existing and proposed light industrial development in the area.
The requested exceptions to setbacks for uses adjacent to developed agriculturally zoned property
and the screening of loading areas from Agricultural (A) Districts will allow flexibility in
development of the request site. Though zoned agriculturally, these properties are suggested by the
adopted Plan for industrial use. In anticipation of these area industrial development trends, the
requested exceptions will allow the subject property to be developed in accordance with Zoning
Ordinance standards applicable to industrial uses adjacent to other industrial uses. These exceptions
are consistent with the standards applied to the adjoining Rivers Bend Business Park.
6 99SN0308/WP/MAR15G
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/21/99):
On their own motion, the Commission deferred this case to November 16, 1999. This
deferral was to permit the applicant time to mend the application.
Staff(9/22/99):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than September 27, 1999, for consideration at the Commission's
November public meeting.
Applicant and Staff (9/27/99):
A meeting was held between the applicant and staff to discuss proposed amendments to the
application. The applicant expressed interest in requesting a rezoning with Conditional Use
Planned Development to permit use and bulk exceptions and exceptions to development
standards.
Applicant (10/25/99):
The application was mended and revised proffered conditions were submitted.
Applicant (11/4/99):
The application was mended and revised proffered conditions were submitted.
Planning Commission Meeting (11/16/99):
The applicant did not accept the recommendation. The applicant verbally withdrew a portion
of his request for the outside storage of vehicles and a waiver to the screening requirement
for vehicular parking.
7 99SN0308/WP/MAR15G
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of the rezoning (Request T); recommended approval to permit use exceptions
excluding outside storage (Request TT); recommended approval of bulk exceptions (Request
III); recommended approval of exceptions to screening of loading areas (Request IV(a)); and
recommended acceptance of Proffered Condition 1 and imposition of Conditions 1 and 2,
on pages 2 through 4; recommended that Proffered Condkions 2 and 3 not be accepted; and
accepted the withdrawal of the request to waive the screening requirement for outside
vehicular storage.
AYES: Unanimous.
Staff (11/23/99):
The applicant was advised in writing that the application needed to be revised to accurately
reflect the request as amended at the Commission's public hearing. Specifically, the
applicant withdrew a portion of the request to waive the screening requirement for outside
vehicular storage at the Commission's November meeting.
Applicant (11/24/99):
The applicant resubmitted his textual statement. This document continues to maintain the
waiver request for the screening of outside vehicular storage despite the withdrawal of this
part of the request prior to the Commission's consideration of the case.
Board of Supervisors Meeting (12/15/99):
As a result of the applicant significantly modifying this request subsequent to the
Commission's consideration of this applicant, the Board remanded this case to the Planning
Commission for further consideration of these revisions.
Applicant, Staff and Bermuda District Commissioner (1/13/00):
A meeting was held to discuss this case. The application was amended to delete the
requested waiver to the screening of outdoor vehicular storage.
8 99SN0308/WP/MAR15G
Applicant (2/15/00):
The applicant revised the Textual Statement to delete outside storage from the requested use
exceptions. Further, the applicant withdrew the three (3) previously submitted proffered
conditions addressing architectural style and outside storage.
Based upon the deletion of outside storage as a potential use, staff recommended approval
of this request.
Planning Commission Meeting (2/15/00):
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 subject to the condkion on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, March 15, 2000, beginning at 7:00 p.m., will take under
consideration this request.
9 99SN0308/WP/MAR15G
ae~,[ ~y: Aw LaserJe[ 31UUj ae~$u[te; Feb-17-00 2:30P~; Page 2f3
900 Bermuda Hundred Road
Case 995N0308:
Textual Statement For Rezonin; ADr~lication With CUPD.
The applicant requests the f011owlng use exceptions and standards, which are
i~entical to those uses granted in the Rivers Bend I-1 section zoning case.
Banks and savings and loan associations.
Furniture and fixtures manufacturing.
Greenhouses and nurseries, wholesale or retail.
Macaroni, Spaghetti, Vermicelli and noodle manufacturing.
Ms~enger or telegraph services.
Office supply stores.
Other food preparations manufacturing.
Poet offices.
Pottery and related products manufacturing.
Public and private utility uses.
Restaurants. Not including fast food, but including carry out
and sidewalk cafes, provided such uses are in area~ designed
for such use and adequate pedestrian ways are maintained.
Schools - commercial, trade, music, dance, business and
training.
Textile mill products manufacturing.
Towers, architecturaliy incorporated into a building.
Page I of 2
Case 99SN0308:
Textual Statement for Rezon!,ng Application ....... with CUPD. { Continued )
For the purl~ose of determining standards, the adjacent
Agriculturally.zoned properties to the east and west of the
subject parc. el shall be considered as zoned Light Industrial.
Boze Investments LLC
By: ~"
Scott Boze
Presiaent
Dated:
C
I-1
I-2
r HILLS
A
N
Case #: 99SN0308 (AMENDED)
Rezoning: A TO I-1 w/C.U.P.D.
Sheet #: 27