00SN0172-MAY24.pdfMay 24, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0172
Beverly Harris
Matoaca Magisterial District
West line of Happy Hill Road
REQUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Southern and Western Area Plan
which suggests the property is appropriate for commercial-industrial corridor uses.
The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated commercial development along this portion of Happy Hill
Road and Jefferson Davis Highway.
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.)
Location:
GENERAL INFORMATION
Fronts the west line of Happy Hill Road, northeast of Jefferson Davis Highway. Tax ID 800-
632-Part of 1038 (Sheet 41).
Existing Zoning:
A
Size:
1.5 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A; Single family residential
South - C-5; Commercial or vacant
East - I-1; Single family residential
West - C-5; Vacant
Public Water System:
UTILITIES
There is an existing eight (8) inch water line extending along the western side of Jefferson
Davis Highway adjacent to the request site. Use of the public water system is required by
County Code.
Public Wastewater System:
There is an existing twenty-four (24) inch wastewater trunk sewer extending along a tributary
of Timsberry Creek approximately 1,200 feet northwest of the request site. Use of the public
wastewater system is required by County Code.
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The request site lies within the boundaries of the Southern and Western Area Land Use Plan,
which mandates the use of the public wastewater system under Section 18-64(a) of the
County Code. It is the intent of the applicant to utilize a private septic system and to pursue
an exception from the Planning Commission at the time of site plan review to the required
use of public wastewater as allowed under Section 18-64(c ) of the County Code. Should
such an exception be pursued in the future, the Utilities Department will make
recommendations regarding future connections to the public wastewater system.
Private Septic and Drainfield System:
At the time of site plan review, the applicant intends to seek relief of the mandatory
requirement to use the public wastewater system. If the exception is granted, the Health
Department must approve the use of a private septic tank and drainfield system.
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains to the southeast comer of the site south along Happy Hill
Road to a crossover culvert under Happy Hill Road and then through tributaries to Swift
Creek. There are no existing on- or off-site erosion problems; however, the land is relatively
flat and shows signs of standing water dur'mg heavy rains. The small metal culvert under
Happy Hill Road is blocked with no adequate outfall to drain the water away from Happy
Hill Road. The property in its undeveloped state causes no flooding problems to Happy Hill
Road. However, at the time of development, to insure that Happy Hill Road does not
experience flooding from increased runoff, the developer will need to install a properly-sized
culvert, obtain offsite easements and construct a ditch to an adequate natural watercourse.
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 limk development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on retail trip rates, development could generate
approximately 2,020 average daily trips. These vehicles will be distributed via Happy Hill
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Road to Jefferson Davis Highway (Route 1/301) which had a 1997 traffic count of 17,393
vehicles per day.
In October 1986, the Commonwealth Transportation Board imposed a No-Through-Truck-
Traffic Restriction on the section of Happy Hill Road from just north of the property to
Woods Edge Road. Any truck traffic accessing the property must travel on the section of
Happy Hill Road south of the property.
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.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for commercial-industrial corridor uses.
Area Development Trends:
Area properties along Jefferson Davis Highway are zoned commercially and have been
developed for commercial uses or remain vacant. The properties to the east along Happy Hill
Road are zoned industrially and have been developed for industrial uses or remain vacant.
The Plan anticipates further commercial and industrial development of these two (2)
corridors.
Site Design:
The request property lies within the Jefferson Davis Highway Southern Post Development
Area. New construction must conform to the requirements of the Zoning Ordinance which
address access, parking, landscaping, architectural trea1~nent, setbacks, signs, buffers,
utilities, and screening ofdumpsters and loading areas.
The subject property is part of a larger parcel zoned C-5 which also fronts Jefferson Davis
Highway. It is the applicant's intent to market the entire property; however, there is the
potential for the overall property to be divided and sold to separate users.
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.
Further, all buildings located on the property must have a compatible architectural trea1~nent
4 00SN0172/WP/MAY24G
to include materials, color and style. Compatibility may be achieved through the use of
similar building massing, materials, scale, colors and other architectural features. 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 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.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
trash compactors, etc.) on property which is adjacent to an A, R, R-TH or R-MF District be
screened from view of such district by a masonry or concrete wall which is constructed of
comparable materials to, and designed to be compatible with, the principal building that the
solid waste storage area serves. All solid waste storage areas must observe the parking
setbacks of the districts in which they are located.
Solid waste storage areas located within 1,000 feet of any A, R, R-THE or R-MF Districts
cannot not be serviced between the hours of 9:00 p.m. and 6:00 a.m. Such areas must be
prominently posted with a sign not to exceed six (6) square feet designating the hours in
which the solid waste storage may be serviced.
With the approval of this request, outside storage and loading areas would be permitted.
Outside storage areas must be screened from view of adjacent properties where such sues are
not permitted and from public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform to the Southern and Western Area Plan which suggests
the property is appropriate for commercial-industrial corridor uses. In addition, the proposed zoning
and land uses are representative of, and compatible with, existing and anticipated commercial
development along both Happy Hill Road and Jefferson Davis Highway.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (2/15/00):
At the request of the applicant, the Commission deferred this case to the March 21, 2000,
public hear'rog to allow the applicant an opportunity to discuss transportation concerns with
staff.
Staff (2/16/00):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than February 21, 2000, for consideration at the Commission's March
public hearing.
Planning Commission Meeting (3/21/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request.
AYES: Unanimous.
Board of Supervisors' Meeting (4/26/00):
The applicant was not present. It was therefore the consensus of the Board to defer the case
to the May 24, 2000, meeting.
Staff (4/27/00):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than May 2, 2000, for consideration at the Board's May public hear'rog.
The Board of Supervisors, on Wednesday, May 24, 2000, beginning at 7:00 p.m., will take under
consideration this request.
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A
A
C~3
I
1
I
I
I
A
I-2
1-2
I-1
I-1
A
I-2
A
S
300 0 300 600 Feet
Case #: 00SN0172
Rezoning: A TO C-
Sheet #: 41