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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0114
2 Enon LLC
4c Tor 71 7(1(1Q rpr
November 19, 2008 BS
Bermuda Magisterial District
Southwest quadrant of Bermuda Hundred and North Enon Church Roads
RE VEST: Rezoning from Agricultural (A) to Light Industrial (I-1).
PROPOSED LAND USE:
Light industrial uses are planned.
PLANNING COMMISSION RECOMMEDNATION
RECOMMEND DENIAL.
AYES: MESSRS. BASS, BROWN, HASSEN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend denial for the following reason:
While the proposed zoning and land uses conform to the Consolidated Eastern Area Plan
which suggests the property is appropriate for offices, warehouses and light industrial
uses, including research and development uses and light manufacturing, the proposal fails
to preclude access to North Enon Church Road and provide customary road
improvements, as discussed herein.
(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
Providing a FIRST CHOICE community through excellence in public service
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The Contract Purchaser-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and
its successors or assigns, proffers that the development of the property known as Chesterfield
County Tax ID 824-650-3034 and 823-650-7830 from A to I-l, and subject to the conditions and
provisions as set forth below; however, in the event the request is denied or approved with
conditions not agreed to by the Applicant, these proffers and conditions shall be immediately
null and void and of no further force or effect.
1. Except for the timbering approved by the Virginia State Department of Forestry
for the purpose of removing dead or diseased trees, there shall be no timbering on
the Property until a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved devices have been
installed. (EE)
2. Prior to any site plan approval or within ninety (90) days of a request by the
Transportation Department, forty-five (45) feet of right of way measured from the
existing centerline of North Enon Church Road shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
3. The developer will retain the two (2), ten (10), and one hundred (100) year post
development runoff and release at the two (2), ten (10), and one hundred (100)
year predevelopment rate. (EE)
GENERAL INFORMATION
T ,~cati nn
Southwest quadrant of Bermuda Hundred and North Enon Church Roads. Tax IDs 823-
650-7830 and 824-650-3034.
Existing Zoning:
A
Size:
20.7 acres
Existing Land Use:
Vacant
2 09SN0114-NOV19-BOS-RPT
Adjacent Zoning and Land Use:
North - I-2 with CUPD & I-3;
South, East and West - A; Public/semi-public (church), single family residential or vacant
T TTTT .TTTF C
Public Water System:
The public water system is available. There is an existing twenty (20) inch water line
extending along the south side of Bermuda Hundred Road within an easement across the
request site. In addition, a twenty (20) inch water line extends along the west side of North
Enon Church Road within an easement across the request site. Use of the public water
system is required.
Public Wastewater S,, sue:
The request site is within the service area of the Bermuda Hundred Wastewater Pump
Station. There is an existing fifteen (15) inch wastewater trunk line extending along
Bermuda Hundred Road adjacent to the request site. Use of the public wastewater
system is required. By an existing wastewater agreement, the maximum available
capacity reserved for the request site is 45,000 gallons per day.
ENVIRONMENTAL
Drainage and Erosion:
The subject property generally drains to the southwest and then via a tributary under Route
10 to Johnson's Creek. During a 100 year storm with full development of the area, several
feet of water will inundate long stretches of Route 10 through this area. To address these
drainage concerns, Proffered Condition 3 would require onsite retention with a release based
upon the pre-development rate. Due to the extreme flatness of the area, there is a strong
possibility that wetlands exist on the property. With this flatness and development of the
site, off site easements will be necessary to adequately drain the site even with the storage of
the post development runoff.
The property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering and the appropriate
erosion control devices being installed (Proffered Condition 1). This will ensure that erosion
control measures are in place prior to any development.
3 09SN0114-NOV19-BOS-RPT
PUBLIC FACILITIES
Fire ~ervice~
The Enon Volunteer Fire Station, Company Number 6, and the Riversbend Fire Station,
Company Number 18, currently provide fire protection and emergency medical service
(EMS). This request will have a minimal impact on Fire and EMS.
Transportation:
The property is approximately twenty-one (21) acres located in the southwest quadrant of
North Enon Church and Bermuda Hundred Roads. The applicant is requesting rezoning
from Agricultural (A) to Light Industrial (I-1). Based on trip generation rates for light
industrial uses and a density of 10,000 square feet per acre, development of the property
could generate approximately 1,500 average daily trips (ADT). This traffic would be
distributed to North Enon Church and Bermuda Hundred Roads. Bermuda Hundred and
North Enon Church Roads had 2006 traffic counts of 2,246 vehicles per day (VPD) and
4,261 VPD, respectively, and were functioning at an acceptable Level of Service D.
The Transportation Department does not support this request because the applicant has
not committed to preclude access to North Enon Church Road or provide customary road
improvements.
The Thoroughfare Plan identifies North Enon Church Road as a major arterial. Traffic
along North Enon Church Road is anticipated to increase dramatically with development
of the Meadowville Technology Park to the north. To reduce conflict points and decrease
the potential for accidents along this roadway, access to North Enon Church Road from
the property should be precluded. Access to the property can be provided by way of
Bermuda Hundred Road which is aloes-volume cul-de-sac street adjacent to the property.
When asked, the applicant was not willing to preclude access to North Enon Church
Road.
The traffic impact of this development should be addressed. The applicant should
commit to construct turn lanes along North Enon Church Road to mitigate the traffic
impact of the proposed development. When asked, the applicant was not willing to
provide these improvements. There are no public projects in this area currently included
in the VDOT Six-Year Improvement Program.
The Thoroughfare Plan identifies North Enon Church Road as a maj or arterial with a
recommended right of way width of ninety (90) feet. The applicant proffered to dedicate
forty-five (45) feet of right of way, measured from the centerline of North Enon Church
Road, in accordance with this Plan. (Proffered Condition 2)
VDOT's "Chapter 527" regulations, dealing with development Traffic Impact Analysis
requirements, were recently enacted. Staff has been meeting with VDOT to attempt to
understand the process and the impact of the regulations. At this time, it is uncertain
4 09SN0114-NOV19-BOS-RPT
what impact VDOT's regulations will have on the development process or upon zonings
approved by the county. The applicant has indicated that this request does not meet the
thresholds that would require a Traffic Impact Analysis to be submitted to VDOT.
VDOT's Access Management Regulations were enacted on July 1, 2008 but only apply
to roads that VDOT classifies as Principal Arterials. The regulations are scheduled to
apply to roads such as North Enon Church Road and Bermuda Hundred Road, which are
classified as Urban Minor Arterials, on October 1, 2009. Because these Regulations have
not been finalized, it is unclear what impact, if any, they will have on the property.
Because the applicant has not committed to preclude access to North Enon Church Road
or provide any road improvements, the Transportation Department cannot support this
request.
T,ANT~ TIFF.
Comprehensive Plan:
Lies within the boundaries of the Consolidated Easter
property is appropriate for offices, warehouses and
research and development uses and light manufacturing.
Area Development Trends:
n Area Plan which suggests the
light industrial uses, including
Properties to the north are zoned General Industrial (I-2) with Conditional Use Planned
Development as part of a planned industrial technology park
Development Standards:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening. The purpose of the Emerging Growth District Standards is to promote high
quality, well-designed projects. Any new development of the request property will be
subj ect to these Ordinance standards.
CONCLUSION
while the proposed zoning and land uses conform to the Consolidated Eastern Area Plan which
suggests the property is appropriate for light industrial use, the proposal fails to preclude access
to North Enon Church Road and provide customary road improvements, as discussed herein.
5 09SN0114-NOV19-BOS-RPT
CASE HISTORY
Planning Commission Meeting (10/21/08):
The applicant did not accept the recommendation. There was no opposition present.
Mr. Hassen expressed concerns that the proposal failed to preclude access to North Enon
Church Road and to guarantee construction of turn lanes, as suggested by Staff. Mr.
Hassen indicated his preference was to defer the case to address these issues; however,
the applicant had indicated that they were not in a position to provide access limitations
and turn lanes. Therefore, a deferral would not be of benefit.
Mr. Waller stated he was also concerned about the lack of turn lanes.
On motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended
enia .
AYES: Messrs. Bass, Brown, Hassen and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, November 19, 2008, beginning at 6:30 p.m., will take
under consideration this request.
6 09SN0114-NOV19-BOS-RPT
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