01SN0119-NOV21.pdfREQUEST:
November 21, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0119
Walmac, L.L.C.
Bermuda Magisterial District
Northeast Quadrant of Ruffm Mill Road and Route 1-95
Rezoning from Light Industrial (I-1) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses, except as restricted by Proffered Condition 2, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Ruffin Mill Area Plan which
suggests the property is appropriate for commercial uses.
B. The proposed zoning and land use is compatible with, and representative of,
anticipated commercial development near the Walthall Interchange with 1-95.
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 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/CPC) 1.
The first-story facade of any building shall not be constructed of
"Dry-Vit". The first-story facades of all buildings shall be
constructed of brick or other masonry material. (P)
(STAFF/CPC)
2. The following C-5 uses shall not be permitted:
Fraternal uses
Liquor stores
Material reclamation, receiving centers-aluminum, glass,
plastic and paper products only
Tire recapping and vulcanizing establishments
Fur dressing and Dyeing
Linoleum, asphalt-felt based and other hard surface floor
cover manufacturing
Mortician's goods manufacturing
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufacturing. (P)
(STAFF/CPC)
3. The Public water system shall be used. (U)
(STAFF/CPC)
Prior to issuance of a final certificate of occupancy for any
development that is anticipated to generate traffic that warrants a left
mru lane at the Ruffin Mill Road Cormector/Ruffin Mill Road
intersection based on Transportation Depathnent standards,
additional pavements shall be constructed along Ruff'm Mill Road at
the Ruffin Mill Road Connector to provide a left turn lane. The
developer shall dedicated to Chesterfield County, free and
unrestricted any additional right-of-way (or easements) required for
this road improvement. (T)
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(STAFF/CPC) 5. All outside storage and loading areas shall be screened from view of
limited access roads, in accordance with the screening requirements
of the Zoning Ordinance. (P)
GENERAL INFORMATION
Location:
North line of Ruffm Mill Road and the east line of Route 1-95. Tax ID 804-638-2156 and
5183. (Sheet 35)
Existing Zoning:
I-1
Size:
5.1 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A; Vacant
South - C-5 and 1-2 with Conditional Use Planned Development; Commercial, industrial
and vacant
East - A; Vacant
West - I-1; Vacant
Public Water System:
UTILITIES
There is an existing sixteen (16) inch water line extending along the north side of Ruffin
Mill Road, adjacent to the request site. Use of the public water system is intended and has
been proffered (Proffered Condition 3). Preliminary computer simulated flow tests
indicate a potential for high domestic (static) pressure problems at tkis site. Individual
pressure regulators may be necessary on water service lines
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Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending across the request site
to serve the existing Chester Inn, south of Ruff'm Mill Road. Use of the public wastewater
system is required by County Code. The developer will be responsible for verifying that
adequate wastewater capacity is available in the existing lines to support the proposed use.
If capacity is found to be limited, wastewater system improvements may be necessary.
V TAL
Drainage and Erosion:
The property drains to the northeast under the reconstructed state road involved with the
Walthall interchange. There are no existing or anticipated on- or off-site drainage or
erosion problems.
P LIC C IE
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 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 shopping center trip rates, development could
generate approximately 4,430 average daily trips. These vehicles will be distributed along
Ruff'm Mill Road which had a 1999 traffic count of 2,584 vehicles per day.
A construction project is underway to rebuild the Interstate 95/Woods Edge Road
Interchange ("Walthall Interchange"). As part of that construction project, Ruffm Mill
Road is being relocated along the northern boundary of the property. A section of old
Ruffin Mill Road will be connected ("Ruffin Mill Road connector'') to relocated Ruffin
Mill Road to serve the subject property (see attached map). The project is anticipated to
be completed by Spring 2001.
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal cimulation (Division 5). Mitigating road improvements must
be provided to address the traffic impact of this development. Based on anticipated traffic
generation of this proposed development, left and ri~t turn lanes may be warranted along
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Ruffm Mill Road at the Ruffm Mill Road Connector intersection. The right turn lane will
be constructed along Ruflha Mill Road as part of the Walthall Interchange Project. The
applicant has proffered to provide additional pavement along Ruffm Mill Road at the
Ruffin Mill Road Connector intersection to provide a left turn lane, based on
Transportation Department standards. (Proffered Condition 4)
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 Ruffin Mill Area Plan which suggests the property is
appropriate for commercial use. The Ruffm Mi is an amendment to the Eastern
Area Land Use and Transportation Plan adopted December 9, 1987. The amendment was
adopted after a comprehensive study of a three (3) square mile area encompassed by the
Plan was done. The Ruffin Mill Area Plan is a detailed plan that was adopted to promote
the goals of economic development and achievement of a cohesive residential community.
Area Development Trends:
Area properties have been developed for industrial and commercial uses, to include hotels
and construction businesses or remain vacant. The Plan anticipates commercial uses
surrounding the Walthall Interchange and industrial uses further to the east.
It is anticipated that completion of the Walthall Interchange improvements will bring
demands for commercial services for travelers along Route 1-95. Industrial development
has been underway along Ruffm Mill Road to the east and is anticipated to continue.
Zoning History_:
On October 25, 1978, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning on the request property as well as the adjacent
Light Industrial (I-1) property from Agricultural (A) and General Business (B-3) to Light
Industrial (M-i) (Case 78S156). It was the intent to develop the subject and adjacent
property for an industrial park. The industrial park was never developed and the I~1
property to the west is now part of the Walthall Interchange.
Site Design:
The request property lies within an Emerging Growth Area. Development must conform
to the requirements of the Zoning Ordinance which address access, parking, landscaping,
5 01SN0119/WP/NOV21I
architectural tream~ent, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas. The applicant has proffered to restrict the uses on the property. (Proffered
Condition 2)
The request property is bounded on all sides, except the southern boundary, by limited
access roads. Therefore, access to the site will be limited to the Ruffm Mill Road
Connector.
Architectural Treatment:
Architectural treatment 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. In addition, the applicant has proffered that the first story facades shall be
constructed of brick or other masonry material and not be constructed of "Dry-Vit".
(Proffered Condition 1)
Within Emerging Growth Areas, no building exterior which would be visible to 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 treatment integrated with the building
served.
Mechanical equipment, whether ground-level or rooftop, must be screened from view of
adjacent property and public fights of way and designed to be perceived as an integral part
of the building.
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) must be screened from view by a solid wall, fence, dense
evergreen planting or architectural feature.
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. Outside storage would be a permitted use. Outside storage areas must be screened
6 01SN0119/WP/NOV211
from view of adjacent properties which have no such areas and public rights of way.
Typically, the views of outside storage and loading areas from limited access roads would
be required to be minimized. Given that the property is flanked on the western and
northern boundaries by limited access roads, the Bermuda District Planning Conunissioner
had some concerns. In order to address these concerns, the applicant has proffered that
the views from limited access roads will be screened. (Proffered Condition 5)
CONCLUSIONS
The proposed zoning and land uses conform to the Ruffin Mill Area Plan which suggests the
property is appropriate for commercial uses. In addition, the proposed zoning is compatible with,
and representative of, anticipated commercial development surrounding the Walthall Interchange
with Route 1-95.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (10/17/00):
Proffered Condition 5 was submitted in response to concerns of the Bermuda District
Planning Commissioner.
Planning Commission Meeting (10/17/00):
The applicant accepted the reconunendation. There was no opposition.
On motion of Mr. Cunn/ngham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of proffered conditions on Pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Tuesday, November 21, 2000, beginning at 7:00 p.m., will take
under consideration this request.
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01SN01 19
600 0 6?0 Feet Rezoning: I-1 TO C-5
Sheet #: 35
WALTHALL INTERCHANGE PROJECT
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