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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0125
KHJ 1700 Willis, LLC
~Tn~~om~or 1~LnnQ rnr
December 17, 2008 BS
Bermuda Magisterial District
Northeast quadrant of Willis Road and Germont Avenue
REQUEST: Amendment to rezoning (Case 03SN0224) relative to access.
PROPOSED LAND USE:
Proffered Condition 3 of Case 03SN0224 precludes direct access to Willis Road.
The applicant is requesting deletion of this proffered condition.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
AYES: MESSRS. GULLEY, BASS, BROWN, HASSEN AND WALLER.
STAFF RECOMMENDATION
Recommend approval for the following reason:
Direct vehicular access to this section of Willis Road will have minimal impact on the
existing transportation network.
(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
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
GENERAL INFORMATION
T ,~cati nn
Northeast quadrant of the intersection of Willis Road and Germont Avenue. Tax IDs 796-
671-9098; 796-672-9113 and 9454; and 797-672-0506 and 0743 .
Existing Zoning:
C-5
Size:
4.8 acres
Existing Land Use:
Single-family residential or vacant
Adjacent Zoning and Land Use:
North - C-5; Single-family residential or industrial
South - R-7 and I- l ;Single-family residential or industrial
East - C-5; Industrial
West - R-7, C-2 and C-5; Single-family residential, public/semi-public (church) or vacant
UTILITIES AND ENVIRONMENTAL
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
This request will have a minimal impact on Fire and Emergency Medical Services.
Transportation:
In July 2003, the Board of Supervisors approved a rezoning request (Case 03 SN0224) on
these five (5) parcels, totaling 4.8 acres which allows General Business (C-5) uses on the
property. In conjunction with that zoning approval, the Board accepted a proffered
condition that precluded direct vehicular access from the property to Willis Road
(Proffered Condition 3 of Case 03 SN0224). Access to Willis Road could be provided
through the adjacent property to the east which the applicant also controls and/or via
Germont Avenue which is located along the western property line.
2 09SN0125-DEC17-BOS-RPT
The applicant is requesting an amendment to that zoning case to allow one (1) direct
vehicular access to Willis Road and has indicated that the property will be developed as a
tractor museum. The Transportation Department supports the requested access.
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.
The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Study requirements, have been enacted. The applicant
has indicated that this request does not warrant a Chapter 527 Traffic Study. In October
2009, VDOT may enact access management regulations that would affect access points
along arterial and collector roadways, such as Willis Road. Staff has been meeting with
VDOT to attempt to understand the impact of the access management regulations. At
this time, it is uncertain what impact VDOT's regulations will have on the development
process or upon zonings approved by the county.
At time of site plan review, specific recommendations will be provided regarding access
location and internal circulation.
T,ANT~ TT~F,
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests
the property is appropriate for community commercial and light industrial use.
Area Development Trends:
The area is characterized by a mixture of residential, commercial and industrial zoning and
has been developed for single-family residential and industrial land uses, a church use or
remains vacant. Single-family residential uses are expected to remain to the west in
Bellwood Heights subdivision. It is anticipated that commercial uses will continue to
develop along the Willis Road corridor west to I-95 and industrial uses along the corridor to
the east and north and south from Willis Road, consistent with the Plan.
Zonin Hg istory:
On July 23, 2003, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved C-5 zoning on the request property (Case 03 SN0224).
With the approval of Case 03 SN0224, expansion of a truck terminal located on adjacent
property to the east was planned. However, other commercial and industrial uses were
also permitted. Among other conditions, a condition of zoning for Case 03 SN0224
prohibited direct access from the property to Willis Road.
3 09SN0125-DEC17-BOS-RPT
CONCLUSION
As discussed herein, direct vehicular access to this section of Willis Road will have minimal
impact on the existing transportation network. Therefore, approval of this request is
recommended.
CASE HISTORY
Planning Commission Meeting (11/18/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Mr. Bass, the Commission recommended
approval.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, December 17, 2008, beginning at 6:30pm, will take
under consideration this request.
4 09SN0125-DEC17-BOS-RPT
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