02SN0220-May22.pdfMay 22, 2002 BS
STAFF' $
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0220
Chesterfield County Board of Supervisors
Bermuda Magisterial District
Northwest quadrant of Route 10 and 1-295
REQUEST: Rezoning from Light Industrial (I-1) to Corporate Office (0-2).
PROPOSED .LAND USE:
A fire station is planned. However, with approval of this request, other O~2 uses
would be permitted.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THiS REQUEST ON MAY 2 I, 2002. IF
THE COMMISSION ACTS ON THIS REQUEST ON MAY 21,2002, STAFF WILL ADVISE THE
BOARD OF THE COMMISSION'S RECOMMENDATION ON MAY 22, 2002.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the Eastern Area Land Use and Transportation Plan suggests the property is
appropriate for commercial uses, the site is located with quick access to a major
arterial, as recommended by the Public Facilities Plan for the location offke station
sites.
Providing a FIRST CHOICE CommuniO~ Through Excellence in Public Service.
The proposed use conforms to the Public Facilities Plan, which recommends a tim
station in the vicinity of Route 10 and I~295. A fire station at this location would
provide increased fire and emergency me&cal response times for this portion of the
County, and is in keeping with the goals of the Plan by providing efficient and
effective fire protection and emergency response service.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS.)
Location:
GENERAL INFORMATION
South line of Bermuda Hundred Road, northwest quadrant of Route 10 and 1-295. Tax ID
820-651-6064 (Sheet 27).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
4.0 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - A and I-1 with Conditional Use Planned Development; Industrial, single family
residential or vacant
South - i-1; Vacant or VDOT right of way
East - 1-1 and1-2; Vacant or VDOT right ofway
West - C-3; Commercial, single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the southeastern boundary
of this site. Use of the public water system is required by County Code.
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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 property drains to an existing culvert under Route 10 to the south and then via a tributary
to Johnson Creek. There are no existing or anticipated on- or off-site drainage or erosion
problems.
PUBLIC FACILITIES
Fire Service:
The Enon Fire Station, CompanyNumber 6 and Bensley-Bermuda ¥olanteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This new
tire/rescue station is needed to enhance fire and EMS service to the Enon community.
The number of hydrants, quantity of water needed for fire protection and access requirements
will be evaluated during the plans review process.
Transportation:
The requested rezoning from Light Industrial (I-1) to Corporate Office (O-2) will have a
minimal impact on the anticipated traffic generated by development of the property. The
applicant intends to develop a fire station. 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 Eastern Area Land Use and Transportation Plan which
suggests the property is appropriate for commercial uses. A draft Consolidated Eastern Area
Plan has been considered and recommended for approval by the Plarming Commission. The
Board of Supervisors has scheduled a public hearing for May 22, 2002. This draft Plan
suggests the property is appropriate for light industrial uses. The Public Facilities Plan, an
element of the Comprehensive Plan, recommends a fire station in the vicinity of the Route 10
and 1-295 area (River's Bend area).
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Area Development Trend~:
Area properties are zoned and developed for commercial and industrial uses. In addition,
single family residences exist on adjacent properties to the north and west which are zoned A
and C-3. Additional commercial and industrial development is anticipated in the area, as is
suggested by the existing and draft Plans.
On July 28, 1982, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved the rezoning fi.om Agricultural (A) to Light Industrial (M- 1 )
with a Conditional Use Planned Development to permit use exceptions on an 86.54 acre tract
which included the request property (Case 828049). In addition to M-1 uses, all
Convenience Business (B- I ) uses were permitted on the subject property provided they were
oriented towards Route 10 and had sole access to Route 10. The request propm'ty was never
developed.
Development..Standards:
Curremly, the property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buffers,
utilities and screening for developments within these areas. The purpose of the Emerging
Growth Dislrict Standards is to promote high quality, well-designed projects.
It should be noted, along with consideration of the draft Consolidated Eastern Area Plan, the
Planning Commission considered an Ordinance amendment to encourage and enhance the
preservation of tree canopy along the Route 10 corridor, between 1-95 and Hopewell. If
approved, the Ordinance amendment would require all buildings, drives and parking areas to
have a minimum seventy-five (75) foot setback from the proposed rights of way of Route
10. Landscaping within the setback would be in accordance with perimeter landscaping B.
This setback could be reduced to fifty (50) feet with the provision ora twenty-five (25) foot
non-exclusive utility easement interior of the fifty (50) foot setback. In addition, the
Ordinance amendment requires the preservation of ~rees and shrubs along Route I0 to
provide continuity and improve buffering. Specifically, high-canopy trees that are four (4)
inches or greater in caliper, as well as frees of under-story species that are one (I) inch or
greater in caliper, located within the setback from Route 10, are to be retained unless removal
is approved through site plan review. A portion of this property would be affected by this
amendment. This Ordinance amendment is scheduled for public hearing before the Board of
Supervisors on May 22, 2002.
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Architectural Treatment:
Currently, 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.
Farther, based upon current Ordinance standards, w/thin Emerging Growth Areas, no
building exterior which would be visible to any A or R dislxict 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 ora 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.
Currently, all junction and accesso~ 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, mu~t be
screened from view of adjacent property and public fights of way and must be designed to be
pemeived as an integral part of the building.
Buffers and Screening:
Currently, 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 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 w/th the principal building that such
area serves. Solid waste storage areas must be screened fi.om view of public rights of way
by a solid wall, fence, dense evergreen plantings or architectural feature. Such area within
1,000 feet of any A or R districts shall not be serviced between the hours of 9:00 p.m. and
6:00 a.m. 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.
CONCLUSIONS
While the Eastern Area Land Use and Tr.a~nsportation Plm!.. suggests the property is appropriate for
commemial uses, the site is located with quick access to a major arterial, as recommended for fire
station sites by the Public Facilities Plan. The proposed use conforms to the Public Faeili.ties Plan,
which recommends a fire station in the vicinity of Route 10 and 1-295. In addition, a fire station at
this location would provide increased fire and emergency medical response times for this portion of
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the County, and is in keeping w/th tb.e goals of the Plan by providing efficient and effective fire
protection and emergency response service.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (5/8/02):
The Commission is scheduled to consider this request on May 21, 2002.
The Board of Supervisors, on Wednesday, May 22, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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