88SN0053
3e~ae-8~;-X988-6g6
July 27, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0053
James V. Daniels
Bermuda Magisterial District
East line of Old Stage Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (M-1) and Heavy
Industrial (M-3). An industrial complex is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGES 1 and 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Eastern Area Land Use and Transportation Plan designates the
property and surrounding area for light industrial use. Further,
area zoning and land use is characterized by a mixture of light and
heavy industrial uses. Therefore, the requested rezoning conforms
to the Plan and area development patterns.
B. The recommended buffer will ensure that industrial zoning and land
use on the request site does not have an adverse impact upon any
future residential development along the west line of Old Stage
Road.
(NOTE: 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.)
CONDITION
(STAFF/CPC) A minimum 100 foot buffer, measured from the ultimate right of
way for Old Stage Road, shall be maintained along the western
property boundary adjacent to Old Stage Road. With the excep-
tion of signs, utilities, landscaping, and driveways, as ap-
proved by the Transportation and Planning Departments and VDOT,
there shall be no facilities within this buffer. Landscaping
shall be installed within this buffer, the exact amount and
species of plants to be determined at the time of site plan
review. A detailed landscaping plan depicting this requirement
shall be submitted to the Planning Department for approval in
conjunction with site plan review. At such time that property
to the west is zoned for commercial and/or industrial use, this
buffer may be modified. (P)
GENERAL INFORMATION
Location: Fronts approximately 256 feet on the east
line of Old Stage Road, approximately 300
feet north of Bermuda Place Drive. Tax Map
116-16 (2) Seaboard Small Farms, Lot 7
(Sheet 32).
Existing Zoning: A
Size:
4.5 acres
Existing Land Use: Residential
Adjacent Zoning & Land Use: North - A and M-3; Single family
residential or vacant
South - A, M-1, and M-3; Industrial or
vacant
East - M-3; Industrial or vacant
West - A; Vacant
Utilities: 12 inch water line located along Old Stage
Road, approximately 1,250 feet southwest of
site. 6 inch water line located along
Bermuda Place Drive, approximately 650 feet
southwest of site. Use of public water
recommended. Off-site easements may be
required to extend public water. Prior to
site plan submittal, the developer should
advise the Utilities Department of antic-
ipated domestic and fire flow demands so
that availability of adequate water flow
and pressure can be determined. Developer
may need to extend water line along Old
Stage Road to provide sufficient water flow
and pressure to site. Applicant intends to
use private well. Use of private well must
be approved by the County Health Depart-
ment.
Lies in Johnsons Creek sewage drainage
area. 21 inch trunk sewer located on-site.
Use of public sewer intended and required
by Ordinance.
Environmental Engineering: Site drains to Parkers Avenue, and ulti-
mately to the James River. The downstream
drainage areas, from Ware Bottom Springs
Road to Route 10 and the James River, are
2 88SN~'~3/JULY27R/BSJUL8
~,,r-'
experiencing severe .erosion problems. The
roadside ditches; along Parkers Avenue to
the east are inadequate to handle existing,
as well~as anticipated drainage.
r
Industrial development of the request
property may require extension of Parkers
Avenue to Old Stage Road. At that time, a
storm sewer system is planned to be in-
stalled. If the entire storm sewer system
is not installed at the time the site is
developed, the existing development in the
vicinity of Parkers Avenue and Ramblewood
Road could experience severe flooding due
to increased runoff. Off-site easements
and drainage improvements may be required.
If the planned storm sewer system cannot be
installed in its entirety, on-site re-
tention may be necessary so as not to
increase the volume of runoff.
Fire Service: Dutch Gap Fire Station, Company ~~14. At
present, fire service capability adequate.
Provide County water flows and fire hyd-
rants for fire protection purposes in
compliance with nationally recognized
standards.
General Plan
(Eastern Area Land
Use and Transporta-
tion Plan): Light Industrial
Transportation: A specific use or density has not been
identified; therefore, it is difficult to
anticipate traffic generation. Based on
the land uses and densities identified on
the conceptual plan that was submitted with
the applicantion, which indicates no devel-
opment on the M-3 portion of the property,
approximately 160 average daily trips could
be generated. These vehicles will be
distributed along Old Stage Road, which had
a 1986 traffic count of 873 vehicles per
day.
The Eastern Area Land Use and Transuorta-
tion Plan identifies Old Stage Road as a
major arterial with a recommended right of
way width of ninety (90) feet. Right of
way should be dedicated in accordance with
the Plan.
3 88SN0053/JULY27R/BSJUL8
Access should be controlled along iden-
tified mayor arterials. To insure access
control, a buffer should be provided along
the entire property frontage adjacent to
Old Stage Road (Condition). Access for
this development to Old Stage Road should
be limited to Parkers Avenue located along
the northern property line.
A right of way for Parkers Avenue has been
dedicated to the County, but never improved
from Old Stage Road east to Ramblewood
Road. Recently, the Board of Supervisors
appropriated funds to upgrade Parkers
Avenue to VDOT standards from Ramblewood
Road west for approximately 400 feet. The
developer should be responsible for con-
structing the entire portion of Parkers
Avenue adjacent to this parcel to VDOT
standards. Dedication of additional right
of way will be required to accommodate
these improvements. At the time of site
plan review, a phasing plan for these
improvements may be submitted to the Trans-
portation Department for review and ap-
proval.
Additional pavement should be provided
along Old Stage Road to facilitate turning
movements.
DISCUSSION
Rezoning from Agricultural (A) to Light Industrial (M-1) and General
Industrial (M-3) is requested. An industrial complex is planned.
The Eastern Area Land Use and Transportation Plan designates the request
property and adjacent, agriculturally zoned property to the north and
west for light industrial use. Further, adjacent properties to the
south, east, and northeast are zoned Light Industrial (M-1) and General
Industrial (M-3), and property to the southeast and south has been devel-
oped for industrial uses. Therefore, the requested rezoning conforms to
the Plan and area development patterns and it is anticipated that ag-
riculturally zoned property to the north and west will eventually be
zoned and developed for industrial use.
Until such time that the property to the west is zoned for a commercial
or industrial use, the possibility exists that it may be developed for
residential use; therefore a~buffer should be imposed along Old Stage
Road (Condition). A similar Condition was imposed on industrially zoned
property to the south, which fronts Old Stage Road across from Bermuda
Place Subdivision. i This buffer could be reduced once the adjacent
property is zoned far commercial or industrial use.
4 88SNC '~/JULY27R/BSJUL8
i
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CASE HISTdRY
Planning Commission Meeting (6/21/88): 1
There was no opposition present. The applicant accepted the recommenda-
tion.
On motion of Mr. Perkins, seconded by Mr. Kelly, the Commission recom-
mended approval of this request subject to the condition on pages 1 and
2.
AYES: Unanimous
The Board of Supervisors on Wednesday, July 27, 1988, beginning at 2:00 p.m.,
will take under consideration this request.
5 88SN0053/JULY27R/BSJUL8
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