88SN0076
deb}-~9;-~~88-6P6
August 24, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0076
James E. Evans, et al
Matoaca Magisterial District
North line of Carver Heights Drive
REQUEST: Rezoning from Agricultural (A) to Light Industrial (M-1). A light
industrial and office/warehouse complex is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The proposed development does not comply with the Central Area Land
Use and Transportation Plan, which designates the property and
surrounding area for high density residential use.
B. The proposed zoning and land use is not compatible with adjacent
residentially zoned properties to the east.
C. The Central Area Land Use and Transportation Plan notes that the
area encompassing the request property and property to the east and
west may be appropriate for large scale, development incorporating a
mix of residential, office, and commercial uses. Approval of some
limited, nonresidential uses on the request property may be appro-
priate if the subject property were combined with adjacent property
to the west and an overall Master Plan were developed.
GENERAL INFORMATION
Location: Fronting approximately 320 feet on the
north line of Carver Heights Drive, approx-
imately 197 feet west of West Booker Boule-
vard. Tax Map 114-11 (1) Parcel 1 (Sheet
31).
Existing Zoning: A
Size:
4.9 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - B-1 with Conditional Use Planned
Development; Commercial
South - A; Vacant
East - R-7; Vacant
West - A; Vacant
Utilities: 8 inch water line located at intersection
of Carver Heights Drive and West Booker
Road, approximately 150 feet east of site.
Use of private well intended. Use of
public water recommended. Off-site ease-
ments may be necessary to extend public
water. Owner/developer should provide the
Utilities Department with anticipated
domestic/fire flow demands for proposed
development in order to determine if suffi-
cient water pressure is available for
intended uses.
Lies in Lower Swift Creek sewage drainage
basin. At present, public sewer not avail-
able. Use of private septic tank and
drainfield system intended. At such time
that public sewer is extended to serve
adjacent properties to the north and west,
the owner/developer should extend public
sewer and connect all structures to the
public system. The Utilities Department is
presently evaluating the possibility of
extending public sewer to property immedi-
ately west of the request site.
Use of private well and septic system must
be approved by the Health Department.
Environmental Engineering: Drains to Carver Heights Drive and Piney
Branch, and ultimately to Swift Creek.
Downstream property is swampy and very
flat. No drainage and/or erosion problems
anticipated.
Fire Service: Chester Fire Station, Company 461. At
present, fire service capability adequate.
County water flows and fire hydrants must
be provided in compliance with nationally
recognized standards.
General Plan
(Central Area Land
Use and Transporta-
tion Plan):
High density residential
(7.01 units/acre or more)
2 ~ C 'N0076/BSJUL8/AUG24L
Transportation: This request will not limit the development
to a specific use or density; therefore, it
is difficult to anticipate traffic gen-
eration. Based on development of this
property for light industrial use, approxi-
mately 471 average daily trips could be
generated. These vehicles will initially
be distributed along Carver Heights Drive,
which had a 1986 traffic count of 642
vehicles per day. Additional pavement
should be constructed along Carver Heights
Drive to facilitate turning movements.
Additional right of way along Carver
Heights Drive should be dedicated in accor-
dance with the County Zoning Ordinance.
DISCUSSION
Rezoning from Agricultural (A) to Light Industrial (M-1) is requested. A
light industrial and office/warehouse complex is planned.
The request property lies within the boundary of the Central Area Land
Use and Transportation Plan which designates the area, including the
request parcel, for high density residential use. In addition, property
to the east is currently zoned Residential (R-7) and, although most of
the property is currently vacant, a single family subdivision has been
recorded for the property (Carver Home Sites). The proposed zoning and
land use is, therefore, inconsistent with the Central Area Plan, and
approval would represent industrial encroachment into an area designated
for residential use.
The Central Area Plan does note that the request property and property to
the east and west may be appropriate for large scale, development incor-
porating a mix of residential, office, and non-residential uses. Ap-
proval of some non-residential use of the request property may be appro-
priate if the site were to be combined with adjacent property to the west
and an overall Master Plan developed. Otherwise, M-1 zoning would repre-
sent piecemeal development in an area where the potential exists for
comprehensive, coordinated development to occur. The applicant should be
encouraged to coordinate the development of the request property with
owners to the west. In this manner, piecemeal development of the area
can be avoided. It should be noted that staff has had preliminary dis-
cussions with parties who are interested in developing a mixed use proj-
ect on the adjacent property to the west. Preliminary plans for the
property have proposed residential development adjacent to the request
parcel.
It should be noted that the request property lies within the Route 10
Corridor Overlay District and would have to be developed in accordance
with Overlay District standards. In addition, the Zoning Ordinance
requires that all uses and facilities within M-1 Districts, including
driveways and parking areas, be located at least 100 feet from the adja-
cent Residential (R-7) District (Carver Home Sites) and be effectively
3 88SN0076/BSJUL8/AUG24L
screened. Given these requirements and the size and shape of the proper-
ty, it is doubtful that the site can be developed in accordance with the
requirements and at the same time provide design criteria which would
protect existing and future development.
CASE HISTORY
Planning Commission Meeting (7/19/88):
There was no opposition present.
On motion of Mr. Perkins, seconded by Mr. Warren, the Commission recom-
mended denial of this request.
AYES: Unanimous
The Board of Supervisors on Wednesday, August 24, 1988, beginning at 2:00
p.m., will take under consideration this request.
4 ~ SN0076/BSJUL8/AUG24L
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