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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
lOSN0162
Bharat Shah
Bermuda Magisterial District
508 West Hundred Road
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April 28, 2010 BS
REQUEST: Rezoning from Agricultural (A) to Corporate Office (O-2).
PROPOSED LAND USE:
Office uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. BROWN, HASSEN, BASS AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Consolidated Eastern Area
Plan which suggests the property is appropriate for neighborhood mixed use.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(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.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
(STAFF/CPC) 1. Prior to any site plan approval, 100 feet of right-of way measured
from the centerline of West Hundred Road (Route 10) adjacent to
the property shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC) 2. Direct vehicular access from the property to Route 10 shall be
limited to one (1) entrance/exit. Prior to any site plan approval, an
access easement, acceptable to the Transportation Department,
shall be recorded across the property to provide shared use of this
access with adjacent properties. (T)
(STAFF/CPC) 3. Prior to the issuance of any new construction certificates of
occupancy, the developer shall be responsible for:
a. Construction of additional pavement along Route 10 to
provide a right turn lane at the approved access,
b. Dedication of any additional right-of way (or easements)
required for this improvement. In the event the developer is
unable to acquire any "off site" right-of way that is
necessary for the road improvements described in this
Proffered Condition, the developer may request, in writing,
that the County acquire such right-of way as a public road
improvement. All costs associated with the acquisition of
the right-of way shall be borne by the developer. In the
event the County chooses not to assist the developer in
acquisition of the "off site" right-of way, the developer
shall be relieved of the obligation to acquire the "off site"
right-of way and shall provide the road improvements
within available right-of way as determined by the
Transportation Department. (T)
(STAFF/CPC) 4. Prior to the issuance of any certificates of occupancy for
development exceeding a total of 3,000 square feet of general
office, or equivalent traffic generation, the developer shall be
responsible for:
a. Construction of an additional lane of pavement along Route
10 for the entire property frontage,
b. Closing the existing crossover on Route 10 approximately
100 feet west of the western property line,
2 10SN0162-APR28-BOS-RPT
c. Construction of an eastbound left turn lane along Route 10
at the existing crossover approximately 250 feet east of the
property,
d. Dedication of any additional right-of way (or easements)
required for this improvement. In the event the developer is
unable to acquire any "off site" right-of way that is
necessary for the road improvements described in this
Proffered Condition, the developer may request, in writing,
that the County acquire such right-of way as a public road
improvement. All costs associated with the acquisition of
the right-of way shall be borne by the developer. In the
event the County chooses not to assist the developer in
acquisition of the "off site" right-of way, the developer
shall be relieved of the obligation to acquire the "off site"
right-of way and shall provide the road improvements
within available right-of way as determined by the
Transportation Department. (T)
(STAFF/CPC) 5. No building(s) located in excess of 200 feet from a residential
district shall exceed a height of three (3) stories or forty-five (45)
feet, whichever is less. (P)
(STAFF/CPC) 6. All building exteriors (whether front, side or rear), exclusive of
doors and windows, shall consist of brick or brick veneer. (P)
GENERAL INFORMATION
T ,ncati nn
North line of West Hundred Road, west of Rivers Bend Road, and better known as 508
West Hundred Road. Tax ID 811-653-4710.
Existing Zoning:
A
Size:
2 acres
Existing Land Use:
Residential
3 10SN0162-APR28-BOS-RPT
Adjacent Zoning and Land Use:
North - R-15; Single family residential
South - A; Vacant
East - A and I- l ;Single family residential or vacant
West - A; Single family residential
T TTTT ,TTTFC
Public Water System:
The request site is located within the Dutch Gap/Bermuda water pressure zone. There is
currently a twelve (12) inch water line extending along the northern side of West Hundred
Road. Use of the public water system is required by County Code.
Public Wastewater S,, sue:
The closest available sewer is located approximately 270 feet south of the site across
West Hundred Road. Use of the public wastewater system is not required.
Private Septic S,, sue:
The Health Department must approve any new septic system or expanded usage of any
existing septic system to serve this site.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to West Hundred Road and then east along West Hundred Road
to a drainage system that conveys the water under West Hundred Road to Johnson's Creek.
There are currently no known drainage or erosion problems and none are anticipated after
development.
PUBLIC FACILITIES
Fire ~ervice~
The Rivers Bend Fire Station, Company Number 18, provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
4 10SN0162-APR28-BOS-RPT
County Department of Transportation:
Based on trip generation rates for general office uses, development of the property could
generate approximately 325 average daily trips (ADT). This traffic will initially be
distributed to Route 10, which had a 2009 traffic count of 49,612 ADT (Level of Service
D) between Meadowville Road and I-95.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right-
of way width of 120 to 200 feet. The applicant has proffered to dedicate right-of way in
along Route 10 in accordance with this plan. (Proffered Condition 1)
Access to major arterials, such as Route 10, should be controlled to minimize conflict
points and maintain acceptable levels of service on area roadways. The applicant has
proffered to limit vehicular access to Route 10 to one (1) entrance/exit (Proffered
Condition 2). This access will be shared with the adjacent properties to the east and west.
The traffic impact of this development should be addressed. The applicant has proffered
to construct a right turn lane along Route 10 if any new construction takes place on the
property (Proffered Condition 3). As written, this proffered condition would permit the
operation of 0-2 uses in the existing 1,100 square foot structure without any road
improvements. The applicant has also committed to provide additional road
improvements if development on the property exceeds 3,000 square feet of general office
(Proffered Condition 4). These improvements include construction of an additional (i.e.
third) lane of pavement along Route 10, closing the existing crossover just west of the
property, and construction of a left turn lane at the crossover just east of the property.
Virginia Department of Transportation:
The applicant has indicated on the submitted documentation that the described use will
generate approximately 400 vehicle trips per day and an approximate maximum of fifty (50)
trips per our.
West Hundred Road (State Route 10) is a principal arterial roadway. Access to Route 10, a
State primary roadway, must be in compliance with the Code of Virginia 24VAC 30-72
("Access Management Regulations for Primary Arterials"), with the design of entrances
guided by the Virginia Road Design Manual, Appendix F. (Note: A turn lane may be
required if warranted.)
T . ANTS T 1CF.
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for neighborhood mixed uses consisting of professional and
administrative offices, along with residential development of varying densities.
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Area Development Trends:
Properties to the north are zoned Residential (R-15) and are developed as part of the Rivers
Bend subdivision. Properties to the east, west and south are zoned Agricultural (A) and
Light Industrial (I-1) and are occupied by single family dwellings or are currently vacant. It
is anticipated that development/redevelopment along this section of the West Hundred Road
Corridor will primarily consist of office uses along the north and light industrial uses along
the south, as suggested by the Plan.
Development Standards:
The request property lies within an Emerging Growth District Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Except as further restricted by proffered conditions, development of the site must conform to
the development standards of the Zoning Ordinance which address access, parking,
landscaping, pedestrian access, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters and parking areas. In addition, the property is located within the
Route 10 Corridor East area. Within this area, the Zoning Ordinance addresses yard
requirements, architecture and internal circulation.
Architectural Treatment:
Currently, Route 10 Corridor East area standards permit the use of adorned-face concrete
block and pre-finished corrugated metal for building exteriors under certain restrictions.
These standards also require that architectural treatment of buildings be compatible with the
best examples of buildings located within the same block or across any road.
Adjacent properties to the east are zoned Light Industrial (I-1). Although currently vacant,
previous architectural approvals for this adjacent proposed office/warehouse development
depicted a brick exterior treatment for buildings. At the request of the Bermuda District
Commissioner, in an effort to promote a consistent architectural theme among individual
developments within this section of the Corridor, proffered conditions provide for a brick
exterior treatment for buildings on the request property. (Proffered Condition 6)
Building Height:
Within Emerging Growth Districts, buildings located within 200 feet of a residential district
are restricted to a height of two (2) stories or thirty (30) feet, whichever is less. Beyond this
200 feet, building heights may be increased to three (3) stories or forty-five (45) feet,
whichever is less, except office buildings which may be constructed to a height of twelve
(12) stories or 120 feet, whichever is less. At the request of the Bermuda District
Commissioner, proffered conditions limit the height of buildings to three (3) stories or forty-
five (45) feet outside the 200 feet from residential districts. (Proffered Condition 5)
6 10SN0162-APR28-BOS-RPT
CONCLUSION
The proposed zoning and land uses conform to the Consolidated Eastern Area Plan. In addition,
the proposed zoning and land uses are representative of, and compatible with, existing and
anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/16/10):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Brown, Hassen, Bass and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, April 28, 2010 beginning at 6:30 p.m., will take under
consideration this request.
7 10SN0162-APR28-BOS-RPT
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