85S081July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S081
William B. Duval
Bermuda Magisterial District
East line of Express Lane
REQUES%:
Rezoning from Agricultural (A) to General Industrial (M-2) with
Conditional Use Planned Development to permit bulk exceptions (set-
backs). The applicant intends to develop an industrial park.
RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses are compatible with adjacent M-2
zoning to the north and south.
Bo
The proposed zoning and land uses conform to the proposed Central
Area Land Use and Transportation Plan.
Through the Conditional Use Planned Development process, the Commis-
sion and Board may impose conditions which minimize the impact of
this development on adjacent residents.
CONDITIONS
The following conditions notwithstanding, the plan prepared by Lewis
and Owens, Inc., dated April 11, 1985, shall be considered the
Master Plan. (P)
2. Public water and sewer shall be used. (U)
Be
In conjunction with the approval of this request, a twenty-five (25)
foot exception to the thirty (30) foot side yard setback requirement
shall be granted for one (1) side yard of each lot, provided that
the sum of the two (2) side yards shall be a minimum of thirty-five
(35) feet. Furthermore, side and rear yards adjacent to private
drives shall be a minimum of thirty (30) feet. (P)
(Note: Configuration of lots as shown on the Master Plan are subject to
change.)
The pavement design and drainage system for the proposed privat~
roads shall conform to VDH&T Standards. (EE)
The developer shall provide an accurate account of the drainage
situation showing existing drainage and the impact this project will
have on the site and the surrounding area. The developer shall
submit a construction plan to Environmental Engineering and VDH&T
providing for on- and off-site drainage facilities. This plan shall
be approved by the Environmental Engineering Department and VDH&T
and all necessary easements shall be obtained, prior to any vegeta-
tive disturbance. The approved plan may have to be implemented
prior to clearing. (EE)
A fifty (50) foot buffer shall be maintained along the southern and
eastern boundaries adjacent to Agricultural (A) zoning. These
buffers may be modified by the Planning Commission at the time of
schematic plan review if it is determined that sufficient buffering
can be accomplished in a lesser width. The buffers may be installed
in conjunction with the phasing of the development. Prior to any
clearing or grading, the buffers shall be flagged and the Planning
Department contacted to inspect the buffers. Within sixty (60) days
of rough clearing and grading, a detailed landscaping plan shall be
submitted to the Planning Department for approval if it is deemed
that existing vegetation is inadequate to screen the use. (P)
Access shall be provided from the request parcel to the adjacent
property to the east. The exact location and width shall be deter-
mined by the Planning Commission at the time of the first schematic
plan review. Prior to obtaining any building permits,-an access
easement agreement shall be recorded. (P)
GENERAL INFORMATION
Location:
Existing Zoning:
East line of Express Lane, approximately
650 feet north of Reymet Road. Tax Map
82-9 (1) Parcels 5, 6, and 7 (Sheet 23).
A
Size:
8.56 acres
Existing Land Use:
Vacant
~jacent Zoning & Land Use:
North - M-2; Industrial and vacant
South - M-2 and A; Single family
residential
East - A; Vacant
West - A; Vacant
Utilities:
16 inch public water line along Burge
Avenue, north of site. Use of public water
intended. (Condition 2)
Lies in James River sewage drainage area.
Closest trunk sewer line with capacity to
accommodate this development located on
° ~ 2 8~ 81/BSJUN5/JULY24W
Environmental Engineering:
Fire Service:
General Plan:
(Central Area
Plan Proposed
Transportation:
United Parcel Service site along Coach
Road. Although a trunk sewer line is
located west of 1-95, it was not designed
to serve subject area. Must acquire off-
site easements to extend public sewer. Use
of public sewer intended. (Condition 2)
Terrain gently sloping and, when cleared,
has slight chance for erosion. Large
portion of site subject to drainage
problems.
Drains to James River. Downstream drainage
channels may be inadequate to handle runoff
from development. May be necessary to
acquire off-site easements to make down-
stream improvements. (Condition 5)
To minimize possibility of road deterio-
ration, private roads should have a pave-
ment which is adequate to accommodate
anticipated traffic. (Condition 4)
Bensley Fire Station, Company #3. At
present, fire service capability adequate.
Fire hydrants must be provided in compli-
ance with nationally recognized standards.
General Industrial
Estimate approximately 449 average daily
trips will be generated by this develop-
ment. The Master Plan proposes a private
road to serve this development with one
entrance/exit onto Express Lane. In addi-
tion, the plan suggests that the right of
way for the unimproved portion of Riverside
Drive be vacated. This will preclude the
possibility of industrial traffic utilizing
Jean Drive, which serves a single family
residential subdivision to the east. At
the time vacation is considered by the
Board of Supervisors, provisions should be
made to provide an access easement to the
existing cemetery.
Must obtain entrance permits from VDH&T.
May be necessary to make improvements along
Express Lane.
85S081/BSJUN5/JULY24W
DISCUSSION
Rezoning with a Conditional Use Planned Development is requested for the
purpose of constructing a sheet metal fabrication facility and other, as
yet undetermined, general industrial uses. Also requested is an excep-
tion to side yard setback requirements. (Condition 3)
Adjacent property to the north is zoned for, and occupied by, industrial
uses. Some vacant M-2 property also exists to the south. The Agricul-
tural (A) property to the south is occupied by single family dwellings.
These homes are generally well-maintained and it can be assumed that
residential land use will continue into the future. Therefore, while the
requested zoning is representative of prevalent development trends,
adjacent residential land uses should be protected from industrial
encroachment. The buffer condition stated herein is similar to that
imposed on the adjacent M-2 property to the south. (Condition 6)
CASE HISTORY
Staff and Applicant (6/25/85):
After further review and evaluation of the proposed development and the
potential for development of the adjacent property to the east, Staff is
of the opinion that some provision should be made for access through the
request parcel to the adjacent property. The adjacent propezty to the
east is a deep, rectangular parcel which fronts Willis Road, adjacent to
Jean Court Subdivision. Staff is of the opinion that the adjacent prop-
erty has the potential for light industrial development, provided con-
ditions are imposed which protect adjacent residential land uses.
Because of the limited width of the adjacent property, it will be diffi-
cult to provide adequate buffers and driveways without extending access
from the subject property.
Staff, therefore, recommends that access be provided through the request
parcel to the adjacent property to the east. This will provide the
ability to access the rear of the property from Express Lane and the
front of the property from Willis Road. (Condition 7)
Also, on Condition 3, a typographical error was made relative to the
requested side yard setback exception. A twenty-five (25) foot exception
to the thirty (30) foot side yard setback has been requested versus a
five (5) foot exception.
The applicant has also requested that the buffer required in Condition 6
be able to be modified at the time of schematic plan review if documenta-
tion is submitted which verifies that sufficient buffer can be accom-
plished in a lesser width.
These changes are reflected herein.
81/BSJUN5/JULY24W
Planning Commission Meeting (6/25/85):
On motion of Mr. Thomas, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request subject to the conditions on pages 1 and
2.
AYES: Messrs. Thomas, Miller, Cowan and O'Connor.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
5 85S081/BSJUN5/JULY24W
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July 24, 1985 BS
ADDENDUM
85S081
William B. Duval
On July 23, 1985, Environmental Engineering met with the applicant's represen-
tative to discuss Condition 5, relative to drainage. Since private roads are
proposed, VDH&T will not be involved in the review process; therefore, the
condition should be amended to delete the requirement for VDR&T approval of
the drainage plans. Since Planning Commission consideration of the request,
engineering data has been submitted verifying that removal of existing vege-
tation will not jeopardize any existing development. Environmental Engineer-
ing, therefore, recommends amendment of Condition 5, as follows:
5. The developer shall provide an accurate account of the drainage
situatiOn showing existing drainage and the impact this project will
have on the site and the surrounding area. The developer shall
submit a construction plan to ~Environmental Engineering providing
for on- and off-site drainage facilities. This plan shall be
approved by the EnVironmental Engineering Department and any neces-
sary easements shall be obt.ained, prior to any grading. (EE)
85S081/BSJUN5/JULY24WWW