12SN0162CASE MANAGER: Jane Peterson
February 22, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0162
William K. Thibault
Bermuda Magisterial District
East line of Jefferson Davis Highway
RE VEST: Rezoning from Community Business (C-3) and Light Industrial (I-1) to Regional
Business (C-4) with conditional use approval to permit Light Industrial (I-1) uses.
PROPOSED LAND USE:
A winery, to include a vineyard, special events and retail operations as ancillary
uses, is planned. Conditional use approval is requested to permit Light Industrial (I-
1) uses to exceed thirty (30) percent of the gross acreage of the project in a C-4
District.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed Light Industrial (I-1) uses, to include wine manufacturing, conform to the
Southern Jefferson Davis Corridor Plan which suggests the property is appropriate for
light industrial use. Further, as limited by proffered conditions, the proposed ancillary
uses to the winery would not impede potential future redevelopment of the property for
Light Industrial (I-1) uses consistent with the recommendations ofthe Plan.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. 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. Uses. Uses shall be limited as follows:
a. Uses permitted by right in the Light Industrial (I-1) District.
b. Ancillary uses to a wine manufacturing (winery), limited as
follows:
i. Vineyard, provided such use is operated in
conjunction with a winery located on the subject
property, and limited to a maximum of six (6) acres
in area.
11. Event center to permit special events such as wine
tastings, receptions, private parties and similar social
gatherings
iii. Retail sales of wine and related products, limited to a
cumulative total of 3,000 gross square feet. (P)
(STAFF/CPC) 2. Access. Direct vehicular access from the property to Route 1/301
shall be limited to one (1) entrance/exit. The exact location of this
access shall be approved by the Transportation Department. (T)
(STAFF/CPC) 3. Transportation. The developer shall be responsible for the
construction of additional pavement along Route 1/301 at the
approved access to provide left and right turn lanes. The developer
shall dedicate to Chesterfield County, free and unrestricted, any
additional right-of way (or easements) required for the road
improvements. Prior to any site plan approval, a phasing plan for the
required road improvements shall be submitted to and approved by
the Transportation Department. (T)
GENERAL INFORMATION
Location:
The request property is located on the east line of Jefferson Davis Highway, south of Forest
Lake Road. Tax IDs 801-644-1869 and 2341.
Existing Zoning:
C-3 and I-1
Size:
8.7 acres
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Existing Land Use:
Residential or vacant
Adjacent Zoning and Land Use:
North - C-3 and I- l ;Single-family residential or vacant
South - C-3; Vacant
East - A and I-2; Vacant
West - C-5; Commercial or vacant
T TTTT ,TTTFC
Public Water System:
The site is located within the Dutch Gap/Bermuda water pressure zone. Water lines are
currently being constructed on this site in accordance with site plan 08PR0113. Connection
to the public water system is required by County code.
Public Wastewater System:
The site is located within the Ashton Creek sewer service area. Wastewater lines are
currently being constructed on this site in accordance with site plan 08PR0113. Connection
to the public wastewater system is required by County code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the southeast into a tributary of Ashton Creek and then via
Ashton Creek to the Appomattox River. There are currently no on- or off site drainage or
erosion problems and none are anticipated after development.
Water ualit
The creek on the southeastern side of the property is a perennial stream and, as such, is
subject to a 100 foot conservation buffer, inside of which uses are very limited.
PUBLIC FACILITIES
Fire ~Prvice~
The Dutch Gap Fire Station, Company Number 14, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
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County Department of Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could
generate approximately 500 average daily trips. The applicant has indicated that the
property will be developed as a winery. Traffic generation information for such a use is
not available. These vehicles will be distributed along Jefferson Davis Highway (Route
1/301), which had a 2009 traffic count of 17,605 vehicles per day. Access to major
arterials, such as Route 1/301 should be controlled. The applicant has proffered that
direct access from the property to Route 1/301 will be limited to one (1) entrance/exit.
(Proffered Condition 2)
The traffic impact of this development must be addressed. The applicant has proffered to
construct additional pavement along Route 1/301 at the approved access to provide left
and right turn lanes. Prior to any site plan approval, a phasing plan for the required road
improvements shall be submitted to and approved by the Transportation Department.
(Proffered Condition 3) The applicant has developed a preliminary site plan, which
shows a winery with a vineyard, event center, and limited retail sales on the property.
Based on this plan, a right turn lane will be warranted.
Virginia Department of Transportation (VDOT):
VDOT notes that aright-in/right-out commercial entrance with adequate sight distances
shall be provided along with the proffered right turn lane with a suitable length taper and
storage. At the location requested, aright-in/right-out commercial entrance meets the
requirements of 24VAC -72, "Access Management Regulations for Principal Arterials."
T,ANT~ TIFF,
Comprehensive Plan:
The subject property is located within the boundaries of the Southern Jefferson Davis
Corridor Plan, which suggests the property is appropriate for light industrial use.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Chesterfield County
Planning Commission on November 15, 2011) designates the subject property "Regional
Corridor" and "Conservation/Recreation" (along Resource Protection Areas). This
proposed land use designation encourages a vertically and horizontally integrated mix of
residential, office, public, open space and commercial uses. It should be noted that the
revised draft plan is pending review by the Board of Supervisors, has not been approved,
and does not provide land use guidance for the subject property at this time. The
recommendations of the revised draft plan are provided for informational purposes only.
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Area Development Trends:
Properties to the north are zoned Community Business (C-3) and Light Industrial (I-1) and
are occupied by asingle-family residence or are vacant. Properties to the south and
southeast are zoned Community Business (C-3) and General Industrial (I-2) and are vacant.
Along the west line of Jefferson Davis Highway, properties are zoned General Business (C-
5) and occupied by a self storage facility or are vacant. To the northeast, an adjacent
Agricultural (A) parcel is vacant. It is anticipated that area properties north of the Walthall
interchange between Jefferson Davis Highway and Woods Edge Road will continue to
develop for light to moderate industrial uses, with commercial development bordering the
west line of the Route 1/301 Corridor, as suggested by the Plan.
Zonin H.~X:
On April 25, 2007 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved the rezoning of a 5.2 acre tract from Agricultural (A),
Community Business (C-3) and General Business (C-5) to Light Industrial (I-1) and
accepted proffered conditions on an adjacent parcel zoned Community Business (C-3)
(Case 07SN0252). Subsequently, a site plan for retail and office/warehouse uses was
approved for development of the subject property. (Case 08PR0113)
Development Standards:
The request property lies within an Emerging Growth District Area. Development of the site
must conform to these standards of the Ordinance which address access, parking,
landscaping, pedestrian access, architectural treatment, setbacks, signs, buffers, utilities and
screening o umpsters.
Uses:
A winery, to include a vineyard, special events and retail operations as ancillary uses, is
planned. Proffered conditions limit the acreage devoted to the vineyard and the square
footage permitted for retail uses (Proffered Condition l.b). While the requested Regional
Business (C-4) District permits this unique mix of uses, this district limits Light Industrial
(I-1) uses to a maximum of thirty (3 0) percent of the gross acreage of a proj ect. Although
the proposed wine manufacturing is not anticipated to exceed this coverage, an exception to
this Ordinance limitation is requested (Proffered Condition l.a). This exception would
permit flexibility for future development/redevelopment of the property for light industrial
uses consistent with the recommendations ofthe Plan.
CONCLUSION
The proposed Light Industrial (I-1) uses, to include wine manufacturing, conform to the Plan.
The proposed winery, along with the ancillary uses, provides a unique development opportunity
along the Jefferson Davis Corridor that maintains compatibility with existing and anticipated
area land uses. As proffered, these ancillary uses would not impede potential future
5 12SN0162-FEB22-BOS-RPT
redevelopment of the property for Light Industrial (I-1) uses consistent with the
recommendations ofthe Plan.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/17/12):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Patton, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, February 22, 2012 beginning at 6:30 p.m. will take
under consideration this request.
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