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99SN0164June 23, 1999 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 99SN0164 Fridley's Welding Service Bermuda Magisterial District West line of Jefferson Davis Highway REOUEST: Rezoning from Community Business (C-3) to General Business (C-5). PROPOSED LAND USE: Expansion of an existing contractor's office and storage yard is planned. However, with approval of this request other C-5 uses except as restricted by Proffered Condition 9 would be permitted. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan which suggests the property is appropriate for general commercial use. Providing a FIRST CHOICE Community Through Excellence in Public Service. Bo The proposed zoning and land uses are compatible with and representative of existing and anticipated non-residential development along this portion of the Jefferson Davis Highway corridor. C° The requirements of the Zoning Ordinance and proffered conditions will minimize the impact on residential development west of the corridor. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. 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.) pROFFERED CONDITIONS (STAFF) 1. A minimum twenty-five (25) foot buffer shall be maintained along the western property boundary adjacent to the Taw Street right-of-way. This buffer shall conform to the requirements of the Zoning Ordinance for buffers, Sections 19-521 and 19-522. (STAFF) 2. A buffer shall be provided to screen outside storage areas from properties to the east and west. This buffer shall be accomplished by building design or by the use of durable architectural walls or fences constructed of comparable material to the principal building on the property. The treatment of this buffer shall be approved at the time of site plan review and approval. (STAFF) 3. Prior to any site plan approval, sixty (60) feet of right-of-way on the west side of Routes 1 & 301, as measured from the centerline of that part of Routes 1 & 301 immediately adjacent to the request property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF) 4. No direct access shall be provided from the property to Route 1/301. (STAFF) 5. The use of the public wastewater system shall be employed when a public sanitary sewer line is in place and operational on the western side of Jefferson Davis Highway (U.S. Routes 1 & 301) and is within 200 feet of the request site. (STAFF) 6. Notwithstanding the requirements of the Chesterfield County Zoning Ordinance, the proffered conditions stated herein and any conditions of 2 99SN0164/WP/JUNE23 G zoning, this site shall be constructed as per the Preliminary Site Plan prepared by Dean E. Hawkins, ASLA, dated 9 February 1998, which shall be considered the master plan for any Contractor's Shop and Storage Yard developed on GPIN 791-677-3297, 791-677-3392 and 794-677-4695. (STAFF) 7. All storage areas shall be paved with concrete, bituminous concrete or other similar material. (STAFF) 8. Any equipment stored on site shall not exceed a stored height of ten (10) feet. (STAFF) 9. Uses permitted shall be restricted to the following: a) b) c) d) e) f) g) h) i) J) Any permitted uses in the C-3 District. Any permitted uses in the I-1 District. Boat sales, service, repair and rental. Building material sales yard, not including concrete mixing. Commercial automobile parking. Contractor's shops and storage yards. Farm implements and machinery sales, service, rental and repair establishments. Motor vehicle sales, service, repair and rental. Satellite dishes. Utility trailer and truck rentals. GENERAL INFORMATION Location: Fronts the west line of Jefferson Davis Highway, south Gayland Avenue. Tax ID 791- 677-3297, 3392 and 4695 (Sheet 23). Existing Zoning: C-3 Size: 0.7 acre Existiog Land U~: Vacant 3 99SN0164/WP/JUNE23G /kd_iacent Zoning & Land Use: North - C-3; Vacant South- C-5; Commercial East - C-5; Mobile home park West - R-7; Vacant UTILITIES Public l~blic Water System: There is an existing eight (8) inch water line extending along Jefferson Davis Highway and adjacent to the request site. Use of the public water system is required by County Code. Wastewater System: There is an existing eight (8) inch wastewater collector in Gayland Avenue, approximately 675 feet northeast of the request site. In addition, there is an existing eight (8) inch wastewater collector in Noel Street, approximately 780 feet southeast of the request site. It is the intent of the applicant to utilize a private septic system for the present time. The request site is along the Jefferson Davis Corridor which has been looked upon by the County as an area needing revitalization and new growth. Although the intended use should not generate significant wastewater flows, there may be other uses allowed under a C-5 zoning that could generate higher flows. The applicant has submitted a proffer agreeing to connect to the public wastewater system when it has been extended to within 200 feet of the request site (Proffered Condition 5). Considering that an extension of an existing public line (which would require boring across Jefferson Davis Highway) would be a tremendous expense for the applicant, the Utilities Department finds this proffer acceptable. ENVIRONMENTAL Drainage and Erosion: Site drains to the north into a floodplain and then via tributaries to the James River. There are no existing or anticipated on- or off-site drainage or erosion problems. It may be necessary to obtain off-site easements and make improvements to control runoff from development. 99SN0164/WP/JUNE23G PUBLIC FACILITIES Fire Service: This property is currently served by the Bensley Fire/Rescue Station, Company Number 3 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Transportation: This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on fast food restaurants with drive through window trip rates, development could generate approximately 1,490 average daily trips. These vehicles will be distributed along Jefferson Davis Highway (Route 1/301) which had a 1997 traffic count of 26,176 vehicles per day. The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended right-of-way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60) feet of right-of-way, measured from the centerline of Route 1/301, in accordance with that Plan. (Proffered Condition 3) Development must adhere to the Zoning Ordinance relative to access and internal circulation (Division 5). Access to major arterials, such as Route 1/301, should be controlled. The applicant has proffered that no direct access will be provided from the property to Route 1/301 (Proffered Condition 4). Access to Route 1/301 will be provided through the adjacent property to the south which is currently owned by the applicant. The property is located within the Jefferson Davis Highway Enterprise Zone. Based on the Board of Supervisors' policy regarding development within the Enterprise Zone, road improvements will not be required by the County. Road improvements may be required by the Virginia Department of Transportation. On May 27, 1998, the applicant received zoning on the adjacent property to the south. The applicant intends to expand onto the request site to accommodate a storage yard. The proffered conditions are consistent with the conditions of the adjacent zoning. At time of site plan review, specific recommendations will be provided regarding access and internal circulation. 5 99SN0164/WP/JUNE23 G Comprehensive Plan: Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the property is appropriate for general commercial use. Area Development Trends: Area properties to the east and west have been zoned and developed for single family residential use or remain vacant. Properties to the north and south are zoned and developed for commercial uses or remain vacant. It is anticipated that area properties fronting Jefferson Davis Highway which are vacant will be developed for commercial uses while property to the west is expected to continue to develop for residential uses. The request property lies within the Jefferson Davis Highway Northern Area Post Development Area. Redevelopment of the site or new construction must conform to the development standards of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Architectural Treatment: Within Post Development Areas, no building exterior which would be visible to public rights of way may be constructed of unadorned concrete, block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be screened from public rights of way. Redevelopment of the site or new construction must adhere to Post Development requirements. Buffers & Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property and public rights of way and that such area within 1,000 feet of any residentially zoned property or property used for residential purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. 6 99SN0164/WP/JUNE23G With the approval of this request, outside storage would be permitted. Outside storage areas must be screened from view of adjacent properties which have no such areas and from public rights of way. (Proffered Condition 2) Adjacent property to the west is zoned Residential (R-7) and is vacant. The applicant has agreed to provide a twenty-five (25) foot buffer along the western property boundary of the request site, adjacent to the Taw Street right of way and anticipated residential development to the west (Proffered Condition 1). This buffer should comply with the requirements of the Zoning Ordinance for buffers, with no reduction of this buffer allowed through site plan review. In addition, no vehicular access should be permitted through this buffer. In this manner, the impacts from new development on the request property would be minimized from adjacent residential properties to the west. CONCLUSIONS The proposed zoning and land uses conform with the Jefferson Davis Corridor Plai1 which suggests the property is appropriate for general commercial use. In addition, the proposed zoning and land uses are compatible with and representative of existing and anticipated development along this portion of the Jefferson Davis Highway Corridor. The requirements of the Zoning Ordinance and proffered conditions will minimize the impact on area residential properties. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (12/15/98): The Commission deferred this request to March 16, 1999, to allow staff an opportunity to review site plans submitted on this date and the applicant an opportunity to complete buffer improvements on adjacent property to the south. The applicant's representative indicated that site plans for the adjacent site would be forthcoming and that landscaping and buffering was anticipated to be completed by March. Staff (12/16/98): The applicant was advised in writing that any significant new or revised information should be submitted no later than January 11, 1999, for consideration at the Commission's March public hearing. 99SN0164/WP/JUNE23G Staff (1/12/99): Staff completed the review of the site plan submitted on December 15, 1998, for the adjacent property. Comments were forwarded to the applicant's representative requesting revision of the site plan. Staff (2/22/99): To date, no new information has been submitted nor has revised site plans been submitted for the adjacent site. Planning Commission Meeting (3/16/99): The applicant did not accept the Planning Commission's recommendation. There was no opposition present. Mr. Cunningham indicated that while he had supported the rezoning of the adjacent property to the south to C-5, in hind sight he felt that the zoning was too intense given the adjacent residential neighborhood to the west. He indicated that C-5 zoning in his opinion was too intense for the area, and he did not feel it appropriate to perpetuate past mistakes. He indicated that at some time in the future he may be persuaded to support C-5 zoning for the request property if certain guarantees relative to improvements such as architectural treatment, limited uses and buffers could be appropriately addressed. On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended denial of this request. AYES: Unanimous. Board of Supervisors' Meeting (4/28/99): The Board deferred this case to their June 23, 1999, meeting. Staff (4/29/99): The applicant was advised in writing that any significant or revised information should be submitted no later than June, 1, 1999, for consideration at the Board's June meeting. 8 99SN0164/WP/JUNE23 G Staff (6/23/99): To date, no new information has been submitted. The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under consideration this request. 9 99SN0164/WP/JUNE23G PATTERSON PARK! RAYON PARK BELLWOOD S. 'GO_VT DEPOT SUBJECT PROPERTY ~7~51vo1~,,¢. -!