03sn0105-dec18.pdfDecember 18, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0105
Harold L. Suter
Bermuda Magisterial' District
16001 Woods Ed~ge Road
REQUEST: Rezoning from Community Business (C-3) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses, except as restricted by Proffered Condition lam planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. GECKER, CUNNINGHAM, (3ULLEY AND STACK.
ABSTENTION: MR. LITTON.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zonlng and land uses conform to the Southern Jefferson Davis
Corridor Plan which suggests the property is appropriate for commercial uses.
B. The requirements of the Zoning Ordinance and proffered conditions ensure land
use. compatibility with existing and proposed area development and .address
transportation concerns.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(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. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLYA "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF) 1. Uses shall be limited to the following:
(a) Any permitted uses in the C-3 District.
(b) Boat sales, service, repair and rental.
(c) Farm implements and machinery sales, service, rental and repair
establishments.
(d) Motels, motor courts or tourists homes.
(e) Motor vehicle sales, service repair and rental.
(f) Recreational establishments, commercial - indoor and outdoor.
(g) Satellite dishes.
Ch)' Theaters, including drive-in theaters.
(i) Communication towers.
(j) Utility trailer and Ixuck rentals.
(k) Access to land located in an agricultural, offico, business or industrial
district or 'used for agricultural, office, business or industrial
purposes.
(1) Bakery products manufacturing.
(m) Broom and brush manufacturing.
(n) Catering establishment.
(o) Cold storage.
(p) Communication studios and station, not.to include towers (see
restricted uses).
(q) Confectionery and related products manufaclmSng.
(r) Cosmetics and toiletries (compounding only) manufacturing.
(s) Costume jewelry, costume novelties, buttons and miscellaneous
notions (except precious metals) manufacturing.
(t) Electric, lighting and wiring .equipment, household appliances,
computer equipment, communication equipment (including radio and
TV) and electronic components and accessories manufacturing;.
(u) lndnslrial and vocational training schools.
(v) Jewelry, silverware and platedware manufacturing.
(w) Laboratories and other research and development facilities.
(x) Lamp shades manufacttMng.
(y) Mortician's goods manufacturing.
(z) Motion picture production.
(aa) Musical instruments and parts manufacturing.
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Cob) Offices.
(cc) Pens, pencils and other office and arfists~ materials manufacturing.
(dd) Pharmaceutical products manufacturing
(ce) Photographic and optical goods manufacturing.
(IT) Printing, publishing and allied industries.
(gg) Professional scientific and controlling instruments mantffactUring.
0ah) Roasting coffee, coffee products and tea manufacturing.
(ii) Spices, flavor 'extracts and flavor syrups manufacturing.
(jj) Toys, amusement, sporting and.athletic goods manufacturing.
(kk) Umbrellas, parasols and canes manufacturing.
(il) Underground utility uses, except as provided in Section 19-181(d),
when such uses are located in easements or public road rights-of-
way.
(mm) Warehouses.
(nn) Wholesal'mg houses and distributors. (P)
(STAFF)
Prior to final site plan approval, sixty (60) feet of right-of-way on the east
side of Route 1/301, measured from the centerline ofthatpart of Route 1/301
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF)
o
Direct access from the property m Route 1/301 and to Woods Edge Road
shall be limited to the one (1) existing entrance/exit onto each road that serve
the property. Any modification on the location of these accesses shall be
approved by the Transportation Department. Prior to final site plan approval,
an access easemenT, acceptable to the Transportation Department, shall be
recorded across the property to ensure shared use oftbe Woods Edge Road
access with the adjacent property m the west (Tax-ID 800-636-3942). (T)
(STAFF)
Prior to issuance of a final occupancy permit, additional pavement shall be
ennstmcted along Woods Edge Road at the approved access to provide a left
and/or right mm lane, based on Transportation Department standards. The
developer shall dedicate to Chesterfield County, free and unrestricted, any
additional fight-of-way (or easements) required for these mad improvements.
(r)
GENERAL INFORMATION
Location:
South line of Woods Edge Road, east of Jefferson Davis Highway, and known as 16001
Woods Edge Road. Tax ID 800-636-7315 (Sheet 34).
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Existing Zoninq:
C-3
Size:
7.0 acres
Exisfmg Land Use:
Commercial and office
Adjacent Zoning and Land Use:
North - A, C-3 and 1-2; Commercial, indllstrial or vacant
South - C-3, C-5 and A; Commercial or vacant
East - A and A with Special Exception; Fraternal lodge.or vacant
West - C-3 and C-5; Commercial or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extend'rog along Woods Edge Road, adjacent
to this site. In addition, a six (6) inch water line extends along aportion of Happy Hill Road,
adjaCent to this site. The existing structure is connected to the.public water system. Use of
the public water system is required by. County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the western
boundary of the request site. The existing structure is connected to the public wastewater
system. Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no additional impact on these facilities.
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PUBLIC FACII JTIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14 and B~nsley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This request will
have minimal impact on fire and emergency medical service.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on shopping center ~ip rates, development could
generate approximately 5,420 average daily trips. These vehicles will be distributed along
Jefferson Davis Highway (Route 1/301) and Woods Edge Road, which had 2001 traffic
counts of 18,251 and 12,195 vehicles per day, respectively.
This development will have a direct impact On Route 1/301 and Woods Edge Road. This
section of Route 1/301 operates at an acceptable level of service. Current traffic volume on
Woods Edge Road exceeds the capacity of the road, and drivers experience congestion
during peak periods. Woods Edge Road should be improved to a four (4) lane divided, by a
raised'median, roadway.
Preliminary construction plans have been developed for the widening of Woods Edge Road.
The future raised median will limit any direct access from the property to Woods Edge Road
to right-tums-in and right-tums-out only. Due to the proximity of Route 1/301, there is not
adequate spacing to provide a crossover on Woods Edge Road at the existing Happy Hill
Road intersection. The preliminary plans recommend the relocation'ofthe Happy Hill Road
intersectibn, towards the east, to provide adequate separation for a crossover. No funds are
currently available for this widening project.
The Thoroughfare Plan identifies Rome 1/30 t 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, measttred from the centerline of Route 1/301, in accordance with that Plan.'
(Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Route 1/301 and Woods Edge Road as major arterials. Access to major arterials should be
controlled. The applicant has proffered that direct access from the property to Route 1/301
and Woods Edge Road will be limited to one (1) entrance/exit onto each roadway: (Proffered
Condition.3)
In conjunction with the development of retail on the adjacent property to the south, a
driveway was constructed across the subject property to Route 1/301. This existing access
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will serve development of the subject property, as well as continue to serve the adjacent
property to the south.
A convenience store has been developed in the southeast comer of the Woods Edge
Road/Route 1/301 intersection. In conjunction with that development, an access was
constructed onto Woods Edge Road approximately 150 feet from Route 1/301. A retail
center has been developed on part of the subject property. In conjunction with that
development, an access wns constructed onto Woods Edge Road approximately 130 feet
from the convenience store's access. Neither of these accesses onto Woods EdgeRoad meet
current access spacing requirements (approximately 500 feet). The applicant has proffered
that an access easement will be recorded across the subj eot property to provide shared use of
that existing entrance/exit with the adjacent convenience store parcel (Proffered Condition
3 ). With any redevelopment of the convenience store parcel, staff will recommend that their
existing direct access to Woods Edge Road be eliminated and share the access that .serves the
subject property. This will improve access spacing along this section of Woods Edge Road.
The traffic impact of this development must be addressed. In conjunction with development
of the retail store south of the subject property, an additional lane of pavement was
constmcted along Route 1/301 for the entire length of that parcel. That.pavement functioned
as a right mm lane.
As part of a Virginia Department of Highway (VDOT) project that additional pavement was
used to provide left mm lanes along this section of Route 1/301. There is a left mm along
Route 1/301 that serves the access into the subject property.
In developing part of the subject property, an additional lane of pavement was consmacted
along Woods Edge Road for the entire property frontage. The applicant has proffered to
construct additional pavement along Woods Edge Road at the approved access to provide left
and fight tuna lanes, based on Transportation Department standards (Proffered Condition 4).
The applicant has a possible user for the properS, that may develop a mini-golf and bumper-
boat facility on the property, utilizing the Woods Edge Road access. Traffic generation
information is not available for that land use. As part of that development, which does not
typically generate a significant volume oftraffc during peak periods, staffean support the
developer providing a minimum left mm lane and a right mm taper into the property.
At time of site plan review, specific recommendations will be provided regarding access,
internal site circulation and required read improvements.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern Jefferson Davis Corridor Plan which suggests
the property is appropriate for commercial uses.
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Area Development Trends:
Adjacent property to the north is zoned Agricultural (A), Community Business (C-3) and
General Industrial (1-2) and is developed for commercial and industrial uses or is vacant.
Properties to the south are zoned Community Business (C-3), General Business (C-5) and
Agricultural (A) and are developed for commercial uses or are vacant. Adjacent property
to the east is zoned Agricultural (A) and Agricultural (A) with a Special Exception and is
occupied by a fraternal lodge' or is vacant. Properties to the west are zoned Community
Business (C-3) and General Business' (C-5) and are developed for commercial uses or are.
vacant. The Plan anticipates commercial uses ia this area.
Zonin~ Historg:
On July 26, 1972, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning from Agricultural (A) to General Business (C-2)
of property which included the request site (Case 72-67C). As part of their motion to
approve Case 72-67C, the Board did not approve the rezoning of a strip of land twenty
(20) feet wide bordering the southwest line of Happy Hill Road. This was done to address
citizens who were opposed to the rezoning but indicated they would accept it ff a twenty-
five (25) foot buffer were established along the road. Instead, the Board did not rezone
twenty (20) feet adjacent to the road. This twenty (20) foot strip was included in the
County-wide zoning of 1972, and it along with the. subject property became part of the
zoning conversion in 1994.
Development Standards:
The property currently lies within, an Emerging Growth Area. The purpose of the
Emerging Growth District standards is to promote high quality, wellqlesigned projects.
With approval of this request, development must conform to' the requirements of the
Zoning Ordinance, which address access, parking, landscaping; architectural lxeatment,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) on property which is adjacent to an A district be screened
from view of such district by a masonry or concrete wall which is coustmcted of
comparable materials to and designed to be compatible with the principal building that
such area serves. Solid waste storage areas must be screened from view of public rights of
way by a solid wall, fence, dense evergreen plantings or architectural feature. Such area
within 1,000 feet Of any A district must 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.
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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.
CONCLUSIONS
The proposed zoning conforms m the Southern Jefferson Davis Corridor Plan which suggests the
request property is appropriate for commercial uses. In addition, the requirements of the Zoning
Ordinance ensure land use compatibility with existing and proposed area development and address
transportation concerns.
Given these considerations, approval of this .request is recommended.
CASE HISTORY
Planning Commission Meeting (9/17/02):
At the request of the applicant, the Commission deferred this case to October 15, 2002.
Staff (9/18/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than September 23, 2002, for consideration at the Commission's
October 15, 2002, public hearing.
Staff (9/26/02):
Proffered conditions were submitted.
Planning Commission Meeting (10/15/02):
The applicant accepted the recommendation. There was opposition present. Concerns were
expressed relative to traffic, uses, noise and buffer.
On their own motion, the Commission deferred this case to November 19, 2002, to allow
time for the applicant to meet with concerned citizens.
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Staff (10/16/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than October 21, 2002, for consideration at the Commission's
November 19, 2002, public hearing.
Staff (10/22/02):
To date, no new information has been received.
Applicant, Area Property Owners, Staff and Bermuda District Commissioner (11/6/02):
A meeting was held to discuss the proposed development. Concerns were expressed relative
to access, to Happy Hill Road; traffic; hours of operation; site design and uses.
Applicant, Staff and Bermuda District Commissioner (11/11/02):
- A meeting was held to discuss the concerns of area residents and whether the applicant was
willing to address those concerns through proffered conditions.
Planning Commission Meeting (11/19/02):
The applicant accepted Staffs recommendation, but did not accept the Commission's
recommendation. Therewas opposition present. Concemswereexpressedrelativetoaccess
to Happy Hill Road; hours of operation; traffic; site design; and uses. The applicant was
unwilling to offer additional proffers to address those concerns.
Mri Cu!aningham indicated that he had been unsUCcessful reaching a compromise with the
applicant and area property owners.
Mr. Litton indicated that due to proximity of the intersection of Woods Edge Road and
lefferson Davis Highway, the safest access to the subject property would be to Happy Hill
Road rather than Woods Edge Road.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Commission recommended
denial of this request.
AYES: Messrs. Gecker; Cunningham, Cmlley and Stack.
ABSTENTION: Mr. Litton.
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The Board of Supervisors, on Wednesday, December 18, 2002, beginning at 7:00 p.m., will take
under consideration this request.
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