13SN0535CASE MANAGER: Darla Orr
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ADDENDUM
13SN0535
Chesterfield County
Board of Supervisors
Bermuda Magisterial District
East line of East Hundred Road
REQUEST: Rezoning from Community Business (C-3) and Residential (R-7) to Corporate
Office (O-2) with conditional use to permit a fire station.
PROPOSED LAND USE:
Expansion of an existing fire station (Enon Volunteer Fire Station) is planned. Uses
pernutted within the Corporate Office (O-2) District would also be permitted.
The purpose of this addendum is to advise the Board of the Planning Commission's
recommendation for this case and to communicate modifications to Conditions 1 through 3
as recommended by the Transportation Department as well as the department's comments
for the "Request Analysis."
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO CONDITION 4 ON PAGE 2 OF THE "REQUEST
ANALYSIS" AND CONDTIONS 1 THROUGH 3 IN THE ADDENDUM.
Road Improvements:
To clarify that Conditions 1 through 3 relative to required road improvements (such as
right-of--way dedication and constriction of a turn lane) would not be required for the fire
station use; the Transportation Department modified the language of the recommended
conditions to specifically exclude the fire station use. The department also modified their
comments for the case to clarify that the road improvements would be required for
additional or redevelopment, excluding fire station use.
Staff continues to recommend approval as outlined in the "Request Analysis."
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
CONDITIONS
1. Dedication. Prior to site plan approval for any use(s) other than the fire station, as
determined by the Transportation Department, 100 feet of right-of--way along the north
side of East Hundred Road (Route 10) measured from the centerline of that part of the
roadway immediately adjacent to the property, excluding areas encumbered by the
existing building, shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
2. Road Improvements. In conjunction with additional development or redevelopment,
excluding the fire station use, as determined by the Transportation Department, the
following road improvements shall be provided:
a. Constriction of an additional lane of pavement along the westbound lanes of
Route 10 for the entire length of the property frontage.
b. Constriction of additional pavement along the westbound lanes of Route 10 at the
approved access to provide a separate right turn lane.
c. Dedication to Chesterfield County, free and unrestricted, any additional right-of-
way (or easements) required for the improvements identified above. (T)
3. Phasing Plan. Prior to any site plan approval for use(s) other than the fire station, a
phasing plan for the required road improvements, as identified in Condition 2, shall be
submitted to and approved by the Transportation Department. (T)
REVISED COMMENTS:
County Department of Transportation:
This request is to rezone 1.5 acres from Community Business (C-3) and Residential (R-7)
to Corporate Office (O-2) with conditional use to permit the continued operation of a fire
station. Because this request will pernut the continued operation of the existing fire station,
the traffic impact is anticipated to be minimal.
The Thoroughfare Plan, a component of the Comprehensive Plan, identifies East Hundred
Road (Route 10) as a major arterial with a recommended right-of--way width of 120 to 200
feet. Condition 1 requires dedication of right-of--way along Route 10 in accordance with this
Plan for any use(s) other than the fire station.
In conjunction with any additional development or redevelopment, excluding the fire
station use, as determined by the Transportation Department, Condition 2 requires
constriction of an additional lane of pavement along the entire property frontage to Route
10 and constriction of a separate right turn lane at the approved access to Route 10.
Condition 3 requires a phasing plan for the road improvements at time of site plan for
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use(s) other than the fire station. Road improvements will not be required with the
continued operation of the fire station by the Transportation Department.
CASE HISTORY
Staff (6/18/13):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Mr. Patton, seconded by Mr. Gulley, the Commission recommended
approval subject to Condition 4 on page 2 in the "Request Analysis" and Conditions 1
through 3 in the Addendum.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, June 26, 2013, beginning at 6:30 p.m., will take under
consideration this request.
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CASE MANAGER: Darla Orr
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0535
Chesterfield County
Board of Supervisors
Bermuda Magisterial District
East line of East Hundred Road
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June 26, 2013 B S
REQUEST: Rezoning from Community Business (C-3) and Residential (R-7) to Corporate
Office (O-2) with conditional use to permit a fire station.
PROPOSED LAND USE:
Expansion of an existing fire station (Enon Volunteer Fire Station) is planned. Uses
perntted within the Corporate Office (O-2) District would also be permitted.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO HEAR THIS CASE AT THEIR
MEETING ON TUESDAY, .l [_JNE 18, 2013. STAFF WILL ADVISE THE BOARD OF THE
COMMISSION' S ACTION AFTER THEIR MEETING.
RECOMMENDATION
Recommend approval for the following reasons:
A. The Enon Volunteer Fire station has operated on the request property since the
1940's, offering fire and medical services to the surrounding community with no
known adverse impact on area residential development.
B. The proposed Corporate Office (O-2) zoning and land uses will provide land use
transition between the residential uses to the north and higher intensity commercial
uses in the area equivalent to the Neighborhood Business uses suggested by the
Comprehensive Plan.
(NOTE: CONDITIONS MAY BE IMPOSED.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
CONDITIONS
1. Dedication. Prior to site plan approval for any additional development or
redevelopment on the property, as determined by the Transportation Department,
100 feet of right-of--way along the north side of East Hundred Road (Route 10)
measured from the centerline of that part of the roadway immediately adjacent to
the property, excluding areas encumbered by the existing building, shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T)
2. Road Improvements. In conjunction with additional development or
redevelopment on the property, as determined by the Transportation Department,
the following road improvements shall be provided:
a. Constriction of an additional lane of pavement along the westbound lanes
of Route 10 for the entire length of the property frontage.
b. Constriction of additional pavement along the westbound lanes of Route
10 at the approved access to provide a separate right turn lane.
c. Dedication to Chesterfield County, free and unrestricted, any additional
right-of--way (or easements) required for the improvements identified
above. (T)
3. Phasing Plan. Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 2, shall be submitted to and
approved by the Transportation Department. (T)
4. Permitted Uses. Uses shall be limited to those uses permitted by right or with
restrictions in the Corporate Office (O-2) District, plus fire stations and rescue
squads provided that:
a. Exterior sirens or public address systems shall be permitted.
b. All garage-type doors shall be screened from view of adjacent property in
R, R-TH and R-MF Districts or properties currently zoned A and shown
on the Comprehensive Plan for residential use, unless garage doors are
architecturally compatible with area residential or agricultural properties.
gyp)
GENERAL INFORMATION
Location:
The request property is located on the east line of East Hundred Road, north of Walnut
Drive. Tax IDs 824-646-9457; and 825-646-0952 and 1748.
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Existing Zoning:
C-3 and R-7
Size:
1.5 acres
Existing Land Use:
Fire station (Enon Volunteer Fire Station)
Adj acent Zoning and Land Use:
North and East - A and C-3; Vacant
South - C-3 and R-7; Vacant
West - C-3; Commercial or vacant
UTILITIES
Public Water and Wastewater Systems:
The request site is currently connected to the public water and wastewater systems. This
request will not impact the public utility systems.
ENVIRONMENTAL
Drainage and Erosion:
The Johnson Creels floodplain in the vicinity of the existing fire station is a floodway
district. The ordinance prohibits strictures, substantial improvements, manufactured
homes, fill, or other development within the floodway district unless the County grants
relief from this provision upon approval by FEMA as required by the Director of
Environmental Engineering.
PUBLIC FACILITIES
Fire Service:
The Enon Fire Station, Company Number 6, and The Rivers Bend Fire Station, Company
Number 18, currently provide fire protection and emergency medical service (EMS).
This request will not adversely impact Fire and EMS. Zoning approval will allow for the
expansion of the meeting room at the fire station, thereby improving the existing facility.
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County Department of Transportation:
This request will pernut the continued operation of the existing fire station; as such, the
traffic impact is anticipated to be nunimal.
The Thoroughfare Plan, a component of the Comprehensive Plan, identifies East Hundred
Road (Route 10) as a major arterial with a recommended right-of--way width of 120 to 200
feet. Condition 1 requires dedication of right-of--way along Route 10 in accordance with this
Plan.
In conjunction with any additional development or redevelopment, as determined by the
Transportation Department, Condition 2 requires constriction of an additional lane of
pavement along the entire property frontage to Route 10 and constriction of a separate
right turn lane at the approved access to Route 10. Condition 3 requires a phasing plan for
the road improvements at the time of site plan. It is not anticipated that the road
improvements in Condition 2 will be required with the continued operation of the fire
station.
Virginia Department of Transportation (VDOT~:
VDOT notes that the existing use remains unchanged with this request. If building
upgrades are desired in the future, the plans will be reviewed on their merits at that time.
The existing entrances are expected to remain unchanged. VDOT has no further comment
on the request.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Neighborhood Business
use. Commercial uses completely within enclosed buildings that serve smaller
geographical neighborhood-wide trade areas such as grocery, clothing, hardware and
dnig stores, medical clinics, restaurants and other uses that primarily serve residents'
daily needs would be appropriate.
Area Development Trends:
Properties to the north and east are zoned Agriculniral (A) and Community Business (C-3)
and are vacant. Property to the south is zoned Community Business (C-3) and Residential
(R-7) and is vacant. Properties to the west are zoned Community Business (C-3) and are
occupied by commercial use or remain vacant. It is anticipated that commercial use will
continue in the area surrounding the property with medium to high density residential use
north of the request property, as suggested by the Plan.
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Uses:
The Enon Volunteer Fire Station has operated on the request property since the 1940's. The
station building was rebuilt in the 1960's. Through a recent review of a request to expand
the facility, it was deternuned that the property was not properly zoned to pernut the station.
Rezoning to Corporate Office (O-2) with a conditional use would permit the existing fire
station facility and its exterior (i.e. pole and vehicle mounted) sirens, as well as
accommodate futLire expansion of the facility. Redevelopment of the property to pernut
other Corporate Office (O-2) uses would also be pernutted (Condition 4). The Zoning
Ordinance identifies office uses as an effective transition between residential communities
and more intense uses.
Site Development Standards:
The request property is located within the Route 10 Corridor East and Enon Core Specified
Development Areas. The Zoning Ordinance recognizes these Areas as unique and provides
standards designed to encourage, reinforce and complement development within the eastern
Route 10 corridor and that will enhance a sense of neighborhood identity and of "place" for
the Enon community. These standards address setbacks, architectLire, vehicle circulation,
street trees and building heights. In addition, the property is located within the Emerging
Growth District area. Except as provided in the Route 10 Corridor East and Enon Core
standards, development of the request property must comply with the Zoning Ordinance
requirements for industrial uses within an Emerging Growth District. These standards
promote high quality, well-designed projects and address parking, landscaping, architectLiral
treatment, setbacks, buffers and screening.
To ensure compatibility with and nunimal impact on fiiture residential development in the
area, Condition 4 would require fire station expansions to be designed so that garage-type
doors will be screened from view of adjacent residential properties or are architectLirally
compatible with residential properties.
CONCLUSION
The Enon Volunteer Fire station has operated on the request property since the 1940's with no
known adverse impact on area residential development. The proposed Corporate Office (O-2)
zoning with a conditional use would pernut the existing fire station facility and its exterior sirens,
accommodate future expansion of this facility, as well as permit other Corporate Office (O-2) uses,
consistent with the recommendations of the Plan.
Given these considerations, approval of this request is recommended.
13SN0~3~-JL`~N2Ei-BOS-RPT
CASE HISTORY
Staff (6/11/13):
If the Planning Commission acts on this request on June 18, 2013, the case will be
considered by the Board of Supervisors on June 26, 2013.
The Board of Supervisors, on Wednesday, June 26, 2013, beginning at 6:30 p.m., will take under
consideration this request.
13SN0~3~-JL`~N2Ei-B( )S-RPT
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