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'July 23, 2003 BS
STAFF'.S
REQUEST ANALYSIS
RECOMMENDATION
03SN0224
(Amended)
Abilene Motor Express
Bermuda Magisterial District
Northeast quadrant of Willis Road and Germont Avenue
REQUEST: (Amended) Rezoning from Residential (R-7) to General Business (C-5).
PROPOSED LAND USE:
Expansion of a track terminal from adjacent property to the north and west is
planned. However, with approval of this request,-other Uses, except as restricted by
Proffered Condition 1, would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The proposed zoning and land uses do not conform to the Jefferson Davis Corridor
Plan, which suggests the property is appropriate for community commercial and light
industrial uses.
B. The proposed zoning and land uses are not compa~tible.with existing area residential
development and 'anticipated commercial and industrial development along this
portion of the Willis Road Corridor.
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 MAY PROFFER OTHER CONDI~ONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND .THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARERECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE' ADDITIONAL CONDITIONS
RECOMMENDED BY THE'PLANNING COMMISSION.)
PROFFERED CONDITIONS
(CPC)
1. Uses shall be limited to the following:
Any uses permitted in the Community Business (C-3)District.
Any uses permitted in the Light Industrial (l~l).Distfict. ':
Motor vehicle sales,, service, repair and rental, excluding motor
vehicle consignment lots.
Truck terminals. (P)
(CPC)
Prior to any site plan approval, thirty-five (35.):feet of right-of-way on .the
north side of Willis.Road and thir~ (30) feet ofright~of-way Onthe east-side
of Germont Avenue, as respectively measured from the centerline of those
parts of Willis ROad and Germont Avenue immediately adjacent-to the
property, shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(CPC)
o
No direct access shall be permitted from the request 'property to Willis Road.
(T) '
(CPC)
(CPC)
The public water and wastewater systems shall be'used. (U)
Except for timbering approved by the Virginia Department of Forestry forthe
purpose of removing dead and/or diseasedlxees; there shall be no timbering
on the Property'until a Land'Disturbance Permitihas been~ obtained, from the -
Environmental Engineering Department and the approved devices have been
installed. (EE)
GENERAL INFORMATION
Location:
Located in the northeast quadrant of the intersection of Willis Road and Clermont Avenue.
Tax IDs 796-671-9098, 796-672-9113 and Part of 9454, and 797,672-0506-and 0743 (Sheet
18). -
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03SN0224-JULY23zBS
Existing ZOning:
R-7
Size:
4.6 acres
Existing Land Use:
Single family residential or vacant
Adjacent Zoning and Land Use:
North
South
East.
West
- C-5; Industrial
- R-7 and I-1; Single family residential or industrial
- C-5 and 1-3; Industrial
- R-7 and C-2; Singlefamily residential or vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the north side of Willis
Road,.adjacent to the site. Use of the public water system is intended and has been proffered.
(Proffered Condition 4)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending from the Kingsland
Creek trunk line to serve the existing Abilene Motor Express facility, adjacent to the eastern
boundary of the site. Use of the public wastewater system is intended and has been
proffered. (Proffered Condition 4)
ENVIRONMENTAL
Drainage and Erosion:
The property drains northwest and southeast and then via tributaries to the James Ri'ver.
There are no on- or off-Site drainage or erosion problems. A Small portion of the property is
wooded and should not be timbered without first obtaining a land disturbance permit from
the Environmental Engineering Department (Proffered Condition 5). This will ensure that
adequate erosion control measures, are in place prior to any land disturbance.
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PUBLIC FACILITIES
Fire Service:
The Centralia Fire/Rescue Station, Company Number 17, currently provides fire protection
and emergency medical service. This request will have minimal impact on fire and EMS
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 trip rates, development could
generate approximately 4,240 average dally trips. Based on light industrial trip rates,
development could generate approximately 270 average dally trips. These vehicles will be
distributed along Willis Road, which had a 2003 traffic count of 8,918 vehicles per day.
The Thoroughfare Plan identifies this section of Willis. Road as a collector with a
recommended right of way width-of seventy (70) feet. The: applicant has proffered to
dedicate thirty-five (35) feet ofright of way, measured from the eenterline of Willis Road, 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). Access to collectors, such as Willis
Road, should be controlled. The applicant has proffered that no.' direct access will be
provided from the property to:Willis-Road [Proffered Condition 3). Access to Willis Road is
anticipated to be provided throUgh the adjacent property to'the east, which is currently owned
by the aPplicant.
willis Road will be directly impacted by development of this property. Sections of this road a
twenty (20) foot wide pavement with two (2) to four (4) foot wide shoulders. The capacity of
the road is acceptable (LeVel of Service D) for the.volume oftrafficit currently carries. The
standard typical section for'Willis Road should be twenty-four (24) foot wide pavement, with
minimum eight (8) foot wide shoulders. No road improvement projects in this area of the
county are included in the'Six-Year Secondary Road ImProvement Plan.
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.
At time of site plan review, specific recommendations will be provided regarding intemal
circulation.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan-Which suggests the property
is appropriate for community cOmmercial and light industrial uses.
Area Development Trends:
Area properties fronting on Willis Road and Germont Avenue to the west and north of the
request site have been developed for residential uses., While adjacent property m the east on
Willis' Road is zoned and deVeloped.for commercial and industrial USes. In accordance with
the. recommendations of the Plan, it is anticipated that area properties will eventually be
developedfor community cOmmercial uses south and east ofthe;subject property, alOng.the
'Willis Road frontage. Industrial uses are expected-to the rearofthese commercial USes. ~The
Plan anticipates the Bellwood Heights residential neighborhood located to the west-
remaining.
Development Standards:
Currently, the request property lieS within the Jefferson Davis Highway Northern Area'Post
DevelOpment Area:: The' pUrPose of the Post DevelOpment ~ea standards is to ProXqde
flexible design criteria in. areas that have already experienced development and ensUre
continuity, of development. 'Redevelopment of this site or neW c°nstmction mUSt cOnfOrm to
the requirements of the Zoning Ordinance, which address access,. parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities and Screening of'dumpsters and
loading areas.
Buffers and Fencing:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,' garbage cans,
trash compactors, etc;), on property which is adjacent to an Rdistrict be screened l~om view
of such district by a masonry or. concrete wall Which is constructed of comparable materials
to and designed to be compatible with the principal building-Rat ~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, and such area within 1,000 feet of
any R district must not be serviced between the hours of 9:0OP~m. and'6:00 a.m. In addition,
sites must be designed.and buil'dings oriented so that ~loading areas are screened from
adjacent properties where .loading areas are not permitted and from public rights of way.
With the approval, of this request, outside storage would be. permitted as a restricted use.
Outside-storage areas must be screened from view.of adjacent properties where loading areas
are not permitted and from-public rights of Way.
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Adjacent property to the west and north, along Germont Avenue is zoned Residential (R-7)
and is occupied by single family.residences. The Zoning Ordinance requires a minimum
twenty-five (25) foot buffer'along the northeTM and western property boundaries of the'
request site, where adjacent to residential ZOning.. At the time of site plan review, the
Planning Commission may modify this buffer under certainleircUmstances. In addition, at
such time that adjacent residential property is zoned .or utilized for anon-residential Use;the
buffer can be further reduced or eliminated.
These requirements would be applicable should this zoning request be granted.
CONCLUSIONS
The proposed zoning and land uses do not conform to the Jefferson. Davis Corridor Plan which
suggests the property is appropriate for community commercial and lightiindustfial, uses. In addition,
the proposed zoning and land uses are not compatible.with existing area,residential and anticipated
community commercial and light industrial development along this portion of the Willis Road
Corridor.
Given these considerations, denial of this request is'recommended.
CASE HISTORY
Planning Commission Meeting (4/15/03):
On their own motion, the Commission deferred this case to. their May 20, 2003, public
hearing.
Staff (4/16/03):
The applicant was advised in writing that any significant, new or:revised information shOuld
be submitted no later than April 21, 2003, for consideration.at the CommiSsion' s May 20,_
2003, public hearing.
Applicant, Area Citizens and District Commissioner (4/23/03):
A meeting was held to discuss the applicant's request. Concerns:Were expressed relative, to
bufferS, setbacks, building orientation and noise abatement~ !t.~waS agreed to meet again
before the case is presented, to.the Planning Commission.
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03SN0224-JULY23-BS
Staff, Applicant, Area Citizens and District Commissioner (4/29/03):
A meeting was held to.discuss the applicant's request. Concerns were expressed relative to
impact on-area property values, buffer, noise and traffic.
Applicant (5/1/03):
The application was amended and a written request for a deferral was submitted.
Planning Commission Meeting (5/20/03):
At the request of the applicant, the Commission deferred this case to June 17, 2003.
Staff (5/21/03):
The applicant was advised in writing that any significant neTM Or.revised information should
be submitted no later than MaY 27, 2003, for consideration at the Commission'sijune 17,
2003, public hearing.
Also, the applicant was advised that a $240.00 deferral fee .must be paid prior ~to the.
Commission's June public hearing.
Applicant (5/27/03):
The application was amended to withdraw a portion of the request.
Applicant (5/29/03):
The deferral fee was paid.
Planning Commission Meeting(6/17/03):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation.
There was'Support present. Those in support indicated the areais in transition and that the
area businesses need to grow.
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Mr. Cunningham noted the compromises that had been made; that the Plan is usedas a guide
for development; the Plan does not target the residential area for revitalization, but isa target
area for businesses. The Commission acknOwiedgedwithdrawal ofaporfion ofthisrequest.
On motion of Mr. Cunningham, seconded by Mr.. Stack, the Commission recommended
approval of this request and. acceptance of the proffered conditiOns on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 23, 2003, beginning at 7:00 p.m,, will take under
consideration this request.
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