03SN0247-Sep17.pdfSeptember 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0247
(Amended)
Bruce Coble
Dale Magisterial District
West line of Lewis 'Road
REQUEST: (Amended) Rezoning from Agricultural (A) to General Industrial (I-2).
PROPOSED LAND 'USE:
Industrial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF .THE-PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval .for the following reasons:
Ao
The proposed zoning and land uses .comply with the Central Area Land Use Plan
which suggests the property is appropriate for general industrial uses.
.B.
The proposed zoning and land uses are compatible with existing and anticipated area
indUstrial development.
Co
Development requirements of the' Zoning. Ordinance further ensure compatibility
with existing and proposed area develOpment.
(NOTE: THE ONLY 'CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing a FIRST CHOICE Community Through Excellence in Public Service.
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
The Owner and the Applicant (the "Applicant") in this zoning case, pursuant to Section 15.2-2298 of
the COde of Virginia (1950. as amended) and the Zoning Ordinance of Chesterfield County,. for
themselves and their successors or assigns, proffer that the development of.the 21.6 parcel (the
"ProPerty") that is a part of the property known as GPIN 773-648-0618 (Part of) Under consideration
will be developed.according to the following conditions, if, and only if, the rezonlng from A to 1-2 is
granted. In the event the request is denied or approved with conditions not agreed to 'by the
Applicant, the proffers and conditions shall immediatelybe null and void and of no further force or
effect.
(STAFF/CPC) 1.
The Property shall only be accessed by use of existing driveway
located on the parcel to the north (Part of Tax ID #773-648-0618) of
'the Property. (T)
(STAFF/CPC) 2.
Prior to any site plan approval, forty-five (45) of fight-of-way on the
west side of Lewis Road, measured from the centerline of that part of
Lewis Road immediately adjacent the property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
(T)
(STAFF/CPC) 3.
Prior to the issuance of an occupancy permit, additional pavement
shall be constructed along Lewis Road at the existing driveway that
serves the adjacent parcel to the north (Part of Tax ID #773-648-
0618) to provide a right mm lane:The developer shall dedicate free
and unrestricted, to and for the benefit of Chesterfield CoUnty, any
additional right-of-way (or easements) necessary for this
improvement. (T)
(STAFF/CPC) 4.
Except as otherwise provided, no more than 200,000 square feet of
mini-warehouse space shall be developed on the Property.. If either a
use other than mini-warehouse or more than 200,000 sqUare feet of
mini-warehouse is to be developed on the Property, the density of that
use shall be limited to a density that is anticipated to generate a traffic
volume equivalent to the 200,000 square feet of mini-warehouse
space, as determined by the Transportation Department. The
Transportation Department may increase the density on the Property,
provided the developer or others, as the ease may' be, reconstruct
Lewis Road as a two (2) lane facility with twenty,two (22) foot wide
travel lanes with. an additional one (1) foot wide paved shoulder plus
a seven (7) foot wide unpaved shoulder on each side of the road from
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Route 10 to the approved access, construct additional pavement along
Lewis Road at the approved access to provide a left turn lane, and
construct additional pavement along-Route 10 at the 'Lewis Road
intersection to provide an eastbound right mm lane on Route 10. The
developer or others, as the ease may be, shall also.be responsible to
provide to Chesterfield County, any additional right-of-way (or
easements) necessary for. these improvements. Alternate road
improvements, as requested by the developer and approved by the
Transportation Department, which provides acceptable levels of
service, as determined by the Transportation Department, may be
substituted for'the road improvements identified above. (T)
(STAFF/CPC)
The public wastewater system shall be used. (U)
(STAFF/CPC)
Views of any Use developed on the Property shall be minimized from
the residentially developed properties that currently exist on the north
line of Lake Dale Drive (the ,Lake Dale Properties"). At the time of
site plan review, the Applicant shall submit a plan to the Planning
Department showing how views of the proposed development are to
be minimized from the Lake Dale Properties (the "View
Minimization Plan"). The View Minimization Plan shall identify
different methods of minimizing views, including, but not limited to,
any or a combination of the following, as approved by the Planning
Department: preservation of existing vegetation on the Property; the
construction of a fence on the Property; and/or the installation of
berms, and/or additional plantings on the Property. (P)
GENERAL INFORMATION
Location:
West line of Lewis Road, south oflron Bridge Road. Tax ID 773-648-Part of0618 '.(Sheets
25 and 33).
Existing Zoning:
A
Size:
21.6 acres
Existing Land Use:
Vacant
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Adjacent Zoning and Land Use:
North
South
East
West
- A; Manufactured Home
- A; Sanitary landfill
- A; Single. family residential
- A; Sanitary landfill
UTILITIES
Public Water System:
There is an existing thirty (30) inch water line extending along the east side of Lewis Road,
adjacent to the request site. Use of the public Water system is required by County Code.
Public Wastewater System:
There is an existing twelve (12) inch wastewater collector extending along the sOuth side of
Iron Bridge Road,. approximately 1,400 feet north of the 'request site. Use of the public
wastewater system is intendedand has been proffered (Proffered Condition 5). An existing
privately maintained eight (8) inch wastewater collector line ties into the County.system and
serves the existing offices to the north, adjacent to this site. The applicant intends to serve
the request site from the existing privately maintained wastewater line. Should'the applicant
desire to transfer ownership of this site after connecting to the public wastewater system,
application must be made for takeover by the County of that portion of the private
wastewater line that serves the site. The applicant will be responsible' for any repairs or
upgrades to current County specifications, deemed necessary prior to acceptance of the
private line into the public wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
The property drains south to a tributary that drains into Swift Creek. There are no existing or
anticipated on- or off-site drainage or erosion problems.
Water Quality:
The southern boundary, isoccupied by a Resource Protection Area (RPA).
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This request
will have minimal impact on fire and EMS service.
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Transportation:
The applicant is reqUesting rezoning from Agricultural (A) to General Industrial (1-2). The
applicant has proffered to limit the density on the property to 200,000 square feet of mini-
warehouse or equivalent traffic generation (Proffered Condition 4). Based on mini-
warehouse-trip rates, development could generate approximately 480 average daily trips.
Proffered Condition 4 allows the Transportation Department to increase this allowable
density on the property, provided specific road improvements are constructed. If the density
is 'increased, no specific land use has been identified at this time; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could generate
approximatelY 1,400 vehicles per day. These vehicles will.be distributed along Lewis Road,
which had a 2003 traffic count of 6,492 vehicles per day.
Lewis Road will be directly impacted by development ofthis property. Sections ofthis road
have twenty (20) foot wide pavement with no shoulders. The capacity of this road (Level of
Service D) is acceptable for the volume oftraffcit currently carries. The standard typical
section forLewis Road should be twenty-four (24) foot wide pavement, with minimum eight
(8) foot wide shoulders. The Secondary Road Six,Year ImProvement Plan does not include a
project to improve Lewis Road.
The Thoroughfare Plan.identifies Lewis Road as a major arterial with a recommended fight
of way width ofninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet
of right of way, measured from the centerline of Lewis 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 major arterials, such as
Lewis Road, should.be controlled. The adjacent property to the north is controlled by the
applicant, and has been developed with direct access to'Lewis Road. The applicant has
proffered-that access to Lewis Road for the subject .property will only be provided through
that existing access located on the adjacent property. (PrOffered Condition 1)
.The traffic impact ofthis development must be addressed. With development of the 200,000
square feet of mini-warehouse space, the applicant has'.proffered to constmct a right mm lane
along Lewis Road at the existing driveway that.will, serve the property (Proffered Condition
3). The Transportation Department may increase the density on the property, provided, the
developer, or others, reconstruct Lewis Road as a two (2) lane facility with twenty-two (22)
foot wide travel lanes with an additional one (1) foot wide paved shoulder plus a seven (7)
foot wide unpaved shoulder on each side of the road from Route 10 to the approved access;
construct an eastbound fight turn lane along Route 10 at the Lewis Road/Route 10
intersection. The developer has proffered theseroad improvements (Proffered Condition 4).
Constructing these rOad improvements may require the developer to acquire "off-site" fight
of way. Proffered Condition 4 allows the Transportation Department to substitute alternate
road improvements for these specific improvements, provided an acceptable level of service
is maintained.
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At time of site plan review, specific recommendations will be provided regarding internal
site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the property is
appropriate for general industrial use.
Area Development Trends:
Adjacent properties are zoned Agricultural (A) and are occupied by single-family residential
uses, a landfill and associated uses or are vacant, commercial zoning and land uses are
located north along the Iron Bridge'Road corridor and residential development has occurred
to the south, along Lewis Road. The Plan anticipates areas alongthis portion of Lewis Road
to develop for industrial uses.
Development Standards:
The request property lies within an Emerging Growth Area. The purpose of the Emerging
Growth District Standards is to promote high quality, well-designed projects.
Redevelopment of the site or new construction 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.
In addition, to address area citizens' concerns relative to views of uses developed on the
property from properties along Lake Dale. Road, the applicant has prOffered that such views
will be minimized through the preservation of existing vegetation, the construction of a fence
and the installation of berms and/or landscaping materials or a combination thereof, as
approved by the Planning Department, at the time of site plan'review. (Proffered Condition
6)
It should be noted a Resource Protection Area (RPA) lies between the properties along Lake
Dale Road and the subject property. An RPA is an environmentally sensitive area, within
which, only limited water-dependent development is alloWed. Due to the limited
development potential of this area, it may afford' sufficient minimized visibility into the
property from properties along Lake Dale Road.
CONCLUSIONS
The proposed zoning and land uses comply with the Central Area Land Use Plan which suggests the
property is appropriate for general industrial uses and are compatible with existing and anticipated
area industrial development. In addition, development requirements of the Zoning Ordinance and
proffered conditions further ensure compatibility with existing and proposed area development and
address concerns relative to transportation and utilities.
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Given these considerations, apprgval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/20/03):
At.the request of the applicant, the Commission deferred this ease to the Commission's August 19,
2003, pUblic hearing.
Staff (5/21/03):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than June 16, 2003, for consideration at the CommisSion.'s August 19,
2003, public hearing. Also, the applicant was advised that a $140.00 deferral fee must be
paid.prior.to the Commission's public hearing.
Applicant (7/22/03):
The deferral fee was paid.
Applicant, Area Citizens, Staff and District Commissioner (7/22/03):
A meeting was held to discuss 1-3 zoning. Concerns were expressed relative to uses, traffic
and visibility into the site. '~
ApPlicant (7/29/03):
The case was amended to seek 1-2 zoning and amended proffers were submitted.
Planning Commission Meeting (8/19/03):
The apPlicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr, Gulley, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
7 03SN0247-SEPT17-BOS
The BOard of Supervisors, on Wednesday, September 17, 2003, beginning at 7:00 p,m., will take
under consideration this request.
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