03SN0318-Nov 25.pdfc~+~,.~, ~, ~ CPC
November 25, 2003 BS
STAFF'S
REQUEST. ANALYSIS
AND
RECOMMENDATION
03 SN0318
Bermuda Triangle Property, L.P.
Bermuda Magisterial District
East line of Old Stage Road
REQUEST:
Rezoning from Agricultural (A) to General Industrial (I-2) of 16.2 acres with
Conditional Use Planned Development to permit exceptions to Ordinance
requirements on the 16.2 acre parcel and on an adjacentl4.2 acre parcel currently
zoned General Industrial (I,2). Specifically, a 150 foot exception to the requirement.
that uses and accessory uses be located at least 200 feet from agricultural property
occupied by residential, uses is requested.
PROPOSED LAND USE:
Industrial uses are .planned.
PLANNINGCOMMISSION RECOMMENDA~ON
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2AND 3.
AYES: MESSRS. LITTON, CUNNINGHAM, GULLEY AND STACK.
ABSENT: MR. GECKER.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses comply with the Consolidated Eastern Area Plan
which suggests the property is appropriate for light industrial uses.
providing a' FIR,gT CHOICE Community Through Excellence in Public Service.
The .proposed zoning and land uses are compatible with eXisting and anticipated area
industrial development.
'The requested setback exceptions are appropriate.' Since the 'plan suggests the
adjacent properties are appropriate for light industrial use.
Do
Development requirementS of the Zoning OrdinanCe .further ensure compatibility
with existing and proposed'area developmenL
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY. PROFFER
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.)
CONDITIONS
(STAFF/CPC) 1.
In conjunction with approval of this request, an exception shall be
granted to allow uses and accessory uses on this property, to be
located .a minimum of fifty (50) feet from Tax IDs 803-655~7579,
7963 and'8949and 803-656-5830 until such time as those parcelS are
zoned for similar uses. (P)
(STAFF/CPC) 2.
Development shall not occur on the portion of the property eastofthe
power lines and adjacent to the James River unless a hard-lined
conveyance system is constructed t° the James River. (EE) '
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
The public water and wastewater systems Shall be Used. (U)
Prior to any site plan approval, a sixty-(60) foot wide right-of-way for
a public road (''Battery Dantzler Road Extended"):from the current
terminus of Battery Dantzler Road to Old Stage Road Shall be
dedicated, free and unrestricted, to and forthe benefit of Chesterfield
County. The exact location of this right, of-way shall'be approvedby
the Transportation Department. (T)
Direct access from the property to Old ,Stage ROad shall be limited to
Battery. Dantzler Road Extended. (T)
To provide:for an adequate roadway system, the developer shall be
responsible for the following road improvements:
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ao
Construction of two (2) lanes of Battery Dantzler Road
Extended from its current.terminus to Old Stage Road;
bo
Construction of additional pavement along Old Stage Road at
the Battery Dantzler Road Extended intersection to provide
right and left mm lanes based on Transportation Department
standards; and
Co
Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) reqUired for the
above improvements. (T)
(STAFF/CPC)
o
Prior to any Site.plan approval, a phasing plan for the reqUired road
improvements as identified in Proffered Condition 4 shall be
submitted to and approved by the TransportatiOn Department. The
approved phasing plan shall reqUire construction of Battery Dantzler
Road. Extended from its current terminus to Old Stage Road, as
identified in proffered condition 4.a, prior to the issuance of a
certificate of occupancy. (T)
(STAFF/CPC)
Upon the.request of the Chesterfield County Department'ofParks and
Recreation, the Owner shall dedicate a minimum 100-foot wide,
perpetual open-space access easement along the james River
frontage, to the CoUnty of Chesterfield, running generally parallel to
the James River. (P&R)
GENERAL INFORMATION
Location:
East line of Old Stage Road and lying at the western terminus of Battery Dantzler Road. Tax
IDs 803-655-7389, 803-656-9752 and 804-655-0597 and 2647 (Sheet 27).
Existing. Zoning:
A and I-2
Size:
30:4 acres
Existing .Land Use:
Vacant
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Adjacent Zoning and Land Use:
North -A; Vacant
South - 1-2; Industrial
East - A and I-2; Industrial or vacant
West - A and C-5; Single family residential, commercial or vacant
UTILITIES
Public Water System:
There is a twelve (12) inch water line extending along Battery Dantzler Road and continUing
across the request site to the eastern boundary of Old Stage Road. Use of the public water
system has been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an eight (8) inch'Wastewater Collector line extending along Battery Dantzler Road
and terminating adjacent to the eastern boundary of the request Site. Use of the public
wastewater system is required by County Code to serve Tax ID-804-655-2647. As stated on
the application, the applicant intends to utilize the public wastewater system to serve the
parcels included under this request. Use of the public wastewater system to serve the entire
request site has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The properties drain north-northeast directly into the James River. There are no existing or
anticipated on- or off-site drainage problems. There areno known erosion problems on the
site, although a portion of the property adjacent to the James River and primarily east ofthe
power lines has very steep slopes with large ravines. The soils in this area are highly
erodible and there is upstream off-site drainage that comes through this property.
Development should not occur on the portion of the property east of the power lines and
adjacent to the James River due to the high erodibility of the soils unless a hard-lined
conveyance system is constructed all the way to the James River. (Condition 2)
PUBLIC FACILITIES
Fire SerVice:
The Dutch Gap Fire Station, Company Number 14, 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. Fire .hydrant. locations and access
requirements will be evaluated at the time of plans review:
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Parks and Recreation:
The applicant has agreed to provide an open space easement to the County which would
allow public access to the riverfront. (Proffered ConditiOn 6)
Transportation:
The property (30.4 acres) is currently zoned Agricultural (A) on 16.2 acres and. General
Industrial (1-2) on 14.2 acres. The applicant is requesting rezoning to 1-2 with a Conditional
Use Planned Development. This request will not limit development to a specific density;
therefore, it is difficult to anticipate traffic generation. Based on light industrial trip rates,
development could generate approximately 2,200 average daily trips. These trips would be
distributed, via Battery Dantzler Road to Old Stage Road and East Hundred Road (Route 10):
Old. Stage Road had a 2003 traffic count of 5,700 vehicles per day. Based on the volume of
traffic during peak hours, Old Stage Road is functioning at an acceptable level (Level of
Service D). The 2003 traffic volumes along the section of Route 10 from Interstate 95 to
Interstate 295 range from 40,000 to 45,000 vehicles per day. The volume oftraffc on the
four (4) lane section of Route 10 between Interstate 95 and Meadowville Road/Old Bermuda
Hundred Road intersection exceeds the capacity of the road and drivers typically experience
congestion especially during peak periods. This four (4) lane section of Route 10 is identified
as a priority on the Board of Supervisors' list of highway needs. Construction plans have
been approved for widening this section of Route 10. No funds are inclUded in the Virginia
Department of Transportation'.s Six-Year Improvement Program-for right of way acquisition
or construction of this project.
The property has access to Bermuda Triangle Road, which aligns a crossover on Route 10.
The approved Route 10 widening plans include constructing a directional raised median in
the crossover at Bermuda Triangle Road-that-will preclude vehicles traveling on Bermuda
Triangle Road from turning left onto Route 10. As traffic volumes increase on Route 10, it
will become more difficult for vehicles, eSpecially tractor-trailers, to mm left from Bermuda
Triangle Road onto Route 10. Staff recommends that the applicant construct an extension of
Bermuda Triangle Road ("Battery Dantzler Road Extended") to ~Old Stage Road with the
initial development of the property to improve safety and reduce the impact at the Bermuda
Triangle Road/Route 10 intersection.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies'Old
Stage Road as a collector. Access to collectors, such as Old Stage Road, should be
controlled. The applicant has proffered to limit direct access from the property to Battery
Dantzler Road Extended. (Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
dedicate right of Way and COnstruct two (2) lanes of Battery Dantzler Road Extended from
the current end of Battery Dantzler Road to Old Stage Road; and 2)construct right and left
5 03 SN0318-NOV25-BOS
turn lanes on Old Stage Road at the Battery Dantzler Road Extended intersection, based on
Transportation Department stand--ds (Proffered Conditions 2 and,4)? It maybe necessary for
the applicant to acqmre off;site right of way reorder to constmctthese road unprovements.
The applicant has also proffered to submit a phasing plan for these road improvements and
that the approved phasing plan will include the requirement to Construct' Battery'DantZler
Extended in conjunction with initial development on the.property..(Proffered Condition 5)
At time. of site plan review, specific recommendations will be .made regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastem Area Plan which suggests-the
propertyis appropriate for light industrial use2 '
Area Development Trends:
Adjacent properties are zoned General Business (C-5), General Industrial (1-2) and
Agricultural (A) and are occupied by single, family residential;commercial and industrial
uses or are vacant. The Plan anticipates area properties to continue to develop fOr industrial
uses.
Development: Standards:
Currently,' the property lies withinan' Emerging Growth Area:and within.the Old Stage and
COXendale Roads Highway Corridor District Area. The Zoning Ordinance.-speCifiCally
dedreSses access, landscaping, setbacks, parking; signs,.bUffersi-utilifies and screeningfor
vel0pments within these areas'~ i The pUrPose of the Emerging ~o~ District standards is
'to prOmote high quality, well-deSigned projects. The purP6se of the Old stage ':and
Coxendale Roads Highway corridor District Standards iS.to provide standards that-will
encourage and enhance views along Old Stage Road, north of Ronte t0, and along Coxendale
ROad, east of I-95. : · ~.. . .
It should be noted, along .with cOnsideration of the Consolida{ed Eastern Area Plan,'.the
Board of Supervisors adOpted anordinance amendment to aCcOmplish the above,stated
PurpOse.. The OrdinanCe amendment addreSses yard requirements; fOr.office, busineSs:md
industrial districts. In addition, the Ordinance amendment rectu~es the preservationOftrees
and shrubs along Old S~age and Coxendale Roads to provide C°nt~uity and/improve
bUffeting. In addition to ~e Emerging GrowthlDistrict standards; this.pr°Perty is affectedby
these requirements. ' ' '
6 038N0318-NOV25,BOS
Setbacks:
Several of the adjacent parcels along Old Stage Road are zoned Agricultural (A) and, while
they are anticipated to be developed for industrial uses. in the future, they are occupied by
single family residences or remain vacant. The Zoning Ordinance requires a minimum
setback of 200 feet from the properties occupied by residences for any uses and accessory
uses permitted on the request propertieS. The applicant has requested a Conditional Use
Planned Development to allow a 150 foot reduction of this setback to a minimum of fifty
(50) feet until such time as the adjacent property is zoned for similar uses.
Since the Plan suggests surrounding property should eventually be zoned and developed for
industrial uses, and since there is no similar setback requirement where adjacent to vacant
property zoned A and shown on the Plan as appropriate for industrial uses, it is appropriate to
allow a reduction of the setback. (Condition 1)
CONCLUSIONS
The propoSed zoning and land uses comply with the Consolidated Eastem Area Plan which suggests
the property is appropriate for light industrial uses. In addition, the proposed zoning and land uses
are compatible with existing and anticiPated area industrial development. Development
requirements of the ZOning Ordinance further ensure compatibility with existing and proposed area
development.
Given these considerations, approval of this request is recommended.
CASEHISTORY
Planning Commission Meeting (9/16/03):
At the request of the applicant, the Commission deferred this case to their October 21, 2003,
public hearing.
Staff (9/23/03):
The applicant was advised in writing that any significant new or revised information should
be-submitted no later than September 26, 2003, for consideration at the Commission's
October 21, 2003, public heating.
Also, the applicant was advised that a $230.00 deferral fee must be paid prior to the October
public heating.
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Applicant (9/30/03):
The deferral fee was paid.
Applicant (10/3/03):
The proffered Conditions were amended.
Planning Commission Meeting (10/21/03):
The applicant accepted staff's recommendation. A representative for an adjacent property
owner expressed concern about tree preservation adjacent to his client's property, however,
he Spoke in support of the request. The applicant indicated he would provide a private
agreement to the representative to address.the citizen's concerns.
On motion of Mr. Cunningham, seconded by Mr. Stack, the commission recommended
apProval of this request subject to the conditions and acceptance of the prOffered conditions
on pages 2 and 3. .
AYES: Messrs. Litton, Cunningham, Gulley and Stack.
ABSENT: Mr. Gecker.
The Board of Supervisors, on Tuesday, NOvember 25, 2003, beginning at 7:00 p.m., will take under.
consideration this request:
8 03 SN0318-NOV25-BOS
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