04SN0115-Dec 17.pdfDecember 17; 2003 BS
REQUEST:
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
04SN0115
(AMENDED)
Cesare M. Evola and Teresa B. Evola
Bermuda Magisterial: District
Northline.of West HUndred Road
Rezoning from Agricultural (A) and:Community:Business (C-3)-to Neighborhood
Business (C~2).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING' COMMISSION' RECOMMENDA~ON
RECOMMEND APPROVAL AND ACCEPTANCE'OF'THE PROFFERED-CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend.approval for the following reasons:
A. The proposal conforms to-the goals of the ConsolidatedEastem Area Plan.
B. The developmem requirements of the Zoning Ordinanee further ensure land use
compatibility with'existing~and anticipated areadevelopment.
(NOTE: THE- ONLY CONDITION THAT MAY BE ~OSED IS A BUFFER CONDITION.
THE PROPERTY,, OWNER MAY.PROFFER OTHER COND!TIO~S,. '..THE CONDI~ONS
NOTED WITH STAFF/CPC" AGREED-UPON BY BOTH'
Providinga FIRST CHOICE Community Through EXcellence in' Public Service.
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELYBY
STAFF. CONDITIONS WITH ONLY A "CPC"
ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Direct accesS.from the property to Route 10 shall be limited toone (1)
entrance/exit. The exact location ofthisiaccess shall be. determined
by the-TransportatiOn DepartmenL Priorto any site plan approval; an-
access easement, acceptable.to:the Transportation Department; shall
berecOrded from Route 10 to the adjacent property to theeast (Tax
ID 8'146529588). (T)
(STAFF/CPC
Prior toany site plan approval, One-hundred (100) feet of right.of'
way measUred frOm the eenterlineo£RoUte: 10 ~ediately adjacent
to the property shall be dedicated, free and unrestricted, to and:for the'
benefit of'Chesterfield County. (T)
(STAFF/CPC) 3.
(STAFF/CPC) 4.
Location:
Prior to the:issuance of a certificate ofoeCupancy,:the developer shall':
1) cons ~truet an additional: lane of pavement along Route 10 :for the
entire Property frontage; and2) clOSe the~Xisting Crossover on Rome
10 th~t:--ai~gn~ with ~he proPerty and.~ge: R~)a/d:,- if-apPrOVed by::
vDoT:-IThe deVeloper shall dedicate; freeand uar'6strict~d,
the benefit-of Chesterfield County. any additiOnal right,Of-way
.requiredf0r these improvements:. (~) · ·
The public Water and wastewater systems shall-be use& (U)
GENERAL INFORMATION
North line of West Hundred Road, acrosS from IngeRoa& Tax IDs8t4~652-6781 7781~ and
7994 (Sheet 27).
Existing Zoning:
A and-C-3
Size:
1.2 acres
2
04SN0115-DEC17BOS
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - A; Single family residential or vacant
South , C-3 and C-5; Vacant
East - A and C-3; Vacant
West - A and C-3; Vacant-
UTILITIES
Public Water System:
There is a twelve (12) inch waterline extending along the. north ~side of East Hundred Road.
south of this site. Use of the public water system is intended and has been proffered.
(Proffered Condition 4)
Public Wastewater System:
There is atwelve (12) inch wastewater sub-mink line that eXtendS across East Hundred Road
to0 serve the properties no~ andeast of Rivers Bendi.BouleOard, apProximately 300 feeteast
fthis Site. Use of thePUblic WasteWater system is intende:~ ired has b~en prOffered.
(Proffered Condition 4)
.. ENVIRONMENTAL .,
Drainage and Erosion:
The property drains southeast and then via tributaries to Johnson Creek.
exisfmg or anticipated on-: or0fi, site drainage or erosiOn problems.-
P~LIC FACILITIES '
Thereare no
Fire SerVice:
The Enon Fire Station, C0mp~y NUmber 6 and Bensley'Bermuda VolunteerRescue Squad
currently provide fire protecti°n and emergency medical service~ This request will ~ve,~nly
~aiimpaet on fire and emerg~hcy medicai: se~ice.. When theprope~ is devel6ped;th~
-04SN0115-DEC17.BOS'
number of hydrants, quantity of water needed for fire protection-and access requirements will
be evaluated during the plans reView process.
Transportation:
The subject property consists of 0:2 acre currently zoned Agricultural(A), and approximately
1.0 acre ZOned CommunityBus~ess (C-3). The property is locatedon the north sideofEast
Hundred Road (Route 10) between Meadowville Road: andRiVers Bend~ Boulevard: The
applicant is requesting rezoning from A and C-3 to Neighborhood Business (C-2). This
request will not limit development to a specific land use;.theref0re, iris difficult to anticipate
traffic generation. The applicant intends ~o develop a restaurant on the property. Based-on
high,turnover sit down restaurant trip rates, development cOuld generate.approximately 1,500
average daily trips.
Traffic generated by this development will be distributed' along ~Ronte 10.' The 2003 traffic
volumes along the section of Route 10 from Interstate 95to InterState 295range from 40;000
to 45;000 'vehicles per day. The volume, of traffic on the four (4) lane section of Ronte 10
between Interstate 95 and the Mead°wville Road/old Bermuda'~undredRoad interseCtiOn
exceeds the capacity of. the road, and drivers ~iCally eXperienee~ con~esti°n especially
'during Peak periods. ~s four (4)lane section of ROuteI0 is.identified as apriority'0n the
Board of Supervisors' liSt of hi,way needs. 'Constmcti0n;pl~;_haVe,15een approVed:for
Widening_ this section of R°ute:.l0. No funds are' included in~e Vir~a Department of
Transportation' s Six-Year Improvement Program for rightofway acquisition or conStrUction
of:this project,
Route I 0 is classified as a major arterial on the Thoroughfare Plan with a recommended right
of way width of i20 to 200 feet. The applicant.has profferedtO-dedicate t00 feet of right of
way, measured from the eenterline' of Route 10, 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 cireUiation (DiviSion 5). The aPP!~cant has proffered to limit
direct access from the'property tOR°ute 10 to one(l) entrane.~)exitand record an easement`
acroSs.the.property to p~O~ide.~hared Use of this aeeess With.~the adj deem p3Operty to'the east.
(Proffered Condition i) ' '
The. traffic'impact of this development must beaddressed. The prOperty aligns a crossover on
Route 10 that serves Inge Road and is located approximatelY:~0(~::feet e~t of RiVers Bend
Boulevard. Inge Road serves iiPProXimately-seven (7)' h°meg. The apProved Route t0
widening plans, show that this. crOssOver will. beclosed. The.applicant has proffered to clOse
this;crossover in accordance With.those plans,i ifapprovedby the ¥irginiaDepartment of
Transportation (Proffered Conditi°n 3). The-apPlicant haS.als° proffered tO ~onstmct an
additional lane of pavement' along Ronte 10 for, the entire Propei:ty frontage. (Proffered
Condition 3) -
4 04SN0115-DEC17-BoS
At time of site plan review, specific recommendations will bemade regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern .Area Plan which suggests the
property is appropriate for neighbOrhood mixed Uses, such as pr°fess{onal and a~strafive -
offices,- along with .residential ~. development 'of v~g densities~,i and sUppO~g.,
neighbOrhood-scale retail-and semite uses, Under ~Certain, circumstances. ~!Goals :of ~e Plah
also suggest that where property is-already zoned; it is appropriate to negotiateleSs;int~-~¢~
usesi Such as the rezoning 0f~the.C.3 tract to C.Z. F~er,-th~ ?lan .s~ggestS all~ga
greater depth of commercial zOning, where SUch .zoning. :alreSd3~ ;existS~ So -as :to provide
sUfficient-area to acc0mmodate'appropdate transifional?feature~ .
Area Development Trends:
'Areaproperties are zonedand developed: for agricultural. 'commercial and:residentialus~s or
remain vaCant. The commerci~ Zoning and:uses are located al~ng ;the East Hundred:Road
. frontage., Single family residenfi~ uses ~and vacant agriCul~al;i~pr6pe~.iare loeated.t°~the
north.- dditional offiee, residential and commercial develoPmei~t i~, anticipated inthe areai
as-as suggested by the pla!a..
Development Standards: - ~
Currently? the property lies wi~ an Emerging Gro ~wthArea and within :the Route 10
C0rddorEast HighwaYCorridOrDistrict Area. TheZoningOr '.~.dimmnee speeificallyaddr~sses
access,· landscaping, ~setbac~,~' parking, .signs, bUffers; utilities ~d Scr~e~g'f°~
deyelopments within these areas~' The pUrP0se:ofthe Eme,gingGro~.;E}istrict Standards ig
to Promote high quality, well-designed prOjects. Tile purP6seo~e R0Ute i-0consd6rEast~
.Hi~ 'ghwayCorridor Distri'ct-Stan~ds is t0 pr°Vide!s ~11 en~urageand i
thepreservation of treecanOpy along the iRoute l:0Corrid0r, between 1-95~:and Hope~ell¢'iand
to further encourage'architectUral standards :that reinforce and. e~omPliment 'area residential
development.
It should be noted, along with consideration of.the Conusoliddted iEastern Area plan~ the
· oard of Supervisors adopted an Ordmanee-mendment~:t0. aeeompliSh the above,Stated
Purpose:' The Ordinance amendment address~s yaXd req~em6nts;for office, business and
industrial'districts. In addition, the Ordinance amendment requiresthe preservation_Of trees
and shrubs alOng Route'i0-to Provide. Con~uity and~im'i~ro~e~bu~edng, _and ii~equireS
architectural compatibility with ~ea residenti~ de~eloPmeni. ~d with b~l~ngS M~.~e.
same project. In additiOn to the Emerging Growth. Distrlct ~d.qi this~ProPer~y is;affected
by these requirements. : _.
04SN0115,DECt:7~BOS
Buffers and Screening:
Currently, the Zoning Ordinance-requires that solid waste:storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) on prOperty whichis adj~aeent to A or R districts be
screened from view of such. diStricts, by a masonry or. concrete wall Which is constructed of
comparable materials to and designed to be compatible with~thei~PrinCipal:building that Such
area Serves. Solid waste'storage ~eas must be sereenedfrorn~W~bt~ pUblic rig~its~0flway
by a solid 'Wall, fence, dense"evergreen plantings o~ architee~al, featur-e:: Such ~ea withi~
1,000 feet of any A or R: districts Should not bese~Ced~.l~etWeefi the ho~s of 9:00 p;m. and
6:00 a.m. In addition, sites:mUSt:be designed and buildings o,riented~so ~t loading.}treas are
screened from any Property:where loading areas are prohibitedaiid fromPUblic rights of way.
Adjacent property to the north and a portion.of the adjacent p~operty to 'the east is-zoned
Agricultural (A) and is vacant, with a designation on the Comprehensive Plan Which:would
all0w residential uses. With theapproval of this reqUest~}:..~e, zoningOrdinance would
require a minimum fifty (50) f0°fibuffer along the!-northem, e~tern and Western ProPerty
boundaries of the request site Where'adj aeent to thisi agricui ~tural~Pr°perty., :~At the ti~e ~sit'e
plan rewew, the Planning,CommisSion may modify this:buffer Under ce~ circumstances.
CONCLUSIONS
The proposed zoning and land uses. Conform to the Consolidated Eastern Area Plan which sUggests
the property is appropriate for neighboth0bdmixedUSei:to inclUde!prOfessional and administrative
offices, along wi~ residential, devel6pments of varYing densities anCO, some neighbOrhood_scale retail
and service uses.. Goals of the: Plan; however, suggest that other USes~may be appropriate Where
zoning e~sts which does not comply ~the land:~e:rec°mmendafions~of thei pian,./Part°f the-.
subject pr°pe~ is zoned comm~ty Bminess (C-3).:: That prOpe~:i:~~'proposed:to be rez°nedto
Neighborhood Business (C-2) and deve!0ped.in ConjunctiOn with;th~:'A~eU~mral (A) parCeI Which
is proposed to be rezoned.to C-2;..Th'ei~Plan suggests:that.Whereiand:Use}transitions are not poSSible
due to strip development pattems(Z0ning), that the.zoningPrOCeSs;Sh6~d~be used to negOiiate use
restrictions and acCommodate a ~eaterid~pth.of devdopment to prOvifie transitiOn. "
This application-results in less ~intense USes being allowed along.ROute~il O:and:adjacent to 'existing
and furore arearesidential or office development. The.applicatiOn is, therefOre, consistent with the
goals ofthePlan. ' '
Given these considerations, approval of this request is recommended.
6 04SN0t 15-DEC 17-BOS
CASE HISTORY
Applicant (10/03/03):
A deferral to November 18., 2003, was requested. The applicafionwas amended to include
the C-3 tract.
Planning Commission Meeting (10/21/03):
At the request of the applieant,..the Commission deferred this:ease to their November'18,
' 2003, public hearing.
Staff (1'0/22/03):
The apPliCant was advised in.writing:that any significant neworrevised :information shoed:
be s~bmitted no later than oet6b~r 27, 2003, for eonSiderati°n at the com~issi°n's
November 18, 2003, pubnc he~g. ~dSo~ the applicant wasM~sed thata $240200deferral
fee must be paid prior,to the' C0mmissiOn'spublie;hea~g: "
3xppncan~.t. lU~u/u~): . .. .
Revised proffered conditions were submitted.. However,:the deferral fee has-not been paid.
Applicant (11/4/03):
The deferral fee was paid~
Planning C6mmission Meeting (11/18/03.):
The applicant acceptedthereCommendation. The applicant:amended prOffered Condition 3.
There ~vas no oppositi°nPresent:it0:the pr°poseduses; ho e WaSoppOsitionpresent
eXPresSing c0ncems relaiive to_ the potential, closing of-the::Cr6ssOVer 6h ~})ute :10 ~tt !n.ge
Road. . . : '
On:motion of Mr. cunning~ham; seconded by' Mx:-Gulley,-the Commission recommended
approval-of this request andaCceptance of the prOffered C0ndifious ori.page 2.
. 7 04SN0115 -DEC 17-BOS
AYES': Unanimous.
The Board Of Supervisors, on Wednesday, December 17, 2003, beginning at 7:00 p.m., will take
under consideration this request.
8 04SN0115-DEC17-BOS
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