93SN0231August 25, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
93SN0231
Marjorie B. Dean and Bertha P. Hinson
Bermuda Magisterial District
4700 West Hundred Road
.REQUEST: Rezoning from Residential (R-7) to Neighborhood Business (C-2).
PROPOSED LAND USF:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform to the Chester Village Plan,
whiCh designates the property for neighborhood commercial uses and mixed
use (neighborhood commercial/multi-family uses).
The proposed zoning and land uses are representative of area commercial
development trends.
Co
The development standards of the Zoning Ordinance ensure quality
development and compatibility with existing area residential development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. 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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
Ao
The owner, developer or assignee(s) shall pay to the
County $150 per 1,000 square feet of gross floor area
adjusted upward or downward by the same percentage
that the Marshall Swift Building Cost Index increased or
decreased between June 30, 1991, and the date of
payment. With the approval of the County's Fire Chief,
the owner, developer or assignee(s) shall receive a credit
toward the required payment for the cost of any fire
suppression system not otherwise required by law which
is included as a part of the development.
OR
The owner, developer or assignee(s) shall provide a fire
suppression system not otherwise required by law which
the County's Fire Chief determines substantially reduces
the need for County facilities otherwise necessary for fire
protection.
(STAFF/CPC) 2.
Prior to site plan approval, forty-five (45) feet of right of way on the
north side of State Route 10 as measured from the centerline of that
part of State Route 10 immediately adjacent to the property shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield
County.
(STAFF/CPC) 3.
Access to State Route 10 shall be limited to one (1)entrance/exit. The
exact location of this access shall be approved by the Transportation
Department. This access shall be designed and constructed to be
shared with adjacent properties as determined by the Transportation
Department. Prior to site plan approval, access easement(s) acceptable
to the Transportation Department shall be recorded.
(STAFF/CPC) 4.
A thirty (30) foot wide face of curb to face of curb east-west access
road with no on-street parking shall be constructed through the subject
property. The exact location of this access road shall be approved by
935N0231/WP/AUG25J
Location:
the Transportation Department. This access road shall be designed and
constructed to be shared with adjacent properties as determined by the
Transportation Department. Upon request by the Transportation
Department, access easement(s) acceptable to the Transportation
Department shall be recorded for this access road.
GENERAL INFORMATION
North line of West Hundred Road (4700 West Hundred Road).
Part of Parcel 4 (Sheet 32).
,Existing Zoning:
R-7
Size:
Tax Map 115-10 (1)
4.0 acres
Existing Land Use:
Single family residential
Adiacent Zoning & Land Use:
North - R-7; Single family residential or vacant
South - B-1 with Conditional Use ?lanned Development; Office
East C-2; Vacant
West - R-7; Single family residential or vacant
PUBLIC FACILITIES
Utilities:
.Water:
The public water system is available and its use is required by Ordinance.
The results of a computer simulated flow test indicate that sufficient flow and
pressure are available to meet domestic demands but may not meet the fire
flow demands of the proposed use. Fire flow requirements are established
and coordinated through Fire Administration.
3 93SN0231/WP/AUG25J
Waste._._~water:
The public wastewater system is located approximately 250 feet northeast of
the subject parcel, in West Hundred Road. Preliminary plans indicate specific
uses may utilize water in excess of 3,000 gallons per day, which would
require that the public wastewater system be used. Filling of the site may be
necessary to insure that the proposed structures can be served by gravity
sewer. Results of a computer simulated hydraulic analysis indicate that
sufficient wastewater capacity should be available.
.Drainage and Erosion:
Drains to Great Branch and ultimately to Proctors Creek. No existing or anticipated
on- or off-site drainage or erosion problems. Off-site easements and drainage
improvements may be necessary to accommodate increased runoff from development
of this property. There appears to be a wetlands area to the rear of the subject and
adjacent property next to the abandoned railroad.
Fire Service:
Chester Fire Station, Company #1. County water flows and fire hydrants must be
provided for fire protection purposes in compliance with nationally recognized
standards (i.e., National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will generate the need for additional fire
protection services. Cash proffers for fire protection have been received to address
this need. (Proffered Condition 1)
Trane:'
This request will not limit development to a specific land use; therefore, it is difficult
to anticipate traffic generation. Based on specialty retail trip rates, development
could generate approximately 1,300 average daily trips. These vehicles will be
distributed along West Hundred Road (Route 10) which had a 1992 traffic count of
20,380 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with the recommended
right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-
five (45) feet of right of way measured from the centerlineof Route t0 in accordance
with that Plan. (Proffered Condition 2)
Development must adhere to the Zoning Ordinance relative to Access and Internal
Circulation (Article 7). Access to major arterials such as Route 10 should be
controlled. The applicant has proffered to limit access onto Route 10 to one (1)
4
93SN0231/VVP/AUG25J
entrance/exit. The applicant has also proffered that this access will be designed and
constructed to be shared with adjacent properties. (Proffered Condition 3)
The County owns the abandoned railroad right of way located just northwest of the
subject property. The Thoroughfare Plan identifies a north-south major arterial
located within this right of way. To provide adequate access and internal circulation
for the properties bounded by this north-south major arterial, Ecoff Avenue and Route
10, an east-west access road should be developed through this area (see attached
map). The applicant has proffered to construct an east-west private road, minimum
width of thirty (30) feet face of curb to face of curb typical section with no on-street
parking, through the subject property. (Proffered Condition 4)
At time of site plan review, specific recommendations will be provided regarding
access and .internal circulation.
General Plan:
LAND USE
Lies within the boundaries of the Chester Village Plan, which designates the property
for neighborhood commercial use and mixed use (neighborhood commercial/multi-
family uses).
.Area Development Trends:
Development along this portion of West Hundred Road is characterized by a mix of
residential, office and commercial zoning and land uses. In addition, adjacent
property to the northwest, consisting of an abandoned railroad right of way is
proposed to be developed as a pedestrian walkway system and, ultimately, a major
arterial road.
.Site Design.
The request property lies within the Chester Village Fringe West and must conform
to the Village District requirements of the Zoning Ordinance which address access,
parking, landscaping, architectural treatment, setbacks, signs, utilities, and screening
of dumpsters and loading areas.
Architectural Treatment:
Within the Chester Village Fringe West, no building exterior (whether front, side or
rear) may consist of architectural materials inferior in quality, appearance, or detail
to any other exterior of the same building. Nothing would preclude the use of
different materials on different exteriors but rather, would preclude the use of inferior
5 935N0231/WP/AUG25J .
materials on sides which face adjoining property. No portion of a building
constructed of unadorned cinder block or corrugated and/or sheet metal may be
visible from any adjoining residential district or any public right of way. Mechanical
equipment, whether ground-level or rooftop, must be shielded and screened from
public view and designed to be perceived as an integral part of the building.
Further, buildings must be designed to impart harmonious proportions and to avoid
monotonous facades or large bulky masses. Buildings must possess architectural
variety, but must be compatible with existing structures, especially nearby structures
of high historic interest. New or remodeled buildings must enhance an overall
cohesive village character as reflected in existing nearby structures. This character
must be achieved through the use of design elements incliJding, but not limited to,
materials, balconies and/or terraces, articulation of doors and windows, sculptural or
textural relief of facades, architectural ornamentation, varied roof lines, or other
appurtenances such as lighting fixtures and/or planning.
At the time of site plan review for any new construction, specific recommendations
relative to architectural treatment will be provided.
Buffers & Screening:
Adjacent properties to the north, east and west are zoned Residential (R-7) and
occupied by single family residences or are vacant. The Zoning Ordinance requires
a minimum fifty (50) foot buffer along the north, east and west property boundaries
of the request site adjacent to residentially zoned properties. At the time of site plan
review, this buffer could be modified where adjacent property is designated on the
Plan for non-single family residential use and the requirements for setbacks in Chester
Village Fringe Areas are met. In addition, at such time that adjacent residential
property is zoned or utilized for a non-residential use, the buffer can be further
reduced or eliminated.
Conclusions:
The proposed zoning and land uses conform to the Chester Village Plan, which
designates the property for neighborhood commercial use, and for mixed use,
neighborhood commercial/multi-family uses, and are representative of area
commercial development trends. In addition, the development standards of the
Zoning Ordinance ensure quality development and land use compatibility with area
residential uses. Therefore, approval of this request is recommended.
93SNO231ANP/AUG25J
CASE HISTORY
Planning Commission Meeting (7/20/93):
The applicant accepted the recommendation. There were area property owners
present who expressed concerns relative to existing and potential drainage problems.
It was noted that drainage would be addressed at the time of site plan review. It was
also agreed that VDOT and the Environmental Engineering Department would
investigate the existing drainage situation in the area prior to the Board of
Supervisors' meeting.
On motion of Mr. Cunningham, seconded by Mr. Easter, the Commission
recommended approval of this request and acceptance of the proffered conditions
on pages 2 through 3.
AYES: Messrs. Gulley, Easter, Cunningham and Marsh.
ABSENT: Mr. Miller.
Environmental Engineering (7/27/93):
Environmental Engineering visited the site and surrounding area. It is their opinion
that wetlands have existed adjacent to the abandoned railroad for a number of years,
as evidenced by the size of the tree trunks. It is also their opinion that these
wetlands were not created by man-made activities.
The Board of Supervisors on Wednesday, August 25, 1993, beginning at 7:00 p.m., will take
under consideration this request.
7 93 S N0231/WP/AUG25J .
93SN0231
:R-7 TO C-2
32
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LEGEND
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PROPOSED TRANSPORTATION NETWORK