94SN0139December 15, 1993 IlS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0139
James W. Blackburn
Bermuda Magisterial District
13430 Jefferson Davis Highway
REQUEST: Rezoning from Community Business (B-2) to General Business (C-5).
PROPOSED LAND USEr
General commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land use conforms to the Chester Village Plan,
which designates the property for general commercial use.
The proposed zoning and land use is representative of, and compatible with,
existing and anticipated area development.
The development standards of the Zoning Ordinance and proffered conditions
further ensure quality development, land use compatibility and address
transportation impacts.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER 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 site plan approval, sixty (60) feet of right of way on the
west side of Route 1/301 measured from the centerline of that
part of Route 1/301 immediately adjacent to the property shall
be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
(STAFF/CPC) 2.
Prior to issuance of an occupancy permit for any development
that would generate a significant increase in traffic above the
traffic generated by the current specialty retail use, as
determined by the Transportation Department, an additional
lane of pavement shall be constructed along the southbound
lanes of Route 1/301 for the entire property fronta§e.
GENERAL INFORMATION
Location:
Fronts the west line of Jefferson Davis Highway and is known as 13430 Jefferson
Davis Highway. Tax Map 133-3 (2) Mid-City Farms, Block A, Lot lA (Sheets 32 and
41).
Existin§ Zoning:
B-2
Size:
0.76 acres
Existin_~ Land Use:
Commercial
Adjacent Zoning & Land Use:
North - B-2; Commercial
South - B-2; Commercial
East - B-2; Commercial
West - R-7; Commercial
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94SN0139/WP/D EC 15L
PI,JBLIC FACILITIES
Utilities:
Public Water System
There is an existing eight (8) inch water main along the west side of Jefferson Davis
Highway. The existing structure is currently connected to the public water system.
The use of the public water system is required by ordinance. A computer simulated
flow test was performed along the eight (8) inch water line.
The results of the simulation indicates that sufficient flow and pressure should be
available to meet the domestic and fire protection demands of the proposed use. Fire
flow requirements are established and coordinated through Fire Administration.
Ptjblic Wastewater
There is an existing eight (8) inch wastewater line located at the intersection of Forest
Lake Road and Jefferson Davis Highway, which is approximately 1,500 lineal feet
south of the request site. The use of public wastewater system will be required by
ordinance if the structure utilizes more than 3,000 gallons of water per day.
The results of a computer simulated hydraulic analysis indicate that sufficient capacity
should be available to accommodate the domestic waste flows generated by the
proposed use.
Se_or;lc System
The existing septic system which serves the property is working properly at this time.
Environmental:
Drainage and Erosion
Site drains to the north under Sand Hills Drive and into other streams and then to
Ashton Creek. There are no existing on- or off-site drainage or erosion problems.
However, any additional impervious area that is directed to the existing outfail could
cause erosion problems. There is no existing adequate natural water course. Off-site
easements will be needed if property drains to the rear (west) unless the post
development 2- and 10-year storms are retained on-site.
3 94S N0139/WP/D EC 15L
.Fire Service:
Dutch Gap Fire Station, Company #14. Dependent on present location, fire hydrants
may be required.
The proposed zoning and land uses will not generate additional need for fire
protection services.
This request will not limit development to a specific land use, therefore, it is difficult
to anticipate traffic generation. Based on fast food restaurant with drive through
window trip rate, development could generate approximately 1,900 average daily
trips. These vehicles will be distributed along Jefferson Davis Highway (Route 1/301)
which had a 1992 traffic count of 17,442 vehicles per day.
The_ThorouRhfare Plan identifies Route 1/301 as a major arterial with a recommended
right of way width of 120 to 200 feet. The applicant has proffered to dedicate sixty
(60) feet of right of way measured from the centerline of Route 1/301 in accordance
with that Pli~n. (Proffered Condition 1)
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Mitigating road improvements must be provided for requested
densities. The current land use on the subject property, specialty retail, is estimated
to generate approximately forty-five (45) average daily trips. The applicant has
proffered that for any development which would generate a significant increase in
traffic above the traffic generated by the current specialty retail use, an additional lane
of pavement will be constructed along Route 1/301 for the entire property frontage
(Proffered Condition 2). At time of site plan review, specific recommendations will
be provided regarding access and internal circulation.
LAND USE
Lies within the boundaries of the Chester Village Plan, which designates the property
for general commercial use.
Area Development Trends:
Adjacent properties to the north, south and east are characterized by commercial
zoning and land use. Property to the west, although zoned residentially, is occupied
by a junk yard.
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94SN013 9/W P/DEC15L
Site Design:
The request property lies within an Emerging Growth Area. Redevelopment of the
site or new construction must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
Architectural Treatment:
Any redevelopment of the site or new construction must conform to Emerging
Growth District standards. No building exterior which would be visible to any
residential district or any public right of way may consist of architectural materials
inferior in quality, appearance, or detail to any other exterior of the same building.
There is, however, nothing to preclude the use of different materials on different
building exteriors, but rather, the use of inferior materials on sides which face
adjoining property. No portion of a building constructed of unadorned concrete
block or corrugated and/or sheet metal may be visible from any adjoining agricultural,
residential, townhouse residential, multi-family residential or office district or any
public right of way. No building exterior may be constructed of unpainted concrete
block or corrugated and/or sheet metal. 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.
It should be noted that any modification to the existing structures to accommodate
commercial use must conform to the BOCA Code.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature; be separated from any residentially zoned property or any property being
used for residential purposes by the principal building, and that such area within
1,000 feet of any residentially zoned property or property used for residential
purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition,
sites must be designed and buildings oriented so that loading areas are screened from
any property where loading areas are prohibited and from public rights of way.
With the approval of this request, outside storage would be permitted. Outside
storage areas must be screened from view of adjacent properties which have no such
areas and public rights of way.
Although the adjacent property to the west is zoned Residential (R-7), it is occupied
by a junk yard. The Zoning Ordinance requires a minimum 100 foot buffer along
5 94SN0139/WP/DEC15L
the western property boundary of the request site. At the time of site plan review,
this buffer may be modified given the junk yard use which is located on the adjacent
residential property.
(~onclusion$:
The proposed zoning and land uses conform to the Chester Village Plan and is
representative of, and compatible with existing and anticipated area development.
In addition, the development standards of the Zoning Ordinance and proffered
conditions further ensure quality development, land use compatibility and address
transportation impacts. Therefore, staff recommends approval of this request.
CASE HISTORY
Planning Commission Meeting (11/16/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Miller, the Commission
recommended approval of this request and acceptance of the proffered conditions on
page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, December 15, 1993, beginning at 7:00 p.m., will
take under consideration this request.
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94SN0139/WP/D ECl 5L
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