91SN0213July 24, 1991 BS
REQUEST ANALYSIS
RECOMMENDATION
91SN0213
John A. Reason, Jr.
Bermuda Magisterial District
East line of Jefferson Davis Highway
REQUEST: Rezoning from Community Business (B-2) to General Business (C-5).
PROPOSED LAND USE:
Continued use as an automotive repair facility is planned. In
addition, the applicant desires to sell utility buildings.
Ultimately, however, the property could be used for any permitted, or
restricted, C-5 uses.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The requested zoning and land uses conform to the Central Area Land
Use and Transportation Plan which designates the property for general
commercial uses.
The proposed zoning and land uses are representative of, and
compatible with, area development trends.
The development standards of the Zoning Ordinance will ensure quality
development and land use compatibility. Further, the proffered
conditions will help to mitigate the impact of the request on the
transportation system.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STA3F.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY TME
PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to site plan approval, sixty (60) feet of right of way
on the east side of Route 1 measured from the centerline of
that part of Route 1 immediately adjacent to the property
(STAFF/CPC) 2.
shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
Prior to issuance of an occupancy permit for any
redevelopment that would generate a significant increase in
traffic above the traffic generated by the current use, as
determined by the Transportation Department, additional
pavement shall be constructed along Route 1 for the entire
property frontage to provide an additional lane of pavement
(i.e., third through-lane).
GENERAL INFORMATION
Location:
East line of Jefferson Davis Highway, north of General Boulevard.
82-13 (1) Parcel 11 (Sheet 23).
Existing Zoning:
B-2
Size:
1.2 acres
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - B-2; Commercial
South - B-2; Commercial
- R-7; Single family residential
- B-3; Commercial
East
West
Utilities:
PUBLIC FACILITIES
Tax Map
Public water and wastewater are available and their use is required by
Ordinance. Sufficient water pressure and wastewater line capacity should
be available.
Drainage and Erosion:
The site drains to the James River to the east via various small
tributaries. No on- or off-site drainage or erosion problems are existing
or anticipated. It may be necessary to obtain off-site drainage easements
since very few easements exist due to the time at which development
occurred.
91SN0213/PC/JULY24N
Fire Service:
Bensley Fire Station, Company $3. The proposed zoning and land uses will
not generate additional need for fire protection services.
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on service station
trip rate, development generates approximately 748 average daily trips.
With the rezoning of this property, a fast food restaurant with
drive-through window could be developed and could generate approximately
1,896 average daily trips. These vehicles will be distributed along
Jefferson Davis Highway which had a 1990 traffic count of 17,977 vehicles
per day.
The Thoroughfare Plan identifies Jefferson Davis Highway 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 Jefferson Davis Highway in accordance with
that Plan. (Proffered Condition 1)
Development of the property must adhere to the Zoning Ordinance relative to
access and internal circulation (Article 7). The existing development is
served by two (2) accesses onto Route 1. In conjunction with major
redevelopment of this property, one (1) of the existing accesses should be
eliminated.
Mitigating road improvements must be provided for requested densities to
achieve an acceptable level of service. The applicant has proffered that
if redevelopment of this site generates a significantly higher volume of
traffic above the current site traffic generation, an additional lane of
pavement will be constructed along Route 1 for the entire property frontage
(Proffered Condition 2). At the time of site plan review, specific
recommendations will be provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation
plan, which designates the property for general commercial use.
Area Development Trends:
Properties along this portion of the Jefferson Davis Highway corridor are
characterized by a mix of commercial uses. The area to the east, however,
has been developed for single family residences, currently zoned
Residential (R-7).
3 91SN0213/PC/JULY24N
S~te Design:
Currently, an automotive repair business is being operated on the property.
In addition, the sale of utility buildings is proposed.
The request property lies within the Jefferson Davis Highway Post
Development Area. 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.
It is also important to note that the storage of any unlicensed or
inoperative/junk vehicles and miscellaneous auto parts would constitute a
junk yard which is not permitted under the existing zoning or the proposed
General Business (C-5) zoning.
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.
Adjacent property to the east is zoned Residential (R-7) and is occupied by
single family residences. The Zoning Ordinance requires a minimum t00 foot
buffer along the eastern property boundary of the request site adjacent to
this residentially zoned property. At the time of site plan review, the
Planning Commission may modify this buffer if it is determined that
adequate buffering can be provided in a lesser width.
Conclusions:
The Central Area Land Use and Transportation Plan designates the request
site and surrounding area along the Jefferson Davis corridor for general
commercial use. The proposed zoning is compatible with development trends
along this portion of Jefferson Davis Highway. Further, Zoning Ordinance
development standards will ensure quality development and land use
compatibility. The proffered conditions address transportation impacts.
Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/16/91):
The applicant accepted the recommendation.
4 91SN0213/PC/JULY24N
The~ was no opposition present.
On motion of Mr. Perkins, seconded by Mr. Miller, the Commission
recommended approval of this request and acceptance of the proffered
conditions on pages 1 and 2.
AYES: Messrs. Warren, Perkins, Miller and Mrs. Boisineau.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, July 24, 1991, beginning at 2:00 p.m.,
will take under consideration this request.
5 91SN0213/PC/JLrLY24N
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