04SN0186-Feb25.pdfFebruary 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND'
RECOMMENDATION
04SN0186
Rountree Pontiac - GMC Truck, Inc. '
Bermuda Magisterial DiStrict
West line of Jefferson Davis Highway
REQUEST: Rezoning from Community Business (C-3) to General Business (C-5).
PROPOSED LAND USE:
commercial uses, as restricted by the proffered conditions, are planned.
PLANNING COMMISSION .REcoMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following-reasons:
With the uses limitations proposed in the profferedConditions, the proposed zoning and
land uses would be no more intense than uses currently permitted and would conform
to the Southern Jefferson Davis Corridor Plan, which suggests the property is
appropriate for community commercial/mixed use corridor uses.
Bo
The proposed zoning and land uses are representative ofand compatible with existing
and anticipated area development.
(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.
Providing a FIRST CHOICE Community Through EXcellence in Public Service.
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.
(STAFF/cPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
Uses permitted shall' be limited to the following:
a. Uses permitted by. right or with restrictions in the Community
Business (C-3) District
b. - Mini-Storage/Self Storage Facilities (p)
Prior to any site plan approval, sixty (60) feet of right-of_Way measured
from the .centerline of Route 1 immediately adjacent to'the property
shall be dedicated, free and unrestricted, .to and for the benefit of
Chesterfield County. (T)
Direct access to theproperty Shall be limited totwo (2) entrances/exits.
The exact location of these entrances/exits shall be approved by the
Transportation Department. (T)
To provide an adequate, roadway system, the owner/developer shall be
responsible for the following:
ao
Construction oran additional lane of pavement alOng Route 1
for the entire property frontage, if required by Transportation
Department standards;
bo
Construction of additional pavement along Route 1 to provide a
separate right turn lane at-the approved entrances/exits, if
required by Transportation Department standards;
Co
Dedication to Chesterfield County, flee and'unrestricted,- any
additional right~of-way (or easements) required for the
improvements identified above, (T)
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. CD
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GENERAL INFORMATION
Location:
West line of Jefferson Davis Highway, .south of Woods Edge Road.
(Sheets 34 and 41).
Existing Zoning:
C-3
Size:
Tax ID 799-633,4547
20.5 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North- R-7, R-9 and C-3; Single.familyresidential and vacant
South- A and C-5; Commercial
East - C-5, I-1 and 1-2; Commercial or vacant
West- R-9; Single family residential or vacant
UTILITIES
Public Water System:
There is an eight (8) inch water .line extending along the west side of Jefferson Davis
Highway, adjacent to this site. In addition, an eight (8) inch Water line emends along Lucia
Drive and terminates approximatelY 170 feet northwest ofthis site. Use of the public water
system is required by County Code.:
Public Wastewater System:
· There is a twenty-four (24) ineh-wastewater trunk line extending along Timsberry Creek
adjacent to the northwest boundary 'of this site. Use of the public 'wastewater System is
required by County Code.
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ENVIRONMENTAL
Drainage and Erosion:
The property drains directly into Timsberry Creek, which forms the northern and western
property lines of the parcel. Timsberry Creek is a perennial stream subject to a 100 'fOot
conservation area, which has very limited uses. The property isalso subject to backwater from
Route 1, which fiirther limits the use ofthe property. There are no existing or anticipated on- or
off-site drainage or erosion problems.
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).' When the
property is developed, the number of hydrants, quantity of water needed for' fire protection
and access requirements will be evaluated during the plans review process. This request will
have only minimal impact on fire and EMS.
Transportation:
The subject property consiSts of 20.5 acres zoned Community Business (C-3). The property
is located on the west side of Jefferson Davis-Highway (Route 1/301) between Happy Hill
and Harrowgate Roads. The apPlicant is requesting, rezoning from Community Business(C-
3) to General Business (C-5)/ The applicant has proffered to limit uses.on the property to
those permitted in the C,3 District, office/warehouse and mini-storage facilities: (Proffered
Condition 1)
This request will not limit development to a-specific land use; therefore, it.is difficult to
anticipate traffic generation. Based. on shopping center, trip rates, development' could
generate 4,750 average daily trips (ADT); however, the applicant intends to develop a mini-
warehouse facility on the property. Based on mini-warehouse trip rates, development could'
generate approximately 180 Al)Ts. Traffic generated by this development will'be distributed
along Route 1/301, which had a 2003 traffic volume of 21,000 vehicles per day.
Route lB01 is identified as a major arterial onthe Thoroughfare Plan with a recommended
fight 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 Plan.
(Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The property has approximately
1,200 feet of road frontage along Route 1/301. The applicant has proffered to limit direct .
access from the property to Route 1/301 to no more than two (2) entrance/exits (proffered.
4 04SN0186-FEB25-CPC
Condition 3). These accesses should be located approximately 500 feet apart. The exact
location of these accesses will be approved at site plan review.
The'traffic impact of this development must be addressed. The applicant has proffered to: 1)
construct an additional lane of pavement along Route 1/301 for the entire property frontage,
based on Transportation Department standards and 2) construct a separate right mm lane
along Route 1/301 at each approved access (Proffered Condition 4). If the entire property is
developed for mini-warehouse use, these road improvements may not be warranted.
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 Southern Jefferson Davis Corridor Plan, which suggests the
property is appropriate for community commercial/mixed use corridor uses.
Area Development Trends:
The area. is characterized by single family residences and vacant lots in Wendover Hills, Searcy
and Amherst Subdivisions to the north, northwest and west, while property to the south and
east is zoned and developed for commercial and industrial uses or is vacant.
Development Standards:
The request property Currently lies within the Jefferson Davis' Highway Post. Development
Area. The purpose of Post Development Area requirements is to provide flexible design
criteria in areas that have already experienced development. Development of the site 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.
Buffers and Screening:
Currently, the Zoning Ordinance' requires that solid waste storage, areas (i.e.,- dumpsters,
garbage cans, trash compactors, etc.)on property which is adjacent 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, withthe.principal building that such
area serves. Solid waste storage areas must be screened from view-of public rights of Way
by a'solid wall, fence, dense evergreen plantings or architectural feature. -Such area within
1,000 feet ofany A or R Districts should nOt be serviced betweenthe 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 whereloading areas are prohibited and from public rights of way.
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Portions of adjacent properties to the north and west are zoned Residential (R-7 and R-9) and
are occupied by single family residences. The Zoning Ordinance requires a minimum 100 foot
buffer along the northern and western property boundaries of the request site. It shall be noted
that the required 100 foot buffer is exclusive of any utility easements to include the Virginia
Power easement which forms the northern boundary of the site. Depending upon the exact
location of the RPA, the required conservation area may be wider than the required buffer. At
the time of site Plan review, the Planning Commission may modify this buffer if adequate
screening can be provided in a lesser width. 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
With the use limitations proposed in the proffered conditions, the proposed zOning and land uses would
be no more intense than uses cUrrently permitted and would conform to.the Southern Jefferson Davis
Corridor Plan, which suggests the property is appropriate for community commercial/mixed use
Corridor uses. In addition, the proposed zoning and land uses are representative of, and compatible
'with, existing and anticipated area development.
. Given these considerations, approval of this request is. recommended.
CASE HISTORY
Planning Commission Meeting (1/20/04):
.The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded bY Mr. Gulley, the Commission recommend6d approval
of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 25, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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