04SN0131-Feb25.pdfr~ ....~'~' ~ ~ °09~ CPC
February 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0131
Tom Johnson
Bermuda Magisterial District
West line of Old Stage Road
REQUEST: Rezoning from Light IndUstrial (I-1) to General Business (C-5).
PROPOSED LAND USE:
No specific uses are proposed. Proffered conditions limit uses west of the CSX
Railroad to those permitted by right or with restrictions in the Community
Business (C,3) and Light Industrial (I-1)'Districts .and uses east of the. CSX
Raikoad to those uses permitted by right or with restrictions in the Light Industrial
(I-l) District. -~-
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE-PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend-denial for the following reason:
Although the Consolidated Eastern Area.Plan suggests that property located west- of the
CSX Raikoad is appropriate for community-scale commercial and light industrial uses,
and that property located east of the railroad is. appropriate for light industrial uses, the
request fails to address the traffic impact of this proposed development.
(NOTE: THE ONLY CONDITION THAT MAY BE 1MPOSED.IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing. a FIRST CHOICE CommUnity Through Excellence in public Service.
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
The Owners-Applicants in this zoning case, pursuant to Section t5.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors or assigns, proffer that the .development of: the properties known as
Chesterfield County Tax Ids 802-656-412i, 803-655-1650 and 803-656-3434 (the "Property',):
under consideration will be developed according to the following conditions if, and only if, the
rezoning requeSt for C-5 as set forth in the above heading and the application filed herein is
granted. In the event the request is denied or approved with conditions not agreed to by the
Owners,Applicants, these proffers and conditions shall be immediately null and void and of no
further force or effect.
(CPC) 1.
Except for the timbering approved by the Virginia State Department of
Forestry. for the purpose of removing dead or diseased trees, there shall be
no timbering on the Property until a land disturbance permit has- been
obtained from the Environmental Engineering Department and-the
approved devices have.been installed. (EE)
(CPC)
2. The public water and.wastewater systems shall be used. CO)
(cpc)
Except as stated in PrOffered Condition 5, uses shall be restricted to thOse
permitted by fight or with restrictions in the C-3 District and those uses
permitted by rightin the I-1 District. (P)
(CPC)
Development of the property, with sole access to Chesnut (Chestnut) Hill
Road shall be l'ardted, to those uses and densities that are anticipated to
generate not more than 5,000 average :daily trips as determined by the
Transportation Department. At such. time as-densities generate more 'than
the 5,000 average daily trips as determined by the Transportation
Department, then in addition to access 'to Chestnut Hill Road, applicant
shall provide access to Old Stage Road. ~)
(CPC)
o
Use on Tax/ID 803-656-3434-00000
permitted by fight in the I-1 District. (P)
shall be limited to those uses
2 04SN0i 31-FEB25-BOS
GENERAL INFORMATION
Location:
West line of Old Stage Road, southof Coyote Drive. Also east line of Interstate 95, north
of West Hundred Road. Tax IDs 802-656-4121, 803-655-1650 and 803-656~3434 (Sheet
27).
Existing Zoning:
I-1
Size:
77.5 acres
Existing Land Use:
Vacant
Adiacent'Zoning and Land Use:
North - 1-3; Vacant
South - C-3 and C-5; Commercial
East - I-1,1-2, 1,3 and A; Industrial, single family residential or vacant
West - C-3, C-5 and A; Commercial, single, family residential'or vacant
Public Water System:
UTILITIES
There is an existing twelve (12) inch water line extending, along the western side of
Chestnut Hill Road and terminates adjacent to the' sOuthern boundary of this site. In
addition, an eight (8) inch water line extends along a portion of Old Stage Road and is
adjacent to the eastern most. parcel of this zoning request. Use of the public water system
is intended. (Proffered Condition 2)
Public Wastewater System:
A portion of the Redwater Creek wastewater trunk line extends across the eastern portion
of this site. Use of the public wastewater system is intended. (Proffered Condition 2)
3 04SN0131-FEB25-BOS
ENVIRONMENTAL
Drainage and Erosion:
The Property drains directly into' RedWater Creek and.then via Redwater Creek to the
James River. There are currently no On-site drainage or erosion problems with none
anticipated after development. Any single access_across Redwater Creek must remain dry
on a 100 year storm. The parcels are wooded and, as such, should not be timbered
without obtaining a land disturbance Permit. This will inSure that adequate eroSion
control measures are in place prior to any land-disturbance. (proffered Condition 1)
Water Quality:
Redwater Creek is a perennial stream and is therefore subject to a 100 foot Conservation
area with' very limited uses.
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. 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 pr°tess.
This request will have only minimal impact, on ftre and-emergency medical services.
Transportation: .....
The property (77.5 acres) is currently zoned Light Industrial (I4)~ Approximately sixty-
three (63) acres were zoned prior to 1973, approXimately.fifteen (15) acres Were Zoned
(Case 78S074) in 1978, and no conditions were imposed with the approval.' of.' either
zoning case. Based on light industrial trip rates, develoPment'of the' Property for industrial'
uses could, generate approximately 3,200 vehicles per day. The applicant is requesting'
rez0ning of the property from Industrial (I, 1)to General:Business (C-5) and limiting uses
to those' permitted in the Light -Industrial (I-1) and Community Business (C-3) Districts.
This .request will not limit development to a specific land-use;, therefore, it is difficult to
anticipate traffic generation.. 'Based on shopping center triPrates; development:.of the
property for retail uses couldgenerate approximately 20,000 average.daily trip&.
The. Zoning Ordinance. requires that a traffic impact analysis, be provided for-any
proposed development that is anticipated to generate 10,000 average daily Irips or-more,
or for any proposed development anticiPated to have a si~ficant impact on' the
transportation, network. 'Staff has' requested that-the applicant provide a traffic.-impact
analysis. The applicant haS not sUbmitted that analysiS .and has not'addressed the traffic
impact of this proposed development. Staff recommends denial:~of this request.
4 04SN0131 ;FEB25-BOS
Old Stage Road and West Hundred Road (Route 10) will be. directly impacted by this
development. Old Stage had a 2003 traffic count of 5,700 vehicles per day. Based on this
volume of traffic, during peak hours, Old Stage Road functions at an acceptable level
(Level of Service D). The 2003 traffic volumes along .the section of Route 10 from
Interstate 95 to Interstate 295 range from 40,000.to 45,000 vehicles per day. The volume
of traffc on the four (4) lane section of Route 10 between Interstate 95 and Meadowville
Road/Old Bermuda Hundred Road. intersection exceeds the capacity of the road, and
drivers typically experience congestion especially during peak periods. This four (4) lane
section of Route 10 is identifiedas a priority on the Board of Supervisors' list of highway
needs. Construction plans have been approved for widening this section of Route 10. No
funds are included in the Virginia Department of Transportation Six,Year .Improvement
Program for right of way acquisiti°n or construction ofthis project.
The property currently has access to Route 10 via Chestnut Hill-Road. Chestnut Hill Road
aligns a crossover on Route 10, located approximately. 400 feet east of the Interstate 95
on-ramp and approximately. 850 feet west of ~the Old Stage Road intersection. The
approved Route 10 wi~.'dening plans include constructi°n of.a directional raised median in
Chestnut Hill Road and in the Route 10 crossover that will preclude vehicles traveling on
Chestnut Hill Road from turning -left onto Route 10. These improvements will .imProve
safety and reduce the potential for a traffic signal to be warranted at the Chestnut Hill
Road/Route 10 intersection.
As traffic volumes increase on-Route: 10, it will become more difficult for vehicles;
especially tractor-trailers, to turn left from Chestnut Hill Road onto Route 10; this may
increase the number of traffic accidents at this intersection. Staff recommends that initial
access for any development on the property be provided'to Old Stage Road. In
conjunction with any 'major development that includes access to Old Stage Road and
Chestnut Hill Road, the improvements that are shown on the approved RoUte 10
widening plans (i.e., raised medians to preclude left tums from Chestnut Hill Road onto
Route 10) should also be provided. The applicant has proffered a Condition that will
restrict development of the property, with. sole access to Chestnut Hill Road, to that which
generates 5,000 average daily trips (Proffered COndition 4), In. addition to this restriction,
Proffered Condition 4 would require that once the average daily trips exceed 5,000 access
would also be provided to Old Stage Road. Staff does not support any development with
sole access to Chestnut Hill.Road and recommends that initial 'access be provided to Old
Stage Road.
Development must adhere to .the Development standards '.Manual in the Zoning
Ordinance, relative to access, andintemal circulation (DiviSionS). The Thoroughfare Plan
identifies Old Stage Road as a collector with a recommended right of way width of
seventy (70) feet. Access to collectors, sUCh as Old Stage Road, 'should be controlled.
The.applicant has not proffered a maximum density, nor to dedicate right of way for Or
limit direct access to Old Stage Road, or construct any road improvements.
5 04SN0131-FEB25-BOS
Development on this property (77.5 acres) could exceed 500,000 square feet and generate
approximately 20,000 average daily trips. In comparison, Breckinridge-Shopping Center
has approximately 300,000 square feet on approximately forty (40) acres and Cloverleaf
Mall Shopping Center has approximately 640,000 sqUare feet on approximately 50 acres.
Old. Stage Road and' Route 10 cannot handle the traffic generated from a major
development that could be constructed on this property. The applicant has not addressed
this impact; therefore, the Transportation Department does not support this request.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan' which suggests that a
portion of the property' located, west of the CSX Railroad is appropriate for Community-
scale commercial uses (Community Bus'mess (C-3) uses) and light industrial uses. The
Plan suggests that the location of the commercial uses be established using existing
natural or man-made boundaries. HOwever, given the development constraints on the
property with respect to access, floodplain and Resource Protection- Area, it would be
appropriate to permit flexibility in the location of C-3 and I-1 uses within the tract, west
of the railroad. Further, the Plan suggests that the portion of the property, located east of
the CSX Railroad along Old Stage Road. is appropriate for Light Industrial (I-1) uses.'
Zoning History:
On June 28, 1978, the Board of Supervisors, upon a favorable recommendation by the
Planning. Commission, rezoned-a 14.48 parcel from Agricultural(A) to. Light IndUstrial
(Case 78S074). This property represented the :southeastern portion-of the request site.
Area Development Trends:
Property to the north is zoned General Industrial (I-3) and .is currently vacant. 'prOperties
to the South are zoned Community Business (C~3) and General Business (C-5) and-are
occupied by hotels and a self-storage facility. Properties to the east are zoned Light
Industrial (1-.1), General Industrial (I-2), Heavy Industrial (I-3)and. Agricultural. (A) and
are occupied by a recycling center, single family dwellings or are currently :vacant.
Properties to the west are zoned Community BuSiness (C-3),' General Business (C,5) and
Agricultural (A) and are occupied by restaurants, a single' famiiy dwelling or are Currently
vacant. While existing commercial uses 'are located directly adjacent tothe interchange to
serve a regional need, it is anticipated that properties around the immediate interchange
along Interstate 95 and Old S._tage Road will continue to be developed for a variety of
industrial uses consistent with the suggestions of the Plan.
6 04SN0 i 31-FEB253BOS
Site Design:
Most of the property lies within an Emerging Growth Area. Development of the property
must conform to the requirements of the Zoning Ordinance which address access,
parking, landscaping, architectural treatment, setbacks, Signs, buffers, utilities, pedestrian
access and screening of dumpsters and loading areas. In addition, the property fronting
along Old Stage Road lies' within the'Old Stage and Coxendale Roads Corridor District
which addresses enhanced setback and tree preservation.
Uses-'
Proffered conditions limit uses west of the CSX Railroad to those uses permitted by right
or with restrictions in the Community Business (C-3) and Light Industrial (I-1) Districts.
(Proffered Condi.tion 3). Proffered conditions-limit uses east of the CSX Railroad to
those uses permitted' by: right Or with restrictions in the 'Light Industrial (I-1) District.
(Proffered Condition 5)
Architectural Treatment:
Currently, the Zoning OrdinanCe requires that the architectural treatment of buildings,
including materials, color and style, shall be compatible with buildings located within the
same project. Compatibility may.be achieved through the use of similar building massing,
materials, scale, colors and: other architectural features.
Currently, within Emerging Growth Areas, no building exterior that would be visible to
public rights of way may consist of architectural materials .inferior in quality, appearance
or detail to any other exterior of the same b~!ding. There isi however, nothing to
preclude the use of different materials on different buildingexteriors, but rather, the Use
of inferior materials on sides that face. adjoining property._ No portion of a .building
constructed of unadorned concrete block or corrugated: :and/or'sheet metal may be viSible
from any public right of way. No building exterior may be-constructed of unpainted
concrete block or corrugated and/or sheet metal:
Currently, all junction and accessory 'boxes must be minimized from view of adjacent
property and public rights of way by landscaping or'.architeetural treatment integrated
with the building served. Mechanical equipment, whether-ground,leve! or rooftOp, must
-be screened from view of adjacent property and Publici rights of Wayand designed to be
perceived as an integral part ofthe building.
With the approval of this request, outside storage would be permitted as a restricted use_
for any Community Business (C-3) develOpment and limited :to ten (10)percent 'Of-the
gross .floor area of the principal use. Outside storage wOuld not be permitted for~Light
Industrial ~-1) uses. Outside storage areas must be' screened from: view of adjacent
properties that have no such areas and from public rights ofway.
7 04SN0131-FEB25-BOS
CONCLUSIONS
Although the Consolidated Eastern Area Plan suggests that a portion of the prOPerty located west
of the CSX Railroad is appropriate for community-scale commercial~and light industrial uses, the
Plan suggests that the portion of the property located east of the railroad is appropriate for light
industrial uses. The proposed commercial- land uses east of the CSX Railroad are not compatible
with, nor representative of, existing and anticipated development along the Old Stage Road
Corridor.
In addition, the applicant has not provided a traffic impact analysis and the apPlication fails to
address the traffic impact of this proposed development.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Applicant (12/9/03):
'Revised and additional proffered conditions-were submitted. These proffers further
limited uses and clarified proposed density limitations for those uses accessing Chestnut
Hills Drive.
Planning Commission Meeting (12/16/03):
On their own motion, the COmmisSion 'deferred this request to their .January. 20, 2004,
public hearing.
Staff(12/17/03):
The applicant was advised in Writing that any significant new or revised information
should be submitted no later-than December 22, 2003, for consideration'at the
COmmission's January 20, 2004, public hearing.-
Applicant (1/9/04. and !/20/04):
' Revised proffered conditions were submitted addressing permitted uses and access.
8 04SN0131-FEB25-BoS
Planning Commission Meeting (1/20/04):
The applicant did not accept staff's recommendation but accepted the Commission's
recommendation. There was no opposition present.
Mr. Wilson noted that the topography of the property was severe; that the applicant had
constructed Chestnut Hill 'Road' with 'the expectation that this road would accommodate
5,000 average daily trips for truck traffic as a Light IndUstrial (I-l) property; that.with the
proposed commercial zoning, truck traffic will be replaced with car traffic; and .that -
proffered conditions would eventually require a fUture access to Old Stage Road.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended
.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.
9 04SN0131-FEB25-BOS