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February 25, 200~ BS
STAFF'S
· REQUEST ANALYSIS
RECOMMENDATION
04SN0172
(AMENDED)
Wolfgang Webner
Bermuda Magisterial District
1 East Hundred Road
REQUEST:
(AMENDED) Amendment to Conditional Use Planned Development (Case 84S043)
relative to uses. Specifically, the applicant is requeSting additional uses which were
not allowed with the previous zoning.
PROPOSED LAND USE:
Flooring, cabinet and appliance sales facilities, in addition to currently permitted
uses, are planned.
PLANNING COMMIS SION RECOMMRNDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON'PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
While the Consolidated-Eastem Area Plan suggests the property is appropriate for
· neighborhood mixed use, to include professional and administrative offices,, along
with residential development of varying densities, the area has developed with uses
that are more intense than those suggested:by the Plan.
The proposed, land use is representative of; and compatible with, existing area
development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The requirements of the Zoning Ordinance and condition' further ensure land use
compatibility.
(NOTE: 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.)
CONDITION
(STAFF/CPC) Flooring, cabinet and appliance-sales uses shall be permitted. (P)
(Note: This condition is in addition to Condition 2 of Case 84S043. All
other conditions of approval for Case 84S043 remain in effect.)
GENERAL INFORMATION
'Location:
Southeast quadrant of East Hundred and Old Bermuda Hundred Roads and known as 1 East
Hundred Road. Tax ID 813-652.8742 (Sheet 27).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
7.6 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - C-3; Single family residential or.commercial
South - A; Single family residential
East - A; Single family residential or vacant
West - C-2; Office
2
04SN0172-FEB25-BOS'
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of. Old
Bermuda Road, adjacent to this site. In addition, a.sixteen (16)inch water line extends along
the south side of East hundred Road, adjacent to this site, Use of the public water system is
required by County Code for any new structures built on this site. The existing structure on
this site is connected to the public water system.
Public Wastewater System:
There is an existing eight.(8) inch wastewater collector line extending along the eastern
boundary of this site. Use of the public wastewater system is required by County Code for
any new structures built On this site. The existing structure on the request site is connected to
the public wastewater system.
ENVIKO~NTAL
Drainage and Erosion:
The proposed amendment will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
Upon completion, the new Rivers Bend Fire Station, Company 18, will provide fire
protection and emergency medical service (EMS). Currently, the Enon Fire Station and
Bensley-Bermuda Volunteer rescue squad provide fire and emergency medical service. This
request will have only minimal impact on fire and EMS.
Transportation:
In 1984, the Board approVed rezoning of the property to Light Industrial (I-1) plus a
Conditional Use Planned Development (CUPD) to pernn't use exceptions (Case 84S043).
The applicant is requesting an amendment tO that rezoning case relative to uses. This request
will have a minimal impact on the transportation network.
Traffic generated by this development will be distributed alongRoute 10. The 2003 traffic
volumes along the section of Route 10 fxom Interstate 95 to Interstate 295 range from 40,000
to 45,000 vehicles per day. The volume of traffic on the .four (4) lane section of Route 10
between Interstate 95 and the 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 identified as apriority on the Board of
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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 ofTransportation's
Six-year Improvement Program for right of way acquisition or construction of thiS'project.
The Thoroughfare Plan identifies Route 10 and Old Bermuda Hundred Road as major
arterials with recommended right of way widths of 120 to 200-feet. and' ninety (90) feet,
respectively. Right of way along Route l0 and Old Bermuda Hundred Road should, be
dedicated to-the County in accordance with that Plan and the approved Route 10 widening
plans, respectivelY. When asked, the applicant indicated an unwillingness to dedicate this
right of way.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for neighborhood mixed use, to include professional and
administrative offices, along with residential development of varying densities:
Area Development Trends:
Area properties to the north and west are zoned NeighborhOod BUsiness (C-2} 'and
Community Business (C-3) and developed for single family residential, office or commercial
uses. Adjacent property to the south and east is zoned Agricultural (A) and is occupied by
single family residences or is vacant. It is anticipated that a mix of residential, office and
under certain circumstances, commercial uses will continue in the. area as suggested by the
Plan.
Zoning History:.
On April 25, 1984, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning with Conditional Use Planned Development on
the request property (Case 84S043). With the approval of Case-84S043, 'conditions were
approved which, among other things, limited uses on the request property.
Development Standards:
Currently, the property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping~ setbacks, parking, signs, buffers,
utilities and screening for developments within these areas. The purpose of the Emerging
Growth District Standards is to promote high quality, well,designed projects. Any additional
development would be subject to these requirements.
It should be noted, along with consideration of the ConsOlidated'Eastern Area Plan, the
Board of-Supervisors adopted an Ordinance amendment to encourage-and enhance the.
4 04SN0! 72-FEB25-BOS
preservatiOn of tree canopy along the Route 10 corridor between 1-95 and Hopewell and to
further encourage architectural standards that reinforce and compliment area residential
development. The Ordinance amendment addresses yard requirements for office, business
and industrial districts. In. addition, the OrdinanCe amendment requires the preservation of
trees and shrubs along Route 10 to provide continuity and improve buffering and requires
architectural compatibility with area residential development and with buildings within the
same project. In addition to the Emerging Growth District standards, any new. development
on the property would be affected by these requirements.
CONCLUSIONS
While the Consolidated Eastern Area Plan suggests the property is appropriate for neighborhood
mixed use, to include professional.and administrative offices along with residential development of
varying densities, the area has developed with uses that are.more intense than those suggested by the
Plan. The proposed land use is representative of, and compatible with, existing area development.
In addition,-the requirements of the Zoning Ordinance and condition further ensure land use
compatibility.
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 recommended appro~eal
of this requeSt subject to the Condition 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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