04SN0185-Feb25.pdfjanum7 ~n ~nn4 CPC
February 25, 2004 BS
STAFF'S
'REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0185
David Ba3rford
Bermuda Magisterial District
3317 West Hundred-Road
REQUEST: Rezoning from Residential (R-7) to Neighborhood Office (O-1).
PROPOSED LAND USE:
ConverSion of an eXisting dwelling for use as a brokerage office is proposed. With
approval of this request, other uses permitted bY right or with restrictions in a
Neighborhood Office (O-l) District would also,be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF' RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform with the chester Village Plan which
suggests the property is appropriate for a mix of professional and administrative
offices and single family residential uses of 1.0 to 2.5 units per acre.
Existing development standards further ensure land use compatibility with
existing and anticipated area residential and office development.
(NOTE: THE ONLY CONDITION THAT MAY 'BE IMPOSED 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
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
Location:
Prior to any site plan approval, forty-five (45) feet of fight-of-way
on Route 10, measured froTM the centerline of that part of Route 10
immediately adjacent to: the property shall be dedicated, free and
unrestricted to, and for the benefit of Chesterfield CoUnty. (T)
Direct access from the property to Route 10 Shall be limited to one
(1) entrance/exit. The exact location of this entrance/exit shall be
determined by the Transportation Department. (T)
Prior to any site plan apprOval, an access easement acceptable to
the Transportation Department shall be recorded from Route 10 to
the adjacent property to the east. (T)
GENERAL INFORMATION
South line of West Hundred Road, east of Curtis Street. Tax ID 794,655-0069 (Sheet 26).
Existing Zoning:
R-7
Size:
.5 acre
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North, South and East- R-7; Single family residential or vacant
West - O-1; Vacant
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UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the north side of West
Hundred Road, adjacent to this site. Use of the public water'system is required by County
Code. The existing building on this Site is connected to the public water system.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along WeSt Hundred
Road, adjacent to this site. Use of the public wastewater system' is required by County
Code. The existing building on the request site is connected to the public 'wastewater
system.
ENVIRONMENTAL
Drainage and Erosion:
The property sheet flows to the rear and then through the woods to tributaries of Ashton
Creek. There are currently no on- or off-site drainage or erosion problems with none
anticipated after development.
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 process.
This request will have only minimal impact on fire and emergency medical services.
Transportation:
The property (0.5 acre) is located on the south side of West Hundred Road (Route 10),
.just east of Curtis Street. The property is currently zoned Residential (Rr7) and a single
family house has been constructed. The applicant is requesting, rezoning from R-7 to
Neighborhood Office (O-!), and intends to operate a brokerage business in the existing
structure.
This'request will not limit development on the property to a 'specific land use; therefore, it
is difficult-to anticipate traffic generation. Based on general office trip rates,
development could generate 110 average dally trips. These vehicles would be distributed
along Route 10, which had a 2002 traffic count of 29,000 vehicles per day.
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The Thoroughfare Plan identifies Ronte 10 as .a major arterial with 'a recommended right
of way width of ninety (90) feet. The applicant ~has proffered .to dedicate forty-five (45)
feet'of'right of way along Route 10, measured from the centerline, in accordance with that
Plan. (Proffered Condition 1)
Development must adhere to the Development Standards. Manual in the Zoning
Ordinance relative to access and internal circulation 0)ivision 5). Access to major
arterials such as Route 10 should be controlled. 'The applicant has proffered to limit
access to Route t0to one (1) entrance/exit (Proffered Condition 2) and record an access
easement across the property to provide shared use .of this: access .with.the adjacent
property to the east. (ProfferedCondition 3)
At time of site plan review, specific recommendations will be prOvided regarding intemal
site circulation.
LAND USE
Comprehensive Plan:
Lies within'the boundaries of' the Chester Village Plan which suggests-the property is
appropriate for a mix of professional and administrative-offices and single family
residential Uses of 1.0 to 2.5 units per acre.
Area Development Trends:
Adjacent. properties to the north, sOuth and east are zoned :Residential. (R-7) and-are
occupied by single family dwellings as part--of the Chester 'Heights and Oakland
Subdivisions or are currently.vacant. Vacant property to the xvest is zoned Neighborhood
Office (O-1). Itis anticiPated areas generally .north, east and West of the request site will
be developed or redeveloped for a mix of single family residential.and office uses, while
properties to the south will be appropriate for single family residential uses, as .suggested
by the Plan.
Site Design:
The request property lies within the Chester Village Corridor East District.
RedevelOPment of the site must conform to the Chester':Village Corridor East District
requirements of the Zoning Ordinance which address access, parking, landscaPing,
architectural treatment, setbacks,, lighting, pedestrian access, signs, bUffers, utilities and
screening,of dumpsters and loading areas.
Architectural Treatment:
Architectural treatment of buildings, including materials, color 'and style, mUst be
compatible with buildings located within the same project.. Compatibility may be
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achieved through the use of similar building massing, materials, scale, colors and other
architectural features.
.The Chester Village standards currently require that buildings be designed with
harmonious proportions, to avoid bulky masses. There should be architectural variety, but
also compatibility with existing structures, especially of a high historical interest. New
and remodeled buildings must enhance the cohesive village character reflected in existing
structures through the use of design elements such as materials, balconies, terraces,
articulation of doors and windows, sculptural or textural relief of facades, architectural
ornamentation, varied roof lines, lighting fixtures and planting materials.
Currently, no building exterior which would be visible to ~any R or O 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 R or O District or 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 architectural treatment integrated
with the building served. Mechanical equipment, whether ground-level or rooftop, must
be screened from view of adjacent property and pUblic rights of way and designed to be
perceived as an integral part of the building.
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) on property which is adjacent to an R District be screened
from view of such district by a masonry or concrete wall which is constructed of
comparable materials to and .designed to be compatible with the principal building that
such area serves and that such area within 1,000 feet of any R Districts 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 a single
family residence. Should parking be located to the eastern side' of the property, the
Chester Village Corridor East District Standards currently require a solid screen or fence
at least four (4) feet in height .along the eastern property line, Urdess waived by the
Director of Planning at the request of the adjacent property owner. Adjacent property to
the south is zoned Residential (R-7) and is currently vacant. Currently, the Ordinance
requires a minimum forty .(40) foOt buffer along the southern property boundary of the
request site. At the time of site plan review, the Planning Commission may modify this
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buffer under certain circumstances. 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
The proposed zoning and' land use conform with the Chester Village Plan which suggests the
property is appropriate for a mix of professional and administrative offices and single family
residential uses of 1.0 to 2.5 units per acre. Further, existing development standards further
ensure land use compatibility with existing and anticipated area residential and office
development.
Given these conSiderations, approval of this request is recommended.
CASEHISTORY
Planning Commission Meeting (1/20/04):
The applicant acceptedthe recommendation. There was no opposition present.'
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.
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04SN0185,FEB25-BOS