04SN0247-July28.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
July 28; 2004 BS
04SN0247
Boze Investment, LLc
Bermuda Magisterial DiStrict
West line of Old Stage Road
- REQUEST: ReZ°ning from Light Industrial (I-Om General Industrial (I-2).
PROPOSED LAND USE:
An unattended tractor trailer service station is Proposed. In addition, uses
permitted within the Light Industriai (I-1) District would'be permitted. (Proffered'
Condition 1) '
PLANNING:COMMISSION RECOMMENDATION '
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3. _ - ~ ·
STAFF. RECOMMENDATION
Recommend approval for the following r~ason:
As conditioned, the prOpose~l zOning and' land use complies, with'the Consolidated
Eastern Area Plan which' suggests that the property is approPriate for light.industrial uses
and moderate industrial .uses when sUch uses are designed, located and/or oriented to
ensure compatibility with less intensive uses, and where~adequate access and transitiOns
are provided. .
¢qoT~: ~m ONC¥ CONDITION ~_AT MAY BE nVn'OSED IS'A Btn~FER CONDmoN.
Tm~ PROPER~¥ OWNeR(S) MAY PROFFER.Om~RCONDITIONS. ~'CONDiTIoNs
NOTED WITH "STAFF/CPC"WERE AGREED UPON BY BOTH STAFF AND THE
Providing a FIRST CHOICE Community Through Excellence in Public Service
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 property owner and applicant in this rezoning case, pursuant to Section 15.2,2298 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 prOPerty-under consideration (the
"Property") will be developed according to the' following proffers if, and only.if, the rezoning
request submitted herewith is granted with only-those conditions agreed to 'by.the :owner and
applicant. In the event the request is denied or approved with conditions not agreed to by the
owner and applicant, the proffers shall be immediately null and void and of no further force or
effect.
(STAFF/CPC) 1.
(STAFF/CPC). 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
Uses Permitted on the Property. The following uses shall be
permitted on the Property:
a. Any use permitted in Light Industrial (I-1) District; and
b. Tractor-trailer service stations. (P)
VieW t~Om Old Stage Road. -The view'of any:structures or
equipment used for a.tractor trailer service station: from Old Stage
Road-shall be minimized to the extent practicable,: using a berm,
vegetation, .or other screening material. The exact nature and
location of such materials shall be subject to review and approval
by the Planning Department at time-of site plan approVal. (P) -
Public Water and Sewer. Any developmem on the Property other
than an unattended tractor-trailer Service station shall be served by
public water and sewer. (U)
Rightof-Way Dedication. Prior to any. site-plan approval, thirty-
five (35) feet of fight'of, way on the west-Side' of Old Stage Road,
measured frOm the centerline of: that Part of Old-Stage Road
immediately adjacent to the property,, shallbe dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.-. (T)
Road Ditch.Relocafiom Prior .to issuance of un occupancy permit, '
the ditch alOng thewest side of Old Stage .Road shall'be relocated
to provide an-adequate shoUlder for.the entire Property frontage,
and additional pavement shall ~ be i' constructed 'along Old- Stage
Road at the 'approved access to.provide 'left and right turn lanes,'-if
warranted' based -on TransportatiOn. Department standards. The
developer shall dedicate to Chesterfield County, free and
2 .04SN0247-JULY28-BOS
(STAFF/CPC) 6.
Location:
unrestricted, any additional right-of-way (or easements), required
for these road improvements. (T)
Access. Direct access from the property to Old Stage ROad shall
be limited to one (i).entrance/exit. -The ·exact location of this
access shall be approved bythe TranspOrtation Department. Prior
to any site plan approval, an access easement, acceptable, to the
Transportation Department, shall be recorded from Old Stage Road
to the adjacent property to the south. (T)
GENERAL INFORMATION
West line of Old Stage Road, north of West Hundred. Road, Tax ID 803-656-2356 (Sheet
27).
Existing Zoning:
I-1
Size:
2.0 acres
Existing Land Use:
Vacant
Adjacent-Zoning and Land Use:
North - I-l; Industrial or vacant
South - C~5; Vacant
East - A; Industrial, single family residential or vacant
West - C,5; Vacant
UTILITIES
Public Water and Wastewater Systems: '
The proposed use will not necessitate a manned facility; therefore, the use of the public
water and Wastewater system is not required. However,-to .address staff cOnCerns· relative
to other uses, the applicant has proffered that any development on -the 'propertY other ~
an unmanned tractor trailer service station, will 'be served by public water and
wastewater. (Proffered Condition 3) . '
3 04SN0247-JULY28-BOS
ENVIRONMENTAL
Drainage and Erosion:
The property drains west under the Seaboard Coastline Railroad to Redwater' Creek and
then via Redwater Creek to the James River. There are currently no on--or °ff-site
drainage and erosion problems-with none anticipated after-development. Although there
are no major onsite erosion problems, development would provide stabilization since the
site has been moderately denuded for many years.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14, and Bensley-Bermucla Volunteer
Rescue Squad currently provide fire protection and emergency medical service.. This
request will have only a minimal impact on fire and. 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.
Transportation:
This request will not limit development to a specific land use; therefore, it. is difficultto
anticipate traffic generation. Based on light 'industrial. trip rates, development' could
generate approximately 140 .average. daily trips (ADT); .however, the apPlicant intends to
develop an unattended 'fueling station. Based' on traffic information provided by the
applicant, development of an unattended.fueling station conld generate 100 ADT. These
vehicles will initially be distributed alOng Old Stage Road, which had a 2003'traftic count
of 5,663 average daily trips.
The Thoroughfare Plan identifies Old Stage Road as a collector with a recOmmended
right of way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five
(35) feet of right of way, measured from the centerline of OldStage Road, in accordance
with that Plan. (Proffered ConditiOn 4)
Development must adhere to the Development Standards. Manual 'in the Zoning
Ordinance relative to access and' internal circulation (Division 5). Access to collectors,
such as Old Stage Road, should be controlled. The applicant has proffered to limit direct
access from the property to Old Stage Road to one (1) entrance/exit (Proffered Condition
6). The proffer .requires that an access easement be recOrded from Old Stage Road across
the property to the adjacent property to the south to provide shared use. of this access.
Mitigating road improvements must be provided'to addresS the traffic .impact of this
development. The applicant has proffered to relocate the ditch to provide an adequate
shoulder along the west side of Old Stage Road for the entire property frontage and
4 04SN0247-JULY28-BOS
conStrUct additional pavement alOng-Old Stage Road at the approved ~ access to prOvide
left 'and right turn lanes, ~based on TranSpOrtation Department. standards (prOffered '
Condition 5). Based on the intended use,' turn lanes wOuld not be warranted.
At time of site plan review, specific recommendations will be'provided.regarding access
and internal circulation...
LAND USE -
Comprehensive Plan:
Lies' within the boundaries of.the Consolidated Eastern Area.Plan Which suggests that the
property is appropriate for light industrial'USes .and moderate industrial useS- When such
uses are designed, located and/or oriented to ensure compatibility with less intensive uses,
and where adequate access and transitions are provided.
Area Development Trends: '
Surrounding properties are zoned 'A, C,5 and I-1 and are occUPied by-indUStrial use,
single family residential use, orare vacant.
Uses:
While the applicant is requesting rezoning to General Industrial (I-2), uses Permitted
would be limited to uses p~rmitted in the ~ght Industrial (I.1)Distfict and traei°r~traiier
service stations. (Proffered Condition 1) .
Site Design:
The property lies within an Emerging GroWth Area. DeVelopmem of. the property mUSt
ConfOrm to the requirements of)ithe Zoning: OrdinanCewhich address~ access, parking,
landscaping, architectural.' treatment, setbacks, signs,..buffers~ Utilities, pedestfianaCc~s
and screening of dUmPsters.-and!Ioading areas:. The ProPerty i also lieS:within the 0id
Stage and Coxendale- ROadsC0ffidor. District which ~dd~esses-increased front SetbaCks
and tree preservation.
In addition, Proffered .Condition 2requires that the view. of any structures'or equipment
used for a tractor-trailer service station from- Old Stage ROad shall be. minimiZed using a
berm, vegetation or other:screening materials.. The exact nature and l°cafion of such
materials shall be subject to approval by the :Planning 'Deparanem at the-time of site pl~_
review. '- .
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04SN0247-JULY28,BOS
CONCLUSIONS
As conditioned, the proposed zoning and land use complies with the Consolidated Eastern Area
Plan which suggests that the property is appropriate for light industrial uses and moderate
industrial uses When such uses are designed, located and/or oriented to ensure compatibility with
less intensive uses, and where adequate access and transitious are provided.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/15/04):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded, by Mr. GUlley, the COmmission recommended
approval and acceptance of the PrOffered conditionS:on pages 2 and 3.
AYES: Unanimous. '
The Board of Supervisors, on WedneSdaY, July 28, 2004, beginningat 7:00 p.m, Will take Under
consideration this request.
04SN0247-JULY28,Bos
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