91SN0123FeSruary'- ~ 9; - ~ 99 ~ -6P6
February 27, 1991 5S
REQUEST ANALYSIS
RECOMMF/gDATION
91SN0123
Nina Shoosmith
Bermuda Magisterial District
North line of Bellwood Road
REQUEST: Rezoning from Heavy Industrial (M-3) to Heavy Industrial (I-3) with
Conditional Use to permit a marina.
PROPOSED LAND USE:
In the past, the subject property has been used by the Virginia
Department of Transportation for a borrow pit. The applicant intends
to continue to remove material from the site and in doing so, will be
constructing a marina.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2 AND ACCEPTANCE OF %5IE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conform to the Eastern AreaL and Use
and Transportation Plan, which designatea the request property and
surrounding area for industrial use.
B. The proposed zoning and land use is compatible with industrial
developn~_nt trends in the area,
C. The development standards of the Zoning Ordinance and reco~m~nded
conditions er~ure land use compatibility with existing and future area.
industrial developzmmnt. The conditions will preserve any signif, ica~t
artifacts that may exist on the site. FUrther, the recon=me~de~
conditions will protect the views of any future industrial de~lotmn~nt
from the river.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGR~ UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOL~.IrBY STAFF-.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
In addition to the uses permitted by right or with
restrictions within Heavy Industrial (I-3) Districts,
marinas shall be permitted. (P)
(STAFF/CPC) 2.
In conjunction with site plan submission for development on
any portion of the property outside the limits of the
existing borrow pit, a class 1 archaeological survey,
prepared, by a person acceptable to the Virginia Department
of Historic Resources, shall be submitted to the Planning
Department. If the survey revem]m any significant finds, as
determined by the Plm~ning Department, based on Section 106
of the National Preservation Act, the site plan shall be
taken to the Planning Commission for approval at which time
conditions may be imposed to -either protect significant
finds or provide for their removal to an acceptable
location. (P)
(STAFF/CPC) 3.
At such time that the marina is utilized by anyone other
than the property owner, landscaping shall be installed
around the perimeter of the marina basin. The required
landscaping may be installed in phases. The exact species,
quantity, location and spacing of landscaping and the
phasing of installation shall be approved by the Planning
Department at the time of site plan review for any new
facilities to accommodate the expanded use of the marina.
(P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to obtaining a building permit, one of the following
shall be accomplished for fire protection:
For building permits obtained on or before June 30,
1991, the owner, developer or assignee(s) shall pay to
the County $150 per 1000 square feet of gross floor
area. If the building permit is obtained after June
30, 1991, the amount of the required payment shall be
adjusted upward or downward by the same percentage that
the Marshall Swift Building Cost Index increased or
decreased between June 30, 1991, and the date of
payment. With the approval of the County's Fire Chief,
the owner, developer or assignee(s) shall receive a
credit toward the required payment for the cost of any
fire suppression system not otherwise required by law
which is included as a part of the development.
OR
The owner, developer or assignee(s) shall provide a
fire suppression system not otherwise required by law
2 91SN0123/PC/FtIB27P
which the County's Fire Chief determines substantially
reduces the need for County facilities otherwise
necessary for fir~ protection.
The applicant stipulates and agrees that the need for the
additional fire protection measures required by this p=offe=
is generated solely by this rezoning.
(STAi~F/CPC)
Prior to site plan approval, thirty-five (35) feet of right
of way on the north side of Bellwood Road, measured from the
centerline of that part of Bellwood Road adjacent, to the
property, shall be dedicated free and unrestricted, to and
for the benefit of Chesterfield County.
(NOTE: Site plans must be submitted for review and
approval.)
GENERAL IIfFORMATION
Location:
North line of Bellwood Road, east of Haven Avenue. Tax Map 68-6 (2)
Bellwood Farms, Lots t7C, 19, 20 and 21 and Tax Map 68-10 (2) Bellwood.
Farms, Lots 18 and 19 (Sheet 23).
Existing Zoning:
M-3
Size:
29.03 acres
Existin~ Land Use:
Site has been used as a VDOT borrow pit.
Adjacent ZoninK & Land Use: '
North - James River and H~nrico County
South - M-3; Industrial
East - M-3; Industrial or vacant
West - M-3; Single family residential and induatrial
PUBLIC FACILITIES
Utilities:
The existing borrow pit does not require the use of the public water and
wastewater systems. However, other uses, such as the proposed marina, may
be required by Ordinance to use the public wastewater system. When
excavating activities are halted and other uses are developed, the
owner/developer may be required to connect to the public systems.
3 91SN0123/PC/FEB27P
Water:
The request site lies within the Dutch Gap pressure zone and water is
supplied by the Appomattox River Water Authority Treatment Plant. A
twelve (12) inch water main is located approx4m~tely 1,400 feet west
of the property along Bellwood Road.
Wastewater:
The request site lies within the James River drainage basin. A
fifteen (15) inch wastewater trunk is located approx4mately 800 feet
from the western property line.
Initially, use of a private well and septic system intended. Use of a
private well and septic system must be approved by the Health
Department and must comply with all Count~and State requirements for
wells, septic syst~m~, and pump-out facilities.
Drainage and Erosion:
Site drains into the James River. No existing or anticipated on- or
off-site drainage or erosion problm~m with this use. The erosion control
plan for the existing borrow pit was approved prior to adoption of the
Chesapeake Bay Ordinance. Development of the marina, however, must comply
with the Chesapeake Bay OrdiDmnce. It should be noted that a Resource
Protection Area (RPA) exists along the banks of the Jam~s River.
Development within the RPA is limited to water dependent uses. The mm~ina
would be permitted within the RPA. A permit for connecting the mar4nm
basin into the James River has been obtained.
Fire Service:
Bensley Fire Station, Company #3.
The proposed zoning and land uses will genermte additional need for fire
protection services. (Proffered Condition t)
Transportation:
This request will not limit development to a specific land use or density,
therefore, it is difficult to anticipate traffic generation. Based on
general heavy industry trip rates, development could generate appro~4mmtely
454 average daily trips. These vehicles would be distributed along
Bellwood Road, which had a 1991 traffic count of 584 vehicles per day.
The Thoroushfare Plan identifies Bellwood Road as a collector with a
recommended right of way width of seventy (70) feet. The applicant has
proffered to dedicate thir. ty-five (35) feet from centerline of Bellwood
Road in accordance with that Plan. (Proffered Condition 2)
Development of this property must adhere to the Zoning Ordinance relative
to access and internal circulation (Article 7). Develo~t under the
requested rezoning is anticipated to have a similar traffic impact as
4 91SN0123/PC/FEB27P
development permitted within the existing M-3 zoning; therefore, no cash
proffer for "off site" road improvemants~has been requested. At the time
of site plan review, specific recommendations will be made relative to
internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation
P~an, which designates the property for general industrial use and 100 year
floodplain.
Area Development Trends:
The request property and surrounding area is zoned Heavy Industrial (M-3)
and is designated on the Eastern Area Plan for heavy industrial uses.
While some residential uses still exist in the area, the bulk of the
surrounding property has been developed industrially.
Site Design:
The request property lies within the Jeffers~on Davis Highway Post
Development Area (Northern Area). New construction must conform to the
development standards of the Zoning Ordinance which address access,
parking,' landscaping, architectural treatment, setbacks, signs, bu~'fers,
utilities, and screening of dumpsters and loading areas. Further, at such
time that the marina use is expanded, landscaping should be installed so as
to enhance the views from the river and minimize the visibility of future
industrial development from the river. (Condition 3)
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible
to public rights of way can~ be constructad~ of unadorned concrete, block or
corrugated and/or sheet metal. Mechanical equipment, whether
or rooftop, must be shielded and screened from public rights of way. New
construction must adhere to Post Development requirements.
Buffers ~ Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e.,
dumpsters, garbage cans, trash compactors, etc.) be screened from view of
adjacent property and public rights of way by a solid fence, wall., d~n~e
evergreen plantings or architectural feature, be separated from any
residentially zoned property or any property being used for residential
purposes by the principal building, and that such area within 1,000 feet of
any residentially zoned property or property used for residential purposes
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.
5 91SN0123/PC/FEB27P
With the approval of this request, outside storage would be permitted.
Outside storage areas must be screened from view of adjacent properties
which has no such areas and public rights of way.
Conclus ions:
The proposed zoning and land uses conform to the Eastern Area Land Use and
Transportation Plan, which designates the request property and
area for industrial use. The proposed zoning is representative of~ area
industrial development trends. Further, the development standazds of tbs
Zoning Ordinance and recommended conditions ensure land nsc compatibility
and quality development. Staff's research with the ¥irginia Departm~-t
Historic Resources indicates that there may be Native American
archaeological sites on, or surrounding, the reqnest property along the
James River. Condition 2 will insure preservation of any sigr~ic~
artifacts that may exist on the site.
CASE HISTORY
Planning Commission Meeting (2/19/91):
The applicant accepted the recommendation. There was a citizen present who
expressed concern that the County had contracted to purchase fill material
from the site and questioned whether this request was prompt~ed by a prior
County action. The Commission indicated that they had no knowledge of such
a contract.
On motion of Mr. Perkins, seconded by Mrs. Boisineau, the Commission
recommended approval of this request, subject to the conditions on page 2
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Warren, Perkins, Miller and Mrs. Boisineau.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, February 27, 1991, beginming at 2:00
p.m., will take under consideration this request.
6 91SN0123/PC/FEB27P
HENRICO
CouNTY
d ~ 44ES IV £ F~
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· do hereby swear or ~f-~rm th~: to
the bes: 0£ m~' knowledge and belieff, the foLlow~ Lu~ormaticn Ls 1:rue:
the applicani for the laud use amendment on Parcel number
/
With the exception of ' governmenta~ entities and public service
compardes owning recorded easements over the proper'iff (the "Subject
Propert-ff") wbdch is the subject of the fond'use amendmen~ application referred
t~'iu Pars4~raph 1, the' foLlov~ 'is a list of the names a~d adcMes~es of all
· p~rsons own.~'~' any legal or ~qui+.able J~teres~ in the subfec~ Prcpert~ as a
"l~e owner, lessee, easement owner~-cont:ract purchaser, ass/~-nee,' optionee,
Wcensee or noteholder, inc!u~' trustees, beneficiaries 0£ trusts,
p'ar~ners, EmOted p~ers and all other nat~r~ or arti~_ml persons:
general
, ~ ' ' 'Ownerst~-i?
~ame Address Ty~,e of Interes~
''venire, ~s~ or o~er ~-~ person ~s~sed ~ P~a~agh 2 (o~er ~
~ose Hsted ~ P~a~a~h 6 or P~a~h 7 b~ow) w~ ~ a tc~ of ~en or
fewer s~eholde~, p~ers, benefices or o~ers:
Address
Name of Artific/al Person
-2- SM/nwp4770: N27
~ or o~er ~~n~ pe~ ~osed ~ P~ph 2 (o~her ~ ~ose
~ed ~ P~a~ph ~ or 7 b~ow):
Name
Ns. me of Cor~orat/on
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5. r~ an~' of the per~orm ~c.~ed /n P~p~ 3 or 4 ~ove
"f~~ ~ a ~ of ~ m~be~ of ~e Bo~d of 3upe~a~ of Chatted
households o~ ~ ~e~ ~ ~e Sub~ P~pe~ ~ a ~e o~er,
e~emen~ owner, con~act pu~er, ~essee, ~ee, op~nee or ~censee,
~er ~du~l or bI o~er~p of ~ ~terest ~ a corpora~on,
p~er~p, jolt venue or o~er ~~ person o~g ~y such
Name 0£ Household Name of Supe=~'isor
Member or
Description of Ownersh/p
Inte~st
-4- SM/nwp4770 :N27
6. ~ ~he~eb~ cer~f~ t~t
:P~-a;c~P~h 2 s=e ~e~~ ~=~dect
"counte~ ~arket o~ ha~e ~o~e than
· . 7. 1[' hereb~ certLt'ff *~-~ after the e~erc~e of cite ~e~ce, ]: ha~e
been u~able ~o Iear~ the ~cte~fifies o£ the ow~er~ off ~he ffoL~ow~, corpo~afio~,
partnersh/ps, ~oLnt ventures, trusts or other ~ persons d/sc/osed in
ParagTaph 2:
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"hereby ce~ ~t no member of ~e
Co~, ~e Che~e~eld Co~ P~~ Cc~an or ~ ~me~te
~-~ed ~ P~ph 5 above, o~s
~fle owner, e~emenl o~er, comt~sct
~censeq, eider ~du~y or b~ owners~p of
~st, p~ers~p, ~o~t venue ~r o~e~ ~~ person ow~g ~y such
~terest.
9. P~r to eve~ public he~ ~ co~ne~on ~th ~e ~d use
~en~t appHca~on refe~ed, tc
.fo~ above.
-~- SM/nwp477O: N27
STAT]~ OF ~LRGINIA
¢OUNTT OF CH~ST]~RFIM. LD, tm-wit:
, a Notary Pub~/c in and for the Count7 and
State afor~ss/d, and swore or -~med that the ma~ers stated in the
Zo~ D~sc!os~re A~davit ~ ~e to ~e best of h~ ~owled~e ~d
-7- SM/nwl~ 4770: N27