94SN0187^"";~ ')~ Inh' CPC
May 25, ] 994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0187
The Chesterfield County Board of Supervisors
Matoaca Magisterial District
Off the southeast line of Woods Edge Road
REQ)UEST: Rezoning from Agricultural (A) to General Industrial (I-2).
PROPOSED LAND USE:
Industrial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform to the Southern and Western
Area Plan, which designates the property for moderate industrial use.
The proposed zoning and land uses conform to existing and anticipated area
industrial development patterns.
C. The requirements of the Zoning Ordinance ensure quality development.
Do
The recommended buffer condition, if imposed, would be consistent with a
similar condition imposed on adjacent property to the south, recently zoned
to General Industrial (I-2). This buffer is designed to enhance compatibility
between planned industrial development on the request property and existing
residential development to the west, beyond the CSX Railroad right of way.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER 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)
So as to minimize the view from the west into the property, a fifty (50) foot
buffer shall be provided along the western property boundary adjacent to the
CSX Railroad right of way. Facilities, utilities and other improvements and
uses, including access, shall be permitted within this buffer provided the spirit
and intent of the buffer is maintained, as determined at the time of site plan
review. The exact treatment of the buffer shall be approved at the time of site
plan review. Further, this buffer may be modified or reduced at the time of
site plan review in accordance with Section 21.1-227 (i) of the Zoning
Ordinance. (P)
GENERAL INFORMATION
Location:
Off the southeast line of Woods Edge Road. Tax Map 149-16 (1) Parcel 6 (Sheet 41).
Existing Zoning:
A
.Size:
1.0 acre
Existing Land Use:
Single family residence
Adjacent Zoning & Land Use:
North - I-1; Vacant
South -I-2; Vacant
East -I-2; Vacant
West - A; Single family residential
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94SN0187/WP/MAY251
Utilities:
PUBLIC FACILITIES
Public Water System
There is an existing twelve (12) inch water line located along Woods Edge Road. The
use of the public water system is not required by Ordinance. A computer-simulated
flow test was performed along the twelve (12) inch water line. The results of the
simulated test indicates that sufficient flow and pressure should be available to meet
the domestic and fire protection demands of the proposed use. Fire flow
requirements are established and coordinated through Fire Administration.
Public Wastewater System
There is an existing fifteen (15) inch wastewater line located 600 lineal feet south of
the property line. The use of public wastewater is required by Ordinance if a
structure is located within 200 lineal feet of an existing wastewater line, or the use
utilizes more than 3,000 gallons per day. The results of a computer-simulated
hydraulic analysis indicate that sufficient capacity should be available to
accommodate the domestic waste flows generated by the proposed use.
Environmental:
Drainage and Erosion
Property drains south via tributaries to Timsberry Creek. No existing or anticipated
drainage or erosion problems. Off-site easements and improvements may be
necessary to accommodate increased runoff from development.
Fire Service:
Dutch Gap Fire Station, Company #14. County water flows and fire hydrants must
be provided for fire protection purposes in compliance with nationally recognized
standards (i.e., National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire protection
services. A proffer has not been received to address this need. Should the property
owner(s) desire to do so, offering the fire protection cash proffer would be
appropriate.
Transportation:
This request will have a minimal impact on the existing transportation network.
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LAND USE
General Plan:
Lies within the boundaries of the Southern and Western Area Plan, which designates
the property for moderate industrial use.
Area Development Trends:
Adjacent properties to the north, south and east are zoned industrially and remain
vacant; however, industrial uses are planned for the request property and adjacent
properties to the south and east.
The request property lies adjacent to the CSX Railway right of way to the west.
Property west of the CSX Railway right of way is zoned agriculturally and is occupied
by a single family residence.
Site Design:
The request property lies within an Emerging Growth Area. New construction must
conform to the development standards of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities
and screening of dumpsters and loading areas.
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural 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 agricultural
district or any public right of way. No building exterior may be constructed of
unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment,
whether ground-level or rooftop, must be shielded and screened from public view
and designed to be perceived as an integral part of the building. New construction
must adhere to these 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, dense evergreen plantings or architectural
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feature, be separated from any property being used for residential purposes by the
principal building, and that such area within 1,000 feet of any 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. New construction must adhere to these requirements.
With the approval of this request, outside storage would be permitted. Outside
storage areas must be screened from view of adjacent properties which have no such
areas and public rights of way.
The recommended buffer condition is similar to the buffer imposed on adjacent
property to the south, recently zoned to General Industrial (I-2), and is designed to
enhance compatibility between anticipated industrial development east of the CSX
Railroad right of way and existing residential development west of the CSX Railroad
right of way.
Conclusions:
The proposed zoning and land uses conform to the Southern and Western Area Plan,
which designates the property for moderate industrial use. In addition, the proposed
zoning and land uses conform to existing and anticipated area industrial development
patterns and the requirements of the Zoning Ordinance ensure quality development.
Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/26/94):
The applicant's representative accepted the recommendation. There was no
opposition present.
On motion of Mr. Marsh, seconded by Mr. Easter, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Messrs. Marsh, Cunningham, Easter and Miller.
ABSENT: Mr. Gulley.
The Board of Supervisors on Wednesday, May 25, 1994, beginning at 7:00 p. m., will take
under consideration this request.
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