93SN0179I,,~,-, lC 1,0C~'~ /"'Df"
July 28, 1993 BS
REQ U EST ANALYSIS
AND
RECOMMEN DATIO N
93SN01 79
Robert W. and Betty S. Adams
Bermuda Magisterial District
8930 Pams Avenue
REQUEST: Rezoning from Residential (R-7) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conform to the lefferson Davis Corridor
Plan which designates the request property and surrounding area for general
commercial use.
B. The proposed zoning conforms with area development trends.
(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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
The owner, developer or assignee(s) shall pay to the
County $150 per 1,000 S.F. of gross floor area 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
Bo
The owner, developer or assignee(s) shall provide a fire
suppression system not otherwise required by law which
the County's Fire Chief determines substantially reduces
the need for County facilities otherwise necessary for fire
protection.
(STAFF/CPC) 2.
Prior to site plan approval, thirty (30) feet of right of way, as measured
from the centerline of Pams Avenue, shall be dedicated to and for the
County of Chesterfield, free and unrestricted.
(STAFF/CPC) 3.
Easements shall be granted to the County of Chesterfield to provide
public pedestrian access from the site to Fort Stephens Park and
parking on the subject site for the public who visit Fort Stephens Park.
Such easements shall allow improvements by the County of
Chesterfield to accommodate pedestrian access. The location of the
easements shall be approved by the Department of Parks and
Recreation at the time of site plan review.
(STAFF/CPC) 4. The following uses shall be prohibited:
a) Liquor stores.
b)
Material reclamation receiving centers - aluminum, glass and
paper products only.
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93SN0179/W P/J ULY281
(STAFF/CPC) 5.
A minimum twenty-five (25) foot buffer shall be maintained along the
northern property boundary. This buffer shall conform to the
requirements of the Zoning Ordinance for twenty-five (25) foot buffers,
Sections 21.1-226, 21.1-227 (b), (f), (h), (i) (4), (i) (5), (i) (7), (j) (I) and
21.1.228.
(NOTES:
a)
The requirements of the Zoning Ordinance, where more
restrictive, supersede the requirements of this condition.
b)
Acceptance of this condition will prohibit any reduction
in this buffer, otherwise allowed by the Zoning
Ordinance, until such time that adjacent property is
zoned or utilized for a non-residential use.)
GENERAL INFORMATION
Location:
Fronts the west line of Pams Avenue, north of Willis Road.
Kingsland Heights, Lot 8 (Sheet 23).
Existing Zoning:
R-7
Size:
3.35 acres
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - R-7; Public/semi-public (Fort Stephens Park)
South - A with Conditional Use; Commercial
East - B-3; Commercial
West - R-7; Vacant
Tax Map 81-8 (2)
3 93SN01 79/W P/J U LY281
PUBLIC FACILITIES
Uti lities:
Public Water System
Size/Location of Lines
An existing sixteen (16) inch water main is located along Pams Road.
Ordinance Reauirements
The existing structures are currently connected to the public water system.
Should these structures be expanded and/or additional structures be built the
following will apply: If an existing water line is less than two hundred (200)
feet from any property line of the lot for which a building permit is sought
connection to the County water supply system shall be required (Chapter 20,
Article II, 20-42). .
Flow and Pressure Availability
Results of a computer simulated flow test indicate that sufficient flow and
pressure should be available to meet domestic and fire protection demands of
the proposed use. Fire flow requirements are established and coordinated
through Fire Administration.
Public Wastewater System
Size/Location of Lines
An existing eight (8) inch wastewater line is located approximately 265.0 L.F.
east of the intersection of Pams Road and Willis Road along Willis Road. The
southern most property line is located approximately 420 L.F. north of the
intersection of Pams Road and Willis Road along Pams Road.
Ordinance Requirements
Connection to the County wastewater system shall be required for any
structure for which a building permit has been obtained after the effective date
of this Article and which is within two hundred (200) feet of a gravity
wastewater service (Chapter 20, Article III, 20-63); utilizes more than three
thousand (3000) gallons of water per day; or lot shall be no smaller than forty
thousand (40,000) square feet in size and have a minimum lot width of one
hundred twenty (120) feet at the building line (Chapter 20, Article XI, 20-195).
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93SN01 79/WP/J ULY281
Capacity Availability
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.
Septic Tank and Drainfield System.
The applicant intends to use a septic tank and drainfield system.
system could be used if the parcel meets all the State and
requirements for septic systems for commercial use.
A septic
County
Soil conditions would have to be suitable for the installation of a septic
tank.
2. Water consumption would be limited to 3,000 gallons a day.
3. Only sanitary sewage could go into the system.
4. The parcel size would have 40,000 square feet or more.
.Drainage and Erosion:
Drains south through open ditches and storm sewers to the James River. No on- or
off-site drainage and/or erosion problems anticipated. Downstream drainage
structures were not sized based on commercial use of the subject property; therefore,
on-site detention/retention may be required. May be necessary to acquire off-site
easements.
Fire Service:
Bensley Fire Station, Company #3. 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).
Fire lanes must be provided as per the Chesterfield Fire Prevention Code, Section
313.
The proposed zoning and land uses will generate additional need for fire protection
services. Proffers have been received to address this need. (Proffered Condition 1)
Parks and Recreation:
The request property lies adjacent to Fort Stephens Historical Park. Any development
adjacent to the park should be designed to ensure compatibility. The applicant has
5 93SN0179/WP/J ULY281
agreed to provide easements to accommodate pedestrian access and parking to
accommodate visitors at the park. (Proffered Condition 3)
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult
to anticipate traffic generation. Based on permitted land uses within the proposed C-
5 zoning, such as a fast food restaurant with drive through windows, development
could generate approximately 3,800 average daily trips. Based on other permitted
land uses, such as light industrial, development could generate approximately 190
average daily trips. These vehicles will be distributed along Paros Avenue which had
1993 traffic count of 363 vehicles per day.
The Zoning Ordinance stipulates that the ultimate right of way width of roads
adjacent to commercial development must be a minimum of sixty (60) feet. The
applicant has proffered to dedicate thirty (30) feet of right of way measured from the
centerline of Pams Avenue in accordance with the Ordinance. (Proffered Condition
2) .
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). VDOT has indicated that the ditch should be relocated to
provide an adequate shoulder along Pams Avenue for the entire property frontage.
At time of site plan review, specific recommendations will be provided regarding
access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the lefferson Davis Corridor Plan which designates the
request property and surrounding area for general commercial use.
Zoning History:
On June 14, 1972, the Board of Supervisors denied a request for rezoning from
Residential (R-2) to General Business (C-2) on the request property. (Case 72-68C)
On April 22, 1981, the Board of Supervisors denied a request for rezoning from
Residential (R-7) to Light Industrial (M-l) on the request property. (Case 81S026)
On January 10, 1990, the Board of Supervisors denied a request for rezoning from
Residential (R-7) to Community Business (C-3) to permit a fraternal lodge on the
request property. (Case 89SN0322)
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Area Development Trends:
Area development to the south and east is characterized by commercial uses. Area
properties north, northeast, and west of the request site are zoned residentially and
have been developed for public/semi-public uses (Fort Stephens Park), sin. gle family
residences, or are vacant. Given the intense commercial zonings and land uses
which surround the request parcel, it is anticipated that commercial uses will develop
in the area. As noted herein, the lefferson Davis Corridor Plan designates the request
property and surrounding area for general commercial use.
site Design:
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or 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.
Cultural Resources:
The request property is adjacent to Fort Stephens Park. Given the proximity to the
park, there may be potential for Civil War cultural resources to exist on the request
property. Staff discussed the possibility of proffering a condition requiring a Phase
I archaeological study; however, the applicant was unwilling to proffer such a
condition.
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
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 100
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.
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.
7 93SN01 79/W P/J U LY281
Adjacent property to the north is zoned Residential (R-7) and is occupied by single
family or public/semi-public uses or remains vacant. The applicant has proffered a
twenty-five (25) foot buffer along the northern property line. This buffer is in excess
of the Zoning Ordinance requirements for the Jefferson Davis Corridor District. At
the time of site plan review, the Planning Commission may modify this buffer if
,adjacent residential property is zoned or utilized for a non-residential use.
Conclusions:
The proposed zoning and land uses conform to the Jefferson Davis Corridor Plan.
Further, given the existing area commercial development patterns to the south and
east, the proposed zoning is compatible with existing and anticipated area zoning.
CASE HISTORY
Planning Commission Meeting (4/20/93):
The Planning Commission on their own motion deferred this case for sixty (60) days
pending their consideration of the lefferson Davis Corridor Plan at their May 18,
1993, meeting.
Planning Commission Meeting (5/18/93):
The Planning Commission recommended adoption of the lefferson Davis Corridor
Plan with a land use designation for the request property and surrounding area of
general commercial use.
Applicant (6/15/93):
Proffered Conditions 4 and 5 were submitted to address concerns of an adjacent
property owner.
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Planning Commission Meeting (6/15/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Co. mmission
recommended approval and acceptance of the proffered conditions on pages 2 and
3.
AYES: Unanimous.
Board of Supervisors' Meeting (6/23/93):
The Board adopted the ]efferson Davis Corridor Plan and related Ordinance
amendments.
The Board of Supervisors on Wednesday, July 28, 1993, beginning at 7:00 p.m., will take
under consideration this request.
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P~IRK
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i95SN0179
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LEGEND