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05SN0149-Oct27.pdfOctober 27, 2004 BS STAFF'S REQUEST ANALYSIS -AND RECOMMENDATION 05SN0149 Reymet Investments, LLC Bermuda:MagiSterial DiStrict 17H Reymet Road. REQUEST: Rezoning from.Agrieultmal f ' ~ to Heavy. Industrial~ (I~3): of 4.0 Conditional Use:toPermit ac°nstmetiOn/dem01ifiOn/debriS waste transfer facilityon :.-. this property and adjaCent 14i3acreS cUrrently zonedHeavy:iindustrial (I,3). -'' ~'!: acres, plus PROPOSED'LAND USE: .: - OPeration ofaconstmcti0n/demolifion/debriS wastelransfer faCility!is proposed. ; .. .. . PLANNING.COMMISSION RECOMMENDATION :, - . _ . REcO~~APPROVAL AND. ACCEPTANCE 0r.~ PROFFERED. coNDITIONS ON::ii; "' ' NAY: MR. BASS: STAFF REco~ATION '-"- ReCommendaPproval...._ forthe following'.r~om:. . . . _ - ' .. : A:, . The requested zoning andland use cOnform to the Jefferson Davis Corridor :PI~ which suggests the reqt~est propertyand surrounding areaare appropriate for gene~ industrial use. B.: '..The proposed zoning and land use is compatible With. eXisting and-antiCipated :area: industrial deVelopment.. :- Providing a FIRST. CHOICE Community Through Excellence in'Public Service (NOTE: CONDITIONS MAY BE IMPOSED OR THE. PROPERTY :OWNER(S).MAY PROFFER OTHER CONDmONS.- ~ THE CONDITIONS NOTED WITH ,STAFF/CPC".WERE. AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS ~.ONLYA "STAFF"ARE RECOMMENDED SOLELY BY STAFF. 'CoNDITIONS'WITH ONLYA "CPC!'-' ARE ADDmONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.). PROFFERED CONDITIONS (STAFF/CPC) 1. (STAFF/CPC) 2. .Location: South line of Reymet Road, westof Coach Road.and knownas 1711'ReYmet.Roa& Tax ID 799~6674806 (Sheet 18). ' ' - .- Existing Zoning: A and Ia3 Prior to site plan approval, thirty-five'(35)-feet of right-of-way°n the ' ' south side of Reymet Road, measured from the. centerline of that pm of Reymet Ro/d imm ately adjacent the shat/:b dedicated;'bee and unrestricted, to. and for the benefit Of CheSterfield. County. (T) Direct access: from the property m Reymet Road shall be limited~° .. the one (1)existing entrance/exit. Any modification to this .access shall be approved by the TmnsportafiOn'DePartment~· :(T) . ". .... GENERAL INFORMATION '" Size: 18.3. acres Existing Land USe: IndUstrial Adi acent Zoning and Land Use: North and East - A and 1,3; Industrial or vacant South and West - 1-3; Industrial'or vacant UTILITIES This request will not impact the public'-water-and wastewater connected to both the public water and wastewater systems. 2 05SN0t49-OC'I27~BOS ENVIRONMENTAL Drainage and' Erosion: ' TheProperty is partially developed and drains south and then east to the James River; There are no existing or.anticipated, om or off-site, drainage or erosion problems. PUBLIC FACILITIES' FireService: The Centralia Fire Station, Company 'Number 17i currently provides fire protection and emergency medical service...Ittis request will have minimal impact on fire-and emergency, medical service. Transportation: ' 'The property (18.3 acres) is currently zoned-Heavy Industrial (I-3) on 14.3 acres and. Agricultural: (A) on 4.0 acres and-has' been developed for industrial use. Traffic generation. · . info--on is not available~ for. the requested use; construction/demolition/debris, waste transfer: Based on fight industrial:, trip rates,, development· could generate approximately ' 1,020 average daily trips..TheSe vehicles.will be: initially distributed~ along: Reymet Road,. . which had a2003 traffic count, of 3,208 vehicles perday. .... -. .The ThOroughfare Plan' identifies Reymet Road asa collector with a recommended right :' ' .'- of WaY. width 'of seventy :(70)feet. The applicant has proffered to dedicate thirty,five (35):' feet'ofright of way, measuredffom the centerline of'Reymet Road, in accordance ~with . tlmtPlan~ (Proffered.Condition.l) -' : '" 'DeVelopment must adhere to the Development Standards Manual in. the Zoning. Ordinance relative to access and.intemal'.'circulatiOn (Division 5). Access to collectors~ ' sUch 'as' Reymet Road, :should be controlled. :In conjUnctiOn with development of the . property; .an access was' constructed onto.Reymet. Road~:_ The.applicant has proffered to ~ ~m~t' direct access to R~ymet Road to.that existing entrance/exit. (Proffered Condition 2) .'The property is located.within the Jefferson Davis Highway Enterprise Zone. Based °n · the Board of Supervisors' Policy regarding.development within :the Enterprise Zone, road . improvements will not be required by.the CoUnty. Road improvements may be required by the Virginia Department of Transportation. LAND USE Comprehensive Plan: ~ · Lies within the boundaries of the Jeffers°n Davis Corridor Plan which suggests the property is appropriate for general industrial use. ' 05SN0149-OCT27-BOS. Area Development Trends: '- Area properties are zoned agriculturally and industrially' land have 'been.' .developed 'fOr Site Design: - · .... The request site has been developed for industrial use. and eousistS-°f structures enclose._: with a chain link fence and locked gate. ACCess is proVided'via apaved drivewayto Reym~t Road:' vehicles receiving 'C°nstm-c°don/demolition/debris matefi~s./from area eonstm-cti6n' ':..- - sites transport these materials, to-~the request, property :and: ~ferthem~to .~ers stafiOn~: on the prOperty. Once the trailersare filled, the materials are ~transported tO area landt~Sf0r disposal. ' "'~' The request property lies within, a Post Development_ Area.: ;' The purpose-.:'°f PoSt,. Development standards is to provide fleXible desi~ 'eritefiainareas timt'.haYe~ady' experienced development and ensureeOntinuity of develoPment:-(RedeVe!opment::0fthe!si~ or neW.construction must conform to ithe development standards:of the Z°~ which address aCCess, parking, landscaping,architectural' treatment?etbac~,"Si~,, lightings.:'' utilities and screening of dumpsters -and loading areas. . ..: :.:.. :' .'-....' CONCLUSIONS The reqUested ZOning and land use conform to the Jefferson DavisC°rrid°rPlan~Ch Suggests the request property and surrounding area are. appropriate· for-general', industrial: use."<! propOsed zoning and land use, is c°mP~t~ble with' eXisting and iantieiPated.~iarea :'ind~al. development .... Given these considerations, approval of this request is recommended: CASE HISTORY Staff (9/22/04): Planning Commission Meeting (10/19/04): The applicant accepted the reeommendation. One .(1) :Pers°n Sp°ke in: 6pP°sifi°n~'. i _: expressing concerns about additional traffic On Reyme~Road; bUffers;proPerty value's; " and-future expansion. 4 05SN0149-OCT27-B©S Mr. Wilson stated that the' traffic concerns had been addressed given the anticipation that the majority of the traffic would travel Coach Road, Willis Road and I~95. He indicated the area is zoned and planned for industrial use and. this. is. an economic development opportunity. On motion of Mr. Wilson, secOnded by Mr. Gulley, the Commission recommended approval and acceptance oftheproffered conditions on page 2. AYES: Messrs. Gecker, Litton, Gulley and Wilson, NAY: Mr. Bass. The Board of Supervisors, on Wednesday, October27, 2004, beginning at 7:00 .p.m., will take under: consideration this request. 0$SN0149-OCT27-BOS