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86S121Gep~embe~-46x-~O86-ggg February 25, 1987 BS REQUEST ANALYSIS AND RECOMMENDATION 86S121 J.W.B. Partnership REQUEST: Bermuda Magisterial District East line of Jefferson Davis Highway Rezoning from Residential (R-7) to Community Business (B-2). A shopping center is planned on the subject property, as well as the existing zoned B-2 parcel to the west. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2. STAFF RECOMMENDATION Recommend a deferral for the following reasons: mo Be The Central Area Land Use and Transportation Plan designates the subject property for medium density residential use and the area to the north, south, and east is characterized by single family res- idential development. The proposed zoning does not, therefore, conform to the proposed Plan. It is conceivable, however, that some commercial use could be appropriate if the site design and uses of the request parcel are such that the impact on adjacent residences is minimized and a proper land use transition is achieved. These goals could best be achieved by including the existing B-2 zoned property to the west and amending the application to include Condi- tional Use Planned Development. A Master Plan for the existing and proposed B-2 zoned properties, which includes appropriate site design features, would ensure compatibility with adjacent residen- tial development and minimize the possibility of further commercial encroachment into the residential neighborhoods. Approval of the request without an overall Master Plan could estab- lish a precedent for future development in the area and could en- courage uncoordinated, piecemeal development similar to that which has occurred in the past along Jefferson Davis Highway. Such devel- opment is inconsistent with the recommended goals of the proposed Central Planning Area Land Use and Transportation Pla~ to improve the aesthetic and functioning character of development along major corridors and, specifically, to improve standards of design for landscaping, signage, and building treatment along Route 1/301. An overall Master Plan for the entire project could minimize these con- cerns. However, should the Commission and Board desire to approve this request, the following buffer condition would minimize the impact of the commercial use on existing and future area residential development: (NOTE: 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 (cpc) A thirty (30) foot buffer shall be maintained along the northern and southern boundary and a fifty (50) foot buffer shall be maintained on the eastern boundary. These buffers shall be maintained in their natural state with no facilities permitted in the buffer other than a solid board fence and utilities. If utilities are located in the buffer, they shall be located such that they run generally perpen- dicular through the buffer. If existing vegetation is not suffi- cient to screen the use from adjacent properties, additional plant- ing and/or a solid board fence shall be installed to provide suffi- cient screening. (CPC) GENERAL INFORMATION Location: East line of Jefferson Davis Highway, approximately 170 feet off the north line of Reymet Road. Tax Map 82-13 (1) Part of Parcel 64 (Sheet 23). Existing Zonin$: R-7 Size: 1.95 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - MM-i; Mobile Home Park South - R-7; Single family residential East - R-7; Vacant West - B-2; Commercial Utilities: 16 inch water line located along Reymet Road. Off-site easement will be necessary from Reymet Road to site. Use of public water intended. Lies in Proctors Creek sewage drainage area. 8 inch sewer line under construction on Reymet Road, approximately 230 feet south of site. Acquisition of off-site --' 2 8~-'~21/BSJAN7/FEB25J Environmental Engineering: Fire Service: General Plan (Central Area Land Use and Transpor- tation Plan): Transportation: easements across property to south will be necessary, Use of public sewer intended. Runoff currently sheet flows to south across residential property to roadside ditch on Reymet Road. The site currently generates very little runoff since it is heavily wooded. Existing development on the B-2 property to the west has small detention basis which drains to roadside ditch on Reymet Road. Proposed development must be designed to eliminate sheet flow across adjacent properties. Off-site drainage improvements or on-site detention will be required. Capacity of existing roadside ditch and culvert under Reymet Road must be analyzed. If the drainage facilities along Reymet Road are adequate or can be improved, the site could be filled or graded to flow to an enlarged detention basin and the existing outfall could be used or improved. Off-site ease- ments will be required if drainage cannot be designed to flow to the west into the existing outfall. Concrete curb and gutter should be installed around the perimeter of all driveways and parking areas. Bensley Fire Station, Company #3. At present, fire service capability adequate. Dependent upon existing fire hydrant loca- tions, additional hydrants may be required. Medium density residential It is difficult to determine the antici- pated trip generation because no specific uses are identified. Based on shopping center trip rates, the proposed expansion could generate an additional 2,606 average daily trips for a total site generation, to include both the existing and proposed B-2 zoned properties of approximately 4,283 average daily trips. These trips will be distributed along Jefferson Davis Highway, which had a 1985 traffic count of 24,070 vehicles per day and Reymet Road, which had a 1984 traffic count of 4,932 vehicles per day. 3 86S121/BSJAN7/FEB25J The request parcel is to be developed in conjunction with the existing zoned B-2 property to the west. The development on the existing zoned B-2 parcels was con- structed with two (2) entrances/exits on Jefferson Davis Highway and two (2) on Reymet Road. If commercial expansion is appropriate, particular consideration should be given to improving the existing traffic problems on the B-2 zoned property to the west since the proposed expansion will generate addi- tional traffic. Such improvements cannot be guaranteed through the current zoning proposal. Specifically, the southernmost entrance/exit on Jefferson Davis Highway and the westernmost entrance/exit on Reymet Road are in proximity to the Jefferson Davis Highway/Reymet Road intersection. These two (2) entrances/exits should be removed to minimize congestion at the intersection. In order to facilitate the increased turning movements, additional pavement and curb and gutter should be installed along Route 1/301 and Reymet Road. Right of way should be dedicated along Reymet Road in accordance with the Zoning Ordinance. DISCUSSION Rezoning from Residential (R-7) to Community Business (B-2) of 1.95 acres is requested to accommodate expansion of the existing development on the B-2 property to the west. The applicant has submitted a preliminary plan reflecting the intent to develop the existing B-2 portion of the property as a shopping center by adding approximately 16,780 square feet of floor area. The plan indicates that the property, which is the subject of this request, will be utilized to accommodate parking to serve the proposed expansion. The property to the west along Route 1/301 is currently zoned Community Business (B-2). Properties surrounding the request parcel to the north, south, and east are zoned MH-1 and R-7 and are currently occupied by a mobile home park, single family residences, or are vacant. While the requested zoning conflicts with the proposed Central Planning Area Land Use and Transportation Plan, Staff is of the opinion that if the subject property, as well as the adjacent property to the west, were included in an application for Conditional Use Planned Development, appropriate design features could be assured to protect the existing and future area residential development. The proposed Euclidean zoning does not afford protection to adjacent residential development. Furthermore, ~" 4 f--'l. 21/BSJAN7/FEB25J it does not ensure a coordinated, well-planned development which addres- ses issues relative to the proliferation of access points, excessive signage, and incompatible site and building designs. The incorporation of the existing zoned B-2 property into an overall zoning request with a Conditional Use Planned Development accompanied by a Master Plan would help to ensure that the land use transition and quality of development, as desired by the proposed Central Planning Area Land Use and Transporta- tion Plan is achieved. In addition, an overall Master Plan would afford an opportunity to address concerns relative to the provision of screening and landscaping and, therefore, guarantee some measure of compatibility with existing and future residences to the north, south, and east. Further, a Conditional Use Planned Development application for the entire project would also help to achieve the goals and policies of the Central Area Plan relative to improvement of the existing development along the Jefferson Davis Highway corridor. CASE HISTORY Planning Commission Meeting (9/16/86): At the request of the applicant, the Commission deferred this case for sixty (60) days. Staff (9/17/86): Staff called the applicant's representative to advise that a meeting should be scheduled as soon as possible to resolve any problems prior to the Commission's November meeting. The applicant's representative advised that he would contact Staff regarding the meeting. Staff (9/17/86): The applicant was advised in writing that any new information should be submitted no later than September 22, 1986, to allow sufficient time for review prior to the Commission's November meeting. Staff (10/31/86): As of this writing, the applicant has not met with Staff or submitted any new information. Applicant and Staff (11/13/86): A meeting was held to discuss the possibility of amending the application for Conditional Use Planned Development and including the existing zoned property. 5 86S121/BSJAN7/FEB25J Planning Commission Meeting (11/18/86): At the request of the applicant, the Planning Commission deferred this request for sixty (60) days. Applicant, Staff, Bermuda District Commissioner (1/7/87): A meeting was held to discuss the proposed rezoning and Staff's recommen- dation. The applicant requested that the rezoning be granted subject to buffer conditions. At the request of the applicant and the Bermuda District Commissioner, Staff prepared the buffer condition stated herein. Planning Commission Meeting (1/20/87): On motion of Mr. Rowe, seconded by Mr. Cowan, the Commission recommended approval of this request, subject to the condition on page 2. AYES: Messrs. Miller, O'Connor, Cowan, and Rowe. ABSENT: Mr. Belcher. The Board of Supervisors on Wednesday, February 25, 1987, beginning at 2:00 p.m., will take under consideration this request. --' 6 ~'~121/BSJAN7/FEB25J ~T G~3 <iR.7 N OAKS ,~.~ CENTRAl'.. PAR ,A ~-3 FRIEND PROPERTY \ /~i-/ 86SI21 .s~EZ: R-7 TO B-2*;~,''~ H. 2,3 ~~ Illlillli~llllll ,' ~]EFFEI~$ON DAVIS ~GHWA'Y'