04SN0329-Dec15.pdfREQUEST:
STAFF'.S
REQUEST 'ANALYSIS
AND
RECOMMENDATION
04SN0329
Kathryn C. Fratarcangelo, et. al.
Bermuda Magisterial District
East line of Jefferson Davis Highway.
November 16, 2OO'l CPC
December 15, 2004 BS
Conditional Use Planned Development to alloW setback exception.
PROPOSED LAND USE:
The expansion of an existing adjacent' businesS (retail sale of disPlay buildings and
structUres) is planned.: However, with apPrOval of this request, community BUsiness
(C-3) uses woUld also be'permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
Approval of the Conditional Use for a limited time period will allow expansion of an
existing use and continuation of that use until such time as market demands support
aggregation ofparcels and.redevelopment for miXed USes to.serve aregional market,
consistent With the recommendations of the Jefferson Davis Corridor Plan.
Providing a FIRST CHOICE community through excellence in public service
'Approval of the requested setback exception for display areas; buildings, drives and
p~rking areas, associated with the Conditional Use, would be appropriate: given the
additional landscaping proposed and the intent for the uSe to be of a temporary
nature.
(NOTE:' CONDITIONS MAY BE:IMPOSED OR THE PROPERTY OWNER MAY
PROFFER 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 STAFFi CONDITIONS 'WITH-ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
on the
east side of U.S. ~01, the of
that part 0fU. S. Route 1 & 301 immediately adjacent to the property,
shall be: dedicated, free and unreStricted, to'and for the County of
Chesterfield. (T)
. Use:
use:
~stri6tions':in .the
'additional
Display sheds, garages, carport and house sales including "shell"
houses sales, subject to the following restrictions:
This use shall be granted for a period
the date of
bo
d°
No goods shall be produced on the premises for retail sale.
All display areas, buildings, drives and parking areas shall
have a minimum twenty-five (25) foot setback from the
ultimate right-of-way from U.S. Routes 1 & 301. Within this
setback, landscaping shall be provided in accordance with
Zoning Ordinance requirements of Perimeter Landscaping B.
Compliance with Proffered Condition 3.
The only improvements permitted shall be the placement of
display sheds, garages, carports and shall houses for sale,
driveways, Parking areas and required landscaping as stated
herein; provided that the display sheds, garages, carports and
2 04SN0329-DEC15-BOS
shallhouses are self supporting or self contained units without
permanent foundations and are capable of easily being moved
form the site. (P)
(STAFF/CPC)
o
ThOse uses permitted by this Conditional Use shalI be developed in
accOrdance with the Zoning Ordinance requirements for the Jefferson
Davis Highway Corridor: (P)
(STAFF/CPC)
entrance/exit, entrance/exit shall be
determined' 'b3 PriOr tO the
c0nstmction' of..this entrance/exit, the existing southernmost
entrance/exit on the adjacent property to the north shall be ClOsed, as
determined by the Transportation Department. Prior to any site plan
approval, an access easement, acceptable to the Transportation
Department, must be recorded from the approved entrance/exit on
U.S. Routes 1 & 301to the adjacent property to the south. (Tax ID
795-644-8959). (T)
GENERAL INFORMATION
Location:
Fronts the east line of Jefferson Davis Highway, north of Melba Street. Tax ID 795-664-
8967 (Sheet 26).
EXisting Zoning:
C.3
Size:
0.6 acre
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - C-3; Commercial
South - C-3; Vacant
East R-7; Single family reSidential or vacant
West -I- 1; Office/warehouse
3 04SN0329-DEC15-BOS
UTILITIES
Public Water System:
There is a twenty-four (24) inch water line extending along the east6m Side of Jefferson
Davis Highway, adjacent to this site. Use of the public water system is reqUired by County
Code.
Public Wastewater System:
.There is an eight
adjacent tO thiS Site. Use of the'
ENVIRONMENTAL
Drainage and Erosion:
The property drains south to Proctors Creek. There are no existing or anticipated on- or off-
site, drainage or erosion problems,
PUBLIC FACILITIES
Fire Service:
The Centralia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service (EMS) to this area. This request will not impact fire and EMS.
Transportation:
This request will not limit development to a specific land use; therefore it is difficult to
anticipate traffic generation.. The applicant operates'the cOmmerciai develOpment lOCated on
the adjacent property to the north. The existing adjacent development provides for the
display and sale of manufactured storage buildings, gazebos, etc. The applicant intends to
expand the display area of that business onto the subject property.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60) feet of
right of way, measured from the centerline of Route 1/301, in accordance with that plan.
(Proffered Condition 1)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5), The Jefferson Davis Highway
Corridor plan sUggests regional mixed use for the area in the northeast quadrant of the Route
288/Route' 1 interChange. In 1996, the County developed a Conceptual Access Plan for
development of that area. The Conceptual. Access Plan recommends constructiOn ora major
4 04SN0329-DEC15-BOS
access road to .Route 1/3'01 approximatelY midWay between Pinehurst Street and Melba
Street. The access plan also recommends that Pinehurs~ Street and Melba Street be closed at
their intersections with Route 1/301. The subject property is located approximately midway
between Pinehurst Street and Melba Street in the vicinity of this access rOad.
Access to major arterials, such as Route 1/301, should be controlled. The adjacent property
to the north was developed with multiple accesses to Route 1/301. In order to provide better
separation between accesses, the applicant'has proffered to 1) limit direct access from the
property to Route 1/301 to one (1) entrance/exit, and 2) close one of the existing accesses on
the adjacent property to: the north prior to construction of the new entrance/exit:to serve the
property. (Proffered Condition 4)
The property is located within the JeffersonDavis Highway Enterprise Zone. Based on the
Board of Supervisors', Policy regarding development within the Enterprise Zone, road
improvements may be required by the Virginia Department of Transportation but'will not be
required by the County.
At time of site plan review, specific recommendations will be made regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the property
is appropriate for a mix of commercial, office and light industrial uses that serve a regional
market.
One of the commercial revitalization strategies of the Plan is to target critical entrances or
"gateway" locations along the corridor to unify development efforts and shape community
identity. Such conSolidatiOn and coordination of development provideS oppommities for site
design and access control and precludes the typical strip development pattern experienced
along portions of Jefferson Davis Highway.
Area Development Trends:
Properties to the north and south, are zoned Community Business (C-3) and are occupied by
an existing retail sales business (display buildings) or remains vacant. Property to the east is
zoned Residential (R-7) and is developed for single family residential uses or is vacant.
Property to the west is zoned Light Industrial (I-1) and is developed for office/warehouse
uses.
5 , 04SN0329-DEC15-BOS
Development Standards:
The request property lies within a Highway Corridor District~ DevelOpment Standards for
this district are applicable only to .properties zoned office, commercial: or industrial. The
applicant haS proffered that should the subject: property be rezoned to Agricultural (A),
develOpment will conform tothe requirements of the Zoning Ordinance fOr the Jefferson
Davis Highway Corridor which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilitieS and screening .of. dumpsters and loading areas, except as
should the property
conditions would require landsCaped 'setbaCks
fordlsPlaY iareaS; buildingS; ~drives and
proffered
the
Uses~
The applicant has submitted a proffered condition limiting the uses permitted on the property
To ensure that the use of the property for the retail sale of display buildings and structures is
of a temporary nature, proffered conditions limit such use to a particular individual, for a
maximum period of ten (10) years. Further, permitted improvements will be limited and
display units must be self-supporting or self-contained without permanent foundations for
easy removal from the property. No goods can be produced on the property for retail sale,
thereby limiting the scale of this type operatiOn tothe Sale ofpreconstmcted units. (proffered
Conditions 2.a, 2.b and 2~e)
CONCLUSIONS
Although the Jefferson Davis Corridor Plan suggests the property is appropriate for a mix of uses to
include commercial, office and industrial development, the Plan suggests that new commercial
activity should be aggregated to accommodate a sufficient project size, design and location to serve a
regional market. Such consolidation and coordination of development provides opportunities for site
design and access control and precludes the typical strip development pattern experienced along
portions of Jefferson Davis Highway.
One of the commercial revitalization strategies of the Plan is to target critical entrances or "gateway"
locations along the corridor to unify development efforts and shape community identity. Located
west ofi-95 and north of the Ronte 288/Jefferson Davis Highway interchange, this property has been
...... identified as one of-theseimportant.locations.. With-the future extensionof-Route288 into He~ico
County, it is .anticipated that the pressure for non-residential development will increase, .making
6 04SN0329-DEC15-BOS
parcel assemblage a key to the lOng,term Viability. of the Ronte 288interchange and Jefferson DaviS
Highway.
In addition to .the uses 'currently permitted under the
this proposal Permits the temporary lOcation ora
proffered conditions'limit.the scale, character and:the permanency',
the redevelopment potential of the property. Given the time limitation for this C'5 use, through the
renewal process the c°ntinUed Use oftl}is °perati°n will be evaluated with resPect to the extensi°n'°f
Route 288 "ripening, the area for large-SCale coordinated development.
Also
areas, woixld be
proposed and the intent for the use to be of a temporary nature.
GiVen these consideratiOns, approval of this request is recommended.
CASE HISTORY
Planning CommiSsion Meeting (11/16/04):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, December 15, 2004, beginning at 7:00 p.m., will take
under consideration this request.
04SN0329-DEC15-BOS