05SN0132-Jan26.pdfJanuary 26, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0132
George P. Emerson, Jr.
Bermuda Magisterial District
South line of East Hundred Road
REOU.EST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE TO THE PROFFER'ED CONDITIONS ON
PAGE '~
STAFF RECOMMENDATION
Recommend approval for the tbll. owing reasons:
The proposed zoning and land uses conform to the Consolidated Eastern Area Plan
which suggests property in the vicinity of the north*south collector road shown on the
Thoroughfare Plan and Route 10 intersection., would be appropriate for some
community-scale commercial uses.
The proposed zoning and land uses are compatible with anticipated development
along this portion of the East Hundred Road corridor.
(NOTE: THE ONLY CONDITION TttAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing a ]?[RST CHOICE communiB, through excellence m public service
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STA.'FF 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 CONDITION S
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their
successors or assigns, proffer that the development of the property known as Chesterfield CounTy
Tax ID 8 l 5-652-0203~00000, part of 815-652-0632-00000, and part of 815-652-0942-00000 (the
"Property") under consideration will be developed according to the following conditions if; and only
if, the rezoning request is granted. In the event the request is denied or approved with conditions not
agreed to by the Owners-Applicants~ these proffers and conditions shall be immediately null and void
and of no further force or effect.
Transportation:
(STAFF/CPC) 1.
Prior to any site plan approval, a fifty (50) foot wide right of way for
a special access street (the "East/West Street") pursuant to section 19-
505(b) of the Zoning Ordinance shall be dedicated through the
property, fi'ee and unrestricted, to and for the benefit of Chesterfield
County. The exact location of this right~of-way shall be determined
by the Transportation Department. (T)
(STAFF/CPC) 2.
Access to the property shall be limited to the East/West Street and/or
the north/south collector (River's Bend Boulevard Extended) located
on the adjacent property to the east. The exact location of these
accesses shall be determined by the Transportation Department. (T)
(STAFF/CPC)
Prior to the issuance ora certificate of occupancy, the developer shall
construct two lanes of the East/West Street through the property. (T)
GENERAL INFORMATION
Location:
South line of East Hundred Road, across ~¥om Rivers Bend Boulevard. Tax iDs 815~652-
0203 and Parts of 0632 and 0942 (Sheet 27).
ExistingZoning:
A
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Size:
3.7 acres
Existing Land Use:
Single family residential
....A.,....djacent Zoning and Land Use:
North, South and East- C-3; Commercial or vacant
West - C-5; Vacant
UTILITIES
Public Water System.:
Public
A sixteen (16) inch water line extends along the south side of East hundred Road
approximately 85 feet north of the request site. Use of public water to serve this site is
required by County Code.
Wastewater System:
A twelve (12) inch wastewater trunk line extends along the western boundary of the request
site. Use of the public wastewater system to serve this site is required by County Code.
Drainage and Erosion:
The property drains
Appomattox River.
problems.
Water Qualit¥1:
.ENVIRONMENTAL
to the southeast comer toward Johnson Creek and then to the
There are no existing or anticipated, on- or off-site, drainage or erosion
A small portion of the southeast corner is located within a Resource iProtection Area (RPA)
inside of which uses are limited.
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PUBLIC FACILITIES
Fire Service:
The River's Bend Fire Station, Company Number t8, currently provides fire protection and
emergency medical service (EMS) to this area. This request will have minimal impact fire
and EMS.
Transportation:
The property (3.7 acres) is currently zoned Agricultural (A) and the applicant is requesting
rezoning to Community Business (C~3). This request will not limit development to a specific
land use; therefbre, it is difficult to anticipate traffic generation. Based on shopping center
trip rates, development could generate approximately 3,600 average daily trips. These
vehicles will be distributed along East Hundred Road (Route 10) via Rivers Bend Boulevard
Extended and/or Inge Road.
The 2003 traffic volumes along the section of Route 10 from Interstate 95 to Interstate 295
range from 40,000 to 45,000 vehicles per day. The volume of traffic on the four (4) lane
section of Route 10 between Interstate 95 and MeadowvilIe Road/Old Bermuda Hundred
Road intersection exceeds the capacity of the road, and drivers typically experience
congestion, especially during peak periods, This four (4) lane section of Route 10 is
identified as a priority on the Board of Supervisors' list of highway needs. Construction
plans have been prepared tbr widening this section of Route 10. No funds are included in the
Virgi.nia Department of Transportation Six Year Improvement Program :tbr right of way
acquisition or construction of this project. In 2004, a countywide bond referendum was
passed which allocates $40 million for road improvements within the county. Some of this
money is anticipated to be used to widen Route 10 from Interstate 95 to Ware Bottom Spring
Road.
The Thoroughfare Plan identifies a nortk/sonth collector ("Rivers Bend Boulevard
Extended") on the adjacent property to the east. The Plm~ also identifies an east/west
collector (the "East/West Collector") from Pdvers Bend Boulevard Extended to Kingston
Avenue. Inge Road, just west of the property, currently aligns a crossover on Route 10 that is
plmmed to be closed. Because the crossover on Route 10 that serves lnge Road is planned to
be closed, the East/West Collector should be extended to tnge Road. This will allow
development along Inge Road to access the signalized crossover at the Route 1 O/Rivers Bend
Boulevard Extended intersection. The applicant has proffered to dedicate a fifty (50) foot
wide right of way for a special access street and construct a two (2) lane road through the
property for an extension of the East/West Collector (Proffered Conditions 1. and 3). When
the adjacent property to the west (Tax ID 814-652-7815) develops, staffwill recommend that
the East/West Collector be provided through that adjacent property to Inge Road.
DeveIopment must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). The adjacent property to the north has
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been developed for commercial use, and with that development an. access was constructed to
Route I0. Due to the proximity of this access to the Route 10/Rivers Bend Boulevard
intersection (approximately 200 feet), staff cannot support any developrnent of the subject
property that utilizes that existing Route 10 access~ Th.e applicant has profl:ered to limit
access to the property to the East/West Collector and/or Rivers Bend Boulevard Extended.
(Proffered Condition 2)
At time of site plan review, specific comments will be provided regarding access and internal
circulation.
LAND USE
Comprehensive Plan:
The Plmi suggests property in. the vicinity of the north-south collector road shown on. the
Thoroughfare Plan and Route 10 intersection, would be appropriate for some community-
scale commercial uses if potential increased adverse impacts on area residents are mitigated
by transitional uses, or by additional b'uffering or other design and/or operating 'features.
Area Development Trends:
Area properties are zoned and developed ~br commercial uses or remain vacant. The
commercial zoning and uses are located along the East Hundred Road Ii'outage. Additional
office and residential development of varying densities is anticipated in the area, as is
suggested by the Plan. There is also the potential for limited commercial development along
the East Hundred Road corridor.
Development Stm~dards:
Currently, the property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buft.~rs,
utilities and screening fbr developments within these areas. The purpose of the Emerging
Growth District Standards is to promote high quality, well-designed projects.
It should be noted, along with consideration of the Consolidated Eastern Area Pla'n, the
iBoard of Supervisors adopted an Ordinance mnendment to encourage and enhance the
preservation of tree canopy along the Route 10 corridor, between 1-95 and Hopewelt, and to
fhrther encourage architectural standards that reinforce and compliment area residential
development. The Ordinance amendment addresses yard requirements for office, business
and industrial districts. In addition, the Ordinance amendment requires the preservation of
trees and shrubs along Route 10 to provide continuity and improve buffering, and requires
architectural compatibility with area residential development and with buildings within the
same project. In addition to the Emerging Growth District standards, this property is al~l~ected
by these requirements.
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Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) must be screened from view of public rights of way by
a solid wall, fence, dense evergreen plantings or architectural feature. Such area within 1,000
feet of any A or R Districts shall not be serviced between the hours of 9:00 pan. 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,
CONCLUSIONS
The proposed zoning and land uses conform to the Consolidated Eastern Area Plan which suggests
property in the vicinity of the north-south collector road shown on the Thoroughfare Plan and Route
10 intersection, would be appropriate for some community-scale commercial uses if potential
increased adverse impacts on area residents are mitigated by transitional uses, or by additional
buffering or other design and/or operating features. The adjacent C-3 zoning to the south addresses
restrictions suggested by the Plan to mitigate impacts on area residents.
in addition, the proposed zoning and land uses are compatible with anticipated development along
this portion of the East Hundred Road corridor.
Given these considerations, approval of this request is recommende&
CASE HISTORY
Planning Commission Meeting (12/I 3/04):
The applicant accepted the recommendation. There was no opposition presem.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended approval
and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 26, 2005, beginning at 7:00 p.m, will take
under consideration this request.
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