05SN0103-Jan26.pdfJanuary 18, 2005 CPC
ADDENDUM
04SN03 I2
Grind-Ail LLC
Matoaca Magisterial District
South line of Hull Street Road
REQUESTS: I. Conditional Use to permit material recycling operations.
II. Amendments to Conditional Use (Cases 88S005 and 89SN0140) relative
to time limitations and grantee restrictions for the operation ora
construction, demolition and debris landfill..
PROPOSED LAND USE:
A materials recycling operation to include the grinding, mulching and processi~g of
vegetative waste; soil processing; composting; recycling of construction and demolition
materials; solid waste transfer; and wholesale of such materials is planned.
Additionally, amendments to existing Conditional Uses which currently permit a
construction, demolition and debris landfill are proposed. Such amendments would
permit the transfi;~r of the operating rights lbr this use and no time limit for the operation.
Proffered Condition 9 re~brs to an Exhibit A that was inadvertently omitted from the "Request
Analysis", but is included herein.
Further, with respect to the material recycling operation (Request I), given staff's support to
delete the time limitation on the construction, demolition and debris landfill (Request II) and the
fact that the material recycling operation will. be operated in tandem with this landfi, ll.
Imposi. tion of a time limitation on the operation of the material recycling operation, as noted in
the ~'Request Analysis" would not be appropriate.
Staff continues to recommend approval of this request tbr the reasons outlined in the "Request
Analysis" with the acceptance of the proffered conditions and deletion of the recommended
Condition lbr Request t.
Prox~ding a FIRST CIStOICE community through excellence in public service
04SN0312...} AN 18~ )x Ii)[)].:~N [:) U M-C PC
Deer Range
Z
0451,,1031Z-I
/ '
Jatl.uary 26~ 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0103
Farrish Properties, LLC
Bermuda Magisterial District
Northwest quadrant of Chester Road and Old Lane
REQUESTS: I. Rezoning from Agricultural (A) to Light Industrial (I-1).
II. Conditional Use to permit Community Business (C-3) uses.
PROPOSED LAND USE:
A mixture of light industrial and commercial uses, except as restricted by Proffered
Condition I, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDiTiONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
REQUEST I:
Recommend approval of rezoning from Agricultural (A) to Light Industrial (i-I) for the
following reasons:
The proposed I-I zoning and land uses conform to the Jefferson Davis Corridor Plan
which suggests the request property is appropriate for light industrial uses.
Existing development standards further ensure land use compatibility with existing
and anticipated area development.
Providing a FIRST CttOICE commmtity through excellence in pubhc service
R~QUEST Ii:
Recommend denial of Conditional Use to permit Community' Business (C-3) uses and that
Proffered Condition 1 not be accepted. This recommendation is made for the lbllowing
reasons'.
The Jefferson Davis Corridor Plan provides that limited retail and service uses that
are accessory to industrial uses may be appropriate when such uses are part of an
integrated industrial development. The proposed land uses fait to comply with the
Plan.
Due to the history of accidents at the Old Lane/Hopkins Road Intersection and the
Route 288/Chester Road interchange and the limited sight distance in the area, the
traffic generation of this development should be limited,
(NOTE: SHOULD THE COMMISSION OR BOARD OF SUPERVISORS WISH TO APPROVE
THE LIGHT INDUSTRIAL (I-t) ZONING AND DENY THE CONDITIONAL USE AS
RECOMMENDED, THE APPLICANT MUST AGREE THAT PROFFERED CONDITIONS 2
THROUGH 6 AND 8 ARE STILL OFFERED AND WILL REMA~,)
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OW'NER(S) 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
(cpc)
1. The following uses shall not be permitted:
a)
b)
c)
d)
e)
g)
Cocktail Lounges and Nightclubs.
Liquor Stores
Convenience Stores
Grocery Stores
Nursery Schools and Adult Care Centers
Restaurants- with Drive-Thru Service Windows
Theaters (P)
(STAFF/CPC)
Prior to any site plan approval, forty-five (45) feet of right-of-way
along the north side of Old Lane, as measured from the centerline of
that part of the road immediately adjacent to the Property, shall be
dedicated, free and unrestricted, to and for the County of Chesterfield.
(T)
2 05SN0t03~}AN26-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(cpc)
(STAFF/CPC)
Location:
There shall be no direct access from the property to Chester Road.
Direct access from the property to Old Lane shall be limited to one
(1) entrance/exit. The exact location of this entrance/exit shall be
determined by the Transportation Department. Prior to any site plan
approval, a right-of-way (or easement), acceptable to the
Transportation Department shall be recorded from Old Lane to the
adjacent property to the north (GPIN No.: 787-666-t 115). (T)
Prior to the issuance of an occupancy permit, the Owner/Developer
shall be responsible for the construction of additional pavement along
Old Lane at the approved access to provide left and right turn lanes,
based on Transportation Department standards. The
Owner£Developer shall dedicate, fi'ee and unrestricted, to and for the
benefit of Chesterfield County, any additional right-of-way (or
easements) required for these improvements. (T)
Public water and wastewater shall be used. (U)
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved devices installed. (EE)
With the exception of a hotel, Community Business (C-3) uses shall
be limited to a maximum of 8,000 gross square feet, 2,000 gross
square feet of which may be a restaurant, except as specifically
excluded herein. If a hotel is developed, no other C-3 uses shall be
permitted. Any hotel use shall not include dining or restaurant
facilities except for a continental breakfast bar. (P)
A.n eight (8) foot opaque fence shall be installed along the western
boundary of Tax ID 78%665-2184. This fence shall be constructed of
vinyl/PVC resin. The exact location, design and treatment shall be
approved at the time of site plan review. At such time as Tax ID
787-665-2184 is zoned or redeveloped, the fence shall not be required
unless such fence is necessary to meet other Ordinance requirements
such as screening of loading areas. (P)
GENERAL INFORMATION
North tine of Old Lane, west line of Chester Road, and located in the northwest quadrant of
the intersection of these roads. Tax IDs 786-665-9988 and 787-665-0864 (Sheets 18 and 26).
3 05SN0103-JAN26-BOS
Existin~ Zoning:
A
Size:
4, t acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- I-I and A; Single family residential or vacant
~ C-3; Commercial or vacant
- C-3 and A; Single fmnily residential, commercial or vacant
- A; Railroad or vacant
(StaffNote: An. application (Case 05SN0102) is pending before the Planning Commission
for rezoning of the property to the west from Agricultural (A) to Light Industrial (I-1). The
applicant has requested that Case 05 SN0102 be deferred to the Commission's February 2005
meeting.)
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line that extends along the east side of Chester
Road opposite this sitex In addition, an eight (8) inch water line extends across the adjacent
property south of Old Lane and terminates approximately sixty (60) feet south of this site,
Use of the public water system is intended and has been proffered, (Proffered Condition 5)
Public Wastewater System:
A thirty (30) inch wastewater trunk line extends along Proctors Creek and crosses both Route
288 and Chester Road approximately 400 feet northeast of the request site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 5)
ENVIRONMENTAL
Drainage and Erosion:
The property drains toward Chester Road and then via a tributary to Proctors Creek. There
are currently no on- or off-site drainage or erosion problems with none anticipated after
4 05SN0103-JAN26-BOS
development. The property is wooded and should not be timbered without first obtaining a
land-disturbance permit from the Environmental Engineering Department and the approved
devices installed. (Proffered Condition 6)
PUBLIC FACILITIES
Fire Service:
The Centralia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service (EMS). This request will have minimal impact fire and EMS.
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements wilI be evaluated during the plans review process.
Transportation:
The property (4.1 acres) is bounded on the west by the Seaboard Coastline Railroad, on the
south by Old Lane, and on the east by Chester Road. The applicant is requesting rezoning
from Agricultural (A) to Light Industrial (I-1) with a Conditional Use to permit Community
Business (C-3) uses. Staff cannot support this request.
The Thoroughfare Plan. identifies Chester Road and Old Lane as a major arterial and
collector, respectively. Old Lane has a recommended right of way width of seventy (70) 'feet.
The applicant has proffered to dedicate forty-five (45) feet of right of way measured
the centerline of Old Lane. (Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). Access to major arterials and
collectors, such as Chester Road and Old Lane, should be controlled. The applicant has
proffered that: 1) there will be no direct access f?om. the property to Chester Road (the intent
of this proffer is also to preclude access to the service road within the Chester Road right of
way); 2) direct access from the property to Old Lane wilt be limited to one (1) entrance/exit
or public road; and 3) a right of way or easement acceptable to the Transportation
Department will be dedicated to provide shat-ed use of this entrance/exit with the adjacent
properties to the north (Proffered Condition 3). This access should be located on Old Lane
approximately halfway between the Seaboard Coastline railroad and the Chester Road
intersection. Sight distance in this area is very limited. The elevation of the railroad tracks
hinders sight distance to the west and the proximity of the Chester Road intersection limits
sight distance to the east. The developer may need to provide additional major
improvements in order to obtain adequate sight distance.
The traffic impact of this development must be addressed. The applicant has proffered to
construct right and left turn lanes along Old Lane at the approved access (Prof~bred
Condition 4). Construction of these turn lanes may require the developer to acquire some
"off-site" right of way.
5 05SN0103-JAN26-BOS
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on shopping center trip rates, development could
generate approximatcty 3,800 average daily trips, Traffic generated by this development wilt
initially be distributed along Old Lane, which had a 2003 traffic volume of 4,835 vehicles per
day. Based on the current volume of traffic during peak hours, Old Lane in this area is
functioning at an acceptable level (Level of Service C). Old Lane aligns a crossover o~
Chester Road ~}ust south, of the Route 288/Chester Road interchange. This crossover has a
high frequency of accidents (twenty-four (24) accidents fi'om August 2001 to July 2004),
The Hopkins Road/Old Lane intersection just west of the site also has a history of accidents
(sixteen accidents from August 2001 to July 2004)L Traffic accessing the property would
travel through both of these high accident locations. Due to the history of accidents at both
these locations and the limited sight distance in this area, the traffic generation of this
development should be limited. Because the applicant is requesting rezoning which would
permit retail uses, which are high traffic generators, the Transportation Department cannot
suppori this request. Development on the property should be limited to low traffic generating
uses.
LAND USE
Comprehensive Plan:
The Jefferson Davis Corridor Plan suggests the request property is appropriate for light
industrial use.
Area Development Trends:
Surrounding properties to the north, east and west are zoned Light industrial (I-1) and
Agricultural. (A) and are occupied by single fhrn. ity residential uses or are vacant. Properties
to the south and across Chester Road to the east are zoned Community Business (C-3) and
are occupied by commercial uses or are vacant. It is anticipated that the area will continue to
develop for a mix of community commercial uses to the south and east (across from Chester
Road) as recommended by the JeffErson Davis Corridor Plan and the Chester Plan, light
industrial uses to the north and east as recommended by the Jefferson Davis Corridor Plan,
and residential use to the west as recommended by the Chester Plan.
Use Limitations:
This request for rezoning to Light Industrial (I- 1) includes a request for a Conditional Use to
permit Community Business (C-3) uses, except that Proffered Condition 1 prohibits cocktail
lounges, nightclubs, liquor stores, convenience and grocery stores, child and adult care
centers, restaurants with drive-thru service windows and theaters.
In addition, Proffered Condition 7 establishes a minimum gross square footage for permitted
commercial, uses, except for a hotel and prohibits restaurant or dining facilities if a hotel is
developed.
6 05SN0103=JAN26-BOS
Development Standm'ds:
The request property ties within an Emerging Growqth District Area~ The Zoning Ordinance
specifically addresses access, landscaping, architectural treatment, setbacks, parking, signs,
buffers, utilities and screening of outside storage areas. The purpose of the Emerging
Growth District Standards is to promote high quality, well-designed projects. Any new
development of the request property will be subject to these Ordinance standards.
To address concerns of the Bermuda District Plam~ing Commissioner, Proffered Condition 8
requires that an opaque fence be installed along the western boundary of Tax ID 787-665-
2184. The condition requires the fence to remain until such time as the parcel is rezoned or
redeveloped for commercial or industrial use or unless such fence is necessary to meet other
Ordinance requirements such as screening of loading areas.
CONCLUSIONS
The proposed Light Industrial (I-t) zoning and land uses conform to the Jefferson Davis Corridor
Plan which suggests the request property is appropriate for light industrial uses. Existing
development standards ensure land use compatibility with existing and anticipated area development.
The proposed Conditional Use to pemfit Community Business (C03) uses thil to comply with the
Jefferson Davis Corridor Plan which provides that retail and service uses may be appropriate when
they are limited and are part of an integrated industrial development. In addition, the proposed uses
increase traffic generation of the development which should be limited due to the history of accidents
i.n the area and limited sight distance along Old Lane.
Given these considerations, approval of rezoning from Agricultural (A)to Light Industrial (I-1) is
recommended. However, staff recommends denial of a Conditional Use to permit Community
Business (C-3) uses and that Proffered Condition 1 not be accepted.
CASE HISTORY
Planning Commission Meeting (11/16/04):
At the request of the appticant~ the Co~rmfission deferred this case to December 13, 2004.
Staft (i 1 / 17/04):
The applicant was advised in writing that mxy significant, new or revised information should
be submitted no later than November 22, 2004, for consideration at the Commission's
December 13, 2004, public hearing.
7 05SN0103-JAN26-BOS
Also, the applicant was advised that a $230.00 deferral fee must be paid prior to the
Commission's public hearing.
Staff (I 1/22/04):
To date, no new infbrmation or revised information has been received, nor has the deferral
fee been paid.
Applicant (1 t/24/04):
Thc deferral fee was paid.
Applicant (12/6/04):
The applicant submitted revised and additional proffered conditions to address concerns of
the Bermuda District Commissioner relative to traffic generation from commercial uses and
screening form an adjacent single family dwelling. (Proffered Conditions 1, 7 and 8)
Planning Commission Meeting (12/13/04):
The applicant did not accept staff's recommendation, but did accept the Commission's
recolmnendation. There was no opposition present.
On motion of Mr. Wi tson, seconded by Mr. Litton, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 26, 2005, beginning at 7:00 p.m., wilt take under
consideration this request.
8 05SN0103-JAN26-BOS