05SN0139-Feb23.pdfFebruary 23, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0139
Thomas Moody and
George Cook
Bermuda Magisterial District
West line of Branders Bridge Road
REQUEST:
Rezoning from Agricultural (A) and Neighborhood Business (C-2) to Comnmnity
Business (C-3).
PROPOSED LAND USE:
Expansion of an existing :furniture sales business is proposed. Proffered Condition
i limits permitted uses to furniture sales and associated warehouse and uses
permitted in the Neighborhood Office (O-t)District.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial, fbr the following reasons:
Aq
The proposed zoning and land use d.o not conform with the Central Area Plan
which suggests the property is appropriate for residential use of 1.00 to 2.5
dwellings units per acre.
B. The proposed land use is incompatible with existing and future area development.
Providing a I?IRST ClqOIC}:i communiu., through excellence in public service
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(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 iPLANNtNG COMMISSION.)
PROFFERED CONDITIONS
(cpc)
Uses permitted shall be limited to uses pe'rmitted in the Neighborhood
Office (O-1) District and the following additional use:
Furniture sales with. associated warehouse (P)
(CPC) 2.
Prior to any site plan approval or within sixty (60) days from a written
request by the Transportation Department, whichever occurs first, forty-
five (45) feet of right-oI~way, exclusive of the existing structure, measured
from a revised centerline of Branders Bridge Road shall be dedicated, free
and unrestricted, to and tbr the benefit of Chesterfield County. The exact
location of this right-of-way shall be approved by the Transportation
Department. (T)
(CPC) 3.
Direct access from the property to Branders Bridge iRoad shall be limited
to one (1) entrance/exit. The exact location of this entrance/exit shall be
determined by the Transportation Department. (T)
(CPC) 4.
Additional pavement shall be constructed along Branders Bridge Road at
the site access to provide left and right turn lanes, if warranted, based on
Transpollation Department standards. The developer shall dedicate, free
and unrestricted, to and for the benefit of Chesterfield County any
additional right-of-way (or easement) required for these road
improvements. (T)
(cPc) 5.
Except that loading docks and drive-in loading doors shall be permitted,
development of the property shall meet Neighborhood Office (O-1)
District standards. (P)
(cPc) 6.
The developer shall install Perimeter Landscaping C within the required
setback along the southern property boundary adjacent to Tax ID 782-650-
2788. Ami. nimum of filly (50) percent of the required small deciduous
trees shall be evergreen trees. (P)
(cpc)
7, The public wastewater system shall be used. (U)
2 05SN0139TEB23 BOS
GENERAL iNFORMATION
Location:
West line of Branders Bridge Road across from West Hundred Road.
2546 amd 3034 (Sheet 26).
Existing Zoning:
A with Conditional Use and Neighborhood Commemial (C-2)
Size:
2.0 acres
Tax IDs 782-65
Existing Land Use:
Commercial and vacant
Adjacent Zoning and Land Use:
North
South
East
West
- C-2 and C-3; Vacant
- A; Single thmily residential or vacant
- A; Single family residential, public/semi-public (church) or vacant
- R-12; Single family residential or vacant
Public Water System:
UTILITIES
There is an existing sixteen. (16) inch water line extending along Brander Bridge Road
adjacent to this site. The existing structure is connected to the public water system. Use of
public water to serve this site is required by County Code.
Public Wastewater System:
There is an eight (8) inch wastewater collector line adjacent to Chester Grove Drive in
Piney Branch Subdivision, approximately 330 feet west of this site. Preliminary
calculations indicate that this hue is deep enough to allow' an extension to serve the
request site. Use of the public wastewater system is intended and has been proffered by
the applicant. (Proffered Condition 7)
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ENVIRONMENTAL
Drainage and Erosion:
The properties sheet :flow northwest and then overland via small streams and tributaries to
Swift Creek. There are currently no on- or off*site drainage or erosion problems with
none anticipated after development. Future development may require offsite drainage
easements.
PUBLIC FACILITIES
Fire Service:
The Chester Station, Company Number 1, and Bensley Bermuda Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have a minimal impact fire m~d EMS.
Transportation:
The property (2.0 acres) is located on the west side of Branders Bridge Road at the West
Hundred Road intersection. The applicants are requesting rezoning from Agricultural (A)
and Neighborhood Business (C-2) to Community Business (C-3).
The applicants have proftkered to Ii. mit development to furniture sales, associated
warehousing, and those uses permitted in a Neighborhood Office (O-1) district (Proffered
Condition i.). Based on general office trip rates, development could generate
approximately 1000 average daily trips (ADT). These vehicles will initially be
distributed along Branders Bridge Road, which had a 2004 traffic count of 7,176 vehicles
per day.
The Thoroughfare Plan identifies Branders Bridge Road as a major arterial with a
recommended right of way width of ninety (90) feet. An existing structure on. the
property was constructed within this recommended right of wa>,. The applicants have
proffered to dedicate forty-five (45) feet of right of way along Branders Bridge Road for
the entire propen'y frontage, exclusive of the area of the existing structure. (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, such as Branders Bridge Road, should be controlled. The applicants have
proffered that direct access fkom the property to Branders Bridge Road will be limited to
one (I) entrance/exit (ProfIbred Condition 3). The applicants' intend to use the existing
entrance/exit that serves the property and aligns West Hundred Road.
4 05SN0139-FEB23~BOS
The traffic impact of this d.eveIopment ~nust be addressed. The applicants' have proflbred
to construct additional pavement along Branders iBridge Road at the approved access to
provide right and left turn lanes based on Transportation iDepartment standards (Proffered
Condition 4), The property is currently used to operate an institutional furniture
distribution business. The applicant intend to expand the current use on the property,
Based on the applicants' intended use of the property, turn lanes are not anticipated to be
warranted.
Most area roads in this part of the county have little or no shoulders, fixed objects
adjacent to the edge of pavement, and poor vertical and horizontal, alignments (i.e.
Branders Bridge Road, West Hundred Road, Bradley Bridge Road). As development
continues in this part of the county, traffic volumes on area roads wilt substantially
increase. The roads will need to be improved to address safety and accommodate the
increase in traffic. There are two (2) public road improvement projects in this area
currently included in the Six-Year hnprovement Plam The first is a project to improve
the shoulders along Branders Bridge Road from Carver Heights Drive to Bradley Bridge
Road. According to the Plan, the project is scheduled to begin in the summer of 2007.
The second is a project to reconstruct Branders Bridge Road as a 2-lane roadway f?om the
Carver Heights Drive intersection to south of the Happy Hill Road intersection.
Construction of this project is not anticipated to begin until sometime after 2010.
At time of ske plan review, specific recommendations will be provided regarding access
and internal circulation,
I;AND U SE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property i.s
appropriate fbr residential use of 1.00 to 2.5 dwelling units per acre.
Area Development Trends:
Properties to the north are zoned Neighborhood Commercial (C-2) and Community
Commercial (C-3) and are vacant. Properties to the south are zoned Agricultural (A) and
are occupied by single fhmily residential use or are vacant. Properties to the east are
zoned Agricultural (A) and are occupied by single family residential use, public/semi-
public use (a church) or are vacant, Properties to the west are zoned Residential (R-t2)
and are occupied by single family residential use or are vacant. It is anticipated that
residential use wii1 continue in the area of the subject property as suggested by the Plan.
Zoning Histo~':
On November 25, 1987, the Board of Supervisors, upon a favorable recommendation of
the Commission., approved a Conditional Use to permit offices on the portion of the
5 05SNO139-FEB23-BOS
request property zoned Agricultural (A) subject to conditions relative to architecture,
lighting, utilities, buffisrs, drainage and site design. This approval permitted the property
oysters to develop this portion of the request site with the other portion of the request site
currently zoned Neighborhood Commercial (C-2),
Use Limitations:
Proffered Condition 1 limits uses to furniture sales and associated warehouse and uses
permitted in the Neighborhood Office (O-1) District.
Site Design.:
Proffered Condition 5 requires any development or redevelopment of the site to meet
Neighborhood Office (O-1) District standards, except that loading docks and drive-in
loading doors shall be permitted. The Neighborhood Office (O- 1 ) District standards limit
production of goods tbr sale on-site, require all uses to be conducted entirely within
enclosed buildings, establish square footage limitations fbr individual buildings, require
buildings to have an architectural style compatible with sm'rounding residential
neighborhoods and [imit hours of operation.
In addition, the request property lies within an Emerging Growth District Area.
Redevelopment of the site or any new development must confbrm to the Emerging
Growth District standards of the Zoning Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, lighting, pedestrim~ access, signs, buffers,
utilities and screenin.g of dumpsters and loading areas.
Landscaping:
To address concerns of the Bermuda District Commissioner relative to mitigating the
visual impact of the proposed warehouse on adjacent properties to the south, Proffered
Condition 6 requires the developer to install additional landscaping within the required
setback along the southern property boundary and provides that at least fifty (50) percent
of the small deciduous trees will be evergreen trees.
CONCLUSIONS
The proposed zoning and land use fail to conIbrm with the Central Area Plan. which suggests the
property is appropriate lbr residential use of 1.00 to 2.5 dwelling units per acre. The proposed
land use is incompatible with existing and anticipated area development.
Given these considerations, denial of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (1/I 8/05):
The applicant did not accept stalt*'s recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr, Gecker, the Commission recommended
approval and acceptance of the pro~tbred conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 23, 2005, beginning at 7:00 p.m., will take
under consideration this request,
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