05SN0129-Mar9.pdfMarch 9, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0129
Stephen Marcus
Bermuda Magisterial District
South line of Dundas Road
REOUEST: Rezoning likom Residential (R-7) to Community Business (C-3).
iPROPOSED LAND USE:
Contractors' oflSces and display rooms with associated warehousing are proposed.
With approval of this request, uses would be limiied to ot!tices and associated
warehousing plus a:tbrementioned contractors' offices and display rooms.
PLANNI'NG COMMISSION' R.ECQMMENDATION
RECOMMEND APPROVAL AND ACCEt lANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. LITTON, WILSON, GULLEY AND GECKER.
NAY: MR.. BASS
STAFF RECOMMENDATION
Recom'mend alpproYal tbr the ~btlowing reasons:
The proposed zoni. ng and land uses conform to the Jeffbrson Davis Highway
Corridor Plan which suggests the property is appropriate for Community Business
(C,-3) uses.
B.
ProfIbred conditions address appropriate transiti, on to, and compatibility with, the
adjacent residential development to the west and south.
Providing a .[:;'fRST CI K)IC[.!. community through excellence m public setxdce
(NOTE: CONDITIONS MAY BE IMPOSED OR. THE PROPERTY OWNER MAY iPROFFER
CONDITIONS. THE CONDH'IONS NOTED WiTtt "STAFF/CPC" WERE AGREEI) UPON
BY BOTH STAFF AND THE COMMISSION, CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITION'S WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CON'DITIONS
(STAFF/CPC)
The uses permitted shall be limited to the tbllowing:
a) Contractors' Offices and Display Rooms;
b) Offices;
c) Warehouses fbr permitted uses. (P)
C f AHa/CPC)
Except fbr timbering approved by the Virginia iDivision of Foresiry
· for the purpose of removing dead or diseased trees, there shaI1 be
no timbering on the Property until a land disturbance permit has
been obtained from fhe Environmental E~gineering Department
and the approved devices installed. (EE)
(STAFF/CPC)
Storm. runoff shall be detained on site and managed so as not to
exceed the capacity of the culvert under .Dundas Road fi:~r the I0-
year storm event. (EE)
(STAFF/CPC)
No Direct access shall be provided from the property to I)t~ndas
Road. (T)
(STAFF/CPC)
Prior to any site plan approval, thirty-five (35) feet of right-ot~way
on the south side of Dundas Road, measured fi'om the centerline of
that part of Dundas Road immediately adjacent to the property,
shall be dedicated, iYee and unrestricted, to and tbr the benefit of
Chesterfield County. (T)
(STAFF/CPC)
6. The .public water and wastewater systems shall be used. (U)
(~, 1AI~F/CPC)
A 120 fbot setback for buildings, parking area and drives shall be
required adjacent to the western property boundary'. Within the
westernmost 100 feet of this setback, trees contairfing a minimum
of l'bur (4) inches in caliper shall be preserved except when
removal is required ibr the installation of utilities or drainage
facilities to serve the Property. This condition does not preclude
the removal of dead or diseased trees. (P)
(STAFF/CPC)
All structures shall have an architectural style compatible with
surrounding residential neighborhoods. No visible flat or shed
2 05SN0129~MAR9-BOS
root~ shall be permitted. Compatibility may be achieved through
the use of similar building massing, materials, scale or other
architectural features. (P)
(STAFF/CPC)
Al1 loading areas shall be oriented away from the adjacent
resi. dentiall?zoned properties. (P)
(STAFF/CPC)
10.
All lighting shalt be mounted on poles not to exceed twenty' (20)
tbet (P)
(STAFF/CPC)
11.
'No use shall be open to the public between the hours of 8:00 p.m.
and 6:00 a.m. (P)
(STAFF/CPC)
I2.
The view of parking areas from residential, properties to tine west
shall be screened by building(s) or shall be minimized with
evergreen shrub hedgerows planted the length of such parking
areas, The exact plant size and species of this evergreen hedgerow
shall be reviewed ma.d approved by the Planning Department in
conjunction wilh site plan. approval. (P)
(STAFF/CPC)
13.
Leyland Cypress trees shall be planted along the western and
southern property boundaries, beginning at the northern boundary
of Tax lid 790~683-3294 and ending at thc location of the site
entran.cc on Sherbournc Road. At the time of planting, these trees
shall be a minimum height of seven (7) feet and shall be planted a
maximum of ten feet on center, These plantings shall be in.
addition to those ,required by Ordinance within the buffer areas. (P)
(STAFF/CPC)
I4.
A gate having a mini.mum height of six (6) feet shall be installed at
the site entrance to Sherboume Road to secure access to the
property during non-operational hours. (P)
GENERAL I'NFORMATtON
Location:
South line of Dundas Road, west of Jefferson Davis Highway. 'Fax ID 790-683-Part of
* 9 .
5.~7 (Sheet 12).
Existing_'_Zoning:
R-7
3 05SN0 ].29-MAR9-BOS
Size:
2.3 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North -.R-7 and C-3; Single fhmily residential or vacant
South - R-7; Single thmily residential (under construction) or vacant
East - C-3; Commercial
West -R.-7; Single fhm. ily residential
UTILITIES
Public Water S_,vstem..' ·
There is an existing twelve (12) inch water line extending along the south side of Dundas
Road adjacent to the northern boundary of this site. Use of th.e public water system is
intende& (Proflbred Condition 6)
Public Wastewater S
~, ¥stem:
There is an existing eight (8) inch wastewater collector line north of Parkdale Road
approximately 650 fbet north of this site. In addition, there is an existing eight (8) inch
wastewater co[lector line along St. George Street approximately 190 feet west o£ the
request site. While natural drainage of this site would indicate that public wastewater
service should come fi'om an extension of the line north of Parkdale Road, depending
upon muting of the on-site line and final grade, an extension of the public xvastewater
system fi'om St. George Street may be possible. Further evaluation will be required to
determine the besi route fbr providing wastewater service. Use of public wastewater to
serve this site is intended. (Proffered Condition 5)
ENVIRONMENTAL
Drainage and Erosion:
The property drains north under Dundas Road and then via tributaries to Falling Creek.
There are currently no on- or off-site erosion problems. There is a large ravine located on
the property however and the pipe under Dundas Road may be inadequate. The applicant
has proffered to retain water onsire so as not to exceed the capacity of this culvert 'under
Dundas Road. (Proflbred Condition 3)
4 05SN0 I29-MAR9-BOS
This site is wooded and should not be timbered without :first obtaining a land-disturbance
permit ikom the Environmental Engin.eering Department. This will ensure that proper
erosion control devices m'e in place. (Proffered Condition 21)
PUB[.IC FACILITIES
Fire Service:
The Bensley Fire Station, Company Number 3, currently provides fire protecti(m and
emergency medical service. This request will not impact fire and EMS.
Transportation:
The property (2.3 acres) is currently zoned Residential (R-7), and the applicant is
requesting rezoning to Corem'unity Business (C~3). The applicant has proffered that the
land uses on. the property will be limited to contractor's office and display rooms, offices,
and associated warehouses (Proffered Condition 1). This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on gene:rat office trip rates, developmen.t could generate approximately 370
vehicles per day. These vehicles will be distributed via Sherbourne Road to Jefferson
Davis }lighway (Route 1/301), which had a 2003 traffic count of 23,153 vehicles per day,
The capacity of the four-lane section of Route 1/30I between C. hippenham Parkway and
iBetlwood Road is acceptable (Level of Service B) for the volume of traffic it cu.rrentIy
carries.
The Thoroughfare Plan. identifies iDundas Road as a collector with a recommended right
of way width of seventy (70) feet, The applicant has profi~'ered to dedicate thirty-five (35)
feet of right of way, measured from the centerline of Dundas Road, in accordance with
that Plan. ('Proft~ered Condition 5)
I)evelopment must adhere to the Development Standards Manual in th.e Zoning
Ordinance relative to access and internal circulation (Division 5)~ Access to collectors,
such as Dundas iRoad, should be controlled, The applicant has proffered that no direct
access will be provided from the property to Dundas Roa& (Proffered Condition 4)
The property is located, within the Jefferson Davis Highway Enterprise Zone. Based on
th.e iBoard of Supervisors' Policy regarding devetoplnent within the Enterprise Zone, road
improvements will not be required by the County. Road improvements may be required
by the Virginia Department of Transportation.
5 05SN0t29-MAR9-BOS
Ii. AND bSE
Comprehensive Plan:
Lies within the boundaries of the Jefl'erson Davis High.way Corridor Plan which suggests
the property is appropriate lbr community scale commercial development incl. udmg
shopping centers, retail shops, offices and high density residential uses.
Area Development Trends:
Property to the north is zoned Residential (R-7) and Comnmnitv Business (C-3) and is
occupied by single fhmily residences or is currently vacant. Properties to the south and
west are zoned Residential (R.-7) and are developed ~:br single fhmily residences or are
currently vacant. Property to the east is zoned Community Business ('C-3) and has been
developed for retail and. office/warehouse uses.
Zoning History:
On March 26, 1980, the Board of Supervisors accepted withdrawal of' a request to rezone
an a4iacent property from Community Business (B-2) to Residential (R-7) of 1.72 acres
with a Conditional Use on this property as well as the current request property, totaling
3.6 acres, to permit multi family dwellings. (Case 79S202)
Si. to 'Desi~:
The request property lies within the Jefikrson Davis Highway Corridor District. The
purpose of this district's standards is to recognize specified areas of the County as unique
and to enhance patterns of development in those areas. Development of the site must
confbrm to the ttighway Corridor District standards and the Post I)evelopment Area
District requirements of the Zoning Ordinance. Together, these standards address access.
parking, landscaping, architectural treatment, setbacks, signs, buffkrs, pedestrian accessl
utilities and screening of dumpsters and loading areas.
Uses and Hours of Operatioq:
in response to area residents' concerns, proffered conditions limit uses to contractors'
offices and display rooms, offices and warehouses for these uses (Proffered Condition. 1 ).
These uses must be closed to the public between the hours of 8:00 p.m. and 6:00 a.m.
(Proll'ered Condition I i). Further, proffers address securing the site during non-
operational hours. (Proft~red Condition 14)
Architectural Treatment:
Currently, within Post Development District Area, architectural treatment of buildings,
including .materials, color and style, must be compatible with buildings located within the
6 05SN0t29~MAR9~BOS
same project. Compatibility may be achieved through the usc of similar building massing.
materials, scale, colors and other architectural f`eatures. Further, no building exterior that
would be visible to any public right of way shall be constructed of tmadorned concrete
block, or corrugated and/or sheet metal.
To address compatibility with the Bensley neighborhood, proffered conditions require
that all structures have an architectural style compatible with tlne surrounding residential
development. 'Visible flat or shed rootk are prohibited. (Proffcred Condition 8)
Butl'ers, Setbacks and Screening:
Adjacent properties to the south and east are zoned Residential (R-7). Thc Zoning
Ordinance requires a n~inimum twenty-five (25) fbot buffer aI. ong the eastern and
southern property boundaries of the request site. At the time of site plan review, the
Planning Commission may modify this b'uffer under certain circmnstances.
Currently, tine Ordinance requires a minimum thirty (30)/hot setback for buildings m~d
twenty-five (25) :foot setback for parking and drives from the western property boundary
a4jacent to the existing residential development, in response to concerns of area residents
relative to the proximity of the proposed uses to the established residential development
to the west, pro:flbred conditions require a minimum 120 1hot setback fbr buildings,
parking and drives ad. iacent to this western boundary. Trees of a minimum caliper would
be preserved within the westernmost t00 feet of this setback, unless removal is required
m~der specified circumstances (Proffered Condition 7). ['t should be noted that clearing
within the twenty-live (25) fbot buff`er will be regulated by Ordinance standards.
Further, at the request of adjacent properly owners, Leyland Cypress will be installed
along portions of the western and southern property boundaries. ('Prollbred Condition 13)
Currently, the Ordinance does not address the screening of parking areas fi-om R Districts.
Proffered Condition t 2 requires the screening, or minimization of view, of parking areas
from residential properties to the west.
Loading Areas and. Lighting:
Currently, sites must be designed and buildings oriented so that loading areas are
screened t'?om any property where loading areas are prohibited and ti-om public rights of
way. To minimize the impact of any loading areas upon neighboring residential
development, proffered conditions require that all loading areas be oriented away from
adjacent residentially-zoned properties. (Proffered Condition 9)
Proffered Condition 10 addresses a maximum, height tbr pole-mounted lighting.
7 05SN0 t29-MA.R9-BOS
CONCLLJSIONS
The proposed zoning and land uses confbrm to the Jefferson Davis Highway Corridor Plan which
suggests the property is appropriate fbr Commm~itv Business (C-3) uses. Further, proffered
conditions address use limitations, hours of operatio~, architectural treatment, increased setbacks
ibr buildings, parking and drives, orientation of loading areas and lighting that provide transition
to, and compatibility with, the acljacent residential development to the west and south.
Given these considerations, approval of this request is recommended.
CASE ItlSTORY
Ptanning Commission Meeting (]t2/t3/04):
At the request of the applicant, the Commissi. on deferred this case to January 18, 2005.
~ taff (I 2/14/04):
The appli, cant was ad¥ised in writing that any significant, new or revised information
shonld be submitted no later than December 20, 2004, for cons:ideration at tl~e
Commission's January 1. 8, 2005, public meeting.
Staff (12/28/04):
To date, no new int!ormation has been submitted.
Applicant (!/7/05):
Revised protlbred conditions were submitted in response to concerns of area residents.
Specifically, Proffered C. ondition 7, I 0 and t 1 were amended and Profl';ered Condition 12
was added.
Planning Commission Meeting (I/18/05):
At the request of the ap.piicant, the Commission de~Lrred this case to February 15~ 2005.
8 05SN0129*MAR9-BOS
Staff (t/21/05):
The applicant was advised in writing that any significant, new or revised inilbrmation
should be submitted no [ater than January 24, 2005, tbr consideration at the
Commission's February 15, 2005, public hearing.
Staff(I/27/05):
71'o date, no new information has been submitted.
Applicant (2/11/05 and 2/14/05):
In response to concerns of area residents~ the applicant st~bmitted revised and new
profl'ered conditions.
Planning omm~ss~on Meeting (?/I5/05):
The applicant accepted the recommendation. There was opposition present. Concern
was expressed that approval wotdd set a precedent fbr further commercial encroachment
into the neighborh.ood and there are other properties in the area better suitcd and alread~
zoned Ibr/he proposed uses. '
Mr. Wilson indicated that the proposed zoning complies with the Plan: the prof~'ers
address compatibility issues; and a number of residents have indicated that the proposed
development is preferable to that which could occur under the existing R-7 zoning.
On motion of Mr. Wilson, seconded by .Mr. Gulley, the Commission recommended
ap.proval and acceptance of the proftbred conditions on pages 2 and 3.
AYES: Messrs. Litton, Wilson, Gn.lley and Gecker
NAY: Mr. Bass
The Board of Supervisors, on Wednesday? March 9, 2005 beginning at 7:00 p.m., will take un.der
consideration this request.
9 05SN0129-MAR9-BOS
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