05SN0240-May25.pdfMay ! 7, 200~
May 25, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0240
Bellwood Road LLC
Bemmda Magisterial District
Southeast quadrant of Jefferson Davis Highway and Beilwood Road
REQUEST: Conditional Use to allow General Business (C-5) uses in a General Industrial (I-2)
District.
PROPOSED LAND USE:
In addition to the currently permitted industrial uses, commercial uses are planned.
PLANN1NG COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the lbllowing reasons:
A.
While the Jefferson Davis Highway Corridor Plan suggests the property is
appropriate for general industrial use, the proposed uses will support the needs of
the Jefl'erson Davis Enterprise Center to provide space [br new business
enterprises.
The proposal meets the intent of the Plan to foster new business development.
(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" ARt:;
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION,)
Providing a FIRST CHOICE community through excellence in pubhc sezw-ice
CONDITION
(STAFF/CPC)
Location:
In addition to the uses pemxitted in the General industrial (b2) District, those
uses permitted by right or with restrictions in the General Business (C-5)
District shall be permitted. (P)
GENERAL INFOI~MATION
Fronts the south line of Beltwood Road and the east line of Jefferson Davis t tighway and is
located in the southeast quadrant of the intersection of these roads. Tax ID 793-674-2919
(Sheet 18).
Existing ZoNing:
I-2
Size:
3 8.1 acres
.Existing Land Use:
industrial
Adiacent Zoning and Land Use:
North - I-2; Industrial or vacant
South - A, C-3, C-5 and I~1; Commemial or vacant
East - I-3; Industrial or vacant
West -C-3 and I-3; Industrial or vacant
Public Water System:
UTILiTiES
There is a twelve (12) inch water line extending along the south side of Bellwood Road
adjacent to this site. The existing industrial fhcility is connected to the public water
system. Use of the public xvater system is required by County Code,
.Public Wastewater System:
A thirty-six (36) inch wastewater trunk line extends along Kingsland Creek, adjacent to
the southern boundary of this site. In addition, an eight (8) inch wastewater collector line
extends along both Jefferson Davis Highway and Bellwood Road, adjacent to this site.
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The existing industrial facility is connected to the public wastewater system. Use of the
public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Centratia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service. This request will have minimal impact fire and EMS.
Transportation:
The property (38.1 acres) is curremly zoned General Industrial (I-2). The applicant is
requesting a Conditional Use to pemfit General Business (C-5) uses on the properly.
This request will not limit development to a specific land use; therefbre, it i.s difficult to
anticipate traffic generation. Based on shopping center trip rates, the site could generate
approximately 9,100 average daily trips. Traffic generated by development of the
property will initially be distributed along Bellwood Road to Jeftkrson Davis Highway
(Route 1), which had a 2003 traffic count of t8,845 average daily trips. Based on the
volume of traffic it carries during peak hours, Jefferson. Davis Highway is functioning at
an acceptable level (Level of Service B).
The Thorou~ohfare Plan identifies Jefferson Davis Highway as a major arterial and
Bellwood Road as a collector with recommended right of way xvidths of 120 feet and
seventy (70) feet, respectively. When asked, the applicant was not willing to dedicate
these rights of way to the county. Included in the Six Year Plan is a project to replace the
bridge along Jefferson Davis Highway over the Seaboard Coastline Railroad tracks just
north of the property. Because the applicant is unwilling to make these dedications, any
additional right of way required for the project along Jefferson Davis l:tighway or
Beltwood Road, adjacent to the property, will have to be acquired as a public expense.
iDevetopment 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 Jefferson Davis Highway and Bellwood Road, should be
controlle& No direct access should be provided from the property to Jefferson Davis
Highway and access to Beltwood Road should be controlled. The existing westernmost
access to the property from Beliwood Road should be relocated to provide adequate
separation from the signalized intersection at Jeftkrson Davis Highway. When asked, the
applicant was not willing to limit access to either of these roads.
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The property is located within the Jefferson Davis Highway Enterprise Zone. iBased on
the Board of Supervisors' policy regarding development within the Enterprise Zone, road
improvements will not be required by the County. Road improvements may be required
by the Virginia Department of Transportation.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jeftbrson Davis ttighway Corridor Plan which suggests
the property is appropriate for general indu~strial use. The Plan further encourages efforts
relative to revitalization and investment in the Corridor.
Area Development Trends:
The area along Bellwood Road is characterized by industrial uses while properties along the
Jefferson Davis Highway corridor in the vicinity of the request site have developed lbr
commercial and industrial uses. These uses are expected to continue in accordance with. the
Plan.
Development Standards:
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or new construction must conlbrm to the requirements of the
Zoning Ordinance, which address standards to encourage reinvestment and revitalization
of the area.
CONCLUSION
While the Jefferson Davis Highway Corridor Plan suggests the property is appropriate ibr
general industrial use, the proposed uses will support the needs of the Jefferson Davis Enterprise
Center by providing space for new business enterprises. In addition, the proposal meets the
in.tent of the Enterprise Zone and Plan to foster new' business development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/17/05):
The applicant accepted the recommendation.
There was no opposition present.
4 05SN0240-MAY25...BOS
On motion of Mr. Wilson, seconded by Mr. Gecker? the Cmmnission recommended
approval, subject to the condition to page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, May 25, 2005, beginning at 7:00 p.mL, will take under
consideration this request~
5 05SN0240-M, AY25-BOS