05SN0181-May25.pdf..4~. '-M..9;-.2005--CP¥~
May 25, 2005 BS
STAFF'S
REVUES 1 ANALYSIS
AN[)
RECOMMENDATION
05SN0181
John W. Roberts
Bermuda lvlagisterial District
No~q'hwest line of Woods Edge Road
REOI 7'EST: Rezoning from General Industrial (1-2) to General Bt,sincss (C-5).
PROPOSED LAND '[.iS Fi.:
Commercial and light industrial uses, as limited by Proffered Condition 6, are
planned.
PLANNING COMMISSION REC. OMMENDAT[ON
RECOMMEND APPROVAL AND ACCEPTANCE OF TI"[E PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF R'ECOMMEND.\TION
Recommend approval 'tbr thc following reasons:
A.. The proposed zoning and land uses con.ibnn to the Southern Je. lt~rson Dav~s C.c tudor
P..!~ which suggests property is appropriate Ibr c. on.umercial usc.
B, The proposed zoning and lm~d uses are compatible with existing and anticipated
development along this portion of Woods "'Edge Road.
C.. 'l."he .requirements of the Zoning Ordinance further ensure land use. compatibility with
area development ;md proffered conditions address transportation concerns.
Providing :t FIRST C.HOi.(;.i/. community thl;ot~gh excellence m mubh.c sertsce
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A. BiJFF't.~,'R CONDITION.
TIlE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. TIlE CONDITIONS
NOTED WITH "STAFF:CPC" WERE AOREED UPON B'Y BO"I'Et STAFF AND THE
COMMISSION, CONDITIONS WITH ONI.Y A "STAFF" ARE RECOMMENDED SOI :E.[..Y BY
STAFF. CONDITION'S WITIt ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION,)
PROFFEREI) CONDITIONS
('STAFF:CPC) 1,
Edge P,_oad, meastrrcd fi'mn thc ccnterline of that part of Woods Edge
Road inm~ec[iately adjacent to the property, shall be dedicated, free
and unresn'icted, to and lbr the County of Chesterfield.
(ST ',,FF/CPC) '~
Direct access .from thc propert?'to Woods Edge iRoad shall be limited
to one (t) entrance/exit ge'nemtly located towards the western part of
the property. The Transportation Department may modi'[?' this
condition to ~low one (1) additional entrance/exit t.o Woods Edge
Road, generally located a.t the eastern property line. This additional.
entrance/exit shall only be permitted if, among other things, thc
westernmost access that serves Bethesda Baptist Church (Tax ID 802-
63 7-5658) is closed as alert;trained by thc 'l"ranspo~mtion l)epmXment.
The exact location of these entrances/exits shall be detem~ined by the
'lYansportation Department. (T)
(S'I'AFF/CPC) 3.
Prior to the issuance of an occupancy permit, the OwnmeDeveIoper
shali be responsible for the constrtmfim~ of additional pavement along
Woods Edge Road at each approved access to provide ri~.~t and Ictl
tm'n lanes, based on Transportation Departmcn.t standards. The
Owner/Developer shall dedicate, 'flee and nnrestricted, to and tbr the
benefit of the County of Chesterfield, any additional right-of-way' (or
eascnmnts) reqnired lbr the improvements identified above. (T)
(ST'AFf'/CPC)
4. The public, wastewater system shall 'be t'tsed. (U)
(STAFF/CPC)
Except for timbering approved by the Virginia State Depmlmcnt of
Forestry tbr the purpose of rcmovit:g dead or diseased n'ees, 1.he~'e
shall be no timbering on the Property until a I_mad Disturbmace Permit
has been issued by the Environmental Engineering Department and
the approved devices installed. (EE)
2 05SNOtgl-M.AY25
(STAFF/CPC) 6. Pemfitted uses shall be limited m the ~¥1 Iow-it)g:
a. Hot'ds
1'>. Uses permitmd by right in the Light Industrial (1-t)
District
c. Two (2) restauran:ts, only one Iii) of which may be n
hst lbod rcstaurant (T&P)
GENERAL INFORMATION
Location:
Northwest linc of Woods Edge. Road, across fi'om Walthall ][ndustria,1. Parkway. Tax ID 802-
63%3630 (Shcct 35).
Existing:
I-2
Size:
7.0 acres
Existinz l~mad
Vacan.t
Adjacent Zonine and Lm~d Use:
North - C-5 and A; Commcrcial, public/semi-public (Bethesda Baptist Church) or vacant
South -/-1 and 1-2; l.ndustrial or vacant
East & West - 1-2; Industrial or vacant
UTE[..1TI'ES
Public Water System:
A sixteen (]. 6) inch. water Ii.ne extends along the nm~:h side ~f Woods Edge Road adjace,~t to
this site. Use of public wa'mr to serve tiffs site is required by County Code.
Public Waslewater System:
A fifteen (15) inch wastewater trtmk line tcrmixm~cs adiaccm to Indian Hills Road,
approximately t,600 .'fiact m~.rth of this site, l~.ise of tt~e public wastewater system is intended
and has been proffered by tt~e applicant. (Proffered Conditkm 4'.1
3 05SN0iS1-MAY25-BOS
.ENV IRON MENTAL
The property drains to the cast and then ¥ia trib'uta.rics to thc ,Jart~.es R~ver. There are no
or o~s~te drainage and erosion problems with none a.'~ticilmted a~cr c evelopmcnt, Thc
property is currently wooded and should not be timbered without first obtaining a !and
disturb~ce permit l~om .En'viromnental En~i.ncering and thc approp~atc devices instailed
(Prof~red Condilio.i~ 5). Thi s x~d[1 insure thai adequate erosion control measures are in place
prior to any land disturbance.
PUBLIC FACILITIES
Fire
The Dutch Gap Fire Station, Company Number 14, and Benstey Bcrm'uda Voluutcer Rescue
Sq fad currently provide fh-e protection and emergency medical service. When d~e property is
developed, the number of hydrants, qu~tiD~ of water needed for fire protection, and access
requirements wilt be evaluated during the plans review process.
Trtmsportati.on:
The property (7.0 acres) is currently zoned General I:ndustrial (1-2). Based on light industrY_al.
trip rates, development could generate approximately 39~1 average daily trips. The applicant
is requesting rczoning to General Commercial (C-5), and has proffered to limit the uses to
hotels, Light tndusn'ial (I-1)~ mad two (2) restaurants, only one (1) of wtfich may be a t~.st-
food resmurm~I (Proffered Condition 6). This rcqucst will not limit development to a s[_~cific
land use; [herclbr¢, it is difficult to auficipate ~mffic generation. Based on hotel, general
office, high-turnover sit down restaurant, and ihst-ibod resraur',,mt wihh drive t}~rou~ window
trip rates, development could generate approximately 2,590 vehicles per day.
Vehicles generated bv this development will bc distr/buted ato.ng Woods Edge Road. which
had a 2003 tra[!fi.c coma of 1.4,728 vehicles per day. Based on. the cra'rent volume of trafi'ic
during peak honrs, the ~'o-lane section of Woods Edge Road from Routel/301 east towards
Interstate 95 is at capacity (Level of Service E). No road improvmnent pro. jects in this part of
the County are included in the Six-Year In~pro,,~ment Plan; except, a project to construct a
ri2~t mm lane along Route 1/301 at the Mithorn Street intersection, CtaTently sche. dulcd to
begin in Spring 2006.
Thc Thorm~ehlhre Plan. identifies Woods Edge Road as a major arterial, with. a recommended
right-of-way width of ninety (90) feet. The applicant has protI~.'~red to dcxlicate lbrty-'fivc (45)
feet of right-of-way, measured fi'om thc. ccni'crline of Woods Edge Road, in accordance
that Plan. (Prott'tb. rcd Condition I)
4 ['t5S N0'] °' .... x,'-> ~
Development must adhere, to the Development Standards Manual in 'the Zoning Ordi.nmxce,
rcl.ativc to access and internal circ't'tlation (Division 5). Access to major arterials, such as
2,roods Eidge Road, should be controlled. The applicator has proffered t'ha~t direct access
~h.e property to Woods Edge Road will be limited to one (i) entrance/exit, generally located
towards the western part of the property (Prol.'fered Condition 2).
In con~junc, tion with development of the adjacent parcel to the east (Bethesda Baptist Church),
'two (2) accesses were constructed onto Woods Edge Road. The westernmost access to
Bethesda Baptist Church aligns a crosso¥'er on Woods Edge Road. Proft:izrcd Condition 2
would allow thc Transportatiot~ Department to approve o~e (t) additional em:ranceiexit fi'om
t}m sub.}ect property to Woods Edge 'Road, generally located at the eastern property line, if
the westernmosl access onto Woods Edge Road that serves Bethesda Baptist Church is
closed. If the church approves the closing ofthcir 'westernmost access, the applicant intci~ds
'to incorporate their access in~o access that wi. Il serve the sul~iec, t prope~'.
The traffic impact of this development must be addressed. The applicant has pmflkred to
construct additional pavement 'along Woods Edge Road at each approved access to provide
left m~d righ.t turn lanes, based on Transpom~tfion Depm'tment aandards ('Proffered Condition
3). Based on Transportation Depm,anent standards, both lett and right turn lanes arc
al~ticipated to be warranted along Woods Edge Road.
At time o£sitc plan review, specific recommendations will be provided regarding access and
internal site ci.rculafion.
LAND USE
Comprchensive Plan:
The request propcrty lies within tim boundaries of the Sou/h.ern Jet1'~rson Davis Corridor
Plan. wlSch sug'gests ~;he request property is appropriate for commercial use.
Area. Development Trends:
Area propcrtics am zoned and developed for commercial, industrial and public/semi~public
(church) uses or remain vacm:~t.
...Z..9.n..i...n.g..!..!ist 0 ry:
On July 24, I996,/lie Board of Supervisors, upon a favorable recommendation from thc
I~lamfing Commission, approved rezoning of the subject property and additional property' to
the south, from Light Industrial (I-t) to General Industrial (t-2). Conditions of approYa[
address visibility into thc property from adjacem residential development and. transportation
concerns.
5 (i 5SN 0'~ 8i. MAY25 ..BCI 5
Uses:
Proi'llzred Conditim~ 6 lmfits permitted uses to lintels, uses permitted by right in thc Light
Industrial (I-1) l.-)islricl: and Iwo (12) restaurants, one of whicl~ may be a i-asr food restaurant.
Ct,rrently, the prope~.y lies within an Emel~ing Growth District Area. The Zoning
Ordinm~ce specifically addresses access, landscaping, architectural treatment, setbacks,
parking, signs, buffers, utilities m~d screening for developments w/thin thc:sc areas~ 'l'he
pttrpos¢ of thc Emerging Grow'tt~ Distri.ct Standards is to promote l~ig.h quality, well-designed
prq'jccts.
CONCLUSIONS
The proposed zoning anti land. use conforms to the South_e_!~2.effe...r~.9...n...~g~yi...s.~..g...0._.rr....i..~.0..r..?.!.a.n_. which
suggests property is appropriate for commercial use. The proposed zoning and land t, scs are
compatible wSth existing and anticipated development along this portion of Woods Edge Road, In
addition, the reqttiremcn.ts of'the Zoning Ordinm~ce further ensm'e land use compatibility wifi~ area
dcvel.opmenl aud proffered conditions address transportation concerns.
Given these considerations, approval of this request is recommended.
CASE ttlSTORY
Planning Conmfission Meeting (3/'15./05):
At the request of thc applicant, the Commissio~ deferred this case to April 19, 2005.
Staff (_,, 16.;05):
The applicant was ad'vised in writing that any signi ficant~ new or revised information shottld
be submitted no la.mr thm~ Mm'ch 21,2005, for consideration at the Corpani.ssio~'s April i9,
2005, public hearing.
App[icanl (3/31/05):
The applicant submitted revised mad additional proffered, conditions.
6 [)SSN01 8't
Planning Commission Mieeti.ng (4, f9,.0_)
Thc applicant accepted th.c recommendation. There was no opposite, on. prcscm.
On. motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended approv~
~d acceptance of the proffered conditions on. pages 2 and 3.
AYES' Un~u:~itnous
The .Board of Supervisors, on W~nesdav. May 25. 2005. beginning at 7:00 p,m., ~xql~ t~e under
consideration this request,
? OS..qN0 J. 81-MAY25-BOS