05SN0241-June22.pdf~,~,, ~ '~, .nn~ CPC
June 22, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0241
Christopher D. Ward
Bermuda Magisterial District
South line of Old Bermuda Hundred Road
REQUEST:
Conditional Use to permit motor vehicle repair and storage/towing lot in a General
Industrial (I-2) District.
PROPOSED LAND USE:
A motor vehicle repair business and storage/towing lot are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
mo
The proposed zoning and land uses do not conform to the Consolidated Eastern
Area Plan which suggests the property is appropriate for light industrial use.
Bo
The proposed zoning and land uses are not representative of, nor compatible with,
existing and anticipated area development. Further, piecemeal strip commercial
development could potentially discourage investment and reinvestment in areas
designated on the Plan for industrial development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER 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.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
The Contract Purchaser-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for himself
and his successors or assigns, proffers that the development of the property known as
Chesterfield County Tax ID 804-649-2067-00000, (the "Property") under consideration will be
developed according to the following conditions. In the event the request is denied or approved
with conditions not agreed to by the Owner-Applicant, these proffers and conditions shall be
immediately null and void and of no further force or effect.
In conjunction with this Conditional Use application, the Applicant hereby makes the following
proffers:
(CPC) 1.
Direct access to Old Bermuda Hundred Road shall be limited to the one
existing entrance/exit. The exact location of this access shall be approved by
the Transportation Department. (T)
(CPC) 2.
Prior to any site plan approval, or within ninety (90) days of the approval of
the conditional use permit, whichever occurs first, forty-five (45) feet of
right of way on the south side of Old Bermuda Hundred Road, measured
from the centerline of that part of Old Bermuda Hundred Road immediately
adjacent to the property, shall be dedicated free and unrestricted, to and for
the benefit of Chesterfield County. (T)
(CPC) 3.
Vehicle storage areas shall be screened from view of adjacent properties on
which such uses are not permitted or do not exist, from external public roads
and from A Districts that are shown on the comprehensive plan as R, R-TH,
R-MF, or O districts. (P)
(CPC) 4.
Vehicle storage areas shall be set back a minimum of seventy-five (75) feet
from the ultimate right of way of Old Bermuda Hundred Road. (P)
GENERAL INFORMATION
Location:
South line of Old Bermuda Hundred Road, east of Old Stage Road. Tax ID 804-649-2067
(Sheet 35).
Existing Zoning:
I-2
Size:
2.0 acres
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Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North and West - I-2; Vacant
East - I-2; Industrial
South - I-l; Vacant
Public Water System:
UTILITIES
There is an existing sixteen (16) inch water line extending along the south side of Old
Bermuda Hundred Road, adjacent to this site. The existing structure on this site is connected
to the public water system. Use of the public water system is required by County Code.
Public Wastewater System:
The public wastewater system is not available to serve the request site. The closest
extendable wastewater line is the eighteen (18) inch trunk line along Ashton Creek that
terminates approximately 275 feet west of 1-95. An off-site extension of approximately
5,700 feet would be necessary to provide public wastewater service to this site. Use of the
public wastewater system is not required by County Code.
Private Septic System:
Use of a private septic system must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimal impact on these facilities.
Fire Service:
PUBLIC FACILITIES
The Dutch Gap Fire Station, Company Number 14, and Bensley-Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service. This
request will not impact fire and EMS.
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Transportation:
The property (2.0 acres) is currently zoned General Industrial (I-2). The applicant is
requesting a Conditional Use to operate a motor vehicle repair and storage/towing lot.
Typical traffic generation information is not available for this use. Vehicles generated by
this development will be distributed along Old Bermuda Hundred Road, which had a
2005 traffic count of 3,749 vehicles per day. Based on the current volume of traffic
during peak hours, the capacity of this two (2) lane section of Old Bermuda Hundred
Road is acceptable (Level of Service C). No road improvement projects in this part of the
county are included in the Six-Year Improvement Plan.
The Thoroughfare Plan identifies Old Bermuda Hundred Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of Old
Bermuda Hundred Road, in accordance with that Plan. (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 Old Bermuda Hundred Road, should be controlled. The applicant has
proffered that direct access from the property to Old Bermuda Hundred Road will be
limited to one (1) entrance/exit. (Proffered Condition 1)
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for light industrial use. One of the goals of the Plan is to optimize
economic development opportunities along the 1-95 corridor. Specifically, vacant land as
well as improved properties located within areas designated on the Plan for industrial use
should be reserved for industrial and other employment-generating uses. Piecemeal, strip
commercial development that serves smaller markets should be discouraged.
Area Development Trends:
Area properties are zoned Light, General and Heavy Industrial (I-1, I-2 and I-3) or
Agricultural (A) and are occupied by various industrial uses or are currently vacant. It is
anticipated that properties within proximity to the 1-95 Corridor will develop for industrial
uses, consistent with the recommendations of the Plan.
Zoning History:
On February 28, 1979, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved the rezoning of the subject property from Agricultural (A) to
General Industrial (M-2) (Case 78S219).
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Site Design:
Currently, the request property lies within an Emerging Growth District Area. Development
of this site must conform to the requirements of the Zoning Ordinance which address access,
parking, landscaping, architectural treatment, pedestrian access, setbacks, signs, buffers,
utilities and screening of dumpsters and loading areas. Proffered conditions require
screening vehicle storage areas under certain circumstances (Proffered Condition 3).
Further, proffers address increase setbacks for the vehicle storage area. (Proffered Condition
4)
It appears that the existing parking area has not been constructed in accordance with the
approved site plan. Prior to occupancy, it will be necessary to bring the site into
conformance with the requirements of the Zoning Ordinance.
CONCLUSION
The proposed zoning and land uses do not conform to the Consolidated Eastern Area Plan, which
suggests the property is appropriate for light industrial use. One of the goals of the Plan is to
optimize economic development opportunities along the 1-95 corridor in part, by reserving such
properties for industrial and other employment-generating uses. Further, the proposed zoning
and land uses are not representative of, nor compatible with, existing and anticipated area
development.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/17/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, June 22, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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