05SN0253-July27.pdfr .... vt '~na~ CPC
July 27, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0253
Trustees of the Colonial Heights Baptist Church
Bermuda Magisterial District
East line of Jefferson Davis Highway
REQUEST:
Rezoning from Agricultural (A), Community Business (C-3) and General Business
(C-5) to Regional Business (C-4) with Conditional Use Planned Development to
permit exceptions to Ordinance requirements.
PROPOSED LAND USE:
A church, a private school and recreational facilities related to the church and private
school are proposed (Proffered Condition 1). Exceptions are requested to building
height.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The proposed zoning and land uses conform to the
Corridor Plan which suggests the property is
commercial/mixed use corridor uses.
Southern Jefferson Davis
appropriate community
The proposed zoning and land uses are compatible with existing and anticipated
area development.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR 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.)
CONDITION
(STAFF/CPC)
The Textual Statement revised June 20, 2005, shall be considered the Master
Plan. (P)
PROFFERED CONDITIONS
The applicant in this rezoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors and
assigns, proffer that the property under consideration will be developed according to the following
proffers if, and only if, the rezoning request submitted herewith is granted and only with those
conditions agreed to by applicant. In the event this request is denied or approved with conditions
not agreed to by the applicant, the proffers shall immediately be null and void and of no further
force or effect.
(STAFF/CPC) 1.
Uses. The only uses permitted on the Property shall be churches and
related accessory uses, private schools and related accessory uses,
and recreational facilities related to the church and private school
uses. (P)
(STAFF/CPC) 2.
Timbering. With the exception of timbering which has been
approved by the Virginia State Department of Forestry for the
purpose of removing dead or diseased trees, there shall be no
timbering until a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved devices
have been installed. (EE)
(STAFF/CPC) 3.
Public Water and Sewer. The public water and wastewater systems
shall be used. (U)
.(STAFF/CPC)
4. Transportation.
Prior to any site plan approval, sixty (60) feet of right of way
on the east side of Jefferson Davis Highway, measured from
the centerline of that part of Jefferson Davis Highway
immediately adjacent to the property, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield
County.
05SN0253-JULY27-BOS
bo
Co
d°
Direct access from the property to Jefferson Davis Highway
shall be limited to one (1) entrance/exit that aligns with
Harrowgate Road. Prior to any site plan approval, an access
easement, acceptable to the Transportation Department, shall
be recorded from Jefferson Davis Highway to the northern
property line to provide shared use of this access.
The developer shall be responsible for the following
improvements:
construction of additional pavement along Jefferson
Davis Highway to provide a separate right turn lane
at the approved site access;
ii.
construction of additional pavement along Jefferson
Davis Highway to provide a southbound left turn lane
at the approved site access;
iii.
modification of the existing traffic signal at the
intersection of Harrowgate Road and Jefferson Davis
Highway; and
iv.
dedication, free and unrestricted, to and for the
benefit of Chesterfield County, of any additional right
of way (or easements) required for the improvements
identified above.
There shall be no direct access from the property to
Arrowfield Road until the following improvements have
been completed:
construction of additional pavement along Jefferson
Davis Highway at the Arrowfield Road intersection
to provide right and left turn lanes, based on
Transportation Department standards; and
ii.
reconstruction of Arrowfield Road from Jefferson
Davis Highway to the site access, as determined by
the Transportation Department.
Prior to any site plan approval, thirty (30) feet of right of way
on the north side of Arrowfield Road, measured from the
centefline of that part of Arrowfield Road immediately
adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.
05SN0253-JULY27-BOS
Location:
Prior to any site plan approval, a phasing plan for the
improvements identified in Proffered Conditions 5.c. and 5.d.
must be submitted to and approved by the Transportation
Department. (T)
GENERAL INFORMATION
Northeast quadrant of Arrowfield Road and Jefferson Davis Highway. Tax IDs 799-629-
8706 and 8735; 800-628-7899-00001 and 00002; and 800-629-1355-00001 and 00002.
(Sheet 41).
Existing Zoning:
A, C-3 and C-5
Size:
37.9 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- A and C-3; Public/semi public (church)
- A and C-3; Single family residential or vacant
- MH-2; Vacant
- C-3, C-5 and MH- 1; Single family residential, commercial, office and public/semi-
public (church)
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the west side of Jefferson
Davis Highway, adjacent to this site. Use of the public water system is intended. (Proffered
Condition 3)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line that extends along Aldridge
Avenue serving Boulevard Heights. An extension from this collector line where it crosses
05SN0253-JULY27-BOS
the Seaboard Coastline Railroad, a point approximately 650 feet north of this site, may
provide public wastewater service. Further study needs to be performed by the applicant's
engineer to determine if the existing public wastewater system in Aldridge Avenue has the
capacity to serve this site. Use of the public wastewater system is intended. (Proffered
Condition 3)
ENVIRONMENTAl,
Drainage and Erosion'
Approximately three quarters of the property drains to the south or Route 1 and then under
Arrowfield Road to Swift Creek. The remaining portion drains east to the railroad and then
continues to tributaries into Swift Creek. There are currently no known on- or off-site
drainage or erosion problems and none are anticipated after development.
The property is heavily wooded and as such should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will insure that
adequate erosion control measures are in place prior to any timbering. (Proffered Condition
2)
PUBLIC FACILITIES
Fire Service:
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 have minimal impact fire and EMS. When the property is developed, the
number of hydrants, quantity of water needed for fire protection, and access requirements
will be evaluated during the plans review process.
Transportation:
The subject property is approximately thirty-eight (38) acres located on the east side of
Jefferson Davis Highway (Route 1/301) at the Harrowgate Road intersection and is
bordered on the south by Arrowfield Road. The applicant has proffered to limit uses on
the property to churches, private schools and related accessory uses. (Proffered
Condition 1)
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on trip rates for a church, development could
generate approximately 3,200 average daily trips (ADT). Traffic generated by this
development will be distributed along Jefferson Davis Highway, which had a 2003 traffic
volume of 27,727 ADT, and Harrowgate Road, which had a 2005 traffic count of 11,202
ADT. Based on the current volumes of traffic they carry during peak hours, Harrowgate
Road is at capacity (Level of Service E) and Jefferson Davis Highway is functioning at
an acceptable level (Level of Service C).
05SN0253-JULY27-BOS
Jefferson Davis Highway is identified as a major arterial on the Thoroughfare Plan with a
recommended right of way width of 120 to 200 feet. The applicant has proffered to
dedicate sixty (60) feet of right of way, measured from the centerline of Jefferson Davis
Highway, in accordance with that Plan (Proffered Condition 4.a). Local roads, such as
Arrowfield Road, adjacent to commercial development should have a minimum right of
way width of sixty (60) feet. The applicant has proffered to dedicate thirty (30) feet of
right of way, measured from the centerline, on the north side of Arrowfield Road adjacent
to the property. (Proffered Condition 4.d)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation (Division 5). The applicant has
proffered to limit direct access from the property to Jefferson Davis Highway to one (1)
entrance/exit that aligns Harrowgate Road (Proffered Condition 4.b). The Jefferson
Davis Highway/Harrowgate Road intersection is controlled by a traffic signal. Signalized
intersections should be shared with adjacent properties. Proffered Condition 4.b also
requires that the applicant record an easement to provide shared use of this access with
the adjacent property to the north. Arrowfield Road adjacent to the property is
approximately sixteen (16) feet wide with no shoulders and large trees adjacent to the
edge of pavement. In conjunction with any development that accesses it, Arrowfield
Road should be reconstructed from Jefferson Davis Highway to the proposed access. The
applicant has proffered that there will be no direct access from the property to Arrowfield
Road until the road has been reconstructed and turn lanes are provided at the Jefferson
Davis Highway intersection (Proffered Condition 4.d).
The traffic impact of this development must be addressed. The applicant has proffered
to: 1) construct additional pavement along Jefferson Davis Highway to provide right and
left turn lanes at the site access, 2) modify the existing traffic signal at the Jefferson
Davis Highway/Harrowgate Road intersection, and 3) dedicate any additional right of
way required for these improvements. (Proffered Condition 4.c)
At time of site plan review, specific recommendations will be made regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern Jefferson Davis Corridor Plan which suggests the
property is appropriate community-scale commercial uses that serve community-wide
trade areas, and residential uses of various types and densities if part of a larger mixed
use project and integrated with other uses.
Area Development Trends:
The area is characterized by single family residential, manufactured home park, office and
public/semi-public (church) uses. It is anticipated that any development or redevelopment
05SN0253-JULY27-BOS
within this immediate area will be in the form of commercial and office uses, consistent with
the recommendations of the Plan.
Site Design:
Currently, the request property lies within a Post Development Area. Development of the
site must conform to the requirements of the Zoning Ordinance, which address access,
pedestrian access, parking, landscaping, architectural treatment, signs, buffers, utilities and
screening ofdumpsters, loading areas and setbacks, except as noted herein.
Uses:
Proffered conditions limit uses to churches, private schools and recreational facilities related
to churches and private schools. (Proffered Condition 1)
Building Height:
Currently, in Post Development Areas, buildings or structures are limited to a height of three
(3) stories or forty-five (45) feet, whichever is less, except for offices, hospitals and hotels
which are limited to twelve (12) stories or 120 feet, whichever is less. The height of
buildings or structures is further limited if such facilities are located within 100 feet of an A
district designated on the Plan for residential use, or within 200 feet of an existing residential
neighborhood. The applicant is requesting an exception to permit a building height
limitation of seventy-five (75) feet to accommodate balcony seating within the proposed
church's worship center (Textual Statement 1 and 3). Given the property's location along a
commercial corridor, the limited intensity of the permitted uses, and the unlikelihood of
residential redevelopment along the south line of Arrowfield Road based upon
recommendations of the Plan, staff supports this height exception.
CONCLUSION
The proposed zoning and land uses would be no more intense than uses currently permitted and
would conform to the Southern Jefferson Davis Corridor Plan, which suggests the property is
appropriate community commercial/mixed use corridor uses. In addition, the proposed zoning
and land uses are representative of, and compatible with, existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
05SN0253-JULY27-BOS
CASE HISTORY
Applicant (6/20/05):
The applicant submitted revisions to withdraw requests for exceptions to lighting and
architectural standards.
Planning Commission Meeting (6/21/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gecker, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
through 4.
AYES: Unanimous
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
8 05SN0253-JULY27-BOS
Second Amended and Restated
Textual Statcmeat
This is a request to rezone from A, C-3 and C-5 to C-4 with Conditional Use Planned
Development for certain exceptions as outlined below. The Property is located at the comer of
Jefferson Davis Highway and Arrowfield Road and is bounded by railroad tracks at the rear of
the Property. The applicant hereby requests the following exceptions:
A thirty (30) foot exception to the forty-five (45) foot building height limitation
imposed by Chesterfield County Zoning Ordinance section 19-604(1).
Relief from the two-story building height limitation and a 45 foot exception to the
30 foot building height limitation imposed by Chesterfield County Zoning
Ordinarloo se~ion 19-604(4).
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