05SN0272-July27.pdfJu!y ! 9, 2005 CPC
July 27, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0272
Schoolhouse LLC
Bermuda Magisterial District
3909 West Htmdred Road
REQUEST: Rezoning from Residential (R-7) to Neighborhood Business (C-2).
PROPOSED LAND USE:
Commercial uses, as restricted by Proffered Condition 4, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the proposed zoning and land uses do not conform to the adopted Chester Village
Plan, the pending amendment to the Plan as recommended by the Planning Commission
suggests that under certain circumstances some light commercial uses may be
appropriate.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER 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 Owner-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 itself and
its successors or assigns, proffer that the development of the property known as Chesterfield
County Tax ID 790-655-8954-00000 (the "Property") under consideration will be developed
according to the following conditions if, and only if, the rezoning request for C-2 is granted.
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.
(STAFF/CPC)
Prior to site plan approval, a forty-five (45) foot right-of-way on the
south side of Route 10, measured from the centerline of that part of
Rome 10 immediately adjacent to the property, shall be dedicated
free and unrestricted to and for the benefit of Chesterfield County.
(T)
(STAFF/CPC)
(STAFF/CPC)
No direct access shall be provided from the property to Route 10.
Access shall be limited to one (1) access off of Petersburg Street at
rear southem property line. (T)
(STAFF/CPC)
The property shall not be used for the following uses:
(1) Appliance stores.
(2)
(3)
(4)
(5)
(6)
(7)
Department stores.
Funeral homes or mortuaries.
Motor vehicle accessory stores.
Pet shops, including pet grooming.
Rest, convalescent or nursing homes and other group care
facilities.
Sewing machine sales, instruction and services. (P)
GENERAL INFORMATION
Location:
Southeast quadrant of the intersection of West Hundred Road and Petersburg Street, and
known as 3909 West Hundred Road. Tax ID 790-655-8954 (Sheet 26).
Existing Zoning:
R-7
Size:
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Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North, South and East - R-7; Public/semi-public (School) or vacant
West - O-1; Office
UTILITIES
Public Water System:
There is a sixteen (16) inch water line extending along a portion of Petersburg Street,
adjacent to this site. In addition, a sixteen (16) inch water line extends along West Hundred
Road, adjacent to this site. Use of public water is required by County Code. The existing
structure is connected to the public water system.
Public Wastewater System:
An eight (8) inch wastewater collector line extends along West Hundred Road and continues
along Petersburg Street, adjacent to this site. Use of the public wastewater system is
required by County Code. The existing structure is connected to the public wastewater
system.
ENVIRONMENTAL
Drainage and Erosion:
The property drains toward the intersection of West Hundred Road and Petersburg Street
and then leaves the area via Virginia Department Of Transportation storm-sewer systems.
There are no existing or anticipated, on- or off-site, drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS) in this
area. This request will have minimal impact on fire and EMS.
Transportation:
The property (0.3 acre) is located on the south side of West Hundred Road (Route 10),
east of Petersburg Street. The property is currently zoned Residential (R-7) and a one (1)
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story structure has been constructed. The applicant is requesting rezoning from R-7 to
Neighborhood Business (C-2) to operate a business in the existing structure.
This request will not limit development on the property to a specific land use; therefore, it
is difficult to anticipate traffic generation. Based on high-turnover restaurant trip rates,
development could generate approximately 160 average daily trips. These vehicles will
be initially distributed, via Petersburg Street, to Route 10, which had a 2003 traffic count
of 32,269 vehicles per day between Jefferson Davis Highway and Chester Road. The
capacity of this section of Route 10 is acceptable (Level of Service D) for the volume of
traffic it currently carries.
The Thoroughfare Plan identifies Route 10 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 Route 10 for the entire property
frontage, in accordance with that Plan. (Proffered Condition 1)
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 Route 10, should be controlled. The applicant has proffered that no
direct access will be provided from the property to Route 10 (Proffered Condition 2). The
applicant has also proffered that direct access from the property to Petersburg Street will
be limited to one (1) entrance/exit, located at the southern property line (Proffered
Condition 3). This access will generally align Dodomeade Street.
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 Chester Village Plan, which suggests the property is
appropriate for mixed use: neighborhood office and single-family residential use. At
their April meeting, the Planning Commission recommended an amendment to the
Chester Village Plan. The Chester Plan, as it is known, is scheduled for public hearing
before the Board of Supervisors on July 27, 2005. As recommended for approval by the
Commission, The Chester Plan suggests office/residential mixed use is appropriate for
this area. However, the Plan does allow for some light commercial uses if the property is
designated as a Chesterfield County historic landmark and measures are taken to mitigate
the impact of commercial development on surrounding properties. The property owner
received a favorable recommendation from the Preservation Committee and Planning
Commission for landmark designation of the site. The Board of Supervisors is expected
to act on the landmark designation request at their July 27, 2005, public hearing.
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Area Development Trends:
Area properties are currently zoned for single family residential and office uses and have
been developed for public/semi-public (school) and office uses or remains vacant. The
Chester Village Plan suggests a continued mixture of office and residential uses along
this portion of the Route 10 Corridor. The Chester Plan, if approved, could allow for
some light commercial uses in the area.
Development Standards:
The request property lies within the Chester Village Corridor East area of the Chester
Village District. The purpose of the Village District standards is to recognize unique
villages within the county and to maintain and reinforce the character, identity and
pedestrian scale by continuing and enhancing existing patterns of development.
Redevelopment of the site or new construction must conform to the requirements of the
Zoning Ordinance, which address street lights, street tree plantings, access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
As previously noted, the Preservation Committee and Planning Commission have
recommended approval of landmark designation for the property. The Board of
Supervisors is scheduled to conduct a public hearing on the landmark designation on July
27, 2005. Should the landmark designation be approved a certificate of appropriateness
must be issued for any construction, alteration or remodeling that would affect the
exterior architectural appearance or property.
Buffers and Screening:
Adjacent property to the south and east is zoned Residential (R-7) and is vacant. The
Zoning Ordinance requires a minimum fifty (50) foot buffer along the southern and
eastern property boundaries of the request site. At the time of site plan review, the buffer
requirements may be waived or modified. In addition, at such time that adjacent
residential property is zoned or utilized for a non-residential use, the buffer can be further
reduced or eliminated.
CONCLUSIONS
While the proposed zoning and land uses do not conform to the adopted Chester Village Plan
which suggests the property is appropriate for mixed use: neighborhood office and single family
residential use, The Chester Plan, a pending amendment to the Chester Village Plan, as
recommended by the Planning Commission, suggests some light commercial uses in this area if
the property is designated as a Chesterfield County historic landmark and measures mitigate the
impact of commercial development on surrounding properties. The property owner applied for
landmark designation of the site and received a favorable recommendation from the Preservation
Committee and Planning Commission. The Board of Supervisors is scheduled to consider the
landmark designation request at their July 27, 2005, public hearing.
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Also, the proposed zoning and land uses are representative of, and compatible with, anticipated
area development suggested by The Chester Plan.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/19/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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