05SN0298-Sept21.pdf
August 16, 2005 CPC
September 21, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0298
Linda Gurr and Randy Jackson
Bermuda Magisterial District
3635 West Hundred Road
REQUEST: Rezoning from Residential (R-7) to Neighborhood Office (0-1).
PROPOSED LAND USE:
Office uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. WILSON, BASS, GECKER, AND GULLEY
ABSENT: MR. LITTON
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use complies with the Chester Village Plan which
suggests the property is appropriate for a mix of single family residential use and
limited professional and administrative offices and similar uses. The request also
complies with the pending Chester Plan, an amendment to the Chester Village
Plan, which suggests the property is appropriate for OfficelResidential Mixed Use
where residential uses of varying densities and office uses are appropriate.
B. The proposed zoning and land use are representative of and compatible with
existing and anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1.
Prior to any site plan approval, forty-five (45) feet of the right-of-
way on the south side of Route 10, measured from the centerline of
that part of Route 10 (5 feet from existing line) immediately adjacent
to the property, shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. (T)
(STAFF/CPC)
2.
Direct access from the property to Route 10 shall be limited to one
(1) entrance/exit. The exact location of this entrance/exit shall be
approved by the Transportation Department. Prior to any site plan
approval, an access easement acceptable to the Transportation
Department shall be recorded across the property. (T)
GENERAL INFORMATION
Location:
South line of West Hundred Road, east of Old Centralia Road and better known as 3635
West Hundred Road. Tax ID 792-656-1520 (Sheet 26).
Existing Zoning:
R-7
Size:
0.3 acre
Existing Land Use:
Single family residential
Adiacent Zoning and Land Use:
North, South, East and West - R-7; Single family residential, public/semi-public use
(Thomas Dale High School)
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OSSN0298-SEPT21-BOS
UTILITIES
Public Water and Wastewater Systems:
This request will not impact the public water and wastewater systems. The existing
dwelling is connected to both public water and wastewater. Continued use of public
water and wastewater will be required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property sheet flows to the rear (south) and then via roadside ditches and other
tributaries to Ashton Creek. 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). This
request will have minimal impact fire and EMS.
Transportation:
The property (0.3 acre) is located on the south side of West Hundred Road (Route 10),
across from Thomas Dale High School. The property is currently zoned Residential (R-
7) and a single family house has been constructed. The applicant is requesting rezoning
from R-7 to Neighborhood Office (0-1), and intends to operate an office 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 trip rates for a single tenant office,
development could generate approximately 100 average daily trips. These vehicles
would be distributed along Route 10, which had a 2003 traffic count of 32,269 vehicles
per day between Jefferson Davis Highway and Chester Road. Based on the volume of
traffic it carries during peak hours, Route lOin this area is functioning at an acceptable
level (Level of Service D).
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 along Route 10, measured from the centerline, in accordance with
that Plan. (Proffered Condition 1)
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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 to limit
direct access to Route 10 to one (1) entrance/exit and record an access easement across
the property to provide shared use of this access. (Proffered Condition 2)
At time of site plan review, specific recommendations will be provided regarding 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 designates the request property for Office/Residential
Mixed Use where residential use of varying densities and office use are appropriate.
Area Development Trends:
Area properties are currently zoned Residential (R-7) and have developed with single
family residences and for public/semi-public (school) uses. The Chester Village Plan
suggests a continued mixture of office and residential uses along this portion of the Route
10 Corridor.
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.
Buffers and Screening:
Adjacent property to the south, east and west is zoned Residential (R-7) and is occupied
by single family residences. The Zoning Ordinance requires a minimum forty (40) foot
buffer along the southern and eastern property boundaries of the request site. At the time
of site plan review, the Planning Commission may modify this buffer under certain
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OSSN0298-SEPT21- BOS
circumstances. In addition, at such time that adjacent residential property is zoned or
utilized for a non-residential purposes, the buffer can be further reduced or eliminated.
CONCLUSION
The proposed zoning and land use complies with the Chester Village Plan which suggests the
property is appropriate for a mix of single family residential use and limited professional and
administrative offices and similar uses. The request also complies with the pending Chester
Plan, an amendment to the Chester Village Plan, which suggests the property is appropriate for
OfficelResidential Mixed Use where residential uses of varying densities and office uses are
appropriate.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/16/05):
The applicants 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.
A YES: Messrs. Wilson, Bass, Gecker and Gulley.
ABSENT: Litton
The Board of Supervisors, on Wednesday, September 21, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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OSSN0298-SEPT21-BOS
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