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95SN0119 .- August 16, 1994 CPC September 28, 1994 BS December 14, 1994 BS REQUEST ANALYSIS AND RECOMMENDATION 95SN0119 Willie O. and Frances B. Grubb Bermuda Magisterial District West line of Jefferson Davis Highway REOUEST: Rezoning from Agricultural (A) and Community Business (C-3) to General Business (C-5). PROPOSED LAND USE: Commercial uses are planned; however, with the approval of this request, light industrial uses, as well as general commercial uses will be permitted. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDffiON ON PAGE 2 AND ACCEPTANCE OF THE PROFFERED CONDmONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning conforms to the Chester Village Plan, which designates the request property and surrounding area for general commercial uses. B. The proposed zoning conforms to existing and anticipated commercial zoning and land use patterns. (NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) MA Y PROFFER OTHER CONDITIONS. THE CONDmONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDmONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITION A I 00 foot buffer shall be provided along the western property boundary. This buffer shall conform to the requirements of the Zoning Ordinance, Sections 21.1-226 through 21.1-228. (P) (STAFF/CPC) PROFFERED CONDmONS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) Location: 1. Public sanitary sewer shall be used for all structures or land use to be constructed on this site. 2. Prior to site plan approval, sixty (60) feet of right-of-way on the west side of U.S. Routes 1 & 301, measured from the centerline of that part of U.S. Routes I & 301, immediately adjacent to the property, shall be dedicated, free and unrestricted to and for the benefit of Chesterfield County. 3. Initially, access to U.S. Routes 1 & 301 shall be limited to one (1) entrance/exit. At the time of site plan review, a second access to Route 1 & 301 shall be approved by the Transportation Department if adequate access separation and site distance can be provided. The exact location of these accesses shall be approved by the Transportation Department. GENERAL INFORMATION West line of Jefferson Davis Highway, south of Osborne Road. Tax Map 116-2 (1) Parcell (Sheet 23). Existing Zoning: A and C-3 Size: 10.8 acres 2 95SNOl19/WP/DECI4H -- - Existing Land Use: Vacant Adjacent Zoning & Land Use: North - R-TH with Conditional Use Planned Development and C-3; Vacant (NOTE: A zoning case is pending on the adjacent R-TH property to the north which proposes rezoning that portion of the R- TH property which is adjacent to the subject site to C-3. (Case 95SN0123». South - A and C-3; Commercial or vacant East - R-7, C-3 and C-5; Commercial or vacant West - R-7; Vacant PUBLIC FACILITIES Utilities: Public Water System There is an existing twenty-four (24) inch water main along the east side of Jefferson Davis Highway, and an existing eight (8) inch main along the west side. The use of the public water system is required by Ordinance. The results of a computer simulated fire flow test indicate sufficient flow and pressure should be available to meet the domestic and fire flow needs of the proposed use. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System There is an existing eight (8) inch wastewater line located on-site. The request site lies within the "Route 1/301 Sewer Assessment District". The applicant has proffered the use of the public wastewater system (proffered Condition 1). The results of a computer simulated hydraulic analysis indicate that sufficient capacity should be available to accommodate the domestic flows of the proposed use. Environmental: Drainage and Erosion The majority of the property drains into an on-site pond, then through an adjacent pond/wetland area and into Redwater Creek. The pond has been breached and severe on-site erosion has occurred between this pond and the Jefferson Davis Highway frontage. Erosion control devices have been installed to contain erosion on-site, within 3 95SNOl19/WP/DEC 14H the breached pond. Soils are highly erodible, and on-site vegetative ground cover has not been achieved to stabilize this condition. Off-site easements and drainage improvements may be required to control increased runoff from development of the property. Installation of adequate on-site devices, in accordance with Best Management Practices, could minimize the need for off-site easements and improvements. Portions of the request property may exhibit jurisdictional wetlands characteristics. Development must conform to Ordinance requirements relative to protecting wetlands and other matters concerning water quality. Fire Service: Dutch Gap Fire Station, Company #14. County water flows and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (Le., National Fire Protection Association and Insurance Services Office). Transportation: Based on the Board of Supervisors' policy regarding development within the Enterprise Zone, road improvements will not be required. At time of site plan review, specific recommendations will be provided regarding access and internal circulation. The Thoroughfare Plan identifies Route 1/301 as a major arterial 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 Route 1/301 in accordance with that Plan. (proffered Condition 2) Development must adhere to the Zoning Ordinance relative to access and internal circulation (Article 7). Access to major arterials such as Jefferson Davis Highway should be controlled. The applicant has proffered to limit access to one entrance/exit. However, at time of site plan review if adequate access separation can be provided along Route 1/301, based on Transportation Department standards, a second entrance/exit may be permitted. (proffered Condition 3) LAND USE General Plan: Lies within the boundaries of the Chester Village Plan, which designates the property and surrounding area for general commercial use. 4 95SN0119/WP/DEC14H - - - Area Development Trends: Properties to the north and south, along the Jefferson Davis Highway corridor, are zoned and/or developed for commercial uses or remain vacant. Properties to the west, northwest and southwest are zoned residentially and agriculturally, and are currently vacant. As noted previously, the adjacent Residential Townhouse (R- TH) property to the north is the subject of a proposed rezoning (Case 95SN0123). That portion of the R-TH property immediately adjacent to the subject property is proposed to be rezoned to Community Business (C-3). A dedicated, but unimproved public road (Rock Hill Road) abuts the western property boundary. Property to the west fronting Rock Hill Road is currently vacant, but zoned for and designated by the Chester Village Plan for residential use. Site Design: The request property lies within the Jefferson Davis Highway Post Development Area. New construction must conform to the development standards of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Architectural Treatment: Within Post Development Areas, no building exterior which would be visible to public rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public rights of way. Buffers & Screening: The Zoning Ordinance requires that solid waste storage areas (Le., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property and public rights of way by a solid fence, wall, dense evergreen plantings or architectural feature, be separated from any residentially zoned property or any property being used for residential purposes by the principal building, and that such area within 1,000 feet of any residentially zoned property or property used for residential purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. With the approval of this request, outside storage would be permitted. Outside storage areas must be screened from view of adjacent properties which has no such areas and public rights of way.) 5 95SN0119/WP/DEC14H Adjacent property to the northwest is zoned Residential Townhouse (R-TH). The Zoning Ordinance requires a minimum 100 foot buffer along the northwestern property boundary of the request site adjacent to R-TH zoning. At the time of site plan review, the Planning Commission may modify this buffer if adequate screening can be provided in a lesser width. In addition, at such time that adjacent residential (agricultural) property is zoned or utilized for a non-residential use, the buffer can be further reduced or eliminated. As previously noted, a zoning application has been filed on this adjacent residential zoned property. Should this adjacent property be rezoned commercially, the required 100 foot buffer would no longer apply. The request property is bounded on the west by Rock Hill Road, a dedicated but unimproved public right of way. Property to the west of Rock Hill Road is zoned Residential (R-7) and designed on the Chester Village Plan for residential use, and further has been subdivided into residential lots as part of Dalewood Annex Subdivision. Typically, the Zoning Ordinance requires a 100 foot buffer for C-5 zoning adjacent to residentially zoned property. However, given that the request property is bounded by the Rock Hill Road right of way, no buffers would be required on the request property unless imposed (Condition). The recommended buffer condition would require a 100 foot buffer along the western property boundary of the request site, adjacent to Rock Hill Road, where the potential existing for new homes to be built having frontage along and access via this public right of way. As written, the recommended condition would allow the buffer to be reduced by the Planning Commission at the time of site plan review, if adequate screening and buffering can be provided in a lesser width. Conclusions: The proposed zoning conforms to the Chester Village Plan, which designates the request property and surrounding area for general commercial uses, and conforms to existing and anticipated area commercial zoning and land use patterns. In addition, the development standards of the Zoning Ordinance ensure quality development and compatibility with area development. Therefore, approval of this request is recommended. CASE mSTORY Planning Commission Meeting (8/16/94): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Cunningham, seconded by Mr. Easter, the Commission recommended approval of this request, subject to the condition on page 2 and acceptance of the proffered conditions on page 2. 6 95SN0119/WP/DEC14H ,- - - AYES: Unanimous. Board of Sùpervisors' Meeting (9/28/94): At the request of the applicant, the Commission deferred this case ninety (90) days to allow time for the applicant to evaluate the wetlands situation that may affect development on the property. Staff (9/29/94): The applicant was advised in writing that any new information should be submitted no later than November 18, 1994, for consideration at the Board's December public hearing. Staff (12/5/94): To date, no new information has been submitted. The applicant's representative has indicated that he is working with the Corp of Engineers regarding the wetlands issues. The Board of Supervisors on Wednesday, December 14, 1994, beginning at 7:00 p. m., will take under consideration this request. 7 95SN0119/WP/DEC14H . : .. II : .. . : . . : . . ;...1...'....· ---..... --..- ......-- R-? ~. ..'V 4'4 .-... ,: .... .... .... .... ~ .. . . .. II' .. .. ~ ,:- ,:- ~ $ ~ .. .: .. ...,~... -- C-3