95SN0120
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f...ugust 16, 1994 crc
September 20, 1994 crc
Octoecr 26, 1994 BS
December 14, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SNO 120
Prince George Service Corporation
Bermuda Magisterial District
West line of Jefferson Davis Highway
and east line of Perrymont Road, and
better known as 8700 Jefferson Davis Highway
REOUEST: Rezoning from Community Business (C-3) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned; however, with the approval of this request, in
addition to general commercial uses, light industrial uses will also be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. MARSH, CUNNINGHAM, EASTER AND GULLEY.
ABSTENTION: MR. MILLER.
(NOTE: SINCE THE PLANNING COMMISSION'S CONSIDERATION OF THIS REQUEST,
THE APPLICANT HAS SUBMITTED PROFFERED CONDITIONS 2 AND 3 TO ADDRESS
THE IMPACT ON THE TRANSPORTATION NETWORK.)
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning conforms to the Jefferson Davis Corridor 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.
THE ONLY CONDmON THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER
CONDITIONS. THE CONDmONS 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 ADDmONAL CONDmONS .
RECOMMENDED BY THE PLANNING COMMISSION.)
(NOTE:
PROFFERED CONDmONS
(STAFF)
(STAFF)
(STAFF)
(STAFF)
Location:
1.
Public sanitary sewer shall be used for all structures or land uses to be
constructed in addition to the existing Patel Subway which is served by a
newly installed septic drainfield.
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 1 & 301, immediately adjacent to the property, exclusive of the
area in which the existing commercial site identification sign is located,
shall be dedicated, free and unrestricted to and for the benefit of
Chesterfield County.
3.
Prior to site plan approval, forty-five (45) feet of right-of-way on the east
side of Perrymont Road, measured from the centerline of that part of
Perrymont Road immediately adjacent to the property, shall be dedicated,
free and unrestricted, to and for the benefit of the County of Chesterfield.
4.
With the exception of timbering to remove dead or diseased trees which
have been approved by the Virginia State Department of Forestry, there
shall be no timbering until a land disturbance permit has been obtained
from the Department of Environmental Engineering and the approved
devices installed.
GENERAL INFORMATION
West line of Jefferson Davis Highway and east line of Perrymont Road, and better
mown as 8700 Jefferson Davis Highway. Tax Map 81-4 (1) ParcellS (Sheet 23).
Existing Zoning:
C-3
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Size:
3.0 acres
Existing Land Use:
Commercial or vacant
Adjacent Zoning & Land Use:
North - C-3 and C-5; Commercial
South - C-3 and I-I; Single family residential and commercial
East - C-3 and C-5; Commercial
West - C-3 and 1-1 with Conditional Use Planned Development; Commercial and
public/semi-public (Chesterfield County School Board Offices)
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing eight (8) inch water line along Perrymont Road. 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 approximately 400 feet south
of the request site. Extension of this line is proposed in conjunction with development
of an adjacent site owned by Asphalt Maintenance, Inc. (Case 92SN0151). 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.
Septic System:
An existing structure located on the property is connected to a septic tank and drainfield
system, which has been approved by the Health Department.
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95SN0120/WP/DECI41
Environmental:
Drainage and Erosion
The majority of the property drains north to Kingsland Creek. A portion of the property
drains to Route 1/301. No existing or anticipated on- or off-site drainage or erosion
problems. Unless adequate ditches and culverts exist along Route 1/301, off-site
easements and drainage improvements may be required to control increased runoff from
development of the request property.
To preclude any erosion problems which may be associated with timbering the property ,
there should be no timbering until a land disturbance permit has been issued. This will
insure that property erosion control measures are in place prior to any timbering and
related land disturbance. (proffered Condition 4)
Fire Service:
Bensley Fire Station, Company #3. County water flows and fITe hydrants must be
provided for fire protection purposes in compliance with nationally recognized standards
(i.e., National Fire Protection Association and Insurance Services Office).
Transportation:
Based on the Board of Supervisor's 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 from the centerline of Route 1/301 in accordance with that Plan.
(Proffered Condition 2)
The Thoroughfare Plan also identifies an extension of Kingsland Road as a major
arterial with a recommended right-of-way width of ninety (90) feet from its intersection
with Dorsey Road to Perrymont Road at the Willis Road intersection. Development has
occurred in the extension corridor making the construction of the extension difficult. In
keeping with the spirit of the Board's Enterprise Zone policy, staff recommends a less
disruptive, less costly alternative for the extension. A public project to reconstruct of
existing Perrymont Road and Kingston Road could be considered in the future, in lieu
of the proposed extension. Perrymont Road, adjacent to the subject property, would
need to be a major arterial under this alternative. The applicant has proffered to dedicate
forty-five (45) feet of right-of-way measured from the centerline of Perrymont Road to
conform to the recommended alternative (proffered Condition 3). The Thoroughfare
Plan should be revised with the Central Area Plan update to reflect the alternative.
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Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Due to the horizontal alignment of Perrymont Road, sight
distance to the south of the subject property is limited. Access to Perrymont must be
located to provide adequate sight distance. Due to the vertical alignment of Route 1/301,
sight distance is limited. Part of the subject property adjacent to Route 1/301 was
developed for a commercial use (pandys Peanuts). In conjunction with that development,
two (2) accesses were constructed to Route 1/301. If this property develops/redevelops
to the extent that a significant increase in traffic is generated above the traffic generated
by the existing commercial use, one of the two entrances/exits on Route 1/301 should be
eliminated .
LAND USE
General Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan, which designates the
property and surrounding area for general commercial use.
Area Development Trends:
Area properties to the north and south, along the Jefferson Davis Highway corridor, are
zoned and/or developed for public/semi-public (School Board Offices), commercial and
light industrial uses or remain vacant. Property to the southwest, along Perrymont Road,
is zoned commercially, but is currently occupied by a single family residence. It is
anticipated that the area will eventually be zoned and developed for general commercial
uses in accordance with the Plan.
Site Design:
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or 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 the Highway Corridor District, 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. Redevelopment of the site or new
construction must adhere to these requirements.
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95SNOI20/WP/DEC141
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., 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 have no such areas and
public rights of way.
Conclusions:
The proposed zoning conforms to the Jefferson Davis Corridor 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 HISTORY
Applicant (8/10/94):
The applicant withdrew proffered conditions regarding right of way dedication along
Route 1 and Perrymont Road. The proposed zoning now does not conform to the
Thoroughfare Plan and the Board of Supervisors' policy regarding development within
the Enterprise Zone.
Applicant (8/16/94):
The applicant indicated that he would dedicate right of way if the two (2) existing
entrances to Jefferson Davis Highway were allowed to remain.
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Planning Commission Meeting (8/16/94):
On their own motion, the Commission deferred this case for thirty (30) days.
Staff (8/17/94):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than August 23, 1994, for consideration at the
Commission's September 20, 1994, public hearing.
Staff (8/31/94):
Staff advised the applicant that they could not support maintaining the two (2) existing
entrances to Jefferson Davis Highway at such time that additional development occurs
due to their inadequate spacing.
Staff (9/1/94):
To date, no new information has been received.
Planning Commission Meeting (9/20/94):
The applicant did not accept the recommendation. There was no opposition present.
Mr. Cunningham indicated that he could not support this request not only because of the
transportation concerns, but also because of compatibility concerns, noting that C-5 uses
may not be compatible with the School Board Office use to the west and the motel use
to the north.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Commission recommended
denial of this request.
A YES: Messrs. Marsh, Cunningham, Easter and Gulley.
ABSTENTION: Mr. Miller.
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95SN01201WP/DEC141
Board of Supervisors' Meeting (10/26/94):
At the request of the applicant, the Board deferred this case for sixty (60) days.
Staff (10/27/94):
The applicant was advised in writing that any new information should be submitted no
later than November 21, 1994, for consideration at the Baord's December public hearing.
Applicant (11/21/94):
Proffered Conditions 2 and 3 were submitted to address transportation impacts.
The Board of Supervisors on Wednesday, December 14, 1994, beginning at 7:00 p. m., will
take under consideration this request.
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95SNOI20/WP/DEC14I
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