06SN0114-NOV22.pdf
November 15,2005 CPC
November 22,2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SN0114
International Truck Sales of Richmond, Inc.
Bermuda Magisterial District
West Hundred and Ware Bottom Spring Roads
REQUEST: Rezoning from Light Industrial (I-I) to General Industrial (1-2) with Conditional Use
to permit truck service and repair and retail sale of truck parts.
PROPOSED LAND USE:
A truck rental business, to include truck repair and retail sale of truck parts is
proposed. With approval of this request, uses permitted by right or with restrictions
in the General Industrial (1-2) District, along with truck repair and the retail sale of
truck parts would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Consolidated Eastern Area
Plan.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED AS PART OF THE
REZONING PORTION OF THIS REQUEST IS A BUFFER CONDITION. THE PROPERTY
Providing a FIRST CHOICE community through excellence in public service
--.---..-....---.-.-.--.
OWNER(S) MA Y PROFFER OTHER CONDITIONS. CONDITIONS MA Y IMPOSED OR
THE PROPERTY OWNER(S) MAY PROFFER CONDITIONS ON THE CONDITIONAL
USE PORTION OF THE REQUEST. 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 retail sale of truck parts shall be accessory to, and only in conjunction
with the truck service and repair operation. (P)
PROFFERED CONDITIONS
(STAFF /CPC)
1.
Within sixty (60) days of a request by the Transportation
Department, right-of-way on the south side of West Hundred Road
(Route 10) as shown on the Route 10 widening plans (VDOT Project
0010-020-127, C-501, RW-201) shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC)
2.
There shall be no direct access from the property to Route 10. (T)
GENERAL INFORMATION
Location:
South line of West Hundred Road and north line of Ware Bottom Spring Road. Tax IDs
805-653-3722 and 7422 (Sheet 27).
Existing Zoning:
I-I
Size:
4.1 acres
Existing Land Use:
Commercial and vacant
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06SNOl14-NOV22-BOS
Adjacent Zoning and Land Use:
North - 1-2 and 1-3; Industrial or vacant
South and West - 1-2; Industrial
East - I-I; Industrial
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the north side of West
Hundred Road, adjacent to this site. The existing structure is connected to the public water
system. Use of public water to serve this site is required by County Code.
Public Wastewater System:
There is an existing ten (10) inch wastewater collector line extending along a portion of the
eastern boundary of the Great Coastal Headquarters site, approximately 1,500 feet southeast
of the request site. The hydraulic analysis prepared by Jordan Consulting Engineers for the
Great Coastal Headquarters on-site sewer extension incorporates this site into the service
area of the existing wastewater line. The existing structure on-site is served by a private
septic system. While it is the intent of the applicant to continue using the existing septic
system, extension and connection to the public wastewater system is recommended for any
future expansion.
Health Department:
Use of a private septic system must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion:
This request will have a minimal impact on these facilities.
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 a minimal impact fire and emergency medical services (EMS).
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06SNOl14-NOV22-BOS
---_...,---_..-..._---
Transportation:
The property (4.1 acres) is currently zoned Light Industrial (1-1). The applicant is
requesting rezoning to General Industrial (1-2) with a Conditional Use to permit truck
service and repair and retail sale of truck parts on the property. This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on trip rates for industrial uses, the site could generate approximately 280 average
daily trips. Traffic generated by development of the property will initially be distributed
along Ware Bottom Spring Road to West Hundred Road (Route 10), which had a 2004
traffic count of 44,815 average daily trips. Based on the volume of traffic it carries
during peak hours, Route lOin this area is at capacity (Level of Service E) and drivers
typically experience congestion especially during peak periods. This four (4) lane section
of Route 10 is identified as a priority on the Board of Supervisors' list of highway needs.
Construction plans have been approved for widening this section of Route 10. Right-of-
way should be dedicated in accordance with these plans. The applicant has proffered that
right-of-way along Route 10 adjacent to the property will be dedicated in accordance
with these plans (Proffered Condition 1). No funds are included in the Virginia
Department of Transportation Six - Y ear Improvement Program for right of way
acquisition or construction of this project; however, the county plans to use bond money
to provide interim improvements along Route 10 from Interstate 95 to Ware Bottom
Spring Road, including replacement of the bridge over the Seaboard Coastline Railroad.
Construction of these interim improvements is anticipated to begin in summer of2010.
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation. Access to major arterials, such as
West Hundred Road, should be controlled. Due to the property's proximity to Ware
Bottom Spring Road and the limited Route 10 frontage, no direct access should be
provided from the property to Route 10. The applicant has proffered that no direct access
will be provided from the property to Route 10. (Proffered Condition 2)
At time of site plan review, specific recommendations will be provided regarding access
to Ware Bottom Spring Road and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for Light Industrial (I-I) uses. Further, the Plan suggests that
General Industrial (1-2) uses may be appropriate when such uses are designed, located
and/or oriented to ensure compatibility with less intense uses, adequate access and land
use transitions. The Plan notes that retail and service uses primarily serving the
surrounding industrial uses may be appropriate when part of a larger development.
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06SNOl14-NOV22-BOS
Area Development Trends:
The area is characterized by Light Industrial (1-1) and General Industrial (1-2) development
consisting of office/warehouse uses and truck terminals. It is anticipated that properties
within proximity to the 1-95 corridor will develop for industrial uses consistent with the
recommendations of the Plan.
Development Standards:
Currently, the property lies within an Emerging Growth Area. Redevelopment or new
construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities,
pedestrian access and screening of dumpsters and loading areas. In addition, the property
lies within the Route 10 Corridor East District which addresses enhanced setback and tree
preservation along Route 10.
Screening:
With the approval of this request, outside storage would be permitted. Outside storage must
be screened from view of adjacent properties on which outside storage is not permitted (i.e.,
Light Industrial (I-I) Districts) and from public rights of way. This requirement would
apply to trucks awaiting repair for body or engine damage.
CONCLUSION
The proposed zoning and land uses conform to the Consolidated Eastern Area Plan which
suggests the property is appropriate for General Industrial (1-2) uses when such uses are
designed, located and/or oriented to ensure compatibility with less intense uses, adequate access
and land use transitions. Further, the Plan suggests that retail and service uses primarily serving
the surrounding industrial uses may be appropriate when part of a larger development. The
proposed zoning and land uses are representative of, and compatible with existing and
anticipated area development. Specifically, adjacent properties are zoned for moderate to heavy
industrial uses. Given the surrounding zoning, the use is compatible with surrounding permitted
uses and proffers address access to the site, consistent with the recommendations of the Plan.
With respect to the retail component, the use should be accessory and only in conjunction with
the truck repair so as to ensure that the industrial character of the area is maintained consistent
with the Plan. (Condition)
Given these considerations, approval of this request is recommended.
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06SNOl14-NOV22-BOS
CASE HISTORY
Planning Commission Meeting (11/15/05):
The applicant accepted the recommendation. There was opposition present. Concerns
were expressed relative to the visual impact of the use on the area.
Mr. Wilson indicated the proposal complies with the Plan and the Ordinance addresses
screening of vehicles awaiting repair for body or engine damage.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Tuesday, November 22, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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06SNOl14-NOV22-BOS
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