06SN0126-Jan25.pdf
December 15,2005 CPC
January 25, 2006 BS
P
\VI
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO 126
R. C. Wheeler Construction Co.
Bermuda Magisterial District
Fronts Quail Oaks Avenue, Egee and Woodfm Drives
REQUEST: Rezoning from Residential (R-7) to Community Business (C-3).
PROPOSED LAND USE:
Contractors' offices and display rooms are planned. With approval of this
request, other Community Business (C-3) uses would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL 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 Jefferson Davis Highway
Corridor Plan which suggests the property is appropriate for community
commercial use.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MA Y 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
Providing a FIRST CHOICE community through excellence in public service
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1.
The developer shall be responsible for retaining/detaining
stormwater onsite such that the existing culvert under Woodfin
Drive meets current VDOT criteria. (EE)
(STAFF /CPC)
2.
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance
permit has been obtained from the Environmental Engineering
Department and the approved devices installed. (EE)
GENERAL INFORMATION
Location:
South line of Egee Drive, east line of Quail Oaks Avenue and north line of Woodfin Drive.
Tax IDs 793-667-8863, 9667 and 9743; and 794-677-1049 (Sheet 18).
Existing Zoning:
R-7
Size:
2.4 acres
Existing Land Use:
Residential or vacant
Adiacent Zoning and Land Use:
North and East - C-5; Commercial or vacant
South and West - R-7; Single family residential
UTILITIES
Public Water System:
There is an existing four (4) inch public water line extending along Woodfin Drive and a
portion of Quail Oaks Avenue, adjacent to this site. In addition, a six (6) water line extends
along a portion of Egee Drive and terminates approximately 140 feet east of this site. The
2
06SN0126-]AN25-BOS
-----",,----
-~--~----- ._----".~-~_..-----....... ---.,._~
----^
existing on-site structure addressed as 2618 Woodfin Drive, is connected to the public water
system. Use of public water is required by County Code. Due to the age and unknown
pressure and quantity of water available in the existing four (4) inch water line, extension of
the six (6) inch water line to connect with the existing four (4) inch water line or the
replacement of all or a portion of the four (4) inch water line may be necessary. Adequate
fire protection will be an issue determining the water system improvements.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line in Egee Drive that terminates
approximately 130 feet east of this site. Use of the public wastewater system will be
required by County Code for any new structure built on-site.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south under Woodfin Drive and then via various man-
made conveyance channels and water courses to Proctor's Creek. To date, the applicant has
not addressed drainage and erosion concerns.
The property is partially wooded and, as such, should not be timbered without obtaining a
land disturbance permit from the Department of Environmental Engineering. This will
insure that adequate erosion control measures are in place prior to any land disturbance
activity. (Proffered Condition 2)
Further, water should be retained on site with the release rate such that the existing culvert
under Woodfin Drive meets current Virginia Department of Transportation drainage criteria.
(Proffered Condition 1)
PUBLIC FACILITIES
Fire Service:
The Centralia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact fire and EMS.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on shopping center trip rates, the site could generate
approximately 2,600 average daily trips. Traffic generated by development of the
property will be distributed along Jefferson Davis Highway (Route 1), which had a 2003
traffic count of 22,210 average daily trips. Based on the volume of traffic it carries
during peak hours, Jefferson Davis Highway in this area is functioning at an acceptable
level. (Level of Service C)
3
06SN0126-]AN25-BOS
The property is located within the Jefferson Davis Highway Enterprise Zone. Based on
the Board of Supervisors' policy regarding development within the Enterprise Zone, road
improvements will not be required by the County. Road improvements may be required
by the Virginia Department of Transportation.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests
the property is appropriate for community commercial use.
Area Development Trends:
Area properties to the north and east are currently zoned General Business (C-5) and are
developed for commercial uses or are currently vacant. Properties to the south and along the
west line of Quail Oaks Avenue are zoned Residential (R-7) and are occupied by single
family residences. It is anticipated that commercial development will occur east of Quail
Oaks Avenue as part of the Jefferson Davis Highway commercial corridor with residential
uses maintained west of Quail Oaks Avenues, as suggested by the Plan.
Site Design:
The request property lies within the Jefferson Davis Highway Corridor District. The
purpose of the Highway Corridor District standards is to recognize specified areas of the
County as unique and to enhance patterns of development in those areas. Except as
addressed by the Highway Corridor District standards, development of the site must
conform to the Post Development District requirements of the Zoning Ordinance. Together,
these standards address access, parking, landscaping, architectural treatment, setbacks, signs,
pedestrian access, utilities and screening of dumpsters, loading areas and outside storage.
CONCLUSION
The proposed zoning and land uses conform to the Jefferson Davis Highway Corridor Plan which
suggests the property is appropriate for community commercial use. In addition, the proposed
zoning and land uses are representative of, and compatible with, existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
4
06SN0126-]AN25-BOS
CASE HISTORY
Applicant (12/5/05):
The applicant submitted proffered conditions to address Environmental Engineering
concerns relative to drainage and timbering.
Planning Commission Meeting (12/15/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gecker, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 25, 2006, beginning at 7:00 p.m., will take
under consideration this request.
5
06SN0126-]AN25-BOS
~
I
-...
~
t¡j
~
>
(V)
I
-...
C\I
I
-...
u
~
±
::E
~
I
-...
:::¡¡
.....
Q)
Q)
u.
o
o
(0
(If)
I
o
~
......
U)I
NO::
~ ..
eN
~&
U)~
e§
o
o
o
(0