06SN0140-Jan25.pdf
December 15,2005 CPC
January 25, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNOl40
Ellmer Properties Chesterfield II LLC
Bermuda Magisterial District
East line of Route 1-95 south ofthe Walthall Interchange
REQUEST: Rezoning from General Industrial (1-2) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITION 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 which suggests the property is appropriate for general 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 CONDITION
(STAFF/CPC)
The public water and wastewater systems shall be used. (P)
GENERAL INFORMATION
Location:
East line of Route 1-95, south of the Walthall Interchange. Tax ID 805-636-0948 (Sheet
35).
Existing Zoning:
1-2 with Conditional Use Planned Development
Size:
7.0 acres
Existing Land Use:
Vacant
Adlacent Zoning and Land Use:
North - C-5 and 1-2; Commercial or vacant
South, East and West - 1-2; Industrial or vacant
UTILITIES
Public Water System:
There is an eight (8) inch water line extending along Walthall Center Drive,
approximately 350 feet northwest of this site. In addition, a twelve (12) inch water line
extends along the south side of Ruffin Mill Road, approximately 1,060 feet northeast of
the request site. Use of the public water system is intended. (Proffered Condition)
Public Wastewater System:
This site is within the Ashton Creek drainage basin. There is an eight (8) inch
wastewater collector line that terminates approximately 600 feet southeast of this site.
Use of the public wastewater system is intended. (Proffered Condition)
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06SN0140-]AN25-BOS
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south to Swift Creek. There are no existing, or
anticipated, on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14, currently provides fire protection and
Bensley-Bermuda Volunteer Rescue Squad provides emergency medical service. 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 light industrial trip rates, development could
generate approximately 400 average daily trips (ADT). Based on shopping center trip
rates, development could generate approximately 4,600 ADT. Traffic generated by this
development will be distributed along Ruffin Mill Road, which had a 2005 traffic volume
of 11 ,311 ADT. Based on the current volumes of traffic it carries during peak hours,
Ruffin Mill Road is at capacity (Level of Service E).
At time of site plan review, specific recommendations will be made regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for general commercial use.
Area Development Trends:
Area properties are zoned and mostly occupied for general commercial and general
industrial uses.
Zoning History:
On April 26, 1989, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved general industrial zoning on the subject property as well as
properties surrounding the request site. (Case 89SN0208)
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06SN0140-]AN25- BOS
Development Standards:
Currently, the property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, architectural treatment, setbacks,
parking, signs, buffers, utilities and screening for developments within these areas. The
purpose of the Emerging Growth District Standards is to promote high quality, well-
designed projects.
CONCLUSION
The proposed zoning and land use conform to the Consolidated Eastern Area Plan which suggests
the property is appropriate for general commercial use. In addition, the proposed zoning and
land use are representative of, and compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/15/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the Proffered Condition 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.
4
06SN0140-]AN25-BOS
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