94SN0108
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September 21, 1993 CPC
October 27, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0108
Constance H. Finkler
Bermuda Magisterial District
3523 West Hundred Road
REQUEST: Rezoning from Residential (R-7) to Neighborhood Office (0-1).
PROPOSED LAND USE:
A travel agency, to be located in an existing residential structure, is planned.
However, with the approval of this request, the property could be developed
or redeveloped for other permitted or restricted Neighborhood Office (0-1)
uses.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
P AG E 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Chester Village Plan,
which designates the property for mixed use to include neighborhood office
and single family residential uses.
B. The proposed zoning and land uses are representative of area mixed use
(office/residential) development trends.
C. The development standards of the Zoning Ordinance ensure quality
development and compatibility with existing area residential development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY 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 BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(ST AFF/CPC) 1.
(ST AFF/CPC) 2.
(ST AFF/CPC) 3.
Location:
Prior to expansion of the square footage area of the existing building
located at 3523 West Hundred Road, also known as Tax Map No.:
115-4 (1) 28, the owner, developer, or assignee(s) shall pay to the
County $150 per 1,000 square feet of gross floor area adjusted upward
or downward by the same percentage that the Marshall Swift Building
Cost Index increased or decreased between 30 June 1991 and the date
of payment. With the approval of the County's fire Chief, the owner,
developer or assignee(s) shall receive a credit toward the required
payment for the cost of any fire suppression system not otherwise
required by law which is included as a part of the development.
Prior to site plan approval, forty-five (45) feet of right of way along the
south side of Route 10 measured from the centerline of that part of
Route 10 immediately adjacent to the property shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County.
Prior to occupancy for any office use, all structures shall be connected
to the public wastewater system of the County of Chesterfield.
GENERAL INFORMATION
South line of West Hundred Road (3523 West Hundred Road). Tax Map 115-4 (1)
Parcel 28 (Sheet 32).
Existing Zoning:
R-7
Size:
1.4 acres
c.
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94SN01 OBIWP/OCT27J
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Existing Land Use:
Single family residential
Adiacent Zoning & Land Use:
North - R-7; Single family residential
South - R-7; Single family residential
East - R-7 with Conditional Use Planned Development; Office
West - R-7; Single family residential
PUBLIC FACILITIES
Utilities:
Water
The existing structure is currently utilizing the public water system. Sufficient flow
and pressure shou Id be avai lable to meet the domestic demands for the proposed use,
but may not be available for fire flow demands. Fire flow requirements are
established and coordinated through Fire Administration.
Wastewater
The wastewater system is available to the parcel. During the Route 10 road
widening, an 8" wastewater line was installed and a lateral provided for the subject
parcel. Use of the public wastewater system will be required by Ordinance; 1) If the
use utilizes more than three thousand gallons per day, 2) For any structure for which
a building permit is obtained that is within two hundred (200) feet of an existing
wastewater Ii ne.
Applicant has proffered the use of the public wastewater system. (Proffered Condition
3)
Environmental:
Drainage and Erosion
Drains through Chester to Ashton Creek. No existing on- or off-site drainage or
erosion problems. However, redevelopment of this residential property for non-
residential use may require off-site easements and drainage improvements to
accommodate increased runoff from development.
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94SN01 08IWP/OCT27J
Fire Service:
Chester Fire Station, Company #1. County water flows and fire hydrants must be
provided for fire protection purposes in compliance with nationally recognized
standards (i.e., National Fire Protection Association and Insurance Services Office).
Fire lanes must be provided in accordance with the Chesterfield Fire Prevention
Code, Section 313.
The proposed zoning and land uses will generate the need for additional fire
protection services. Cash proffers for fire protection have been received to address
this need. (Proffered Condition 1)
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult
to anticipate traffic generation. Based on general office trip rate, development could
generate approximately 190 average daily trips. These vehicles will be initially
distributed along West Hundred Road (Route 10) which had a 1992 traffic count of
22,880 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-
five (45) feet of right of way measured from the centerline of Route lOin 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 Route 10 should be
controlled. Access to the subject property should be shared with the adjacent
property to the west. Ensuring shared access will require recordation of an access
easement agreement. At time of site plan review, specific recommendations will be
provide~ regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Chester Village Plan, which designates the property
for mixed use to include neighborhood office and single family residential uses.
Area Development Trends:
Development along this portion of West Hundred Road is characterized by a mix of
residential, office and publidsemi-public (schoo/) uses. The adopted Chester Village
Plan anticipates and supports this mixture of uses in the future.
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94SN0108/WP/OCT27J
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Site Design:
The request property is currently occupied by a residence, with access to West
Hundred Road. Conversion of this residence for travel agency use is planned;
however, with approval of this request, the property could be redeveloped for any
permitted as restricted 0-1 use. The request property lies within the Chester Corridor
East and must conform to the Village District requirements of the Zoning Ordinance
which address access, parking; landscaping, architectural treatment, setbacks, signs,
utilities, and screening of dumpsters and loading areas for any new construction or
redevelopment of the site. Conversion of the existing residence for non-residential
use must also conform to the requirements ofthe Virginia Uniform Statewide Building
Code for such use, possibly requiring a building permit for interior and exterior
alterations. Such alterations must be approved by the Department of Building
Inspections.
Within 0-1 Districts, all uses must be conducted entirely with an enClosed building,
except for accessory automobile parking. Loading docks and drive-in loading doors
are prohibited. Further, with the exception of churches, no use may be opened to
the public between 9:00 p.m. and 6:00 a.m.
Architectural Treatment:
Within the Chester Corridor East, no building exterior (whether front, side or rear)
may consist of architectural materials inferior in quality, appearance, or detail to any
other exterior of the same building. Nothing would preclude the use of different
materials on different exteriors but rather, would preclude the use of inferior materials
on sides which face adjoining property. No portion of a building constructed of
unadorned cinder block or corrugated and/or sheet metal may be visible from any
adjoining residential district or any public right of way. Mechanical equipment,
whether ground-level or rooftop, must be shielded and screened from public view
and designed to be perceived as an integral part of the building. Further, buildings
must be designed to impart harmonious proportions and to avoid monotonous
facades or large bulky masses. Buildings must possess architectural variety, but must
be compatible with existing structures, especially nearby structures of high historic
interest. New or remodeled buildings must enhance an overall cohesive village
character as reflected in existing nearby structures. This character must be achieved
through the use of design elements including, but not limited to, materials, balconies
and/or terraces, articulation of doors and windows, sculptural or textural relief of
facades, architectural ornamentation, varied roof lines, or other appurtenances such
as lighting fixtures and/or planning.
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94SN0108ANP/OCT2~
At the time of site plan review for any new construction, specific recommendations
relative to architectural treatment will be provided.
Within 0-1 Districts, individual buildings may not exceed 5,000 square feet of gross
floor area if located within 200 feet of existing residentially zoned parcels. Individual
projects may not exceed 5,000 square feet of gross floor area per acre.
Buffers & Screening:
Adjacent properties are zoned Residential (R-7) and Residential (R-7) with a
Conditional Use Planned Development and are occupied by single family residential
or office uses. The Zoning Ordinance requires a minimum forty (40) foot buffer along
the south and west property boundaries of the request site adjacent to residentially
zoned properties. At the time of site plan review, this buffer could be modified.
Conclusions:
The proposed zoning and land uses conform to the Chester Village Plan, which
designates the property for mixed use to include neighborhood office and single
family residential uses, and are representative of area mixed use (office/residential)
development trends. In addition, the development standards of the Zoning
Ordinance ensure quality development and land use compatibility with area
residential uses. Therefore, approval of this request is recommended.
CASE HISTORY
Applicant (9/10/93):
The applicant submitted Proffered Condition 3 relative to use of the public
wastewater system.
Planning Commission Meeting (9/21/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Miller, the Commission
recommended approval of this request and acceptance of the proffered conditions on
page 2.
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94SN0108/WP/OCT2~
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AYES: Messrs. Gulley, Cunningham, Marsh and Miller.
ASSENT: Mr. Easter.
The Board of Supervisors on Wednesday, October 27, 1993, beginning at 7:00 p.m., will
take under consideration this request.
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94SN01081WP/OCT2n
R-7
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