06SN0197-MAR8
~farch 21, 2006 CPC
April 26, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SN0197
Michael A. Cole
West line of Jefferson Davis Highway
Bermuda Magisterial District
REQUEST: Rezoning from Community Business (C-3) and Light Industrial (I-1) to General
Business (C-5).
PROPOSED LAND USE:
Outdoor recreational use and auction sales are planned. With approval of this
request, uses permitted by right or with restrictions in the General Business (C-5)
District would be permitted, except as restricted by the Proffered Condition.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
AYES:
ABSENT:
MESSRS. WILSON, GECKER, BASS AND LITTON.
MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Jefferson Davis Corridor Plan
which suggests the property is appropriate for general business use.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: THE ONLY CONDITION THAT MAY BE 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 SOLEL Y
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITION
(STAFF/CPC)
Uses permitted shall be limited to those uses permitted by right or with
restrictions in the General Business (C-5) District except the following
uses shall not be permitted:
1. Travel trailer parks;
2. Manufactured home, modular home and travel trailer sales,
service, repair and rental;
3. Motels, motor courts or tourist homes;
4. Tractor-trailer service stations; and,
5. Truck terminal
GENERAL INFORMATION
Location:
West line of Jefferson Davis Highway, south of Walmsley Boulevard. Tax IDs 789-692-
part of 4413 and 6959 (Sheet 12).
Existing Zoning:
1-1 and C-3 with Conditional Use Planned Development
Size:
6.3 acres
Existing Land Use:
Commercial
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06SN0197-APR26-BC)S
Adiacent Zoning and Land Use:
North - C-5; Commercial or vacant
South - C-3 and C-5; Commercial or vacant
East - 1-3; Industrial or vacant
West - R-7; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending across this site from east to west
connecting both segments of Grindall Parkway. In addition, a four (4) inch water line
extends from Gindall Parkway, north along the eastern boundary of the request site. Use of
the public water system is required by County Code.
Public Wastewater System:
An eight inch wastewater collector line extends along Pate Avenue and along a portion of
the southeastern bOlUldary of this site. Use of the public wastewater system is required by
County Code.
ENVIRONMENT AL
The property drains to Grindall Creek which runs through the center of the property and then to the
James River. There are currently no on or off site drainage or erosion problems with none
anticipated after development. Grindall Creek is a perennial stream and, as such, is subject to a 100
foot conservation area. Approximately sixty-five percent (65%) of the property being requested for
rezoning is within the Resource Protection Area (RP A) and, as such, has very limited uses.
PUBLIC FACILITIES
Fire Service:
The Bensley Fire Station, Company Number 3, and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This
development will have a minimal impact fire and EMS.
Transportation:
The property (6.3 acres) is currently zoned Community Business (C-3) and Light
Industrial (1-1). The applicant is requesting rezoning of the entire property to General
Business (C-5). This request will have a minimal impact on the traffic anticipated to be
generated by development of the site. 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
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06SN0197-APR26-BOS
County. Road improvements may be required by the Virginia Department of
Transportation.
Traffic generated by this development will initially be distributed along the six-lane,
divided section of Jefferson Davis Highway, which had a 2003 traffic count of 26,035
vehicles per day. Based on the volume of traffic it carried during peak hours, Jefferson
Davis Highway in this location was functioning at an acceptable level. (Level of Service
C)
During 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 Corridor Plan which suggests the
property is appropriate for general commercial use.
Area Development Trends:
Properties to the north, south and east are zoned Community Business (C-3), General
Business (C-5) and Heavy Industrial (I-3) and are occupied by commercial uses of various
intensities and industrial use. It anticipated that these areas will continue to experience
redevelopment that is both consistent with the Jefferson Davis Corridor Plan and
encouraged through the flexible design criteria established in the Zoning Ordinance for Post
Development Areas. Properties to the west are zoned R-7 and are occupied by single family
residential use ",'ithin Grindall Creek Park Subdivision.
Zoning History:
On May 23, 1979, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of a portion of the request property from
Community Business (B-2) to Light Industrial (M-l) with Conditional Use Planned
Development to permit a reduction of the rear yard setback. The applicant proposed to
construct a mini-storage facility on the property, but the zoning permitted other Light
Industrial (M -1) uses.
Site Design:
The request property lies within the Jefferson Davis Highway Corridor District. The
standards are designed to encourage redevelopment. New construction or redevelopment of
the site must conform to the requirements of the Zoning Ordinance which address access,
parking, landscaping, architectural treatment, setbacks, signs, pedestrian access, utilities and
screening of drunpsters, loading areas and outside storage.
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06SN0197-APR26-BOS
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Use Limitations:
To address concems of area citizens, the Proffered Condition precludes certain commercial
uses.
CONCLUSION
The proposed zoning and land uses conform to the Jefferson Davis Corridor Plan which suggests
the property is appropriate for general 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.
CASE HISTORY
Planning Commission Meeting (3/21/06):
The applicant accepted the recommendation. There was support present stating this use
would improve the gateway into Chesterfield and provide a service to area residents.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of the Proffered Condition on page 2.
AYES: Messrs. Wilson, Gecker, Bass and Litton.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, April 26, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SN0197 -APR26-BOS
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