97SN0197
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.Jtme 17, 1997 CPC
July 23, 1997 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
97SN0197
Forest Lake Associates, L.L.C.
Bermuda Magisterial District
Off the west line of Jefferson Davis Highway
REQUEST: Rezoning from Agricultural (A) and Residential (R-7) to Community Business
(C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform with the Southern and Western Area
fhm which suggests the property is appropriate for commercialJindustrial corridor
use.
B. The proposed zoning and land use is representative of area commercial zoning and
would be compatible with anticipated area commercial development.
C. The development standards of the Zoning Ordinance further insure land use
compatibility with existing and anticipated area development.
(NOTE: THE ONLY CONDITION TIIAT MAY BE IMPOSED IS A BUFFER CONDmON.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS.)
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GENERAL INFORMATION
Location:
Located off the west line of Jefferson Davis Highway, south of Forest Lake Road. GPIN
800-646-0020 (Sheet 41).
ExistiIli Zonini:
A and R-7
SWt:
4.0 acres
Exist~ Land Use:
Vacant
Adjacent Zonini & Land Use:
North - R-7 and C-5; Vacant
South - A; Vacant
East - C-3; Public/semi-public (church) or vacant
West - R-7 and A; Vacant
UTILITIES
Public Water System:
There are existing twenty-four (24) and eight (8) inch water lines along Jefferson Davis
Highway, approximately 300 feet east of the request site. The request site lies within the
boundaries of the Southern and Western Area Plan within this particular area of the fl.an,
the use of the public water system is required by County Code.
Public Wastewater System:
There is an existing thirty (30) inch wastewater trunk line extending along Ashton Creek
approximately 500 feet southwest of the request site. The request site lies within the
boundaries of the Southern and Western Area Plan. Within this articular area of the Ban,
the use of the public wastewater system is required by County Code.
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97SN0197 /WP/JUL Y23J
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ENVIRONMENTAL
Drainaie and Erosion:
The property drains south to Ashton Creek. There are no existing or anticipated on- or
off-site drainage or erosion problems. It may be necessary to obtain offsite easements and
make improvements to control increased runoff from development.
Water Quality:
It should be noted that a Resource Protected Area (RPA) may exist on a small portion of
the southwest comer of the property. Requirements of the Chesapeake Bay Preservation
Act (CBP A) must be complied with.
PUBLIC FACILITIES
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new frre/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan. This
property is currently served by the Dutch Gap Fire/Rescue Station, Company Number 14
and Bensley-Bermuda Rescue Squad.
Fire hydrants, with adequate water flow must be provided in compliance with nationally
recognized standards (i.e. National Fire Protection Association And Insurance Service
Office). When the property is developed, the number of hydrants and quantity of water
needed for frre protection will be evaluated during the plans review process. Also, the
need for ingress/egress for emergency equipment and designation of frre lanes will be
determined during the review of such plans.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on specialty retail trip rates, development could
generate approximately 1,630 average daily trips. These vehicles will be distributed along
Jefferson Davis Highway (Route 1/301) which had a 1996 traffic count of 17,985 vehicles
per day.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 5). Located north of the subject property is an undeveloped
subdivision called Hillsview. When Hillsview was recorded in 1945, a right-of-way (Mid-
City Road) was provided from Route 1/301 extending between the subdivision and the
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97SN0197/WP/JUL Y23J
subject property. On the east side of Route 1/301, approximately 150 feet north of the
Mid-City Road right-of-way intersection, is an access that serves a large mobile home
park, " Greenleigh" . The separation along Route 1/301 between the Greenleigh access
and the Mid-City Road right-ot-way intersection is inadequate to permit an access to be
constructed within the Mid-City Road right-ot-way to serve development of the subject
property .
Staff could support a public road access to Route 1/301 that aligns with the Greenleigh
Mobile Home Park, or an access to Route 1/301 that has adequate separation
(approximately 500 feet or greater) from the Greenleigh Mobile Home Park access. Any
access to Route 1/301 will require construction of left and right turn lanes along Route
1/301 if warranted based on Transportation Department standards.
At time of site plan review, specific recommendations will be provided regarding access,
internal circulation and construction of mitigating road improvements.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Westerp. Area Plan which suggests the
property and surrounding area to the north, south and east is appropriate for
commercial/industrial corridor use.
Area Develqpment Trends:
Adjacent properties to the north and east are zoned Residential (R-7), Community Business
(C-3) and General Business (C-5) and have been developed for church uses or are vacant.
Adjacent properties to the south and west are zoned Agricultural (A) and Residential (R-7)
and are vacant. It is anticipated that adjacent properties fronting on Jefferson Davis
Highway will be developed for non-residential uses and that properties west of the request
site will be developed for residential uses.
Site Desi~:
The request property lies within an Emerging Growth Area. Redevelopment of the site
or new construction must conform to the development standards of the Zoning Ordinance
which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities, and screening of dumpsters and loading areas.
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Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural or residential district or any public right of way may consist of architectural
materials inferior in quality, appearance, or detail to any other exterior of the same
building. There is, however, nothing to preclude the use of different materials on different
building exteriors, but rather, the use of inferior materials on sides which face adjoining
property. No portion of a building constructed of unadorned concrete block or corrugated
and/or sheet metal may be visible from any adjoining agricultural or residential district or
any public right of way. No building exterior may be constructed of unpainted concrete
block or corrogated and/or sheet metal. 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.
Buffers & Screenini:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way by a solid fence, wall, dense evergreen plantings or architectural feature, be
separated from any residentially zoned property or any property being used for residential
purposes by the principal building, and that such area within 1,000 feet of any residentially
zoned property or property used for residential purposes not be serviced between the hours
of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and buildings oriented so
that loading areas are screened from any property where loading areas are prohibited and
from public rights of way.
With the approval of this request, outside storage would be permitted as a restricted use.
Outside storage areas must be screened from view of adjacent properties which have no
such areas and public rights of way.
Adjacent property to the west is zoned Residential (R-7) and Agricultural (A) and, though
vacant, is designated on the flan for residential use. The Zoning Ordinance requires a
minimum seventy-five (75) foot buffer along the western property boundary of the request
site. At the time of site plan review, the Planning Commission may modify this buffer
under certain circumstances.
CONCLUSIOr+JS
The proposed zoning and land uses conform with the Southern and Western Area Plan
which suggest the property and surrounding area to the north, south and east is appropriate
for commercial/industrial corridor use and is representative of and compatible with
anticipated area commercial development. In addition, the development standards of the
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Zoning Ordinance further ensure land use compatibility with existing and anticipated area
development. Therefore, approval of this request is recommended.
CASE mSTORY
Planning Commission Meeting (6/17/97):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 23, 1997, beginning at 7:00 p.m., will take under
consideration this request.
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