95SN0112
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A1:lg\:lst 16, 1994 CPC
September 28, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SNOl12
Stephen Daniel Philips
Bermuda Magisterial District
Southwest quadrant of Jefferson Davis Highway and Velda Road
and better known as 10100, 10102 and 10104 Jefferson Davis Highway
and 2613 Velda Road
REOUEST: Rezoning from Residential (R-7) and Community Business (C-3) to Community
Business (C-3) and General Business (C-5).
PROPOSED LAND USE:
A general commercial use currently exists on the Jefferson Davis Highway
frontage portion of the request property. Rezoning to C-5 is requested to bring
this use into conformance with the Zoning Ordinance relative to zoning, and to
allow expansion of this use. However, with the approval of this request, this
portion of the property could be redeveloPed for any permitted or restricted C-5
use. Rezoning to C-3 is requested on the remainder of the property to allow less
intense, community commercial uses adjacent to an existing residential
neighborhood, along Velda Road. It should be noted that approval of this request
would not allow the C-3 portion of the property to be utilized for any permitted,
restricted or accessory C-5 use located on the C-5 portion of the property.
PLANNING COMMISSION RECOMMENDA TION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning conforms to the Jefferson Davis Corridor Plan, which
designates the request property and surrounding area for general commercial and
community commercial uses.
B. The proposed zoning conforms to existing and anticipated commercial zoning and
land use patterns.
(NOTE:
THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER MA Y PROFFER OTHER
CONDITIONS.)
GENERAL INFORMATION
Location:
Southwest quadrant of Jefferson Davis Highway and Velda Road. Tax Map 82-13 (1)
Parcels 5 and 45 (Sheet 23).
Existing Zoning:
R-7 and C-3
Size:
1.1 acres
Existing Land Use:
Commercial and single family residential (mobile home)
Adjacent Zoning & Land Use:
North - R-7 and C-5; Single family residential and commercial
South - C- 3; Commercial
East - 1-1 and C-5; Commercial
West - R-7; Single family residential (mobile home)
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing six (6) inch water line along Velda Road and an existing water line
along Jefferson Davis Highway. The existing structure is currently connected to the
public water system. Use of public water is required by Ordinance. Results of a
computer simulated flow test indicates that sufficient flow and pressure should be
available to meet the proposed domestic and fire demands.
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95SNOl12/VVP/SEPT28J
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Public Wastewater System
There is an existing eight (8) inch wastewater line in Velda Road. The existing structure
is currently connected to the public wastewater system. Use of public wastewater is
required by Ordinance. Sufficient flow and capacity should be available to accommodate
domestic flows generated by the proposed use.
Environmental:
Drainage and Erosion
Property sheet flows to Velda Road and the rear. No existing on- or off-site drainage
or erosion problems; however, any new commercial development on the request property
must be designed to drain toward an adequate channel. There does not appear to be an
adequate channel other than a roadside ditch along Velda Road which is in need of
maintenance. Off-site easements and drainage improvements may be required if runoff
cannot be directed to the Velda Road roadside ditch and the driveways and ditch along
Velda Road opened up for a distance of approximately 500 feet to an existing County
storm sewer system.
Fire Service:
Dutch Gap Fire Station, Company #14. 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).
Transportation:
Based on the Board of Supervisors' policy regarding development within the Enterprise
Zone, road improvements will not be required. At time of site plan review, specific
recommendations will be provided regarding access and internal circulation.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended
right-of-way width of 120 to 200 feet. Part of the property adjacent to Route 1/301 is
develoPed for a commercial use (Cleaning Systems). Part of the parking area for that
development is located within the ultimate right-of-way for Route 1/301. Therefore, the
applicant is unable to dedicate this right-of-way.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). In conjunction with the development of the existing commercial
use, additional pavement was provided between the front parking lot and Route 1/301.
This created an undefined access from Route 1/301 into the property. Two (2) accesses
for the property were also constructed to Velda Road. At such time the property
develops or redevelops for a use which would generate a significant increase in traffic
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95SN0112/VVP/SEfYf28J
above the traffic generated by the existing commercial use, the access onto Velda Road,
closest to Route 1/301, should be eliminated. In addition, as the property is
redeveloped and the front parking lot is relocated, access to the site should be limited to
Velda Road.
LAND USE
General Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan, which designates the
property fronting Jefferson Davis Highway for general commercial use and the
westernmost portion of the property, fronting Velda Road, for community commercial
use.
Area Development Trends:
Properties to the north and south, along the Jefferson Davis Highway corridor are zoned
and developed for commercial uses. Properties to the west are zoned residentially and
are occupied by single family residences.
Site Design:
The request property lies within the Jefferson Davis Highway Corridor District.
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.
Architectural Treatment:
Within the Highway Corridor District, no building exterior which would be visible to
public rights of way can be constructed of unadorned concrete, block or corrugated
and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be
shielded and screened from public rights of way. Redevelopment of the site or new
construction must adhere to these requirements.
Buffers & Screening:
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
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95S~0112/VVP/SEPT28J
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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. 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 occupied by a single family
residence. The Zoning Ordinance requires a minimum twenty-five (25) foot buffer
along the western property boundary of the request site, adjacent to residentially zoned
property. At the time of site plan review, the Zoning Ordinance allows modification of
this buffer if setbacks for buildings, driveways and parking areas are reduced or
eliminated through site plan review. In addition, at such time that adjacent residential
property is zoned or utilized for a non-residential use, the buffer can be further reduced
or eliminated.
Conclusions:
The proposed zoning conforms to the Jefferson Davis Corridor Plan, which designates
the request property and surrounding area for general commercial and community
commercial uses, and conforms to existing and anticipated area commercial zoning and
land use patterns. In addition, the development standards of the Zoning Ordinance
ensure quality development and compatibility with area development. Therefore,
approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/16/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Easter, the Commission recommended
approval of this request.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1994, beginning at 7:00 p. m., will
take under consideration this request.
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95SNOl12/VVP/SEfYf28J
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95SN'0112 :
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SH. 23
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