94SN0197
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JURe 21, 1994 CPC
l\Ugust 16, 1994 CPC
September 20, 1994 CPC
September 28, .1994 BS
REQUEST ANALYSIS
AND
RECOMMEND A TION
94SNO 197
C. E. Estes
Bermuda Magisterial District
South line of West Hundred Road and
Southwest quadrant of Ware Bottom Spring Road
and Old Stage Road
REOUEST: Rezoning from Agricultural (A) to General Industrial (I-2) of 104.4 acres with
Conditional Use to permit truck, tractor, trailer, heavy equipment and parts sales,
service and repair on a 34.0 acre portion of this parcel; rezoning from
Community Business (C-3) to General Industrial (I-2) of 9.1 acres; from
Agricultural (A) to Community Business (C-3) of 2.2 acres; plus proffered
conditions on a 1.8 acre parcel currently zoned Community Business (C-3).
PROPOSED LAND USE:
Except as restricted by Proffered Condition 5, commercial and industrial uses are
planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROV ALAND ACCEPTANCE OF THE PROFFERED CONDmONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform with the Eastern Area Land Use and
Transportation Plan which designates the property for commercial and light
industrial use.
B. The proposed development and land uses are representative of and compatible
with existing and anticipated area development.
08Uda:SI dMJ L61 ONS176
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4.
A seventy-five (75) foot buffer shall be provided along the western
property line adjacent to the 1-95 right of way. This buffer shall
comply with Sections 21.1- 224 (d) and 21.1- 227 (h) of the Zoning
Ordinance. This buffer may be reduced or modified at the time of
site plan review if it is determined that existing or proposed
vegetation within the buffer will provide an acceptable stand of
high story trees. Provided, however, this buffer shall not be
reduced to less than forty (40) feet.
5.
The following uses shall not be permitted:
-water or wastewater treatment plants providing service for offsite
users
-fast food restaurants
6. The culvert capacity currently existing under Route 10 shall not be
increased.
7. With the exception of timbering to remove dead or diseased trees
which has been approved by the Virginia State Department of
Forestry, there shall be no timbering until a land disturbance
permit has been obtained from the Environmental Engineering
Department and the approved devices installed.
8. Prior to site plan approval, one hundred (100) feet of right of way
on 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.
9. Prior to site plan approval, forty-five (45) feet of right-of-way on
the west side of Old Stage Road measured from the centerline of
that part of Old Stage Road immediately adjacent to the property
shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
10. Direct access to Old Stage Road shall be limited to one (1)
entrance/exit. This access shall be located on Old Stage Road
within 500 feet of the intersection with Ware Bottom Springs
Road. The exact location of this access shall be approved by the
Transportation Department, and any developer utilizing the access
shall construct additional pavement on Old Stage Road from Ware
Bottom Springs Road to the access to provide a southbound right
turn lane. In addition, if the access onto Old Stage Road is
3
94SN0197/WP/SEPT280
08Uda:S/dM/ L6 I ONS176
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Existing Zoning:
A and C-3
Size:
117.5 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A, C-3, C-5 and I-I; Commercial, single family residential or vacant
South - A and R-15; Single family residential or vacant
East - A, C-3 and I-I; Single family residential, industrial or vacant
West - A, R-15 and C-3; 1-95, public (John Tyler Community College) or
vacant
PUBLIC FACILITIES
Utilities:
Public Water System
An existing twelve (12) inch water line is located along the north side of West Hundred
Road. Another twelve (12) inch water line is located at the intersection of Old Stage
Road and Ware Bottom Spring Road. The applicant has proffered the use of the public
water system (proffered Condition 2). The results of a computer-simulated flow test
indicates that sufficient flow and pressure should be available to meet the domestic and
fire flow needs of the proposed uses. Fire flow requirements are established and
coordinated through Fire Administration.
Public Wastewater System
An existing fifteen (15) inch trunk is located north of West Hundred Road. A twenty-
four (24) inch trunk is located approximately 400 feet east of the eastern property line
of the request site. The applicant has proffered the use of the public wastewater system
(Proffered Condition 2). The results of a computer-simulated hydraulic analysis indicate
that sufficient capacity should be available to accommodate the domestic flows of the
proposed uses.
5
94SN0197/WP/SEPT280
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Transportation:
The applicant has proffered that the maximum density of development will be a 6O-room
hotel or equivalent traffic on the C-3 tract and 37,000 square feet of truck_terminal,
156,100 square feet of light industrial and 200,000 square feet of warehouse or
equivalent traffic on the 1-2/1-2 with conditional use tract. (Proffered Condition 14)
Based on this density, development could generate approximately 3,000 average daily
trips. These vehicles will be distributed along West Hundred Road (Route 10) and Old
Stage Road which had 1994 traffic counts of 33,280 and 2,750 vehicles per day,
respectively.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate one hundred
(100) feet of right of way measured from the centerline of Route 10 in accordance with
that Elan. (proffered Condition 8). The Thoroughfare Plan also identifies Old Stage
Road 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 Old Stage Road in accordance with that Plan. (Proffered Condition 9).
Most of the traffic generated by this development will be distributed along Old Stage
Road to Route 10. Based on current traffic volumes, Route 10 is approaching capacity.
Isolated road improvements along this corridor will not address future increased traffic
volumes. To adequately mitigate regional traffic growth and traffic generated by
development in this area, Route 10 should be widened to six (6) lanes. The widening
of Route 10 from Route 1 to 1-295 is included in the Board of Supervisors' priority list
of highway projects. However, no funds are included in the current VDOT Six Year
Construction Program for this improvement.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Access to major arterials such as Route 10 and Old Stage Road
should be controlled. The subject property is generally located in the southeast quadrant
of the 1-95/Route 10 interchange. The existing off-ramp from northbound 1-95 intersects
Route 10 at a "T" intersection which requires motorists from 1-95 to stop prior to
travelling eastbound on Route 10. As traffic volumes increase at this intersection, it may
be necessary to reconstruct the off-ramp to allow a "free-flow" movement from 1-95 onto
Route 10. Ware Bottom Spring Road intersects Route 10 approximately 350 feet east of
the existing 1-95 off-ramp. Reconstructing the 1-95 off-ramp to provide a "free flow"
movement onto Route 10 will necessitate closing the existing Ware Bottom Spring Road
intersection. Notwithstanding the future reconstruction of the off-ramp, the existing
separation between the Ware Bottom Spring Road intersection and the 1-95 interchange
is inadequate to facilitate additional traffic on Ware Bottom Spring Road generated by
development of this property. The Ware Bottom Spring Road intersection with Route 10
should be eliminated. Construction of a cul-de-sac on Ware Bottom Spring Road just
7
94SN0197/WP/SEPT280
08Ud3:S/dM/ L6 IONS176
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W01} UO!l'El'Ed~s ~nwn ~ql JO ~sm~~s: .uo!lJ~Sl~lU1 p'EO}! ~iJms PIO/P'EO~ gU!ldS wonos:
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~1I1 'SUl~JUO::> pOO1l10qlliJ1~U ~U1SS~lpp'E uI '(01 u01l!PUO;) ~1~1101d) l!X~/~::>U'EllU~ (y)
~Uo 01 ~l!WH ~q Il'Eqs p'Eo'M ~iJms PIO 01 SS~JJ'E 1~11P 1'E1I1 ~1~1JOld S'ElI lue::>11dd'E ~l[J.
(0 UO!11pUO;) ~l~JJOld) '01 ~lno'M 01 ~P1^01d ~q ruM. SS~::>O'E l~l!P
ou 1'El[l ~l~JJOld sell lU'EJ!Idde ~qJ. 'p'EO~ ~iJms PI001 p'EO}! iJupdS wonos: ~mM 'E!^
~P!^Old 10 'l~Jl'Ed lU~O'Erp'E l'Eq1 qgn01q1 pau!'Elqo ~q PlnOJ ^ll~dOld p~fqns ~l[l10} 01
~lnO}! 01 SS~OJV 'I~JlBd 1u~:refp'E ~q1 uo SS~OJ'E ~lTIlnJ l'Eq1 01 (1~1 O~Z ^I~l'EW!XOldd'E)
~sop 001 ~1'E::>01 ~q PlnoM, All~dOld l~fqns ~q1 10J 0 t ~lnO}! 01 SS~::>::>'E l~l!a
'01 ~lnO({ s1 I~Ol'Ed l'El..{l 01 SS:dJJ'E ayq'Ene^'E AIUO ~lIJ. '(f:-;)) ~sn {'Epl~WWOJ 10J ~uoz
s1 1'E1I1 Puel JO l~::>l'Ed ~dOI~A~pun U'E s1 A1l~dold lo~fqnsa41 JO lS~ lsnf 0 I ~lnO({ uO
'(~1 uOll1PUOJ ~1~}J01d) 'Jtls-~p-InJ S1111 ~P1^01d 01 ~l~JJOld S'Eq lueO!1dd'E
~qJ. 'lu~wdo[~^~p s141 JO ~S'Eqd {'E1l!u1 ~ql 1I11i\\ ~P!^Old ;dq Plnoqs 0 1 ~lnO({ JO 41nos
-
-
has been developed for industrial and single family residential uses or remains vacant.
John Tyler Community College is located west of the request site along the west line of
Route 1-95.
Site Design:
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.
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 corrugated 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 & 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
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 south is zoned Residential (R-15) and Agricultural CA) and is
occupied by single family residences or is vacant. The applicant has proposed a 100
foot, undisturbed buffer and a four (4) to six (6) foot high undulating berm along the
9
94SN0197/WP/SEPT280
08Uda:S/dM/ L61 ONS176
OI
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:(176/1Z/9) iJu!l~W u01SS1WWO;) iJuruueld
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:('176/1Z/9) lU'E::>HddV
A}!OJ.SIH a:SV;)
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SS~lpp'E pue ^HUq!l'Edwo::> ~sn Puel ~lnsu~ l~lI11n} suo1HpUOJ ~l~JJOld pU'E ~JueU1plO
iJU!UOZ ~1I1 JO sprepums lu~wdoI~Mp ~ql 'uo!l!PP'E uI 'lU~wdopA~p ~l'E ~l'Ed!J!lU'E
pue gU!lS!X~ 'ql1M. ~IQn'Edwo::> pue '10 ~^nmu~s~ld~l ~1'E pue U'Eld uOPEllOOSU'ElJ.
pue ~Sfi PUlrl B~lV Ul~lS'EH ~ql q11M. WIOJUOJ s~sn PueI pue iJU!UOZ ~OdOld ~l[J.
:SUo!snpUO;)
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Ul~lS~M. ~ql ~uoye l~JJnq lOOJ (~L) ~^Y-Alu~^~S 'E ~l~JJOld S'El.{ lue::>ndde ~l[l 'UO!l1PP'E ur
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.........
-
Planning Commission Meeting (8/16/94):
At the request of the applicant the Commission deferred this case for thirty (30) days.
In addition, the applicant submitted revised proffered conditions to staff..
Staff (8/17/94):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than August 23, 1994, for consideration at the
Commission's September 20, 1994, public hearing. Also, the applicant was advised that
a $50.00 deferral fee must be paid prior to the Commission's September 20, 1994,
meeting.
Applicant (8/22/94):
The $50.00 deferral fee was paid.
Applicant (9/2/94):
Revised proffered conditions relative to transportation concerns were submitted.
Planning Commission Meeting (9/20/94):
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 pages 2 through
4.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1994, beginning at 7:00 p. m., will
take under consideration this request.
11
94SNOI97/WP/SEPT280
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PROPOSa; 16.J6+/-
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