94SN0181
-
-
Ma:rch 15, 1994 CPC
May 17, 1994 CPC
July 19, 1994 CPC
August 24, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SNO 181
A. J. Cerveny
Bermuda Magisterial District
Off the west line of Jefferson Davis Highway
REQUEST: Rezoning from Residential (R-7) and Community Business (C-3) to General
Business (C-5).
PROPOSED LAND USE:
General commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROV ALAND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
,.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
"
A.
The proposed zoning and land uses conform to the Southern and Western Area
Plan, which designates the request property and surrounding area, along the
Jefferson ;.pavis Highway corridor, for commercial/indu~rial corridor uses.
B. The proposed zoning and land uses are representative of existing and anticipated
area commercial zoning and land ust/patterns.
C. The development standards of the Zoning Ordinance ensure quality development
and land use compatibility.
D. The proffered conditions address concerns relative to use of public wastewater
and transportation issues.
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C. Construction of a three (3) lane typical section (i.e., one
(1) westbound lane and two (2) eastbound lanes) for the
special access street at its intersection with Route 1/301.
D. Dedication to the County of Chesterfield, free and
unrestricted, any additional right of way (or easement)
required for the improvements identified above.
(STAFF/CPC)
6.
Prior to any site plan approval, a phasing plan for required road
improvements, as identified in Proffered Condition 5, shall be
submitted to and approved by the Transportation Department.
GENERAL INFORMATION
Location:
Off the west line of Jefferson Davis Highway, south of Forest Lake Road. Tax. Map
133-7 (3) Hillview, Part of Lots 1 through 18 and Lots 24 through 42 (Sheet 41).
Existing Zoning:
R-7 and C-3
Size:
3,6 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-7 and C-3; Vacant
South - R-7, and C-3 with Conditional Use; Private recreational facility or vacant
East - C-3; Vacant (fifty (50) foot strip withdrawn from this request)
West -~-7; Vacant
3
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feet of right-of-way measured from the centerline of Route 1/301 in accordance with the
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 1/301 should be controlled. Due to the vertical alignment of Route 1/301, sight
distance is limited, Located on the east side of Route 1/301 in this area is an existing
access to the Greenleigh Mobile Home Park. Eleven (11) accidents were reported in the
past three (3) years at this location involving southbound vehicles on Route 1/301 turning
left into the Park. As a result, the Virginia Department of Transportation (VDOT) has
agreed to provide a left turn lane along Route 1/301 to store vehicles waiting to turn left
into Green1eigh. This work is scheduled to be completed by Summer, 1994.
Approximately seventy-five (75) acres of undeveloped land, including the subject
property, are located west of Route 1/301, between Forest Lake Road to the north and
Ashton Creek to the west and south. After several meetings with the applicant's
representative and VDOT representatives, staff developed an overall access plan for this
area. One of the initial steps in developing this access plan was to identify locations for
potential traffic signals along this section of Route 1/301. Traffic signals could be
warranted in the future at Forest Lake Road/Precon Industrial Park access intersection
and the Greenleigh Mobile Home Park access. In considering safe, efficient, and
adequate ingress and egress for the undeveloped properties west of Route 1/301, shared
access should be provided to these potential signal locations. This can be achieved by
providing a public road network from Forest Lake Road south, generally parallel to
- Route 1/301, then connecting to Route 1/301 across from the Greenleigh entrance. The
connector road from Route 1/301 to the parallel road would extend through the subject
property. The applicant has proffered to dedicate a fifty (50) foot wide special access
street (public) from Route 1/301 through the subject property in. accordance with the
recommended access plan for this area (proffered Condition 3). The applicant has also
proffered that access to Route 1/301 for the subject property will be limited to the fifty
(50) foot wide special access street. (proffered Condition 4)
Mitigating road improvements must be provided for the requested densities. The
applicant has proffered to: 1) construct an additional lane of pavement along Route
1/301 for the entire property frontage; 2) construct a separate right turn lane along Route
1/301 at the approved access, if warranted based on Transportation Department
standards; and 3) construct a three (3) lane typical section for the "fIfty (50) foot wide
special access street at its intersection with Route 1/301. (Proffered Conditions 5 and
6)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
5
94SN0181/WPI AUG24J
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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.
Property to the west is zoned Residential (R -7) and portions of property to the north and
south are zoned R-7. Property immediately adjacent to the western and southern
boundary of the request site is occupied by unimproved public rights of way (i.e.,
Hillsview Avenue and Mid-City Road). The Zoning Ordinance would not require a
buffer adjacent to these rights of way. However, should these rights of way be vacated,
the Zoning Ordinance would require a seventy-five (75) foot buffer along the western
property boundary of the request site and along that portion of the southern boundary of
the request site which would be adjacent to residential zoning until such time that
adjacent property is zoned for a non-residential use or such buffers are reduced or
modified by the Planning Commission through site plan review. The Zoning Ordinance
will require a seventy-five (75) foot buffer along that portion of the northern property
line where adjacent to Residential (R-7) zoning until such time that the adjacent property
is zoned for a non-residential use or the buffer is reduced or modified by the Planning
Commission through site plan review.
Conclusions:
The proposed zoning and land uses conform with the Southern and Western Area Plan,
which designates the property for commercial/industrial corridor use, and is
representative of area commercial development trends along Jefferson Davis Highway.
Further, the development standards of the Zoning Ordinance ensure quality development
and land use compatibility, and the proffered conditions address concerns relative to
utilities and transportation. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/15/94):
"
On their own motion, the Commission deferred this case for sixty (60) days.
Staff (3/16/94):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than March 22, 1994, for consideration at the Commission's
May 17, 1994, public hearing.
'7
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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 and 3.
AYES: Unanimous.
The Board of Supervisors on Wednesday, August 24, 1994, beginning at 7:00 p. m., will take
under consideration this request.
j..,'
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