06SN0225
-,^~pril 18, 2006 CPC
May 21, 2006 BS
Septemh.er 27,2.006 BS
December 13,2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOM.MENDA TION
06SN0225
Torsten Peterson Trustee
Bermuda Magisterial District
North line of Bermuda Hundred Road
REQUEST: Rezoning from Agricultural (A) and Light Industrial (I-I) to Community Business
(C-3)~
PROPOSED LAND USE:
Cormnercial uses are planned~
PLANNING C.OMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
P AG.E 2~
STAFF RECOMMENDATION
Recommen.d denial for the folloVvlng reasons:
A. The proposed zoning and land uses do not conform to the Consolidated Eastern
Area Plan which suggests the property is appropriate for light industrial use~
B. The Plan suggests the request property, located at the Route lO/I~295 Interchange,
should be reserved for industrial and other employment generating uses to
optimize econom.ic development opportunities~
c~ The proposed Com.munity Business (C-3) uses are not limited to those uses which
are supportive of~ accessory to, and incorporated into the design of tIle
surrounding industrial developments.
Providing a I~11~S1~ (~lIOICI~ community through excellence in public service
(NOTE: TH"E ONLY CONDITION THAT !\1A)' BE" 1M"POSED IS A BUFFER CONDITION~
TH"E PROPE"RTY OWNER(S) MAY PROFFER OTHER CONDIT]ONS~ THE CONDITIONS
NOTED WITH nSTAFF/CPCn WERE AGREE"D UPON: BY BOT"H STAFF AN"D THE
COMM:ISSION~ CONDITIONS WITH ONLY A uSTAFFu ARE RECOMMENDED SOL"EL Y
BY STAFFE CONDITIONS WITH ONLY A Hepe" ARE ADDITIONAL CONDITIONS
RECOMM"ENDED BY THE PLANNIN G" COMM ISSION.)
PROFFERED CONDITION
(ST AFF ICPC)
The public water system sh-all be used. (U)
G"EN"ERAL IN"FORMA TION
Location:
North line of "Bermuda Hundred Road~ east of Kingston Avenu"e. Tax IDs 820-652..]338
and 2728 (Sheet 27).
Existing Zoning:
A and 1-]
Size:
4.3 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North and West - 1-1 with C"onditional Use Planned D"evelopment:. Industrial or vacant
South - R~] 5 with Conditional Use Planned Development and C-3: Commercial or vacant
East ~ A; Vacant
UTlLlT1ES
Public Water System:
There is an existing twelve (] 2) inch \~vater line that terminates at the intersection of
Bennuda Hundred Road with Kingston A venue, approximately 575 feet west of this site~ In
addition, there is an existing twelve ( ] 2) inch \vater line extending along a portion of an un-
named access road that terminates approximately 300 feet south of this sjte~ Use of the
public \vater system is intended and has been proffered (Proffered Condition). Connection
\\,ill be required to the water line(s) that meet the flow needs of this site~
2
06SN0225-DF:C13-B()S
Public Wastewater System:
There is an existing ejgh.t (8) inc.h \vasfe\vater collector llne extending along the north side of
Bermuda Hundred R.oad~ adjacent to this sjte~ Use of the public \\.'3s1ev./ater system lS
required. by County Code.
EN\/lRON!v1ENT AL.
Drainage and Erosion:
The subject property drains to the east to .Route 10 and then 10 Joh.nson Creekc There are
no kno.wn on- or off...site or erosion problenls and none are antlclpalcd once the propert:--/
is developed~ It should be n.oted that the cul\-'el1s under Route ] 0 nlay not be adequate to
handle runoff from the development ~ therefore. on-sit.e detention lnay be required.
P.UBLIC F AClLITIES
Fire Service:
The Rivers Bend Fire Statjon~ Conlpany Nu.]nber 18~ currently provides fire protection and
emergency medical service (E1vlS)~ This request \\.fill have nl1n.inla] inlpact fire and EMS~
\Vhen the property is developed~ the nUJllher of hydrants~ quant]t~/ of \yater needed for fire
protection and access requirements \vill be e\'aluated during the plans re\']c\v process.
Transportation:
The property (4~3 acres) is currently zoned Agricultural (A) and Light lndustrial (I-])~
The applicant is requesting rezoning to Conlmunity Business (C..3)~ Thjs request \vil1 not
limit development to a spec.ific land use: therefore~ it is difJicult 10 anticipate traffic
generation~ Based on shopping center trip rates, develo.plnent could generate
approximately 3~930 average daily trips~ These vehicles will be initially distributed along
Bermuda Hundred Road and Kjngston i\ venue to E.ast H.undred Road (Route 1 0), \\rhjch
had a 2003 traffic count of 42~ 766 vehjc]e~ per day (VPD)~ The CapaC]ly of the six.lane
section of Route 10 bet\veen ]....295 and ()]d Bennuda Hundred Road.:'!v1eado\vvil1e Road
is acc.eptable (L.evel of Servic.e C) ftJf the volume of lrafTic 11 carries~ No road
improvements in this part of the counly arC' included in the Sjx - )-~ ear lnlprovenlcnt Plan.
However"! the county plans to use bond nloney to provide inlprovenlcnts along Route] 0
from lnterst.ate 95 to \Vare Bottom Spring Road.. including rep]acenlcnt of the bridge over
the Seaboard Coastline Railroad. (~onslruC1i()n of these jlnprOVC111cnts is anticipated to
begin in summer of20]O~
Development Jnust adhere to the Deyc]opnlcnt Standards .I\-'1anual in the Zoning
Ordinance~ relative to access and lotcll1a] c]fculation (Divi sion 5). i\ 1 linle of site plan
review~ specific recomnlendations n13)/ be provided regarding access and Jntcl11al site
circulation ~
{ ~(.;~._, ( ~~:2 s-. r)].:.~', (..: 13- T~()S
LAND USE
Comprehensive Plan:
Lies \vithin the boundaries of th.e Consolidated Eastern Area Plan which. su.ggests the
property is appropriate for light industrial uses~ The Plan suggests the request property,
located at the Route ] O/I~295 Interchange~ should be reserved for industrial and other
employment generating uses to optimize economic development opportunities~ The Plan
notes that Interstate 295 provides these properties with access to national and
international markets through the interstate~ port and air transportation systems~ The Plan
further notes that properties lo.cated at this major interc.hange have th.e best potential for
industrial and other employment generating development
The Plan. suggests that lirn.ited commercial uses may be appropriate in areas suggested for
industrial and employment generating uses if such commercial uses are supporting of~
accessory to, and incorporat.ed into the design of larger ind.ustrial and other emplo.yment
generating developments. In. addition, the Plan provides that piecemeal... strip commercial
development that SelVes srn.aller markets should be discouraged in the. area~
Area Development Trends:
Properties to the north and west are zoned Light lndu.strial (l-l) with Conditional use
Planned Development and are occupied by industrial uses \vithin the Rivers Bend
Industrial Park or are vacant. Properties to the east are zoned Ab'licu]tural (A) and Light
Industrial (1-1) with Conditional Use Planned Developmen.t and are vacant. Properties to
the south are zoned Residential (R-] 5) ,^~ith Conditional Use Planned Development and
Community Business (C-3) and are occupied by commercial use or are vaca.nt The
Consolidated Eastern Area Plan suggests that this area should be reserved for industrial
and other employment generating uses to optimize. economic development opportunities.
Zoning History:
On January 27,1999, the Board ofSupervisors~ upon a fa\!orable recon1Jl1endation from the
Planning Commission, approved rezon.ing of a 2.3 acre portion of the requ.est property to
Li ght Industri al (1-1) with C.onditi onal Use PI aJ1l1 ed Dev elOplTI ent to penn} t 1 i gh t industri al
uses and a hotel (Case 99SN.Ol 54)~ Although the hotel site did no1 meet the restrictions for
such use in Light Industrial (I...}) Districls~ the proposed hotel \\/ould serve surrounding
ind.ustrial uses and was located in an area experiencing industrial developJnent~
Development Standards:
Currently, the property lies within an Emerging Growth District A.rea. The purpose of
the Emerging Growth District Standards is to .promote high qua]jty~ \vell-designed
projects~ The Zoning Ordinance specifically addresses access~ landscaping, setbacks,
parking, signs, buffers, utilities and screening for deve)opm.ents \vithin these areas. Any
new development on the property lTIUst comply \vith these requlrelnents.
-1
(j6S'0225-1)r:C13~I3()S
CONCLlJSlON
The proposed zoning and land uses do n.ot con1'()nTI 10 the Consolidated Eastern i\rea Plan \vhich
suggests the property is appropriate for light industrial use. The Plan suggests the request
property, located at the Route] 0/]..295 Interchange~ should be reserved for industrial and other
employment gen.erating uses to optimize economic developmen1 opportunities. In addition, the
proposed C.ornmunit)! Business (C-3) uses are not ]jnl11ed to those uses \vhjch are supportive of~
accessory to~ and in.corporated into the design of larger industrial and other employment
gen.eratin.g developrn.ents~ Such uses \vould result In piecemeaL strip COnlJllercial development
which is discouraged by the Plan given the proxlJnit)/ of the property to the Route 10/1-295
Interchange.
Given these con.sideralions~ denial of this request is recommended.
CASE H1STOR'{
Planning C.ommission Meeting. (4/18/06):
The applicant did not accept stafl" s reC01TI1TIendation but did accept the Plan.ning
Commission~s rec.ommen.dation~ There \vas no opposition present.
Mr. Wilson stated "'Thile the Plan suggests industrial use, he \vas of the oplnion th.at given
the proximity 10 the Route 1 0/]...295 ]n1erchange~ conlmercJal use is appropriate.
On motion of Mr~ Wilson, seconded by J\1r. Bass~ the Conlnljssjon recomlnended
approval and ac.ceptance of the proffered condition on page 2~
AYES: Unanimous~
Board of Supervisors' Meeting (5/24106):
On their own motjon~ the Board deferred thj s case to SepteJnber 27. 2006.
Staff (5/25/06):
The applicant \vas advised in \vritjng 1ha1 an)..' signiticanL ne\\/ or revised lnf()lmation
should be submitted no later than June ] 2 ~ 2006~ f()[ consjderal10n a1 the Board's
Septenlber 27~ 2006~ public hearjng~
:J
( i(~.( ~ ( )::: )-. f) F~~ (:13- ]3(JS
Staff (9/12/06):
To date, no new information has been submitted~
Board of Supervisors ~ Meeting (9/27/06):
At the request of the applicant, the Board deferred this request to D.ecember 13~ 2006~
Staff (9/28/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted n.D later than October 16, 2006, for consideration at the Board's
December p.u.blic hearin.g~
The applicant was also advised that a $130.00 deferral fee was due.
Applicant (10/23/06):
To date, no new information has been received~
Staff (11/20/06):
To date, no new information has been received.
The Board of Supervisors, on Wednesday, December 13, 2006, begi1ll1ing at 7:00 p~m~, will take
under consideration this request.
6
06SN 0225 -11 I::(~ 1 3- B () S
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