07SN0230
February 20, 2007 CPC
February 28, 2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0230
David L. and Jacalyn M. Atkinson
Bermuda Magisterial District
East line of Old Stage Road
REQUEST: Rezoning from Agricultural (A) to Heavy Industrial (1-3).
PROPOSED LAND USE:
Industrial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Consolidated Eastern Area
Plan which suggests the property is appropriate for light industrial and industrial
uses.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
Providing a FIRST CHOICE community through excellence in public service
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(ST AFF /CPC)
(ST AFF /CPC)
(ST AFF /CPC)
(STAFF/CPC)
(ST AFF /CPC)
(STAFF/CPC)
Location:
I.
Public water and wastewater systems shall be used. (D)
2.
Except for the timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or
diseased trees, there shall be no timbering on the property until a
land disturbance permit has been obtained from the Environmental
Engineering Department and approved devices have been installed.
(EE)
3.
Direct vehicular access from the property to Old Stage Road shall
be limited to either one (I) private driveway or (I) public road.
The exact location of this public road shall be approved by the
Transportation Department. (T)
4.
Prior to any site plan approval or within ninety (90) days of a
written request by the Transportation Department, whichever
occurs first, thirty-five (35) feet of right-of-way along Old Stage
Road immediately adjacent to the property shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County. (T)
5.
The developer shall be responsible for construction of additional
pavement along Old Stage Road at the approved access to provide
right and left turn lanes, based on Transportation Department
standards. Prior to any site plan approval, a phasing plan for these
improvements shall be submitted to and approved by the
Transportation Department. (T)
6.
Any development to the east of the existing power lines shall have
only one drainage outlet along said property into the James River.
(EE)
GENERAL INFORMATION
East line of Old Stage Road, north of West Hundred Road. Tax IDs 803-656-4879 and 804-
657-4017.
Existing Zoning:
A
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Size:
18.2 acres
Existing Land Use:
Vacant
Adlacent Zoning and Land Use:
North - 1-3; Industrial or vacant
South - 1-2 and A; Vacant or single family residential
East - James River
West - I-I, 1-2, 1-3 with Conditional Use Planned Development and C-5; Industrial or
Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the east side of Old Stage
Road within an easement across the request site. Use of public water is required by County
Code when an existing main is within 200 feet of a property line. Due to the intent to
possibly divide the property, the applicant has proffered to use public water. (Proffered
Condition I)
Public Wastewater System:
A twelve (12) inch wastewater trunk line extends along the east side of Old Stage Road and
terminates adjacent to Coyote Drive, approximately 825 feet north of this site. To provide
for future extension of the public wastewater system, a sewer easement extends from the
existing line to the northern boundary of the request site. Use of the public wastewater
system is intended. (proffered Condition I)
ENVIRONMENT AL
Drainage and Erosion:
The portion of the subject property that is west of the Virginia Power transmission line
drains to the north to the existing industrial park then via storm sewer systems to a storm
water basin before going down the steep slopes to the James River. There are currently no
known on- or off-site drainage or erosion problems associated with the water that drains to
the north.
That portion of the property on the east side of the power lines between the power lines and
the James River would drain down some highly erodable slopes and over 100 feet in
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07SN 0230- FEB28- BOS
elevation to the James River. Proffered conditions require that development located on the
eastern side of the power lines drain through a single outfall to the James River (Proffered
Condition 6). This will most likely require installation of a hard conduit to carry runoff to
the James River.
The property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will ensure
that adequate erosion control measures are in place prior to any land disturbance. (Proffered
Condition 2)
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14, and Bensley Bermuda Rescue Squad
currently provide fire protection and emergency medical service. This request will have a
minimal impact fire and EMS.
Transportation:
The property is 18.2 acres currently zoned Agricultural. The applicants are requesting
rezoning to Heavy Industrial (1-3). This request will not limit development to a specific
land use; therefore, it is difficult to anticipate traffic generation. Based on trip rates for
general heavy industrial uses, the site could generate approximately 270 average daily
trips. Traffic generated by development of the property will initially be distributed along
Old Stage Road, which had a 2003 traffic count of 5,663 average daily trips. Based on
the volume of traffic it carried during peak hours, Old Stage Road in this area was
functioning at an acceptable level. (Level of Service D)
The Thoroughfare Plan identifies Old Stage Road as a collector with a recommended
right-of-way width of seventy (70) feet. The applicants have proffered to dedicate thirty-
five (35) feet of right-of-way along Old Stage Road adjacent to the property in
accordance with this plan. (Proffered Condition 4)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation. Access to collectors, such as Old
Stage Road, should be controlled. The applicants have proffered to limit direct vehicular
access from the property to Old Stage Road to one (1) private driveway or public road.
(Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to
construct right and left turn lanes along Old Stage Road at the approved access.
(Proffered Condition 5)
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07SN0230- FEB28-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for light industrial and industrial uses.
Area Development Trends:
The area is characterized by Light Industrial (1-1), General Industrial (1-2) and Heavy
Industrial (1-3) zonings that are developed for office/warehouse and recycling/reclamation
uses or are currently vacant. It is anticipated that industrial development will continue along
this portion of the Interstate 95 Corridor, consistent with recommendations of the Plan.
Development Standards:
The property lies within the Old Stage and Coxendale Roads Highway Corridor District.
Development of the site must conform to the Highway Corridor District standards and the
Emerging Growth Area District Standards. Together, these standards address access,
parking, landscaping, architectural treatment, setbacks, signs, buffers, pedestrian access,
utilizes and screening of dumpsters and loading areas.
CONCLUSION
The proposed zoning and land uses comply with the Consolidated Eastern Area Plan which
suggests the property is appropriate for light industrial and industrial uses. In addition, the
proposed zoning and land uses are representative of, and compatible with, existing and
anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/20/07):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gecker, Gulley, Bass, Litton and Wilson.
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07SN 0230- FEB 28- BOS
The Board of Supervisors, on Wednesday, February 28, 2007, beginning at 6:30 p.m., will take
under consideration this request.
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07SN0230- FEB28- BOS
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