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February 26, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
92SN0103
Thomas Skordas
Bermuda Magisterial District
East line of Interstate 95 and
north of West Hundred Road
REQUEST.: Rezoning from Agricultural (A) to Community Business (C-3) a
PROPOSED LAND USE:
Expans ion of an existing hotel is planned a However, with the approval
,of this request, the property could be developed for any permitted or'
restricted C-3 use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROV AL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the fallowing reasons:
A. The proposed zoning and land. uses conform to the Eastern Area Land Use
and Transportation Plan. which designates the property for commercLal
use.
B. The proposed zoning and 'land uses conform to existing and anticipated
area commercial development. trends.
C · The development standards af the Zoning Ordinance. ensure land use
compatibility with area commercial uses and further ensure quality
development.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGRElID UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A tlSTAYFu ARK RECOMMENDED SOLELY BY STAFF_
CONDITIONS WITH ONLY A t1cpctt ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.. THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER HAY PROFFER OTHER CONDITIONS.)
PROFFERED CONDITIONS
(STAFFJCPC)
1.
Prior to obtaining a building permit, one of the following
shall be accomplished far fire protection:
A. The owner, developer or assignee(s) shall pay to the County
$150 per 1.000 square feet of gross floor area adjusted
upward or downward by the same percentage that the Marshall
Swift Building Cost Index increased or decreased between
June 30, 1991, and the date of payment. Wi th the approval
of the County I s Fire Chief, the owner, developer or
assignee(s) shall receive credit toward the required payment
for the costs of any fire suppression system not otherwise
required by law which is included as a part of the
development.
OR
B. The owner, developer or assignee ( s) shall provide a fire
suppression system not otherwise required by law which the
County I s Fire Chief detennines substantia.1.ly reduces the
need for County facilities otherwise necessary for fire
protection.
(STAFF/CPC)
2.
Unless mitigating road improvements,. satisfactory to the
Transportation Department, are constructed by the developer,
development shall be limited to uses that generate traf-fic
equivalent to a 250-roam botel.
GENERAL INFORMATION
Location:
East line of Interstate 95, north of West Hundred Road. Tax Map 116-8 (1)
Parcel 38 (Sheet 32).
Existin~ Zonin~~
A
Size:
5.1 acres
Existin2 Land Use:
Vacant
Ad i acent Zoninlit & Land Use:
North - A; Vacant
South - B-2 and A; Vacant
East - B-2 with Conditional Use Planned Development to permit a hotel;
Commercial
West - A; Vacant
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PUBLIC FACILITIES
Utilities:
Water:
The public water system is available and its use is required by
Ordinance.
Wastewater:
The public wastewater system is available and its use may be required
by Ordinance (Chapter 20, Article III~ Section 20-63 and ArticLe XI,
Section 20-195). The applicant has indicated the intention to use the
public wastewater system. The design of the existing fifteen (15)
inch wastewater line has an allocated capacity of 2>>500 gallons per
day per acre for the request site. Information as to additional
hote~ rooms, and the maximum. anticipated squ.a.re. footage of other C-3
uses, will be required prior to site plan submission to address the
specif ic impact this zoning will have on the existing system. .
DrainaRe and Erasion:
Drains to Red Water Creek~ which traverses a portion of the property. No
existing or anticipated, on- or off-site drainage. or' erosion problems.
Off-site easements and drainage improvements may be required.. Red Water
Creek is a perennia1 stream and., as such, is subject to the requirements of
the Chesapeake Bay Ordinance. Access across Red Water Creek must be
approved by the Environmental Engineering Department. All other
facilities, such as buildings and parking areas, mast be located outsi.de
required resource protection areas~
Fire Service:
Dutch Gap Fire Station, Company 1114. County water flows and fire hydrants
must be provided in compliance with nationally :r:ecognized standards
(National Fire Protection Association and Insurance Services. Office.).. In
addition~ fire lanes must be provided in accordance witn the Chesterfield
Fire Prevention Code2 Section 313.
The proposed zoning and land uses will genera.te the need for additional.
fire protection services. Proffers have been received to address' this
need. (Proffered Condition 1)
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on hote~ trip
rate, development could generate approximately 2,.140 average daily trips...
These vehicles will be distributed along West Hundred Road,. which had a
1990 traffic count of 26,050 vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7). Mitigating roadway improvements must be
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PC/92SNOI03/FEB26K
provided for requested densities to achieve an acceptable level of service.
The proposed use is for expansion of the existing hotel, located on the
adj acent property to accommodate approximately 2.50 additional rooms ~ No
additional road improvements will be requested with expansion of the hotela
The applicant has agreed to provide mitigating road improvements, if more
intense development (higher traffic generation than the 250 roam hotel)
occurs on the property. (Proffered Condition 2)
LAND USE
General Plan:
Lies wi thin the boundaries of tbe Eastern Area Land Use and Transporta..ti.on
Plan, which designates the property for commerc.ial use.
Area Development Trends;
Development in the vicinity of West Hundred Road and Route 1-95 is
characterized by cOl'.DIDeI"cial zoning and land uses...
Site Desigp.:
The request property is located adjacent to an existing hotel site (-Comfort
Inn). The applicant intends to develop tbe request property for expansion
of the existing hotel.
The request property lies within an Emerging Growth Area. New const.ruc.tion
must conform to the development. standards of the Zoning Ordinance which
address access, parking, lan~caping, architectural treatment., setbacks,
signs, buff.ers, utilities, and screening of dumpsters and loading, areas.
It should be noted that., within required setbacks along Route 1-95 and West
Hundred Road, existing trees eight (8) inches in caliper or greater must be
retained unless their removal is approved by the Director of p1 ::Inn; ng..
Architectural Treatment:
No building exterior which would be visible to adjacent agricu1.:tu:I:ally
zoned property to the north or any public right of way (i.e., Route 1-95,
~est Hundred Road and Chestnut Hill Road) may consist of architect:u.ra.l
materials inferior in qua~ity ~ appearance., or detail. to any other exterior
of the same building. There is, however, nothing to prec.1.ude 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 adj oining agricultural district.. or any public
right of way. No building exterior may be constructed of unpainted
concrete block or corru.gated a:nd/ or sbeet metal. Mechanical. equ ir~nt.
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 (Le.,
dumpsters, garbage cans, trash compactors~ etc...) be screened from. view of
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adjacent property and public rights of way by a solid fence~ wall~ dense
evergreen plantings or architectural feature. 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 as a
restricted us.e. Any outside storage areas must be screened. from view of
adj acent properties wbich have DO such areas ~d public rights of way II
Conclusions:
The proposed zoning_ and land uses conform to the Northern Area. Land Use and
Transportation Plan, which desi~tes' the. property for commercial use,. and
wi th existing and anticipated area commercial development trends .. In
addition~ development ST;:anrl~tds of the Zoning Ordinance,. as our 1 inf?-rl
herein. ensure land use compatibility with area commercial uses and further
ensure quality development. Therefore ~ approval is recommended.
CASE HISTORY
Applicant (1/9/92):
The applicant submitted an additional proffered. condition whiCh addressed
the transportation concerns.
Planning Commission,Meeting (1/21/92):
The applicant accepted the recommendation. One concerned citizen. suggested
that the case should be deferred since a proffered condition had. been
submi tted subsequent to the publication of the uRequest Analysis and
Recommendation.. 11
On motion of Mr. Cunningham,. seconded. by Mr. Gulley, the Commission
recommended approval of this request and acceptance of the. proffered
conditions on pages 1 and 2.
AYES : Unanimous .
The Board of Supervisors on Wednesday, February 26 , 1992" beginning at 7: 00
p . m.., will take under cans ideration this' request..
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92SNOI03 ,
REZ: A TO C-3~
SH~ 32
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