91SN0247
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September-t9,-i991-SP€
Noyember-i9,-1991-6P€
~anttary-~1;-1992-ep6
February 26, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0247
(Amended)
James V. Daniels
Bermuda Magisterial District
North line of West Hundred Road
and west line of Ecoff Avenue
REQUEST: Rezoning from Residential (R~7) to Neighborhood Business (C-2), plus a
Conditional Use to permit a fast food restaurant on a portion of the
C-2 tract.
PROPOSED LAND USE~
Commercial uses are planned. With the approval of this request~ a
fast food restaurant. would be permitted on 0.76 acres of the. request
property fronting West Hundred Road..
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PRO.r~.tSliIill CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend appr'oval for the following reasons:
A. The proposed zoning. and land uses. conform to the Chester Villa.Re Plan.
which designates the property for neighborhood commercial uses and,.
under special circumstances, for additional commercial uses such. as
fast food restaurants. In this particular instan.ce, the fast food
restaurant would be located along Route 10 and the neighborhood
commercial uses would provide the transition between the fast food
restaurant and the single family neighborhood to the north.
Ba The proposed zoning and land uses are representative of area
development trends.
(NOTE: THE CONDITIONS NOTED WITH "STAFF / CPCtt WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A t'STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A IICPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION. POR THE NORTHERN PORTION OF THE PROPERTY WHERE C-2 ZONING
IS REQUESTED WITHOUT A CONDITIONAL USE, THE ONLY CONDITION THAT THE BOARD MAY
IMPOSE IS A BUFFER CONDITION.. ANY OTHER CONDITIONS FOR THAT PORTION OF' THE
PROPERTY MUST BE PROFFERED BY THE PROPERTY OWNER. THE BOARD MAY IMPOSE
CONDITIONS ON THE SOUTHERN PORTION OF THE PROPERTY WHERE A CONDITIONAl.. USE HAS
BEEN REQUESTED.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/cpc)
(STAFF/CPC)
1 .
Prior to obtaining a building permit, one of the following
shall be accomplished for fire protection:
A. The owner, developer or ass ignee( 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. With the approval of the County I 5 F ire Chief,
the owner, developer or assignee(s) shall receive a
credit toward the required payment' for the cost 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 ass ignee( s) shall provide a
fire suppression system not otherwise required by law
which the County's Fire Chief determines substantially
reduces the, need for County facilities otherwise
necessary for fire protection.
2..
Prior to site plan approval, forty-five (45) feet of right
of way on the north side of Route 10 measured from the
centerline of that part of Route 10 iImnediately adjacent to
the property shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County..
3.
Prior to site plan approval, thirty (30) feet of right of
way on the west side of Ecoff Avenue measured from the
centerline of that part of Ecoff Avenue immediately adjacent
to the property shall be dedicated. free and unrestricted,
to and for the benefit of Chesterfield County.
4..
A thirty (30) foot wide face of curb to face of curb access
road with no adjacent parking shall be provided towards the
northern property line from Recff Avenue to the western
property line. This access road shall be designed and
constructed to be shared with adjacent properties, as
determined by the Transportation Department. Upon request
by the Transportation Department. access easemends),
acceptable to the Transportation Department, shall be
recorded for this access road.
5.
Prior to the issuance of an occupancy permit for any
development with access to Ecoff Avenue, an additional lane
of pavement shall be constructed along Ecoff Avenue for the
entire property frontage.
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PC/91SN0247!FEB261
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GENERAL INFORMA TI ON
Location:
North line of West Hundred Road and west line of Hcoff Avenue. Tax Map
115-10 (1) Parcels 2 and 3 (Sheet 32).
Existinp; Zoning:
R-7
Size:
2.73 acres
ExistinR Land Use:
Single family residential or vacant
Adiacent Zoning & Land Use:
North - R-7; Single family residential
South - R-7 and B-1 with Conditional Use Planned Development; Single family
residential or office.
East - R-7 and B-1; Single family residentia1 or commercial.
West - R-7j Single family residential.
PUBLIC FACTT.TTTl1u-~
Utilities:
Water:
The public water system is available. Use of the public water system
is required by Ordinance and intended. The results of a
computer-simulated flow test indicate that sufficient flow and
pressure may not be available to meet the requirements established by
Fire Administration for fire protection purposes.
Wastewater:
The public wastewater system is available.. Substantia1 filling of the
site may be necessary to insure that the proposed structures can 'be
served by gravity wastewater. lines. Use of the public wastewater
system is required by Ordinance and intended. Preliminary plans
indicate specific uses will generate wastewater flows in excess of
3 J 000 gallons per day. Results of a computer-s imulated hydraulic
analysis indicate that sufficient wastewater capacity should be
available.
DrainaRe and Erosion:
Drains to Proctors Creek via tributaries.
or off-site drainage or erosion problems.
No existing or anticipated on-
Off-site easements and drainage
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PC/91SN0247!FEB261
improvements may be required to accommodate increased runoff from
development of this property.
Fire Service:
Chester Fire Station)" Company Ill. County water flows and fire hydrants
must be provided for fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
The proposed zoning and land use will generate the need for additional fire
protection services. Cash proffers for fire protection 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 high turnover
sit-down restaurant and specialty retail center trip rates, development is
anticipated to generate approximately 1,962 average daily trips. These
vehicles will be distributed along Eeoff A.venue which had a 1991 traff.ic
count of 2,459 vehicles per day and West Hundred Road (Route 10) which had.
a 1990 traffic count of 22,693 vehicles per day.
The Thoroughfare Plan. identifies Route 10 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 Route 10 in accordance with tbat Plan (Proffered
Condition 2). The applicant has also proffered to dedic'itethirty (30)
feet of right of way measured from the . center line of Ecoff Avenue in
accordance with the Zoning Ordinance ( Proffered Condi tion 3) · The
applicant has also proffered to construct an additional lane of pavement
along Ecoff Avenue for the entire property' frontage. (Proffered Condition
5)
Development of this property must adhere to the Zoning Ord~ce relative
to access and internal circulation (Article 7). West of the subject
property. the ThorouR;hfare Plan. identifies a north! south major arterial
located within an abandoned railroad right of way. To provide adequate
access and internal circulation for the properties bounded by this
north/south major arterial, Ecoff Avenue and Route 10, an east/west access
should be developed through this area. The applicant has proffered to
construct this east/west private road (minimum width of thirty (30) feet,
face of curb to face of curb typical section with no parking adjacent to
the road) along the northern portion of the subject property. (Proffered
Condition 4)
At time of site plan review, specific recommendations will be provided
regarding access and internal circulation.
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PC/91SN0247!FEB26I
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LAND USE
General Plan:
Lies within the boundaries of the Chester Villa~e Plan~ whiCh designates
the property for neighborhood commercial use and, under special
circumstances, for additional cODDD.ercial uses such as fast food
restaurants.
Area Development Trends:
Development along this portion of West Hundred Road is characterized by a
mix of residential, office and. commercial zoning and land uses.
Site Design.:
The request property lies within the Chester Village Fringe West. and must
conforn to the Village District requirements of the Zoning Ordinance which
address access, parking,. landscaping,. architectural treatment~ setbacks .
signs, utili ties, and screening of dumpsters and loading areas.
With tbe approval, of this request, a fast food restaurant could be
developed on 0.76 acres of the request property fronting West Hundred Road.
Other, less intense commercial uses. could be developed on the remainder of
the property between the fast food restaurant and area non-cODDDercial
development to the north. It should be noted that since the applicant. in
conjunction with the Transportation Department, has developed an access
plan for the request property and surrounding property, the Zoning
Ordinance requirement that fast food restaurants be located within a ten
. (10) acre project has been met.
Architectural Treatment:
Within the Chester Village Fringe West, the architectural treatment of
buildings must be such that the overall cohesive village character of
Chester, as reflected in existing buildings within Village Core and Village
Fringe Areas~ is enhanced. At the time of site plan review, staff will
require that the development have an architectural style compatible with
that of the adjacent bank located at the corner of Ecoff Avenue and West
Hundred Road.
Buffers & ScreeninR:
Adja.cent properties to the north and west are zoned Residential (R-7) and
occupied by single family residences. The Zoning Ordinance requires a
min~ fifty (50) foot buffer along the north and west property boundaries
of the request site. At the time of site plan review, the Planning
Commission may modify this buffer if it can be determined that adequate
screening can be provided in a lesser width. ,In addition, at such time
that adj acent residential property is zoned or utilized for a
non-residential use, the buffer can be further reduced or eliminated.
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PC/91SN0247!FEB261
Conclusions:
The proposed zoning and land uses conform to the Chester Vill~e Plan,
which designates the property for neighborhood commercial use and. under
special circumstances, for additional, commercial uses such as fast food
restaurants. As noted herein, approval of this request would restrict the
proposed fast food restaurant to the West Hundred Road frontage of the
request property, with less intense uses located between the restaurant and
area non-commercial uses to the north. In staff I s opinion~ such transition
of uses conforms to the Chester Villa~e Plan.
In addition, the development standards of the Zoning Ordinance ensure
quality development in conformance with the Chester Village District
development requirements, land use compatibility J and transition.
Therefore) approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/19/91):
At the request of the applicant~ the Commission deferred this case for
sixty (60) days. The purpose of the deferral was to allow the applicant an
opportunity to address the transportation impactsf; as discussed herein.
Staff (9/23/91):
The applicant was advised in writing that any new significant information
should be submitted no later than October 7, 1991, for consideration at the
Commission's November public hearing.
Planning Commission Meeting (11/19/91):
At the request of the applicant, the Conunission deferred this case for
sixty (60) days.
Staff (11/20/91):
The applicant was advised in writing that any new significant information
should be submitted no later than December 10, 1991, for consideration at
the Commission's January public hearing.
Applicant (12/19/91):
The applicant submitted proffered conditions to address transportation
issues, as discussed herein.
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PC/91SN0247/FEB261
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Applicant (12/20/91):
The applicant amended the request to include a Conditional Use to permit a
fast food restaurant on 0.76 acres of the request property, as discussed
herein.
Planning Commission Meeting (1/21/92):
There was no
recoDDDendation.
opposition present.
The
applicant accepted the
On motion of Mr. Cunningham,
recommended approval of this
conditions on page 2.
seconded by Mr. Easter,
request and acceptance of
the Commission
the proffered
AYES : Unanimous ..
The Board of Supervisors on Wednesday, February 26, 1992, beginning at 7 : 00
p.m. J will take under consideration this request.
7 PC/91SN0247/FEB261
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