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07SN0247 l\farch 20, 2007 CPC April 25, 2007 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDA TION 07SN0247 Ray Blaclanore Bermuda Magisterial District 3256 West Hundred Road REQUEST: Rezoning from Residential (R-7) to Corporate Office (0-2). PROPOSED LAND USE: Office uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform to the Chester Plan which suggests the property is appropriate for office/residential mixed use 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 BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) Providing a FIRST CHOICE community through excellence in public service PROFFERED CONDITION (STAFF/CPC) Prior to any site plan approval or within 120 days of approval of this request, whichever occurs first, 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 immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) GENERAL INFORMATION Location: North line of West Hundred Road and better lmown as 3256 West Hundred Road. Tax ID 794-655-3890. Existing Zoning: R-7 Size: 0.7 acre Existing Land Use: Single- family residential Adiacent Zoning and Land Use: North, South, East and West - R-7 and R-MF; Single-family and multifamily residential UTILITIES Public Water System: There is an eight (8) inch water line extending along the north side of West Hundred Road, adjacent to this site. The existing structure is connected to the public water system. Use of the public water system is required by County Code. Public Wastewater System: There is an eight (8) inch wastewater collector line extending along West Hundred Road, adjacent to this site. The existing structure is not connected to the public wastewater system. 2 07SN0247 - APR25- BOS Connection to the public wastewater system is required by County Code if a new structure is built. Health Department: Converting a residence into a commercial property will require an evaluation of the onsite sewage system. An Authorized Onsite Soil Evaluator (AOSE) or Professional Engineer (PE) can perform the evaluation to determine the usage of the private septic system for the business and mak:e recommendations and/or design an acceptable system. The Health Department must approve the continued use of a private septic system on this site. ENVIRONMENT AL Drainage and Erosion: The subject property drains to the rear through Pleasantdale Subdivision, Section A, which was recorded in 1963. There are no existing or anticipated on- or off-site erosion problems. There are no on-site drainage problems and currently no off-site drainage problems; however, many years ago a drainage problem existed on both sides of West Grove Avenue, to the north of this site. The Department of Environmental Engineering, over the years, has been able to neutralize the problems with minor improvements. If there is any additional impervious area or destruction of any trees on the back: of the property, the drainage problems will recur. Offsite easements will need to be obtained to develop the property any further, unless any new development is designed to drain to Route 10. PUBLIC FACILITIES Fire Service: The Dutch Gap Fire Station, Company Number 14, and Forest View Volunteer Rescue Squad currently provide fire protection and emergency medical service (EMS). This request will have a minimal impact fire and EMS. Transportation: The property is located on the north side of West Hundred Road (Route 10) east of Osborne Road. The property is currently zoned Residential (R-7) and a single family home has been constructed. The applicant is requesting rezoning from R-7 to Corporate Office (0-2). Based on general office trip rates, conversion of the existing structure to an office could generate approximately 100 average daily trips. These vehicles would initially be distributed along Route 10, which had a 2005 traffic count of 30,728 vehicles per day. Based on the volume of traffic it carried during peak: hours, Route lOin this area was functioning at an acceptable level (Level of Service C). 3 07SN0247 - APR25- BOS 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 along Route lOin accordance with that Plan. (Proffered Condition) LAND USE Comprehensive Plan: Lies within the boundaries of the Chester Plan which suggests the property is appropriate for office/residential mixed use uses. Area Development Trends: The area is characterized by single-family residential uses in Pleasant Dale, Dalewood and Oak1and subdivisions, as well as multifamily residences in the adjacent Stone Manor Village development to the southeast. Some of the residences in this area along the West Hundred Road corridor have received approval for office zoning and have been converted for such use, consistent with the recommendations of the Plan. Site Design: The request property lies within the Chester Village Corridor East area of the Chester Village District. The purpose of the Village District standards is to recognize unique villages within the county and to maintain and reinforce the character, identity and pedestrian scale by continuing and enhancing existing patterns of development. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance, which address street lights, street tree plantings, access, park:ing, landscaping, architectural treatment, setback:s, signs, buffers, utilities, and screening of dumpsters and loading areas. Buffers and Screening: Adjacent property to the north is zoned Residential (R-7) and occupied by a single family residence. The Zoning Ordinance will require a minimum fifty (50) foot buffer along the northern, property boundary of the request site. At the time of site plan review the Planning Commission may modify this buffer under certain circumstances. In addition, at such time that adjacent residential property is zoned or utilized for a non-residential purposes, the buffer can be further reduced or eliminated. CONCLUSION The proposed zoning and land uses conform to the Chester Plan which suggests the property is appropriate for office/residential mixed use uses. In addition, the proposed zoning and land uses are representative of, and compatible with, existing and anticipated area development. 4 07SN0247 - APR25- BOS Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (3/20/07): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended approval and acceptance of the proffered condition on page 2. AYES: Messrs. Geck:er, Gulley, Bass, Litton and Wilson. The Board of Supervisors, on Wednesday, April 25, 2007, beginning at 6:30 p.m., will tak:e under consideration this request. 5 07SN0247 - APR25- BOS This page is blank:. I ~ . I . :..II .., t. .....,:;; l..1 ....1 --... 11.' . I - ,- ... 1 .. .