07SN0252
l\farch 20, 2007 CPC
April 25, 2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0252
William K. Thibault
Bermuda Magisterial District
East line of Jefferson Davis Highway
REQUEST: Rezoning from Agricultural (A), Community Business (C-3) and General Industrial
(1-2) to Light Industrial (I-I) plus proffered conditions on an adjacent 3.7 acre parcel
zoned Community Business (C-3).
PROPOSED LAND USE:
Commercial and 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 industrial zoning and land uses conform to the Southern Jefferson
Davis Corridor Plan which suggests the property is appropriate for light industrial
use.
B. While the existing Community Business (C-3) zoning does not comply with the
Plan, the proffered conditions offer use restrictions that would not otherwise be
applicable.
(NOTE CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
Providing a FIRST CHOICE community through excellence in public service
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.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
1.
Uses. For that portion of the property zoned Community Business
(C-3) the following uses shall not be permitted:
a. Taxidermies
b. Park: & Ride Lots
c. Indoor Flea Mark:ets
d. Greenhouses or Nurseries
e. Fraternal Uses (P)
2.
Dedication. Prior to any site plan approval or within sixty (60)
days from a written request by the Transportation Department,
whichever occurs first, sixty (60) feet of right-of-way along the
east side of Jefferson Davis Highway (Route 1/301), measured
from the centerline of that part of Route 1/301 immediately
adjacent to the property, shall be dedicated, free and unrestricted,
to and for the benefit of Chesterfield County. (T)
3.
Access. Direct vehicular access from the property to Route 1/301
shall be limited to one (1) entrance/exit. The exact location of this
access shall be approved by the Transportation Department. (T)
4.
Road Improvements. The developer shall be responsible for the
following improvements:
A. Construction of additional pavement along Route 1/301 at
the approved access to provide left and right turn lanes, if
warranted based on Transportation Department standards.
B. Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for the
improvements identified above. (T)
5.
Phasing Plan. Prior to any site plan approval, a phasing plan for
the required road improvements, as identified in Proffered
Condition 4, shall be submitted to and approved by the
Transportation Department. (T)
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07SN0252- APR25- BOS
GENERAL INFORMATION
Location:
East line of Jefferson Davis Highway, north of Ruffin Mill Road. Tax IDs 801-644-1869
and 2341.
Existing Zoning:
A, C-3 and 1-2
Size:
8.9 acres
Existing Land Use:
Single- family residential or vacant
Adiacent Zoning and Land Use:
North - C-3 and I-I; Commercial or vacant
South - 1-2 with Conditional Use and C-3; Vacant
East - A and 1-2; Vacant
West - C-5; Commercial
UTILITIES
Public Water System:
There is a twenty-four (24) inch water line extending along Jefferson Davis Highway within
an easement across this site. In addition, an eight (8) inch water line extends along the
western side of Jefferson Davis Highway opposite this site. Use of the public water system
is required by County Code.
Public Wastewater System:
There is a twenty-four (24) inch wastewater trunk: line extending along the eastern boundary
and a portion of the southern boundary of the request site. Use of the public wastewater
system is required by County Code.
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07SN0252- APR25- BOS
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the south through tributaries of Ashton Creek: and then via
Ashton Creek: to the Appomattox River. There are no existing or anticipated on- or off-site
drainage or erosion problems.
Water Quality:
Prior to a site plan being submitted, a perennial flow determination will need to be reviewed
and approved by Environmental Engineering's Water Quality Section. If found to be
perennial, a 100 foot conservation area will be required adjacent to the wetlands inside of
which uses are very limited.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company 14 and Bensley Bermuda 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 (8.9 acres) is currently zoned Agricultural (A), General Industrial (1-2), and
Community Business (C-3). The applicant is requesting rezoning on the eastern half of
the property to Light Industrial (1-2) and has included the western half of the property,
which is zoned C-3, for the purpose of proffering conditions. This request will not limit
development to a specific land use; therefore, it is difficult to anticipate traffic generation.
Based on shopping center and light industrial trip rates, development could generate
approximately 2,830 average daily trips. These vehicles will be distributed along
Jefferson Davis Highway (Route 1/301), which had a 2005 traffic count of 19,505
vehicles per day. The capacity of the four-lane section of Route 1/301 between Happy
Hill Road and Old Bermuda Hundred Road is acceptable (Level of Service B) for the
volume of traffic it currently carries. No public road improvements in this part of the
county are currently included in the Six-Year Improvement Plan.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended
right-of-way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60)
feet of right-of-way, measured from the centerline of Route 1/301, in accordance with
that Plan. (Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal circulation (Division 5). Access to major
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07SN0252- APR25- BOS
arterials, such as Route 1/301 should be controlled. The applicant has proffered that
direct access from the property to Route 1/301 will be limited to one (1) entrance/exit.
(Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered to
construct additional pavement along Route 1/301 at the approved access to provide left
and right turn lanes, based on Transportation Department standards (Proffered Condition
4). The applicant has developed a preliminary schematic plan for development, which
shows retail and office/warehouse uses on the property. Based on this plan, both left and
right turn lanes will be warranted.
At time of site plan review, specific recommendations will be provided regarding access,
internal site circulation and required road improvements.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern Jefferson Davis Corridor Plan which suggests
the property is appropriate for light industrial use.
Area Development Trends:
This portion of the Jefferson Davis Highway corridor is characterized by commercially and
industrially zoned properties and have been developed for industrial uses or remain vacant.
Commercial and industrial uses are expected to continue in this area, as suggested by the
Plan.
Development Standards:
The property currently lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, setback:s, park:ing, signs, buffers,
utilities and screening of outside storage for properties in this District. The purpose of
the Emerging Growth District Standards is to promote high quality, well-designed
projects. Redevelopment of the property or new construction must comply with these
standards.
Uses:
The applicant has included in this request, property fronting Jefferson Davis Highway
that is currently zoned Community Business (C-3). While this property is to remain
zoned C-3, Proffered Condition 1 further restricts uses that would be allowed on this
portion of the property.
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07SN0252- APR25- BOS
CONCLUSION
The proposed industrial zoning and land uses conform to the Southern Jefferson Davis Corridor
Plan which suggests the property is appropriate for light industrial use. While the existing
Community Business (C-3) zoning does not comply with the Plan, the proffered conditions offer
some use restrictions on that portion of the property.
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 conditions 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.
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07SN0252- APR25- BOS
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