07SN0283
L^1priI17, 2007 CPC
May 23,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0283
Ellmer Properties Chesterfield II LLC
Bermuda Magisterial District
Off the south line of Ruffin Mill Road
REQUEST: Rezoning from General Industrial (1-2) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned. Specifically, expansion of an existing automobile
dealership is proposed; however, should this request be approved, other uses
permitted by-right or with restriction the General Business (C-5) District would also
be allowed.
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 Consolidated Eastern Area
Plan which suggests the property is appropriate for general commercial use.
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
Providing a FIRST CHOICE commnnity through excellence in public service
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 CONDITION
(STAFF/CPC)
The public water and wastewater systems shall be used. (U)
GENERAL INFORMATION
Location:
Off the south line of Ruffin Mill Road, east ofl-95. Tax ill 805-637-Part of 4128.
Existing Zoning:
1-2
Size:
3.9 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and East - 1-2; Commercial uses or vacant
South and West - C-5; Commercial uses or vacant
UTILITIES
Public Water System:
There is an existing thirty (30) inch water line extending along the south side of Ruffin Mill
Road, approximately 650 feet north of the request site. Use of the public water system has
been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending along a portion of
Walthall Center Drive that terminates approximately 430 feet west of this site. Use of the
public wastewater system has been proffered. (Proffered Condition 1)
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07SN 0283-1v1A Y23- BOS
ENVIRONMENT AL
Drainage and Erosion:
The subj ect property drains via tributaries to the Appomattox River. There are currently no
on- or off-site drainage or erosion problems and none are anticipated after development.
PUBLIC FACILITIES
Fire Service:
The Phillips Volunteer Fire Station, Company Number 13, and Ettrick-Matoaca
Volunteer Rescue Squad currently provide fire protection and emergency medical
service. This request will have a minimal impact on fire and EMS.
Transportation:
The property (3.9 acres) is generally located south of Ruffin Mill Road and east of
Interstate 95. The property is currently zoned General Industrial (1-2) and the applicant is
requesting rezoning to General Business (C-5).
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could
generate approximately 220 average daily trips (ADT). Based on shopping center trip
rates, development could generate approximately 3,690 ADT. Traffic generated by this
development will be distributed along Ruffin Mill Road, which had a 2005 traffic volume
of 11,311 ADT. Based on the current volumes of traffic it carries during peak hours,
Ruffin Mill Road is at capacity (Level of Service E).
At time of site plan review, specific recommendations will be made regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for general commercial use.
Area Development Trends:
Area properties are zoned General Business (C-5) and General Industrial (1-2) and are
occupied by commercial uses (vehicle sales businesses) or are vacant. It is anticipated that
general commercial uses will continue in the area as recommended by the Plan.
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07SN 0283-1v1A Y23- BOS
Development Standards:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, architectural treatment, setbacks, parking, signs,
buffers, utilities and screening. The purpose of the Emerging Growth District Standards is
to promote high quality, well-designed projects. Development of the request property will
be subject to these Ordinance standards.
CONCLUSION
The proposed zoning and land uses would conform to the Consolidated Eastern Area Plan which
suggests the property is appropriate for general commercial use. 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 Commi ssi on Meeting (4/1 7 /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. Gecker, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, May 23,2007, beginning at 6:30 p.m., will take under
consideration this request.
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07SN 0283-1v1A Y23- BOS
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