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07SN0352 July 17, 2007 CPC August 22,2007 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDA TION 07SN0352 Rus BecldN B Goodwyn & Sons Bermuda Magisterial District North and south lines of Bellwood Road REQUEST: Conditional Use to allow General Business (C-5) uses in a General Industrial (1-2) District. PROPOSED LAND USE: In addition to the currently permitted industrial uses, commercial uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. AYES: MESSRS. GECKER, GULLEY, BASS AND WILSON. ABSENT: MR. LITTON. STAFF RECOMMENDATION Recommend approval for the following reasons: A. While the Jefferson Davis Highway Corridor Plan suggests the property is appropriate for general industrial use, the proposed uses will support the commercial needs of the existing building supply/lumber business. B. The proposal meets the intent of the Plan to foster new business development. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE Providing a FIRST CHOICE community through excellence in public service RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITION (STAFF/CPC) In addition to the uses permitted in the General Industrial (1-2) District, those uses permitted by right or with restrictions in the General Business (C-5) District shall be permitted. (P) PROFFERED CONDITIONS (STAFF/CPC) 1. Access. Direct vehicular access from the parcels identified as Tax ID 793-675-3644 and 793-674-6970 to Bellwood Road shall be limited to three (3) existing entrances/exits and one (1) existing entrance/exit, respectively. Any modification to these accesses shall be approved by the Transportation Department. (T) (STAFF/CPC) 2. Right-of-Way Dedication. Prior to any site plan approval or within ninety (90) days of a written request by the Transportation Department, whichever occurs first, thirty-five (35) feet of right- of-way on the south side of Bellwood Road immediately adjacent to the parcel identified as Tax ID 793-674-6970, measured from the centerline of Bellwood Road shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) GENERAL INFORMATION Location: Fronts the north and south lines of Bellwood Road, east of Jefferson Davis Highway. Tax IDs 793-674-6970 and 793-675-3644. Existing Zoning: 1-2 Size: 29.8 acres Existing Land Use: Industrial and vacant 2 05SN0352- A U G 22- BOS Adiacent Zoning and Land Use: North - 1-2 & R-7; Industrial, CSX Railroad, single family residential or vacant South, East and West - 1-2; Industrial or vacant UTILITIES Public Water System: There is an existing twelve (12) inch water line extending along the south side of Bellwood Road within an easement across this site. The existing buildings on the request site north of Bellwood Road are connected to the public water system. Use of the public water system is required by County Code for any new structure built on this site. Public Wastewater System: There is an existing eight (8) inch wastewater collector line extending along a portion of Bellwood Road, adjacent to this site. The existing structures on the northern parcel of the request site are connected to the existing eight (8) inch wastewater collector line and use will be required by County Code for any future structures built on that parcel (GPIN: 793-675- 3644). Due to the depth of the existing wastewater line in Bellwood Road, public wastewater service is not available to that portion of the request site south of Bellwood Road. A thirty-six (36) inch wastewater trunk: line extends along Kingsland Creek: approximately seven hundred (700) feet south of this site. From this existing thirty-six (36) inch line, a private ten (10) inch wastewater line extends onto the southern portion of the request site south of Bellwood Road (parcel GPIN: 793-674-6970) and serves the adjacent property east of this site. The public wastewater system will not be available to serve future development of parcel GPIN: 793-674-6970 until any necessary repairs or improvements are made to the private ten (10) inch line to allow the line can be tak:en into the public wastewater system. Use of the public wastewater system will be required by County Code for any future development of parcel GPIN: 793-674-6970. ENVIRONMENT AL Drainage and Erosion: The subject property to the north of Bellwood Road, drains to the west and east and then via open ditches and culverts to the south to Kingsland Creek:. There are no lmown on- or off- site drainage or erosion problems and none are anticipated after development. 3 05SN0352- A U G 22- BOS PUBLIC FACILITIES Fire Service: The Centralia Fire Station, Company Number 17, currently provides fire protection and emergency medical service. This request will have minimal impact on fire and EMS. Transportation: The property (29.8 acres) is currently zoned General Industrial (1-2). Part of the property located north of Bellwood Road has been developed for industrial uses. The applicant is requesting a Conditional Use to permit General Business (C-5) uses on the entire property. This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on shopping center trip rates, development/redevelopment of the entire site could generate approximately 13,800 average daily trips (ADT). Traffic generated by development of the property will initially be distributed along Bellwood Road to Jefferson Davis Highway (Route 1), which had a 2006 traffic count of 19,278 average daily trips. Based on the volume of traffic it carries during peak: hours, Jefferson Davis Highway is functioning at an acceptable level. (Level of Service B) The property is located within the Jefferson Davis Highway Enterprise Zone. Based on the Board of Supervisors' policy regarding development within the Enterprise Zone, road improvements will not be required by the county. When the Board of Supervisors adopted this policy, they instructed staff to continue to 1) request right-of-way consistent with the Thoroughfare Plan; and 2) review and recommend access control along Jefferson Davis Highway and other Thoroughfare Plan roadways within the Enterprise Zone. Road improvements may be required by the Virginia Department of Transportation. The Thoroughfare Plan identifies Bellwood Road as a collector with a recommended right-of -way width of seventy (70) feet. Thirty-five (35) feet of right-of-way, measured from the centerline of Bellwood Road, should be dedicated in accordance with that Plan. The applicant has proffered to provide right-of-way dedication in accordance with the Thoroughfare Plan.(Proffered Condition 2) The Virginia Department of Transportation Six- Year Improvement Program includes a project to replace the bridge along Jefferson Davis Highway (Route 1) over the Seaboard Coastline Railroad track:s just north of the property, currently scheduled to begin construction in the Spring of 2011. Development must adhere to the Development Standards Manual in the Zoning Ordinance relative to access and internal circulation (Division 5). Access to collectors, such as Bellwood Road, should be controlled. The applicant has proffered to limit access to the existing entrance/exit points; however, any modification to the existing access points will require the Transportation Department approval. (Proffered Condition 1) 4 05SN0352- A U G 22- BOS At time of site plan review, specific recommendations will be provided regarding access and internal circulation. LAND USE Comprehensive Plan: Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests the property is appropriate for general industrial use. The Plan further encourages efforts relative to revitalization and investment in the Corridor. Area Development Trends: The area along Bellwood Road is characterized by industrial uses while properties along the Jefferson Davis Highway corridor in the vicinity of the request site have developed for commercial and industrial uses. These uses are expected to continue in accordance with the Plan. Development Standards: The request property lies within the Jefferson Davis Highway Corridor District. Redevelopment of the site or new construction must conform to the requirements of the Zoning Ordinance, which address standards to encourage reinvestment and revitalization of the area. CONCLUSION While the Jefferson Davis Highway Corridor Plan suggests the property is appropriate for general industrial use, the proposed uses will support the needs of the existing industrial use by providing commercial uses, specifically home center uses to support the existing building supply/lumber business. In addition, the proposal meets the intent of the Enterprise Zone and Plan to foster new business development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (7/17/07): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended approval subject to the condition and acceptance of the proffered conditions on page 2. 5 05SN0352- A U G 22- BOS AYES: Messrs. Geck:er, Gulley, Bass and Wilson. ABSENT: Mr. Litton. The Board of Supervisors, on Wednesday, August 22, 2007, beginning at 6:30 p.m., will tak:e under consideration this request. 6 05SN0352- A U G 22- BOS CV) I ......... CI) ~ ~ Q o ~ ...... uj CQ ------------------ u> - - - ------ _ JE.;i€.~sON o~,,\S ~ I ~ N It) M · 0::) Z. CJ).~ I'-S O[j This page is blank:.