92SN0114
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F~br~ary-i8i-i9g~-ep€
March 25. 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
92SN0114
Gassan J. Aboulhosn
Bermuda Magisterial District
North line of Willis Road
REQUEST: Rezoning from General Business (B-3) to General Business (C-S).
PROPOSED LAND USE:
A monopole communications tower is planned on the northeast portion. of
the property. With. approval of this request, the entire site could" be
developed for any permitted or restricted. C-5 us.e4-
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE. PRO~ CONDITI:ON ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed. zoning. and. land us'e complies. wi.th the Central Area Land...
Use and Transportation Plan which designates the property for
commercial use.
B. The proposed zoning and land. uses are representative of, and
compatible with, exis.ting. area zoning and. development.
C. The development standards of the Zoning Ordinance ensure quality'
development and. land use compatibility. By rezoning to the C-S
category, the 1989 Zoning Ordinance. standards will become applicable.
These standards provide better design criteria. than the ttold" Zoning
Ordinance..
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION a CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF 10
CONDITIONS WITH ONLY A "CPCft ARE ADDITIONAL. CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION a THE ONLY CONDITION THAT MAY BE. IMPOSED IS 1\ B1JFFER
CONDITION. THE PROPERTY OWNER MAY PROFYKR OTHER CONDITI.ONS it )
PROFFERED CONDITION
(STAFF/CPC)
Prior to site plan approval for any development other than a
communication tower and support equipment., forty-five (45) feet
of right of way on the north side of Willis Road, measured from
the center line of that part of Willis Road immediately adj acent
to the property shall be dedicated,. free and. unrestricted, to and
for the benefit of Chesterfield CountYa
GENERAL INFORMATION
Location:
Fronts the north line of Willis Road., eas.t of Jefferson. Davis Highway'. Tax
Map 81-8 (1) Parcel 91 (Sheet 23).
Existing Zoning;.
B-3
Size:
2.17 acres
Existin~ Land Use:
Vacant
Adiacent Zoning & Land Use:
North - R-7j Vacant
South - B-3; Commercial
East - B-3 and C-5j Commercial.
West - B-2 and B-3; Single family residential. or commerciaL
PUBLIC FACILITIES
Utilities:
Water:
The public water system is available. The proposed. cellular. tower
will not necessitate. the use of water unless the accompanying control
building wil~ contain toilet facili.ties.. Other C- 5 uses which could
be developed on this site may require water for domestic and fire
protection purposes. rhe use of the public water system will. be
required by Ordinance f.or any structure which will use water as there
is an existing water main wi.thin. 200 feet of the. site. (Chapter 20 J
Article II, Section 20-42). TIle computer-simulated flow test
indicates suf.ficient flow and pressure to meet the domestic and. fire
protection demands for this site.
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Sewerall;.e:
The publi.c wastewater system. is available. The proposed cellular.
tower will not require, sanitary disposal facilities, unless the
accompanying control building wi~ contain toilet facilities. Other
C-S uses which could be. developed may generate. SAn; T::Iry was.tes.. The
use of public wastewater system. may be required by Ordinance. for' any
structure whi.ch will generate. wastewater if one of the f.ollowing
applies: ( 1) the structure is within- 200 feet of the exiting
waste.water line in Willis. Road (Chapter. 2.0 J Article III.,. Section
20-63) or (2) the structure.. wil~ use more th'an 3,000 gallons of.' water
per day (Chapter 20, Art.icle XI, Section 20-1.95)..
Draina~e and Erasion:
Site drains to ~illis Road to tbe south and the.nt-- via storm. sewers and
small creeks-, to the. James River. No existing, or anti.cipated on- or
off-site drainage. or erosion problems-. May be necessary to obtain off-.-site
drainage easements.
Fire Service:
Bensley Fire Station.~ Company 113.. The proposed z'oning', and- land uses wil~
not generate additional need for fire, protection services..
Trans.portation:
This request will- not limit development. to a speci.fic land use-; therefore,
it is diff.icult to anticipate. traffic. generation. The proposed. use.,.
communication tower, will generate mini.ma1- tra.f:fic. Based on other
permitted uses, such as. a fast food restaurant: with drive th1:00gh~ window,
d'evelop:ment could ge.ne..rate. approximat:ely 1,.900 averaga daily trips.. These
vehic.les will be distributed along Willis- Road.. which had. a 1990 tra.ff:i.c
count of 9,845 vehicles per day.
The. Thorou~hf.are Plan i.dent.ilies Willis Road 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 from the.
centerline of Willis Road- in accordance.. with that Plan. (Proffered
Condition)
Development must adhere to the Zoning Ordinance relative to access. and
internal circulation.. (Article 7). Since Willis. Road, adjacent to the
subject property, is a four (4) lane undivided. facility, the applicant has
not been r eques ted- to provide additional road improvements. At time of
site plan review, specific recommendations will be provided. regarding
access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of ~he :~!tral Area. Land Use and Trans~ortation
Plan, which designates the propert;1 for ~ommercial use ~
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92SNOl14/PC/MAR25K
Area Development Trends;
The area surrounding the request property is characterized by commercial
and residential- zoning and ,has been developed for commercial and.
residential uses or is vacant. It is antic.ipated. that. the existing
residential zoning to the east:.'fr.and. immediately to the.. north will. eventually
be developed for non-residential uses.
Zoning History;
On September 25, 1974, the Board of Supervisors, upon. a favorable
recommendation from the PIAnn;ng Commission, approved. rezaning to Gener'aL
Bus iness (B- 3) on a port ion of the request property'. Subsequently, on
December 12, 1984 t the Board of Supervisors, again upon a favorable
recommendation f.rom the Planning, Commission, approved rezoning to General
Business (B=3) on the remainder of the request property. ;
Site Design.:
The request property lies within the Jefferson Davis Highway Northern Area.
Post Develop~t. Area.. Development must conform. to the sf" ::ITlc1;:l-rds. of the
Zoning Ordinance which. address access,,. parking, landscaping_, architectural
treatment-, setbacks, signs, buffers" utilities-,. and sCI:een.in~ of- dumpsters:
and loading areas. Further J- at the time of s.ite plan review t stafI will
encourage the preservation of high-story trees. surroundmg, the proposed
tower site.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible-
to public rights of way can be constructed, oE unadorned concrete, bloCk, or
corrugated and/ or sheet- metal. Mechanical. equipment, whether' ground.-level
or rooftop ~ must be shielded and screened from public rights of way..
Buffers & Screenin~:
The Zoning Ordinance requires that solid_ waste storage- areas ( i.. e.. ,
dumpsters, gar.bage cans, trash. compactors,. etc.) be screened- nom. view of
adj acent prope.I:ty and, public. rights. of way by a solid fenc.a, wall" dense
evergreen- plantings or architec.tural feature..; be separa:t:ed. from any
res identially zoned property or any property being~ used. for residential
purposes by the principal building.; and. that such area within 1,000 feet of_
any residentially zoned property or property used f.or residential purposes- _
not be serviced between the hours of 9: 00 p. m. and 6: 00 a. m. In addi.tion~,.
sites must be designed and buildings oriented sa that- loading areas axe
screened fram. any property where loading. areas are prohibited. and from.
public rights of way.
With the approval of. this request, outside storage would be permi.tte.d.
Outside storage areas must be screened from view of adjacent properties
which have no such areas and, public- rights of way.
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Adjacent property to the north is zoned Residential. (R-7). The Zoning
Ordinance. requi:t:es a minimum 100 foot buffer along, the northern property
boundary of the request site.. At the time of site. plan. revie.w,. the
Planning Comm.ission may modif.y this. buffer if it is det-prm;npn that
adequate screening. can. be provided in a. lesser width. In addition, at such.
time that adjacent residential.. property is zoned or utilized for a'-
non-resident.ial- use.,. the buffer: can._ be furt.b.er redu.ced- or p.l im;n~1-prl.
Conclusions:
The proposed zoning and- land use. c.omplies with the Central Area Land:. Use
and. T.ransportation Plan. which designates. the. property. far: comme:r:c.ial us.e..
Further, the- proposed zoning is- representative; of-t and compatible with,. the-
existing cOJmnerCiaL zonings. and land, uses. in the area. By rezoning. the:
property to C-S, compl;~~rp witn the 1989 Zon~ OLn;n~n~p. sr~nn~T~.wLLL
be required'.. These development standards ensure quality development and
land use compatibility.. Therefore,. approval of this request is
recommended..
CASE HISTORY
Planning Commission Meeting' (2}18!92):
The applicant accepted the recn~nd~tion. There was no oppositio~present
to the rezoning request..
On motion of Mr. Cunningham',. seconded by Mr. Easter.
recommended. approval of this request and.. acceptance.. of
conditi~ on page, 2.
the Ccmmrl.ssian
the proff.ered
AYES: Unanimous ..
It should- also be noted that the Cnmmi ~~i.aJL found the proposed tower to be-
in Substantial Accord with the Comprehensive Plan..
The Board of Supervisors, on Wednesday, March. 25, 1992, beginning at 7 :00 p.m.,
will. take under consideration. this, request.
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92SN0114/PC/MAR25K
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AREA OF REQUESTED PROPERTY
PROPOSED FOR 125' TOWER
~DOd
~Of\D
92SN0114-Z