91SN0276
410. . .
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No~ember-ig,-199t-€pe
Beeember-9,-i99i-6P6
December 11. 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0276
Frederick T. and Evelyn J. Gray
Bermuda Magisterial District
South line of East Hundred Road
REQUEST,: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON DECEMBER 9, 1991. STAFF
WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD'S PUBLIC HEARING.
STAFF RECOMMENDATION
Recommend denial for the following reason:
While the proposed zoning and land uses generally conform to the Eastern.
Area Land Use and Transportation Plan., the transportation impacts, as
discussed herein, have not been addressed. Until those impacts are
adequately addressed, staff cannot support this request.
(NOTE: THE CONDITIONS NOTED WITH t1STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPCtl ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
PROFFERED CONDITION
(STAFF)
Prior to obtaining a building permi t, one of the following shall be
accomp~ished for fire protection:
A. The owner, developer or assignee(s) shall pay to the County
$150 per 1 ,000 square feet of gross floor. area adjusted
upward or downward by the same percentage that the Marshall
Swift Building Cost Index increased or decreased between
June 30~ 1991, and the date of payment.- With the approval
of the County's Fire Chief, the owner, developer or
assignee(s) shall receive a credit toward the required
payment for the cost of :iny fire suppression system not
otherwise required by la~ which is il1cluded as a part of the
development.
OR
B. The owner, developer or ass ignee( 5) shall provide a fire
suppression system not otherwise required by law which the
County's Fire Chief determines substantially reduces the
need for County facilities otherwise necessary for fire
protection.
GENERAL INFORMATION
Location:
Fronts the south line of East Hundred Road and the east and west lines of
Kingston Avenue and is located at the intersection of these roads. Tax Map
118-14 (1) Parcels 19 and 24 (Sheet 33).
Existing Zoning:
A
Size:
54.7 acres
Existing Land Use:
Vacant
Ad;acent Zoning & Land Use:
North - R-15 with Conditional Use Planned Development to permit commercial
uses, A and B-3; Single family residential, commercial or vacant
South - R-7; Single family residential
East - M-l and A; Vacant
West - A; Single family residential or vacant
PUBLIC FACILITIES
Utilities:
Water:
The public water system is available and its use is required by
Ordinance.
Wastewater:
The public wastewater system is available and its use may be required
by Ordinance (Chapter 20, Article III, Section 20-63 and Article XI,
Section 20-195). The applicant has indicated the intention to use the
public systems.
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Drainage and Erosion:
Site drains to Johnsons Creek adjacent to the site. No on- or off-site
erosion problems exist; however, the downstream floodplain is very wide and
subjects some areas to flooding. High run-off associated with the proposed
use will aggravate flooding during lower frequency storms. It may be
necessary to acquire off-site drainage easements.
Effective November 15, 1991, the Chesapeake Bay Ordinance will be
re-implemented. , Johnsons Creek is classified as a perennial stream and, as
sucht will be subject to a 100 foot conservation area. Staff would
recommend that runoff be retained using, at a minimum, a two (2) year
pre-development release rate and a ten (10) year post-development release
rate.
Fire Service:
Enon F ire Station, Company /16. Provide County water and fire hydrant
placement for fire protection purposes in compliance with nationally
recognized standards (i.e~, National Fire Protection Association and
Insurance Services Office). Fire lanes must be provided as per the
Chesterfield Fire Prevention Code, Section 313.
The proposed zoning and land uses will generate additional need for fire
protection services. Proffers have been received to address this
need. (Proffered Condition)
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on shopping center
trip rate, development could generate approximately 15,500 average daily
trips. These vehicles would be distributed along Route 10 which had a 1990
traffic count of 26,050 vehicles per day.
The Thoroughfare Plan. identifies Route 10 as
recommended right of way width of 120 to 200 feeta
of right of way measured from the centerline
dedicated in accordance with that Plan.
a major arterial with
One hundred (100) feet
of Route 10 should be
The Eastern Area Land Use and Transportation Plan recommends light
industrial for the area along 1-295 south of the subject property. The
Plan recommends that a north! south road (Kingston Avenue Extension) be
provided from Route 10 through the subject property to serve that planned
industrial area. The Eastern Area Plan also recommends an east/west road
through the subject .property paral1e~ to Route 10 connecting Kingston
Avenue to Inge Road.
Development must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7). Mitigating road improvements must be
provided for requested densities to achieve an acceptable level of service.
To evaluate the impact of this request, a traffic analysis is needed. An
analysis was submitted on November 14, 1991. Staff is in the process of
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reviewing the analysis. It is doubtful that the review will be completed
prior to the Commission's December 9, 1991, public hearing. Until
acceptable proffers for right of way dedication and mitigating road
improvements are submitted, t}le Transportation Department cannot support
this request.
LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation.
Plan which designates the property for commercial/office, light industrial
and lOO-year floodplain uses.
Area Development Trends:
Development along this portion of East Hundred Road is characterized by a
mix of agricultural, residential and commercial zoning and land uses or
vacant land.
Conclusions:
~. r
While the proposed zoning and land use conform to the Eastern Area Land Use
and Transportation Plan, the applicant has failed to address the
transportation impacts, as discussed herein. With these impacts not being
addressed, staff cannot support this request. Therefore, denial of this
request is recommended. As stated in the Transportation Section, an
analysis was submitted on November 14. The Transportation Department is
reviewing the analysisj however, it is doubtful that the review will be
completed pr iar to the Commiss ion I s December 9 J 1991 , public hearing.
Until the analysis has been approved and acceptable proffers for mitigating
road improvements provided, staff cannot support the request.
CASE HISTORY
Applicant (11/14/91):
A traffic analysis was submitted to the Transportation Department.
Planning Commission Meeting (11/19/91):
The Commission deferred this case to a special meeting on December 9, 1991.
The Board of Supervisors on Wednesday, December 11, 1991, beginning at 2: 00
p.m., will take under consideration this request.
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. EASTERN AEA
LAND USE
AMENDMENT
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