91SN0178
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B@eember-9,-i99t-€P6
December 11, 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0178
James W. Enochs, Jr.
Bermuda Magisterial District
South line of East Hundred Road
REQUEST.:
Rezoning from Agricultural (A)
Community Business (C-3).
and Community Business
(B-2)
to
PROPOSED LAND USE:
Commercial uses are planned.
(NOTE: The applicant has requested withdrawal of Lot 50 on Tax Map 118-9 (2)
Westover Farms which is the westernmost lata)
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDFJ\ THIS REQUEST ON DECEMBER g, 1991. STAFF
WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD1S PUBLIC HEARING.
STAFF RECOMMENDATION
Recommend acceptance of withdrawal of Lot SO and approval of rezoning of the
remaining lots for the following reasons:
A. The requested zoning and land uses conform to the Eastern Area Land
Use and Transportation Plan Amendment which designates the property
for commercial/office use.
B. The proposed zoning and land uses are representative of, and
compatible with, area development trends.
C. The development standards of the Zoning Ordinance coupled wi th the
proffered conditions will further ensure quality development and land
use compatibility.
( NOTE: THE CONDITT ONS NOTED WITH 11 STAFF I CPC' 1 WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A 1ISTAFF" fu"'lli RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A ttcpc" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF)
1.
Prior to issuance of a building permit, one "hundred (100) feet of
right of way on the south side of Route 10 measured from the
centerline of Route 10 shall be dedicated, free and unrestricted,
to and for the benefit of Chesterfield County.
(STAFF)
2.
To provide for an adequate roadway system at the time of the
complete development, the developer shall" be responsible for the
following:
A. Construction of additional pavement along the eastbound
lanes of Route 10 to provide an additional lane of pavement
(i.e., third through lane) for the entire property frontage.
B. Construction of additional pavement along the eastbound
lanes of Route 10 to provide a separate right-turn lane at
the approved access. At the time of site plan review, this
requirement may be eliminated by the Transportation
Department if the proposed traffic volumes do not warrant
the turn lane.
c. Closing the existing crossover on Route 10 adjacent to the
subject property.
(STAFF)
3.
Prior to obtaining a building permit, one of the following shall
be accomplished for fire protection:
A. For building permits obtained on or before June 30, 1991,
the owner, developer or assignee(s) shall pay to the County
$150 per 1,000 square feet of gross floor areaa If the
building permit is obtained after June 30, 1991, the amount
of the required payment shall be adjusted upward or downward
by tlle same percentage that the Marshall Swift Building Cost
Index increased or decreased between June 30, 1991, and the
date of the 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 any fire
suppression system not otherwise required by law which is
included as a part of the development.
OR
B. The owner, developer or assignee( s) shall provide a . fire
suppression system not otherwise required by law which the
County's Fire Chief determines substantially reduced the
need for County facilities otherwise necessary for fire
protection.
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91SN0178/PC/DECllH
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GENERAL INFORMATION
Location:
South line of East Hundred Road, west of Bermuda Orchard Lane. Tax Map
118-9 (2) Westover Farms, Lots 50, 53, 54 and 57 (Sheet 33).
(NOTE: The applicant has requested withdrawal of Lot 50.)
Existing Zoning:
A and B-2
Size:
2.74 acres
(NOTE: If Lot 50 is withdrawn, the total size will be 1.87 acres.)
Existing Land Use:
Single family residential or vacant
Ad;acent Zoning & Land Use:
North - B-2; Single family residential, commercial or vacant
South - A; Vacant
East - A and B-2; Vacant
West - B-2; Vacant
PUBLIC FACILITIES
Utilities:
Water:
A public water line is available and its use is required by Ordinance.
Sufficient water pressure should be available.
SeweraJ;e:
A public wastewater line is located approximately 510 feet south of
the site, and its use may be required by Ordinance, depending upon the
specific use and the amount of discharge. Sufficient wastewater line
capacity should be available.
Drainage and Erosion:
Site drains to Johnsons Creek. Development may necessitate acquisition of
off-site drainage easements. Property is currently denuded. The
applicant's engineer is in the process of preparing a filling, grading and
drainage plan in order to obtain a land disturbing permit.
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91SN0178/PC/DEC11H
Fire Service:
Enon Fire Station, Company 116. Provide County water and fire hydrant
placement for fire protection purposes in compliance with national
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire
protect ion services. A prof fered condi Lion has been rece i ved to address
this need. (Proffered Condition 3)
Transportation:
This request will not limit development to a specific land use, therefore,
it is difficult to anticipate traffic generation. Based on fast food
restaurant with drive-through window trip rate, development could generat~
approximately 3,793 average daily trips. These vehicles will be
distributed along Route 10 which had a 1989 traffic count of 25,010
vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a
recommended right of way width of 120 to 200 feet. The applicant has
proffered to dedicate lOQ.feet of right of way measured from the centerline
of Route 10 in accordance with that Plan. (Proffered Condition 1)
Development must adhere to the Zoning Ordinance relative to access and
in ternal circulation (Art icle 7) It Access to maj or arterials should be
controlled. Direct access to Route 10 for the property should be limited
to one (1) entrance/ exi t . There are several small parcels on the south
side of Route 10 between Inge Road and Bermuda Orchard Lane. Similar to
the recommendations of the Eastern Area Land Use and Transportation Plan
Amendment, the number of accesses onto Route 10 should be minimized and
internal circulation provided between these small parcels. Therefore, an
east/west road should be constructed parallel to Route 10. This parallel
road should be located just south of the subject property (see Access
Plan). The site should be developed such that it is oriented toward the
access road and access designed to provide connection to this future
east/west road.
Road improvements must be provided for the requested densities to achieve
an acceptable level of service. The applicant has proffered to construct
additional pavement along Route 10 to provide an additional through-lane
(i.e., third through-lane) for the entire property frontage, plus a
separate right-turn lane at the approved access if warranted (Proffered
Condition 2.A. and B.). Provision of these improvements may require
widening in front of the property to the west.. The applic.ant has also
proffered to close the existing crossover on Route 10 adjacent to the
property (Proffered Condition 2.C.). At the time of site plan review,
specific recommendations will be made regarding access and internal
circulation.
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91SN017S!PC/DEC11H
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LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation
Plan Amendment., which designates the property for commercial/ office use.
Area Development Trends:
Properties along this portion of East Hundred Road is currently
ch~racterized by a mix of residential and commercial uses or remain vacant.
The area is experiencing commercial development.
Site Design.:
The request property lies within an Emerging Growth Area. Development must
conform to the Zoning Ordinance requirements which address access, parking,
landscaping) architectural treatment, setbacks, signs, buffers, utilities,
and screening of dumpsters and loading areas. Given the limited depth of
the subject parcels, development of the site in accordance with Zoning
Ordinance standards may be difficult.
Conclusions:
The Eastern Area Land Use and Transportation Plan Amendment designates the
request site for commercial/office uses. The area surrounding the request
property is characterized by a mix of commercial and residential uses or
remains vacant. The East Hundred Road Corridor is currently experiencing
increased commerc ial acti vi ty as evidenced by the River I s Bend Shopping
Center development northwest of the site and the McDonald I s Restaurant,
near the Route 10/1-295 interchange.
The proposed Community Business (C-2) zoning and land uses conform to area
development trends and the adopted Plan. Further, the proffered
condi tions J together with Zoning Ordinance development requirements for
Emerging Growth Areas, will ensure quality development and land use
compatibility_ Therefore, approval of this request would be appropriate.
. CASE HISTORY
Planning Commission Meeting (5/21/91):
At the request of the applicant, the Commission deferred this case for
ninety ( 90) days to allow the appl icant an opportuni ty to meet wi th the
County Assessor's Office to determine the acreage and boundaries of the
property.
Applicant (6/3/91):
The applicant determined, through the County Assessor's Office, the acreage
and boundaries of the request property, as reflected herein.
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91SN0178/PC/DEC11H
Applicant (8/6/91):
Staff received a request to withdraw Lot 50 on Tax Map 118-9 (2) Westover
Farms.
Planning Commission Meeting (8/20/91):
At the request of the applicant, the Commission deferred this case for
ninety (90) days.
Staff (8/21/91):
The applicant was advised in writing that significant new
"information should be submitted no later than October 1.
consideration at the Commission's November public hearinga
or revised \
1991, for
Applicant (10/2/91):
Revised Proffered Condition 2, as discussed herein, was submitted.
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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91SNOl78 i
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