91SN0288
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November-19;-l99i-6P6
December 11, 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0288
Michael W. McNally
, Bermuda Magisterial District
East line of Old Stage Road
REQUEST: Rezoning from General Industrial (M-2) to General Industrial (1-2).
PROPOSED LAND USE:
Industrial uses are planned. Rezoning is proposed so that setback
Variances may be requested from the Board of Zoning Appeals.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 1.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses are representative of, and
compatible with, existing and anticipated area development trends.
B. The proposed zoning and land uses comply with the Eastern Area Land
Use and Transportation Plan.._
c. The development standards of the Zoning Ordinance ensure quality
development and land use compatibility.
(NOTE: THE CONDITIONS NOTED WITH ItSTAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION.. . CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "epe" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1 .
Prior to site plan approval, forty-five (45) feet of right
of way on the east side of Old Stage Road as measured from
the centerline of that part of Old Stage Road immediately
adjacent to the property shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.
(STAFF/CPC)
2.
Prior to the issuance of an occupancy.permit, an additional
lane of pavement shall be constructed along Old Stage Road
for the entire property frontage.
GENERAL INFORMATION
Location:
Fronts the east line of Old Stage Road, north of Ware Bottom Spring Road.
Tax Map 116-12 (1) Parcel 33 (Sheet 32).
Existins; Zoning:
M-2
Size:
2.0 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - 1-3; Industrial
South - B-2; Commercial
East - M-2j Industrial
West - B-3; Commercial
PUBLIC FACILITIES
Utilities:
Water:
Public water is available to the subject property and its use is
intended by the applicant. Use of the public water system is required
by Ordinance. Sufficient flow and pressure should be available to
provide domestic and fire protection needs for the proposed use.
Sewer:
The public wastewater system is available to the subject property and
its use is intended by the applicant. Use of the public wastewater
system is required by Ordinance. Sufficient" capacity should be
available to provide service for the proposed use.
Drainage and Erosion:
Site drains northward to Red Water Creek.
or off-site drainage or erosion problems..
off-site easements.
No existing or anticipated on-
May be necessary to acquire
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91SN0288/PC/DEC11R
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Fire Service:
Dutch Gap Fire Station, Company #14. 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). The proposed zoning and land uses will not
generate additional need for fire protection services.
Transportation;
This request will not limit development to a specific land use, therefore,
it is difficult to anticipate traffic generation. Based on general light
industry trip rates, development could generate approximately seventy-three
(73) average daily trips. These vehicles will be distributed along Old
Stage Road which had a 1990 traffic count of 1,626 vehicles per day.
The Thoroughfare Plann identifies Old Stage Road as a major arterial with a
recommended right of way width of ninety (90) feet. Forty-five (45) feet
of right of way, measured from the centerline of Old Stage Road, should be
dedicated in accordance with that Plan. (Proffered Condition 1)
Development must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7). Due to the minimal road frontage (iee.,
approximately 149 feet), access to Old Stage Road will be limited to one
(1) entrance/exit. This access should be: 1) Located towards the
southern property line, aligning the existing access for the specialty
retail center on the west side of Old Stage, or 2) Located at the northern
property line, aligning the existing bank access on the west side of Old
Stage Road and shared with the adjacent property to the north. Mitigating
road improvements must be provided for the requested densities to achieve
an acceptable level of service. An additional lane of pavement should be
constructed along Old ~tage Road for the entire property frontage.
(Proffered Condition 2)
LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation
Plan which designates the property for light industrial use.
Area Development Trends?
This porti9n of Old Stage Road is characterized by commercial and
industrial zonings and land uses.
Zoning History~
On May 23, 1984, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved rezoning to General Industrial (M-2)
with Conditional Use Planned Development on the subject property (Case
845044). The property was never developed and remains vacant.
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91SN0288/PC/DEC11R
Site Design:
The request property lies within an Emerging Growth District~ New
construction must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters
and loading areas.
It should be noted that the conceptual plan submitted with the application
does not comply with the development standards as outlined tn the Zoning
Ordinance relative to setbacks. Prior to site plan submittal, the plan
must either be revised to comply with setback requirements or Variances
must be obtained from the Board of Zoning Appeals.
Conclusions:
The proposed zoning and land uses are representative of, and compatible
'with, existing and anticipated area development trends. In addition, the
development standards of the Zoning Ordinance further ensure quality
development and land use compatibility. Therefore, approval of this
request is recommended.
CASE HISTORY
Applicant (11/19/91):
The applicant' 5 representative submitted proffered conditions addressing
necessary road improvements.
Planning Commission Meeting (11/21/91):
The applicant accepted the recommendation.
present.
There was no opposition
On mot ion of Mr. Belcher, seconded by Mrs. Bois ineau, the Commiss ion
recommended approval and acceptance of the proffered conditions on page 1.
AYES: Messrs. Warren, Belcher, Miller and Mrs. Boisineau.
ABSENT: Mr. Perkins.
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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91SN0288/PC/DECllR
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