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95SN0134r' October 2~, 19~~ BS REQUEST ANALYSIS AND RECOMMENDATIQN 95SNo134 Rountree Pontiac ~ ~M~ Truck, Inc. Bermuda Magisterial District off west line of Jefferson Davis Highway REQUEST: Rezoning from Agricultural {A) to Community Business (C-3). F~~P~SED ~.~1VD USE: It is the applicant's intent to develop motor vehicle sales and, as accessory to sales, service, repair and rental facility on the subject property plus on the adjacent ~-3 property to the east. However, with the approval of this request, the property could be developed for any other permitted or restricted C~3 use, PI~ANNIN~ C~MNIISI~N ~EC~I~~[EI~DATI~IV ~~IVII~iEND APPROVAL AND AC~EPTAN~E ~F THE PROFFERED C~I~IDITI~N ~N PAGE ~. STAFF ~E~o~r~EIVDATr~N Recommend approval for the following reasons; A. The Southern and Western Area Plan designates the front portion of the property for commerciallindustrial corridor use and the rear portion for residential use of ~,SI to 4.o units per acre. Given the substantial floodplain along the northern boundary and the Virginia Power right of way which provide a physical separation between the request property and existing residential development, commercial development of the entire property is reasonable, B. Approval of this request will provide a greater depth of commercial zoning along the Jefferson Davis corridor. This greater depth will allow a better site design, C, The development standards of the honing ordinance will ensure quality development and address concerns relative to sand use compatibility and . ~ trans~t~on. (NOTE THE ONLY CONDITION THAT MAY BE IMPOSED IS A PUFFER CONDITION. THE PROPERTY OWNER 1VIAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFFICPC'" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION, CONDITIONS WITH ONLY A "STAFF" ARE RECONIIVIENUED SaLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS REC~II~iMENDED BY THE PLANNING CONIMISSION,~ PROFFERED CONDITION ~STAFFICPC} Except far timbering approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there sham be no timbering on the Property until a land disturbance permit has been obtained from the Environmental Engineering Department and the approved devices installed, GENERAL INFORMATION Location: Lies off the west line of 3efferson Davis Highway, north of Happy Hill Road and at the southeastern terminus of Lucia Drive. Tax Map 163-3 (1) Part of Parcel 1 (Sheet 49). Existing Conan A . Size 1 b.0 acres E~cistin~ Land Use: Vacant Adjacent Bonin Land. Use: North - R-7 and R-9; Single family residential and vacant South - A; Vacant East - -~} Vacant west - R-9; Vacant 2 95 SNO ~ 341wP10CT~Gl1~ PUBLIC FA~r~,~TrE~ L1t11t1e ; Public {water S stem There is an existing eight ~S) inch water line along Jefferson Da~ris F~ighway. The request site is within the Southern and Western Area Plan for which the use of the public water system is required by Ordinance unless modified by the Planning Commission through site plan review, Results of a computer simulated flow test indicate that sufficient flaws and pressures should be available to meet the domestic and fire flow demands of the proposed use. Public wastewater S stem An existing twenty-four ~~4) inch trunk sewer is along the northwestern property line. The request site is within the Southern and V~estern Area Plan far which the use of the public wastewater system is required by Ordinance unless modified by the Planning Carnn~issian through site plan review. Sufficient capacity should be available to accam~nodate domestic flows generated by the proposed use. Environmental: Drains a and Erosion; Property drains to the northwest into a tributary of Tirnsberry Creek, There are no anticipated on- ar off site drainage ar erasion problems. Water does back up into the flat areas of the floadplain on the property. The applicant has proffered that except for timbering approved by the Department of Forestry to remove dead or diseased trees, there will be na timbering until a land disturbance permit has been obtained from the Enviranrr~ental Engineering Department {Proffered Candition~. This will insure that proper erasion control measures are in place prior to any timbering and related land disturbance. The creek on the property is a Resource Protection Area ~RPA} stream and, as such, is subject to a lea foot conservation area as required by the Chesapeake Bay Preservation Act ~CBPA~. Fire Service: Dutch Cap Fire Station, Company #14. Dependent on present location, fire hydrants nay be required. 3 95SN~13~~PIOCT26 Trans artation: This request will not limit development to a specific land use, therefore, it is difficult to anticipate traffic generation. Based an specialty retail trip rate, development could generate appraxirnately 2,5~a average daily trips, These vehicles gill be distributed along Jefferson Davis Highway ~Raute I13a1~ which had a 1992 traffic taunt of 27,23? vehicles per day. Development must adhere to the Zoning ordinance relative to access and internal circulation Article ?}. Access to this property must be provided through the adjacent property to Route 1~3~1. The applicant intends to develop this property and the adjacent property along Route 1~3~1 far a motor vehicle sales, service, repair} and rental facility. ~n conjunction with development of that facility, right of way should be dedicated and an additional lane of pavement constructed along Route 113a1 for the entire property frontage. At time of site plan review, specific recommendations will be provided regarding access, internal circulation and mitigating road impravement~. LAND L1SE General Plan: Lies within the boundaries of the Southern and western Area Plan, which designates a portion of the property as ~amrnercialllndustrial ~arridor and a portion for residential use of 2.51 to ~.4 units per acre. Area Develo meat Trends: The area is characterized by single family residences and vacant lass in endover Hills and Searcy Subdivisions to the north and northwest, while property to the south and west is vacant. Property to the east is zoned for commercial use and is vacant. The Southern and Western Area Plan is somewhat general with respect to the exact boundaries of land uses. Liven the physical characteristics of this site, as veil as that of adjacent property to the south, commercial development far the depth proposed by this application appears to be reasonable. Specifically, given the existence of Timsberry Tributary Flvadplain along the northern boundary and the Virginia Paver easement, the subject property is separated from adjacent residential to the north. Further, the Virginia Power easement which forms the western boundary of the property, as well as the western boundary of property to the south, provides a physical separation between anticipated commercial development oriented toward the Jefferson Davis Highway Corridor and residential developrr~ent oriented toward Harrawgate Road. 4 955N~I3~lwPl~CT2~I~rf ~ ~ Slte „D~S1 ',~n: The request property lies within the Jefferson Da~ris 1`Iighway Post Development Area. Redevelopment of the site or new construction must conform to the development standards of the Zoning ordinance which address access, parking, landscaping, architectural treatrr~ent, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas, Architectural Treatment: within Post Development Areas, no building exterior which would be visible to public rights of way can be constructed of unadorned concrete, black or corrugated andlor sheet metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public rights of way, Redevelopment of the site or new construction must adhere to Post Development requirements, Buffers &„Screening: The Zoning ordinance requires that soled waste storage areas ~i, e, , dumpsters, garbage cans, trash compactors, etc.} be screened from view of adjacent property and public rights of way by a solid fence, wall, dense evergreen plantings ar architectural feature, be separated from any residentially paned property or any property being used for residential purposes by the principal building, and that such area within 1,~~~ feet of any residentially coned property or property used for residential purposes not be serviced between the hours of 9: ~~ p. m. and 6:0~ a. m. In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. V~ith the approval of this request, outside storage would be permitted as a restricted use. outside storage areas must be screened from view of adjacent properties which have no such areas and public rights of way, Adjacent properties to the north and west are coned Residential ~R-7 and R-9~, and are occupied by single family residences. The Zoning ordinance requires a minimum seventy-five X75} foot buffer along the northern and western property boundaries of the request site. ~t shall be noted that the required seventy-five ~75~ foot buffer is exclusive of any utility easements to include the Virginia Power easement which forms the northern boundary of the site. Depending upon the exact location of the RPA, the required conservation area may be wider than the required buffer. At the time of site plan revievw, the Planning ~ornmission may modify this buffer if adequate screening can be provided in a lesser width. In addition, at such time that adjacent residential property is coned or utilised for anon-residential use, the buffer can be further reduced ar el~minated. 5 95S N~ 1341wP1~'l~ 6M Conclusions: The proposed development and land uses are compatible with existing and anticipated development along the Jefferson Davis Highway Corridor. Liven then physical characteristics of the area as discussed herein, ca~nmercial development for the depth proposed by this application is reasonable. In addition, the development standards of the caning ordinance further ensure land use compatibility and quality development. Therefore, staff recommends approval of this request. CASE HISTORY Planning Commission Meeting (9/20/94): The applicant accepted the reca~nmendatian. There was no apposition present. ~n motion aflVlr. Cunningham, seconded by Mr. Easter, the Commission recommended approval of this request and acceptance of the proffered condition on page 2. AYES: Llnanimaus. The Board of Supervisors an Wednesday, October 2b, 194, beginning at 7:0o p. m., v~ill take under consideration this request, ~ 95SN~ 1341P1~CT2~NI ~ ~ . ~• ~~~ %~ f d P ~' ~~ ~ V~~~ ~ ~ ~ ~ a~~. ~ v ~ ~ ,~ .. ~ ~ m N ~ ~~~ f Z i ~ ~I ~ 1 ~ ~ ~~~~ ~ ~ ~1111~1 • ~ ~ + ~ ~ ~Y`:" ~ ~ ~ ~~ ~ .' •~ ~, ~ ~ ~ ~~ ~. . ~+ M ; f/ ~~r~ • ~~ M~ ~~~~ ~ ~ ~ ~_ ~~'~ J ~ ~~ ~ ~. 4 ~ ~ x G~ ~ ~` i ~ ~ ~ ~ f ~, ~S. L ~ ~ IA ^ _ ~r ~ ~ ~~ ~ ~ ~f a~i ~l, ~ ~ ~ ~Q ~VEI~~~V~R _. ~... _..~ r, i ~ -~- ~.__~._ o t r ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ -~ - ~ _ _ t .. ~ ;~ • ~+• ~i _ - ~ ~ ~ ra _ ~_ ,~- _- i ~~- -~~ N __-- _ ~~ ~~ !r~ y~~_ ~_i ~ ~ _~~, ___ ~ ~ /~ ~~ ~~ r r ~ r~ ,ti ~- ___ ~ -~, ~ -- a --___ _;____ w -F ~ ~ 1 ~' .w ~ -~ --T• ~1'~ - ^ .~ - __ ~, ,___ ~:~~