95SN0120r
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October 2~, 1994 BS
REQUEST ANALYSTS
AND
RECOMMENDATION
95SN~ 12~
Prince George Service Corporation
Bermuda Magisterial District
west line of Jefferson Davis Highway
and east line of Perrymont Road, and
better known as $70~ Jefferson Davis Highway
RE UEST: Rezoning from Community Business ~C-3} to General Puniness ~C-S~,
PROPOSED LAND USE:
Commercial uses are planned; however, with the approval of this request, in
addition to general commercial uses, light industrial uses will aisa be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. MARSH, CUNNINGHAM, EASTER AND GULLEY.
ABSTENTION: MR. MILLER,
STAFF RECOMMENDATION
Recommend denial for the following reason:
Although the proposed zoning generally conforms to the Jefferson Davis Corridor Plan,.
which designates the request property and surrounding area far general commercial uses,
the applicant has failed to agree to dedicate right of way consistent with the Thoroughfare
Plan and the Board of Supervisors' policy regarding development in the Enterprise done.
NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE
CONDITIONS NOTED WITH "STAFFICPC" WERE AGREED C1PON BY BOTH STAFF
AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF, CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOlVIl1~ENDED BY THE PLANNING COMIVIZSSION,}
PROFFERED CONDITIONS
~STAFFICPC~ 1. Public sanitary sewer shall be used far all structures or land uses
to be constructed in addition to the existing Patel Subway which is
served by a newly installed septic drainfield,
~STAFFICPC} ~. With the exception of timbering to remove dead ar diseased trees
which have been approved by the ~`irginia State Department of
Forestry, there shall be no timbering until a land disturbance
permit has been obtained from the Department of Environmental
Engineering and the approved devices installed.
GENERAL INFORl1~ATION
.
Location:
West Iirte of ]efferson Davis Highway and east Iine of Perrymont Road, and better
known as $?aa ~effersDn Davis Highway. Tax Niap $1-~ ~I} Parcel l~ Sheet 23}.
Existing Zanin~:
C-3
Sloe:
3 . a acres
~7~lStln~ Land Use:
Commercial or vacant
Adjacent ~anin~ 8~ Land Use;
North - C-3 and C-~; Commercial
South - C-3 and I-~; Single family residential and commercial
Fast - C-3 and C-S; Commercial
West - C-3 and ~~ l with Conditional Use Planned Development; Commercial and
publiclsemi-public Chesterfield County School Board Offices
2 95SNOI241WPIOCT2bJ
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PUBLIC FACILITIES
Utilities;
Public V~ater system
There is an existing eight ~S} inch water sine slang Perrymont Road, The use of the
public water system is required by ordinance, The results of a computer simulated fire
flan test indicate sufficient flew and pressure should be available to meet the domestic
and fire flow needs of the proposed use. Fire tow requirements are established and
coordinated through Fire Administration.
Public wastewater S stem
Where is an existing eight {~} inch wastewater sine located approximately 4~~ feet south
of the request site. Extension of this line is proposed in conjunction with development
ofan adjacent site owned by Asphalt Maintenance, Inc. Case 9ZSN~151}. The applicant
has proffered the use of the public wastewater system proffered Condition ~}. The
results of a computer simulated hydraulic analysis indicate that sufficient capacity should
be available to accommodate the domestic flaws of the proposed use. .
Septic Sim;
An existing structure located on the property is connected to a septic tank and drainfleld
system, which has been approved by the Health Department.
Environmental:
Drainag~_ and ,Erosion
The majority of the property drains north to Kingsland Creek. A portion of the property
drains to Route 1131. No existing or anticipated an- or ofd site drainage ar erasion
problems. Unless adequate ditches and culverts exist along Route 1131, off site
easements and drainage improvements may be required to antral increased runoff from
development of the request property.
To preclude any erosion problems which may be associated with timbering the property,
there should be no timbering until a land disturbance permit has been issued, This will
insure that property erosion control measures are in place prior to any tirribering and
related land disturbance. Proffered Condition 2}
3 95S~01201wP1~CT2~J
Fire Serwlce:
Bensle Fire Station ~ Com an #3. Cou~it water flows and fire h drams must be
Y ~ P y y y
provided for fire protection purposes in compliance with nationally recognized standards
~i.e., National Fire Protection Association and Insurance Services office).
Trans ortati on
Based on the Board of Supervisor's policy regarding development within the Enterprise
done, road improvements will not be required,
The Tharaugh f are Flan identifies Route 11301 as a maj or arterial with a recommended
ri ht-of wa width of loo to X00 feet. The Thorau hfare Plan also identifies an
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extension of Kingsland Road as a maj or arterial with a recom mended right-of way width
of ninety X90} feet from its intersection with Dorsey Road to Perrymont Road at the
Willis Road intersection. Development has occurred in the extension corridor making
die construction of the extension difficult. In keeping with the spirit of the Board's
Enterprise done policy, staff recommends a less disruptive, less costly alternative for the
extension. A public project to reconstruct of existing Perrymont Raad and Kingston
Road could be considered in the future, in lieu of the proposed extension. Perrymont
Road, adjacent to the subject property, would need to be a major arterial under this
alternative. The Thorau hg fare Phan should be revised with the Central Area Plan update
to reflect the alternative. The applicant had proffered to dedicate sixty ~~0} feet of right
of way measured from the centerline of Route 11341 and forty-five X45} feet of right of
way measured from the centerline of Perrymont Road. The applicant is now unwilling
to dedicate this right ~of way and has withdrawn the proffered conditions.
Development must adhere to the honing ordinance relative to access and internal
circulation Article ?}. Due to the horizontal alignment of Perrymont Road, sight
distance to the south of the subject property is limited, Access to Perrymont must be
located to provide adequate sight distance. Due to the vertical alignment of Route 11301,
sight distance is also limited, Part of the subject property adjacent to Route 11301 was
developed for a commercial use ~Pandys Peanuts}. In conjunction with that development,
two ~~} accesses were constructed to Route 113D 1, ~f this property developslredewelops
to the extent that a significant increase in traffic is generated above the traffic generated
by the existing commercial use, one of the two entranceslexits on Route 1~3a1 should be
eliminated.
without a commitment to dedicate right of way in accordance with the Tharou hfare
Phan, the Transportation Department cannot support this request.
4 95SN4l~DIV~PI~CT~6]
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General Plan:
i ~"~ 1
.LAND USE
Lies within the boundaries of the Jefferson ~a~is Corridor__Plan, which designates the
property and surrounding area far general commercial use,
Area Development Trends:
Area properties are zoned andlar developed for publiclsemi-public ~Schaol Board
off ces}, commercial, to include a motel an property to the north, and light industrial
uses or remain vacant. property to the southwest, along Perrymont Road, is zoned
commercially, but is currently occupied by a single family residence. ~t is anticipated
that the area will eventually be zoned and developed for general commercial uses in
accordance with the flan,
Site D~s~n:
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or 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,
Architectural Treatment:
Within the Highway Corridor District, no building exterior which would be visible to
public rights of way can be constructed of unadorned concrete, block 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 ar new
construction must adhere to these requirements.
Buffers Screening:
The Zoning ordinance requires that solid 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 salad fence, wall, dense evergreen plantings or architectural feature,
be separated from any residentially zoned property ar any property being used for
residential purposes by the principal building, and that such area within 1,04 feet of any
residentially zoned property or property used for residential purposes not be serviced
between the hours of 9;~0 p.m. and b;a~ 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 Pram public rights of way.
5 95SN~1~o1WPlOC'T"lG~'
with the approval of this request, outside storage would be permitted. Outside storage
areas must be screened from view of adjacent properties which have no such areas and
public rights of way.
Conclusions:
while the proposed coning generally conforms to the Jefferson Davis Corridor Plan,
which designates the request property and surrounding area for general commercial uses,
and to existing and anticipated area cammerc~a~ coning and Iand use patterns, the
applicant has failed to address transportation impacts, as discussed herein. Until these
impacts are addressed, staff cannot support this request because it does riot comply with
the Thoroughfare Plan and the Board of Supervisors' policy regarding development in
the Enterprise Zone.
CASE HISTORY
Applicant ~8110194~
The applicant withdrew proffered conditions regarding right of way dedication along
Route 1 and Perrymont Raad. The proposed coning now does not conform to the
Thoroughfare Plan and the Board of Supervisors' policy regarding development within
the Enterprise Zane.
Applicant (SI 1 bl ~4~
The applicant indicated that he would dedicate right of way if the two ~2~ existing
entrances to Jefferson Davis Highway were allowed to remain.
Planning Commission Meeting ~SI1 b194}:
~n their awn motion, the Cornrriission deferred this Case for thirty ~3~} days.
Staff X81 ~7f94~;
The applicant was advised in writing that any significant new or revised information
should be submitted na later than August 23, 1994, for consideration at the
Commission's September ZQ, 1994, public hearing.
~ 95SN~ 1 ~~IwPI~CT2~,~
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Staff ~VJ ~ l l ~4}
Staff advised the applicant that they could not support maintaining the two ~2) existing
entrances to ~effersan ~]avis Highway at such time that additional development occurs
due to their inadequate spacing,
Staff (9/1/94):
To date, no new information has been received,
Planning Comrnissian Meeting (910194};
The applicant did not accept the recommendation, There was no opposition present.
Mr. Cunningham indicated that he could not support this request not only because of the
transportation concerns, but also because of compatibility concerns, noting that C-~ uses
may not be compatible with the Schaal Board ~f~ce use to the west and the motel use
to the north.
Gn motion of r. Cunningham, seconded by Mr. Gulley, the Commission recommended
denial of this request.
AYES: Messrs. Marsh, Cunningham, Easter and Gulley.
ABSTENTI~~: Mr. Miller.
The Board of Supervisors an Wednesday, Gctober ~G,19~4, beginning at 7:00 p. m., will take
under consideration this request.
7 95SN~1~01~VP1GCTZ6.T
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CASE #
95SiY0120
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THOROUGHFARE PLAN
m~ ~lIi111I~1111 QLTERNQTE ALIGNMENT
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