96SN0128
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Oet6ecr 17, 195}S CPC
November 21, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDA nON
96SN0128
Reedy Creek South Limited Partnership
Bermuda Magisterial District
Off the east line of Jefferson Davis Highway and on the west line of Route 1-95
REOUEST: Rezoning from Agricultural (A) to General Industrial (1-2) on 52.5 acres, with
Conditional Use to permit Community Business (C-3) uses on 6.35 acres of the
52.5 acre tract,
PROPOSED LAND USE:
Industrial uses are planned for the majority of the property, Commercial uses are
planned for a portion of the property lying adjacent to existing commercially zoned
property fronting along Jefferson Davis Highway.
PLANNING COMMISSION RECOMMENDA nON
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3,
STAFF RECOMMENDA nON
Recommend approval for the following reasons:
A. The proposed zoning conforms to the Southern and Western Area Plan which
designates the request property for commercial/industrial corridor and light
industrial use,
B. The proposed zoning is representative of commercial and industrial development
trends along this portion of Jefferson Davis Highway.
C, The recommended buffer conditions together with the development standards of the
Zoning Ordinance insure cornpatibility'with adjacent residential development to the
north and preservation of high story trees along Route 1-95.
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(STAFF/CPC)
4,
A minimum seventy-five (75) foot buffer shall be provided along
the eastern property boundary adjacent to the Route 1-95 right of
way. This buffer shall comply with Sections 21.1-224 (d) and 21.1-
227 (h) of the Zoning Ordinance, This buffer may be reduced or
modified at the time of site plan review if it is determined that
existing or proposed vegetation within the buffer will provide an
acceptable stand of high story trees. Provided, however, this buffer
shall not be reduced to less than forty (40) feet.
GENERAL INFORMATION
Location:
Located off the east line of Jefferson Davis Highway, north of the CSX Railroad right of
way and along the west line of Route 1-95, Tax Map 133~15 (1) Part of Parcel 34 (Sheet
41),
Existing Zoning:
A
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52.5 acres
Existing Land Use:
Vacant
Adiacent Zoning & Land Use:
North - A and MH-l; Single family residential and mobile home park
South - A; Vacant
East - A and 1-1; Route 1-95
West - A and C-3; Public/semi-public (Veterans of Foreign Wars), commercial or vacant
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96SNOI28/WP/NOV21N
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conditions proffered restricting tiwbering operations. A site plan would be required for
the removal of any root mat.
Water Ouality
Ashton Creek is a perennial stream and is subject to a 100 foot conservation area.
Ponions of this conservation area may extend across Jefferson Davis Highway and onto
the westernmost ponions of the request property. Development on the property will be
subject to the water quality standards of the Chesapeake Bay Act.
Fire Service:
Dutch Gap Fire Station, Company #14. County water flows and fIre hydrants must be
provided 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 in accordance with the Chestemeld Fire Prevention Code,
Section 313.
Transponation:
This request will not limit development to a specifIc land use; therefore it is diffIcult to
anticipate traffIc generation. Based on specialty retail and light industrial trip rates,
development could generate approximately 5,240 average daily trips. These vehicles will
be distributed along Jefferson Davis Highway (Route 1/301) which had a 1995 traffIc
count of 13,306 vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Anicle 7). Access to the property must be provided through the adjacent
property to the west of Route 1/301. Mitigating road iwprovements must be provided for
the requested densities. The applicant has proffered to 1) construct left and right turn
lanes along Route 1/301 at the approved access for any development that warrants such
turn lanes based on Transportation Department standards; and 2) contribute full cost of a
traffIc signal at the Site Access/Route 1/301 intersection, if warranted. (Proffered
Condition 1)
At tiwe of site plan review, specifIc recommendations will be provided regarding
mitigating road iwprovements, access and internal circulation.
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96SNOI28/WP/NOV21N
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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 solid fence, wall, dense evergreen plantings or architectural feature, be
separated from any residentially zoned property or any property being used for residential
purposes by the principal building, and that such area within 1,000 feet of any residentiaIIy
zoned property or property used for residential purposes not be serviced between the hours
of 9:00 p.m. and 6:00 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,
With the approval of this request, outside storage would be permitted, Outside storage
areas must be screened from view of adjacent propenies which have no such areas and
public rights of way.
As noted herein, adjacent property to the north is zoned Manufactured or Mobile Home
Park (MH-l) and is occupied by residences in GreenIeigh Mobile Home Park, and adjacent
property to the northwest is zoned agriculturally and is occupied by a single family
residence. The Zoning Ordinance typically requires a minimum seventy-fIve (75) foot
buffer along the boundaries of property zoned General Industrial (1-2) where adjacent to
residentially zoned property, However, the Zoning Ordinance does not provide for buffers
where property zoned for industrial development lies adjacent to MH-l zoning, or where
such industrially zoned property lies adjacent to agriculturally zoned property occupied by
a residence, The applicant has proffered a minimum seventy-fIve (75) foot buffer along
the northern property boundary to protect these residences from industrial development
on the request site (proffered Condition 3), At the time of site plan review, the Planning
Commission may modify this buffer if adequate screening can be provided in a lesser
width. In addition, at such time that the agriculturally zoned property is rezoned or
utilized for non-residential purposes, the buffer in the vicinity of this property can be
reduced or eliminated,
The request property lies adjacent to Route 1-95. High story trees along this roadway
should be preserved. The applicant has proffered a buffer to address this concern.
(Proffered Condition 4)
Conclusions:
The proposed zoning conforms to the Southern and Western Area Plan which designates
the request property for commercial/industrial corridor and light industrial use and is
representative of commercial and industrial development trends along this portion of
Jefferson Davis Highway. In addition, the proffered buffer conditions together with the
7
96SN0128/WP/NOV21N
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