07SN0383
October 24, 2007 BS
ADDENDUM
07SN0383
Economic Development Authority
of the County of Chesterfield
Bermuda Magisterial District
East line ofI-295 and north line of Bermuda Hundred Road
REQUEST: Amendment of Conditional Use Planned Development (Case 96SN0203) relative to
building heights and buffers.
PROPOSED LAND USE:
An increase in permitted building heights is proposed in areas where General
Industrial (1-2) uses would be allowed (Condition 4, of Case 96SN02q3), and a
reduction of a 200 foot buffer required in certain areas along Enon Church Road to
fifty (50) feet is planned. (Condition 6, of Case 96SN0203)
The attached map comparing existing zoning conditions with the current proposal (Existing Zoning
vs. Current Proposal) replaces the map providing the same comparison in the "Request Analysis."
The applicant's proposal was revised however the map in the "Request Analysis" was not updated.
The recommendations in the "Request Analysis" are not changed.
Providing a FIRST CHOICE community through excellence in public service
07SN 0383-0CT24- HC )S- AD D
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07SN0383-1
September 18, 2007 CPC
October 16, 2007 CPC
October 24, 2007 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
07SN0383
Economic Development Authority
of the County of Chesterfield
Bermuda Magisterial District
East line of I-295 and north line of Bermuda Hundred Road
REQUEST: AmendmentofConditionalUse Planned Development (Case 96SN0203) relative to
building heights and buffers.
PROPOSED LAND USE:
An increase in permitted building heights is proposed in areas where General
Industrial (I-2) uses would be allowed(Condition 4, of Case 96SN0203), and a
reduction of a 200 foot buffer required in certain areas along Enon Church Road to
fifty (50) feet is planned. (Condition 6, of Case 96SN0203)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
This request proposes increased permissible building heights and reduced buffer requirements for
property within the MeadowvilleTechnology Park. Development standards for this area, including,
although not exclusively, the building height and buffer requirements, were highly negotiated
through the originalMeadowville Plan and subsequently during the rezoning (Case 96SN0203) to
permit the industrial park. These standardswere then further incorporated into theConsolidated
Eastern Area Plan as specific recommendations for the Meadowville Area.If after public input, the
Planning Commission and Board of Supervisors determine these modifications will not adversely
impact the area, it would be appropriate to grant approval subject to the condition.
íËÎÇÔÙÔÏÖ Ü ÷ôëêé úõîôúø ÚÎÐÐÈÏÔÉÄÉÕËÎÈÖÕ ØÅÚØÑÑØÏÚØ ÔÏ ÍÈÛÑÔÚ ÊØËÇÔÚØ
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONSRECOMMENDED BY THE PLANNING
COMMISSION.)
CONDITION
(STAFF/CPC)The Amendments to the Textual Statement for Case 96SN0203 dated
October 16, 2007, shall be approved. (P)
GENERAL INFORMATION
Location:
East line of I-295, north line of BermudaHundred Road and west line of North Enon
Church Road. Tax IDs 819-657-7858; 819-658-5187; 820-658-6860; 820-660-5779; 821-
657-4246 and 9537; 821-658-1520, 5331, 5444, 7658 and 9684; 821-659-0540 and 3755;
822-651-1677 and 8107; 822-656-4298; 822-658-1306; 822-659-1607and 3217; 823-654-
1524; 823-655-8513;823-656-8564; 823-658-0538; 824-652-9603; 824-654-0075; 824-
655-5551; 824-658-6649;and 825-653-9567.
Existing Zoning:
I-2
Size:
1,235 acres
Existing Land Use:
Vacant/wooded
Adjacent Zoning and Land Use:
North – I-2 & R-12; Single family residential or vacant
South – A; Single family residential or vacant
East - A, I-3, R-7, R-12 & R-15; Single family residential,agricultural or vacant
West - A, I-1, C-2 & R-15; Industrial, commercial, single family residential or vacant
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UTILITIES
The proposed amendment will have no impact on use of the public water and wastewater systems.
Use of the public water and wastewater systems is required as a condition of zoning under Case
96SN0203 (Textual Statement, Condition 13).
ENVIRONMENTAL
Drainage and Erosion:
Any reduction in buffers (which are pervious), resulting in increased impervious areas,
could increase downstream drainage, which in turn may increase the size of any basins. If
the same amount of impervious area results, there would be no impact on downstream
drainage.
PUBLIC FACILITIES; FIRE SERVICE; AND TRANSPORTATION
This request will have a minimal impact on these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of theConsolidated Eastern Area Plan which suggests the
property is appropriate for light industrial use. In addition, the request property is located
in the Meadowville Area. Development of the Meadowville Area is addressed as part of
Appendix A to the Plan. Appendix A offers specific recommendations regarding
anticipated development of the area, including transitions between residential and
industrial uses and specific industrial park development requirements.
Area Development Trends:
The request property is part of the Meadowville Area whereagricultural, residential and
industrial uses exist and are planned with specific attention to transitions between these uses.
Zoning History:
In 1996, the Board of Supervisors approved zoning of over 1,500 acres (Case 96SN0203)
of which the request property is a part to permit an industrial technology park. The
zoning permits industrial uses subject to specific requirements addressing locations of
uses, setbacks, buffers, height limitations,screening, utilities, drainage and road
improvements. This case and these conditions were highly negotiated with area property
owners.
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Building Heights:
This request seeks to increase the permitted building heights from a maximum of
seventy-five (75) feet up to 150 feet in areas where General Industrial (I-2) uses would be
allowed by the existing zoning within the portion of the property that lies north of the
southern boundary of Mount Blanco Subdivision and falls between North Enon Church
Road and the future north/south collectorroad, building heights would be limited to
eighty-five (85) feet. Revisions to Condition 4 would require the general location of this
north/south collector road to be approved by the Transportation Department prior to plan
approval for any building having a height of eighty-five (85) feet or greater. Permitted
heights for buildings in areas where Light Industrial (I-1) uses are permitted are limited to
a maximum of fifty (50) feet by the existing zoning. No change in building heights are
proposed for I-1 areas except where the area is separated from North Enon Church Road
by a 500 foot area where existing healthy vegetation is retained. The attached map
identifies these I-1 and I-2 areas and existing and proposed building heights within these
areas.
Buffer Requirements:
The existing zoning requires a 200 foot buffer along North Enon Church Road, across
from any property zoned for, or designated on the Comprehensive Plan for, residential
use (Condition 6, Case 96SN0203). This request proposes to reduce this area to 150 feet.
The revisions to Condition 6 would preclude land disturbance within these vegetated
areas except for removal of weeds and other invasive species and to accommodate
utilities. This condition is not typical to conditions accepted in similar cases, however, it
has been negotiated with area property owners. Staff would suggestthese vegetated areas
meet Zoning Ordinance standards for buffers. As written no clearing, except as specified,
would be permitted which would cause unnecessary development constraints, even for
typical site grading. It should further be noted that there is no required replacement of
existing vegetation unless the entire area is eliminated by natural causes.
The attached map identifies where this buffer would be required andexistingand
proposed buffer widths.
CONCLUSION
This request proposes to permit buildings a maximum of 150 feet tall in the Meadowville
Technology Park area where General Industrial (I-2) uses would be permitted and a fifty (50) foot
buffer in certain areas along North Enon Church Road. The existing zoning limits building heights
to seventy-five (75) feet for I-2 uses and requires a 200 foot buffer in certain areas along North
Enon Church Road. These development requirements were highly negotiated through the original
Meadowville Plan and subsequently during the rezoning, to permit the industrial park and then
further incorporated into the Consolidated Eastern Area Plan as specific recommendations for the
Meadowville Area. If after public input, the Planning Commission and Board of Supervisors
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determine that these modifications will not adversely affect the area, approval subject to the
condition would be appropriate
____________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (9/18/07):
At the request of the applicant, the Commission deferred this case to October 16, 2007.
Staff (9/19/07):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later that September 24, 2007, for consideration at the
Commission’s October 16, 2007, public hearing.
Staff (10/10/07):
To date, no new or revised information has been received.
Applicant (10/16/07):
Revisions to the Textual Statement were submitted.
Planning Commission Meeting (10/16/07):
The applicant accepted the recommendation. There was no opposition to the request.
On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission recommended
approval subject to the condition on page 2.
AYES: Messrs. Gecker, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, October 24, 2007, beginning at 6:30 p.m., will take
under consideration this request.
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Economic Development Authority of the County of Chesterfield
07SN0383
Amendments to Textual Statement for Case 96SN0203
Conditions 4 and 6 of Case 96SN0203 are hereby amended to read as follows:
4. Maximum structure heights shall be as follows:
a. Except as provided below, within that portion of the property where I-2 uses are
permitted, structures shall not exceed a height of one hundred fifty feet; provided,
however, that water towers shall be permitted up to a maximum height of 170
feet, but shall be deemed, for the purposes of setback requirements to be no higher
than forty-five (45) feet.
b. Except as provided below, within that portion of the property that lies north of the
southern boundary of Mount Blanco subdivision and falls between North Enon
Church Road and the future north/south collector road through the property
(“Mount Blanco Adjacency Zone”), building heights shall not exceed eighty-five
(85) feet. Prior to any site plan approval for any building having a height of
eighty-five (85) feet or greater and located south of Meadowville Road, the
general location of the north/south collector road as required by Condition 20 of
Case 96SN0203 shall be approved by the Transportation Department.
c. Within that portion of the property where only I-1 uses are permitted, building
heights shall be limited to three (3) stories or fifty (50) feet, whichever is less;
provided that such height restriction shall not apply to any building within the
Mount Blanco Adjacency Zone that is separated from North Enon Church Road
by at least 500 feet of property that is designated to remain undeveloped and in
which the existing healthy vegetation, other than weeds or other invasive species,
as determined by the Planning Department, (“Existing Healthy Vegetation”) and
that necessary to be removed to accommodate utilities which run through the
undeveloped area generally perpendicular to North Enon Church Road, shall be
retained.
6. Within the Mount Blanco Adjacency Zone, a 150 foot vegetated area shall be retained
along North Enon Church Road across from any property zoned for, or designated on the
General Plan for, residential use. Such vegetated area shall be measured beginning from
a point thirty-five feet west of the centerline of North Enon Church Road. Within this
area, except where necessary to accommodate utilities that run generally perpendicular
through the vegetated area, Existing Healthy Vegetation shall remain undisturbed,
although the developer shall have the option to enhance the landscaping provided by such
vegetation. In the event such Existing Healthy Vegetation is completely eliminated
through natural causes, a fifty (50) foot vegetative area meeting the requirements for
perimeter landscaping C, shall be provided commencing at a point measured 100 feet
from the right of way of North Enon Church Road westward. Within the Mount Blanco
Adjacency Zone a 200 foot building setback and a 150 foot parking and drive aisle
setback shall be maintained from the right-of-way for North Enon Church Road.
ECONOMIC DEVELOPMENT AUTHORITY
OF CHESTERFIELD COUNTY
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By ____________________________________
Attorney in Fact
October 16, 2007
1470478v6
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