08SN0173March 12, 2008 BS
ELp
YLRe1N~P
ADDENDUM
08SN0173
David Campbell
Bermuda Magisterial District
North line of West Hundred Road
RE UEST: Rezoning from Community Business (C-3) to General Industrial (I-2).
PROPOSED LAND USE:
The applicant has restricted uses to amini-storage facility and uses which may be
accessory to such facility. (Proffered Condition 1)
The attached language relative an existing crossover on Route 10 was inadvertently left out of the
Transportation section of the "Request Analysis". Staff feels it is important that the applicant is
aware development of this property may warrant the closing of this crossover.
Transportation:
The property aligns with an existing substandard crossover on Route 10. The approved
Virginia Department of Transportation (VDOT) construction plans for widening Route
10 in this area and the VDOT Route 10 Crossover Study, dated October 1992 both
indicate that this crossover should be removed. Closure of this crossover .may be
required with development of the property.
Staff continues to recommend approval of this request and acceptance of the proffered conditions
for the reasons outlined in the "Request Analysis".
Providing a FIRST CHOICE community through excellence in public service
O8SN 0173-M.~\R12-BOS-~\ DD
~~tF~EI,p ~~:,
~ a~~
~a',
~! ~ ~ ~~
~ti, I rY~ ry ! ~;'li ,~~~
t,
-17 ~. J/i
Ir~RGSI~1.P!!~
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0173
David Campbell
Bermuda Magisterial District
North line of West Hundred Road
March 12, 2008 BS
REQUEST: Rezoning from Community Business (C-3) to General Industrial (I-2).
PROPOSED LAND USE:
The applicant has restricted uses to amini-storage facility and uses which may be
accessory to such facility. (Proffered Condition 1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. GULLEY, BASS, BROWN AND HASSEN.
ABSENT : MR. WALLER.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Consolidated Eastern Area
Plan which suggests the property is appropriate for light industrial use.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing a FIRST CHOICE community through excellence in public service
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 CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Uses shall be limited to amini-storage facility and uses which may be
accessory to mini-storage facilities. (P)
(STAFF/CPC) 2. Within ninety (90) days of approval of this request, 100 feet of right-of-way
measured from the centerline of West Hundred Road (Route 10) adjacent to
the property, or the proposed right-of-way shown on the approved plans for
VDOT Project 0010-020-127, C-501, RW-201 adjacent to the property,
whichever is greater, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC) 3. Direct vehicular access from the property to Route 10 shall be limited to one
(1) entrance/exit located at the western property line. (T)
(STAFF/CPC) 4. In conjunction with the initial development, the developer shall construct an
additional lane of pavement along Route 10 for the entire property frontage
and a separate right turn lane at the approved access, and dedicate any
additional right of way (or easements) required for these improvements. (T)
T ,n~ati nn
GENERAL INFORMATION
North line of West Hundred Road, east of Ware Bottom Spring Road. Tax IDs 807-653-
0838and 2033.
Existing Zoning:
C-3
Size:
1.5 acres
Existin Land Use:
Single-family residential or vacant
2 08SN0173-MAR12-BOS-RPT
Adjacent Zoning and Land Use:
North - I-2; Vacant
South - I-1 and I-2; Industrial
East - C-3; Vacant
West -C-S; Industrial
Public Water S, sue:
T TTTT TTTF C
There is a twelve (12) inch water line extending along the north side of West Hundred
Road adjacent to the request site. Use of the public water system is required by County
Code.
Public Wastewater S,, sue:
The public wastewater system is not available to serve this site. The existing structure
onsite is served by a private septic system. The request site is within the service area of
the Johnson's Creek wastewater trunk line. There is an eight (8) inch wastewater
collector line extending from a tributary of Johnson's Creek that terminates
approximately 650 feet south of West Hundred Road. Use of a private septic system is
intended. Due to the low volume of wastewater generated by the proposed use, the
Utilities Department does not take issue with the use of a private septic system to serve
this site.
Private Septic S, sue:
Use of the existing or any new septic system must be approved by the Health
Department.
Drainage and Erosion:
ENVIRONMENTAL
This request will have minimal impact on these facilities.
PUBLIC FACILITIES
Fire ~ervice~
The Dutch Gap Fire Station, Company Number 14, and Bensley Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request
will have a minimal impact on fire and EMS.
3 08SN0173-MAR12-BOS-RPT
Transportation:
The property is 1.5 acres located on the north side of West Hundred Road (Route 10) just
east of the Ware Bottom Spring Road intersection. The applicant is requesting rezoning
from Community Business (C-3) to General Industrial (I-2) and has proffered to limit
development on the property to self-storage uses (Proffered Condition 1). Based on trip
generation rates for self-storage facilities, development of the property could generate
thirty-five (35) average daily trips (ADT). This traffic will initially be distributed to
Route 10, which had a 2006 traffic count of 42,982 ADT (Level of Service D) between
Meadowville Road and I-95.
The county completed design plans to widen Route 10 to six (6) and eight (8) lanes from
I-95 to Meadowville Road, and the Commonwealth Transportation Board approved the
plans in Fall 1999. Virginia Department of Transportation (VDOT) has provided $27.6
million for this project in the FY08 through FY14 Six-Year Improvement Program, with
the bulk of the funding in the latter years. Preliminary engineering is expected to begin
in 2008; however, the schedule for the project has not been determined at this time. The
Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right of
way width of 120 to 200 feet. The applicant has proffered to dedicate right of way in
accordance with these plans. (Proffered Condition 2)
Access to major arterials, such as Route 10, should be controlled to minimize conflict
points and help maintain acceptable levels of service on area roadways. The applicant
has proffered to limit vehicular access to Route 10 to one (1) entrance/exit located at the
western property line. (Proffered Condition 3)
The traffic impact of this development should be addressed. The applicant has proffered
to construct an additional (i.e. third) lane of pavement along Route 10 and a separate right
turn lane at the entrance/exit. (Proffered Condition 4)
The county has a bond project that involves the widening of Route 10 in the vicinity of
the Old Stage Road intersection, including the bridge over the CSX railroad tracks.
Design is complete and right-of way acquisition is underway. Construction is planned for
2010.
VDOT's "Chapter 527" regulations, dealing with development Traffic Impact Analysis
requirements, have recently been enacted. Staff has been meeting with VDOT to attempt
to understand the process and the impact of the regulations. At this time, it is uncertain
what impact VDOT's regulations will have on the development process or upon zonings
approved by the county.
Comprehensive Plan:
T ,ANn T IMF.
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for light industrial use.
4 08SN0173-MAR12-BOS-RPT
Area Development Trends:
The area is characterized by industrial zoning and uses to the south and west along the West
Hundred Road corridor. The Plan anticipates these uses continuing in the immediate
vicinity, while property to the east along the corridor is anticipated to develop for a mix of
office, residential and limited commercial uses.
Development Standards:
Currently, the property lies within an Emerging Growth District Area and Route 10
Corridor East. The Zoning Ordinance specifically addresses access, landscaping,
setbacks, parking, signs, buffers, utilities and screening for developments within these
areas. Further, the Route 10 standards address additional yard requirements and internal
circulation.
CONCLUSION
The proposed zoning and land uses would be no more intense than uses currently permitted and
would conform to the Consolidated Eastern Area Plan which suggests the property is appropriate
for light industrial use. In addition, the proposed zoning and land uses are representative of, and
compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/19/08):
The applicant accepted the recommendation. There was no opposition present.
On a motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Bass, Brown and Hassen.
ABSENT: Mr. Waller.
The Board of Supervisors, on Wednesday, March 12, 2008, beginning at 6:30 p.m., will take
under consideration this request.
5 08SN0173-MAR12-BOS-RPT
This page is blank.
I
UO~~pD O~ b
0~~ z
OPT 0
6
~P~
~ KEEL DR
~
0
Q ~~ N~b~(de~
~
w ~
o
J ~~~s~ o
E DR oyb~S
~S10 Q
G~~~ ~
I
J
U
Q
V
J
1 '
~' ~
~ ,
~
~~ _! l i
7
~
i
i
i - ~
~ 1
;
M , ~ ~
~~ ~
•~ ' Q
U ~
~1
~
--
~~, ~
~
;~ I
~I
~ ~ ~ ~,
~, ~~
i
'
` I
~_ ~
~
;'~ ~-
~
I ~
~~ ~ Z~'I,I~ N~1
~ ~
-
'
~'
~-
~
~,
~
v~l~~- ~
I
,, o 1
~ ~
r
~
~' ~ ~ >
w ,;--
a~ ~
1
~ // ~,
i
I
- 'ij~i _-
U
~.~
N
~i
~' ~
~'
I,I,I Q
N
N
0
M
M
~V
~ ..
O N
Z ~
~~
00
O'
o ~
X11
0
0
0
0
U
~ l J~ ~~