99SN0154REQUEST ANALYSIS
AND
RECOMMENDATION
January 27, 1999 BS
99SN0154
Devraj H. Desai
Bermuda Magisterial District
800 Bermuda Hundred Road
REQUEST:
Rezoning from Agricultural (A) to Light Industrial (I-1) with Conditional Use to
permit a hotel. Specifically, hotels are permitted in Light Industrial (I-l) Districts
subject to the restrictions that the hotel be part of a project of twenty-five (25) acres
or more and that at no time the hotel exceed more than thirty (30) percent of the
gross floor area under construction or occupied by permitted uses in such project.
If the restrictions cannot be met, the hotel can be permitted through the
Conditional Use process.
PROPOSED LAND USE:
A hotel is planned. However, with approval of this request, any permitted or
restricted Light Industrial (I-1) use would be allowed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The Eastern Area Land Use and Transportation Plan suggests the request property
is appropriate for light industrial use. Hotels are uses permitted under certain
circumstances in a Light Industrial (I-1) District. Although the hotel site cannot
meet the restrictions for such use in Light Industrial (I-1) Districts, the hotel site
lies in a quadrant which is experiencing industrial development. Given the
industrial development patterns in this quadrant, the proposed hotel would serve
surrounding industrial uses, thereby conforming with the spirit and intent of the
restrictions in the Light Industrial (I-1) District.
The development standards of the Zoning Ordinance and the recommended
conditions ensure compatibility with area industrial development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER 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 CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
The architectural treatment of building, including materials, color and style,
shall be compatible with building located within the adjacent Riversbend
Industrial project. Compatibility shall be achieved through the use of
similar building massing, materials, scale, colors and other architectural
features.
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public water system shall be used.
(STAFF/CPC)
Site plans shall be submitted to the Planning Commission for review
and approval.
(STAFF/CPC)
At a minimum, Perimeter Landscaping C shall be installed within
the setback along Bermuda Hundred Road.
(STAFF/CPC)
The architectural treatment of any hotel shall be as generally
depicted in the elevations attached to the "Request Analysis."
Specifically, treatment reflected in the elevations depicts a federal
style with decorative features and accent corners. Any hotel shall
have a "vehicular drop-off" area which shall be covered with a
standing, seam metal roof having columns to match the decorative
features of the main hotel structure. Any building, to include a
hotel, shall be constructed of dryvit or similar material and have
colors compatible with the colors of buildings loc~ited on GPIN 820-
653-2045. Any other building shall have an architectural style
compatible with buildings located on GPIN 820-653-2045.
2
99SN0154/WP/JAN27J
GENERAL INFORMATION
Location:
North line of Bermuda Hundred Road, east of Kingston Avenue and better known as 800
Bermuda Hundred Road. Tax ID 820-652-1338 (Sheet 33).
Existing Zoning:
A
Size:
2.3 acres
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - I-1 with Conditional Use Planned Development; Industrial or vacant
South - C-3, and R-15 with Conditional Use Planned Development; vacant
East - A; Vacant
West - I-1 with Conditional Use Planned Development; Industrial
Public Water System:
Them is an existing twelve (12) inch water line extending along Bermuda Hundred Road
and ending at Kingston Avenue approximately 575 feet west of the request site. Use of the
public water system has been proffered. (Proffered Condition)
Public Wastewater System:
Them is an existing eight (8) inch wastewater collector extending along the north side of
Bermuda Hundred Road adjacent to the request site. Use of the public wastewater system
is required by County Code.
3 99SN0154/WP/JAN27J
ENVIRONMENTAL
Drainage and Erosion:
Property drains southeast to roadside ditches, under Route 1-295, and ultimately to
Johnsons Creek. No existing or anticiPated on- or off-site erosion problems. The roadside
ditches experience water ponding problems and sometimes are inadequate to accommodate
exiting area runoff. As a result, some area properties experience flooding when the ditch
overflows. Development of the request property could increase this flooding unless
drainage improvements are made. Off-site drainage easements and improvements may be
necessary to accommodate increased runoff from development. These concerns will be
addressed at the time of site plan review.
PUBLIC FACILITIES
Fire Service:
The property is served by the Enon Fire/Rescue Station, Company Number 6 and the
Bensley-Bermuda Rescue Squad. When the property is developed, the number of hydrants
and quantity of water needed for fire protection will be elevated during the plans review
process. Also, the need to designate fire lanes will be determined during the review of the
plans.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could
generate approximately 130 average daily trips. The applicant intends to develop a hotel
on the property. Based on hotel trip rates, development could generate approximately 600
average daily trips. These vehicles will be distributed, via Bermuda Hundred Road and
Kingston Avenue, to East Hundred Road (Route 10) which had a 1996 traffic count of
34,371 vehicles per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). At time of site pi.an review, specific
recommendations will be provided regarding access and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation Plan which
suggests the request property is appropriate for light industrial use.
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99SN0154/WP/JAN27J
Area Development Trends:
Area development is characterized by a mix of commercial and industrial zoning and land
uses in the vicinity of the East Hundred Road/Route 1-295 interchange. These zoning and
development patterns are expected to continue.
The request property lies within an Emerging Growth Area. 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.
The applicant has agreed to submit site plans to the Planning Commission for review and
approval. (Proffered Condition 2)
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural district or any public right of way may consist of architectural materials
inferior in quality, appearance, or detail to any other exterior of the same building. There
is, however, nothing to preclude the use of different materials on different building
exteriors, but rather, the use of inferior materials on sides which face adjoining property.
No portion of a building constructed of unadorned concrete block or corrugated and/or
sheet metal may be visible from any adjoining agricultural district or any public right of
way. No building exterior may be constructed of unpainted concrete block or corrugated
and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be
screened from public view and designed to be perceived as an integral part of the building.
Junction and accessory boxes must be minimized from view of adjacent property and
public rights of way.
In addition to these standards, the applicant has agreed that the treatment of any hotel will
be as depicted in the attached elevation. Further, any other building would be required to
be compatible with the adjacent industrial development. (Proffered Condition 4)
Since the intent of the restrictions relative to hotels in Light Industrial (I-I) Districts is to
provide for supporting services in an industrial project and one of the basis for approval
of this request would be to consider the site as a part of the Riversbend Industrial park,
even though the site is not technically part of the project, the architectural treatment of the
proposed hotel or other industrial uses should be compatible with that of the adjacent
industrial project. (Condition)
5 99SN0154/WP/JAN27J
Buffers & Screenine:
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 and that such area within 1,000 feet of any residential or agriculturally zoned
properties 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.
CONCLUSIONS
The proposed zoning and land use conforms to the Eastern Area Land Use and Transportation Plan
which suggests the request property is appropriate for light industrial use. Specifically, as noted
herein, hotels are permitted in Light Industrial (I-1) Districts subject to the restrictions that the
hotel be part of a project of twenty-five (25) acres or more and that at no time the hotel exceed
more than thirty (30) percent of the gross floor area under construction or occupied by permitted
uses in such project. If the restrictions cannot be met, the hotel can be permitted as a Conditional
Use.
Although the hotel site cannot meet these restrictions, the area surrounding the hotel site is
experiencing industrial development. Although this site is not a part of the adjacent Riversbend
project, it is located in an industrial area. The intent of the restrictions is to provide supporting
uses, such as lodging facilities, in industrial projects. The proposed hotel would serve
surrounding area and industrial uses, thereby conforming with the spirit and intent of the
restrictions. In addition, the development standards of the Zoning Ordinance and recommended
condition ensure compatibility with area commercial and industrial development.
Given these considerations, approval of this request would be appropriate.
CASE HISTORY
Planning Commission Meeting (11/17/98):
At the request of the applicant, the Commission deferred this case to'their January 19,
1999, meeting to allow the applicant and an adjacent property owner to meet and discuss
concerns relative to architectural treatment and site design.
99SN0154/WP/JAN27J
Staff (11/18/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than November 30, 1998, for consideration at the Commission's
January public hearing. The applicant was also advised that a $150.00 deferral fee was
due.
Applicant, Adjacent Property Owner, Staff and Bermuda District Commissioner (11/30/98):
A meetirig was held to discuss concerns relative to architectural and site design. The
applicant indicated that he would consider proffering additional conditions to address
concerns.
Applicant, Adjacent Property Owner and the Bermuda District Commissioner (1/7/99):
A meeting was held to discuss the project. The applicant agreed to submit proffered
conditions to address concerns relative to architectural treatment and landscaping.
Applicant (1/11/99):
Proffered Conditions 2 through 4 were submitted.
Applicant (1/15/99):
The $150.00 deferral fee was paid.
Planning Commission Meeting (1/19/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the condition and acceptance of the proffered conditions
on page 2.
AYES: Unanimous.
7 99SN0154/WP/JAN27J
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
99SN0154/WP/JAN27J
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SH. 33
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