99SN0155January 27, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0155
Linda Gurr and Kathy Jackson
Bermuda Magisterial District
Off the east line of Jefferson Davis Highway
REQUEST: Rezoning from Residential (R-7) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses are planned. However, with approval of this request other C-5
uses would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan
which suggests the property and surrounding area are appropriate for general
commercial use.
B. The proposed zoning and land uses are compatible with and representative of
existing and anticipated commercial development along this portion of the Jefferson
Davis Highway corridor.
C. The development standards of the Zoning Ordinance and proffered condition will
further insure land use compatibility with area commercial development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public water and wastewater systems shall be used.
(STAFF/CPC)
2. The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
f)
g)
h)
i)
J)
k)
l)
m)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclamation, receiving centers--aluminum, glass,
plastic and paper products only
Tire recapping and vulcanizing establishments
Fur dressing and dyeing
Linoleum, asphalt-felt base and other hard surface floor
cover manufacturing
Mortician's good manufacturing
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufacturing
Dry cleaning plants
In addition, the following uses shall not be permitted for as long as
adjacent prope~y to the north and east is zoned for residential use:
n)
o)
P)
q)
r)
Auction sales or salvage barns
Motels, motor courts or tourist homes
Motor vehicle sales, service, repair and rental
Public garages
Truck terminals
GENERAL INFORMATION
Location:
Lies off the east line of Jefferson Davis Highway, south of Norcliff Road. Tax ID 793-
671-Part of 4978 (Sheet 23).
99SN0155/WP/JAN27K
Existing Zoning:
R-7
Size:
5.7 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
Public
Public
North- R-7; Single family residential
South - C-5; Commercial
East - R-7 and C-5; Single family residential and commercial
West - R-7 and C-5; Commercial and vacant
Water System:
UTILITIES
There is an existing eight (8) inch water line extending along Norcliff Road, approximately
250 feet north of the request site. In addition, there is an existing four (4) inch water line
extending along the eastern side of Jefferson Davis Highway, adjacent to the request site.
Use of the public water system has been proffered. (Proffered Condition)
Wastewater System:
Them is an existing eight (8) inch wastewater collector extending from Norcliff Road and
ending adjacent to the northernmost boundary of the request site. In addition, there is an
existing eight (8) inch wastewater collector extending along a portion of Willis Road,
approximately 500 feet south of the request site. Use of the public wastewater system has
been proffered. (Proffered Condition)
Drainage and Erosion:
ENVIRONMENTAL
Site drains to the northwest and southwest, then via manmade drainage systems and
streams to the James River. There are existing minor drainage problems due to the age of
the developed area. It may be necessary to obtain off-site easements and make
3 99SN0155/WP/JAN27K
improvements to control runoff from increased development. The existing pipe under
Norcliff Road may not be at an elevation to properly serve the property.
PUBLIC FACII JTIES
Fire Service:
This property is currently served by the Bensley Fire/Rescue Station, Company Number
3 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
hydrants and quantity of water needed for fke protection will be evaluated 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 shopping center trip rates, development could
generate approximately 4,750 average daily trips. These vehicles will be distributed to
Jefferson Davis Highway (Route 1/301) which had a 1997 traffic count of 17,896 vehicles
per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The property is located within the
Jefferson Davis Highway Enterprise Zone. Based on the Board of Supervisors' policy
regarding development within the Enterprise Zone, road improvements will not be required
by the County. Road improvements may be required by the Virginia Department of
Transportation.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
property and surrounding area is appropriate for general commercial use.
Area Development Trends:
Properties fronting on Jefferson Davis Highway, Willis Road and Paros Avenue have been
zoned and developed for commercial uses or are vacant. Adjacent properties fronting on
Norcliff Road are developed for single family residential uses. It is anticipated that
4
99SNO155/WP/JAN27K
commercial development will continue in the area in accordance with the recommendations
of the Plan. The Plan further suggests that the residential properties along Norcliff Road
eventually be developed for non-residential uses.
Site Design:
The request property lies within the Jefferson Davis Highway Northern Area Post
Development Area. Redevelopment of the site or new construction must conform to the
requirements of the Zoning Ordinance which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading a~reas.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible to public
rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet
metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and
screened from public rights of way and designed to be perceived as an integral part of the
building. In addition, junction and accessory boxes must be minimized from view of
adjacent property and public rights of way. Redevelopment of the site or new construction
must adhere to Post Development 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 and that such area within 1,000 feet of any residentially 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 not permitted 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 properties on which such areas are not
permitted and from public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan which
suggests the property and surrounding area is appropriate for general commercial use. In addition,
the proposed zoning and land uses are compatible with, and representative of, existing and
anticipated commercial development along this portion of the Jefferson Davis Highway corridor.
5 99SN0155/WP/JAN27K
The requirements of the Development Standards Manual and proffered condition will further
ensure land use compatibility with area commercial development and address utility concerns.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (11/17/98):
At the request of the applicants, the Commission deferred this case to December 15, 1998.
Staff (11/18/98):
The applicants were advised in writing that any significant new or revised information
should be submitted no later than November 23, 1998, for consideration at the
Commission's December 15, 1998, public hearing.
Staff
(12/3/98):
To date, no new information has been received.
Applicant (12/15/98):
The applicants submitted Proffered Condition 15 to address concerns as to the uses that
would be permitted with approval of this request. The proffer limits uses permitted on the
property and further limits uses permitted as long as adjacent property to the north and east
is zoned for residential use.
Planning Commission Meeting (12/15/98):
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 and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
6
99SN0155/WP/JAN27K
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
7 99SN0155/WP/JAN27K
'-7'
~99SN0155
i~i~REZ:R-7 TO C-5~