99SN0163REQUEST ANALYSIS
AND
RECOMMENDATION
January 27, 1999 BS
99SN0163
Hiko Inc.
Bermuda Magisterial District
North line of Reymet Road
~: Rezoning from Agricultural (A) to General Industrial (I-2).
PROPOSED LAND USE:
Sales, service and warehousing of automotive shop equipment is planned.
However, with the approval of this request, other 1-2 uses, except as restricted by
Proffered Condition 1, would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed zoning and land uses conform to the Jefferson Davis Highway Corridor Plan
which suggests the request property is appropriate for general industrial use.
(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 following uses shall not be permitted as long as adjacent
properties to the east or west are zoned for residential or
agricultural use:
a)
b)
c)
d)
e)
f)
g)
h)
i)
J)
k)
l)
m)
n)
o)
P)
q)
r)
s)
t)
u)
v)
w)
x)
y)
Blending, mixing and compounding of manufactured
goods.
Converting paper to paperboard products,
paperboard containers and boxes.
Fabricating sheet metal products.
Laboratories and other research and development
facilities.
Linoleum, asphalt-feltbase and other hard surface
floor cover manufacturing.
Machine shop.
Miscellaneous plastic products manufacturing.
Mortician's goods manufacturing.
Paper recycling by the compaction method.
Park and ride lots.
Photographic and optical goods manufacturing.
Printing, publishing and allied industries.
Rectifying and blending liquors.
Recycling and processing of any material permitted
to be manufactured in this district.
Roasting coffee, coffee products and tea
manufacturing.
Underground utility uses, except as provided in
section 19-181(d), when such uses are located in
easements or public road rights-of-way.
Wine, brandy and brandy spirits manufacturing.
Cottonseed oil milling.
Dairy products manufacturing.
Electric transforming stations.
Feed and grain storage.
Macaroni, spaghetti, vermicelli, rig-atoni and noodles
manufacturing.
Paint and varnish manufacturing.
Petroleum products or fuel (gas or liquid)
distribution with storage less than 18,000 gallons of
liquid or cubic feet of gas.
Salad dressing manufacturing.
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99SN0163/WP/JAN27L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
z) Shortening, soybean oil, table oils, margarine,
vegetable oil and other edible fats and oils
manufacturing, excluding animal and marine fats and
oils manufacturing.
aa) Sugar manufacturing.
bb) Textile mill products manufacturing.
cc) Tractor-trailer service stations.
dd) Truck terminals.
ee) Water and wastewater treatment plants.
A minimum of a twenty-five (25) foot setback shall be maintained
along the eastern property boundary adjacent to Residential (R-7)
zoning. Within this twenty-five (25) foot setback, any trees,
excluding those that are dead or diseased, that are six (6) inches or
greater in caliper shall be maintained (tree preservation area) unless
removal is approved by the Planning Commission through site plan
review. At such time that improvements are to be installed within
fifty (50) feet of the eastern property line, a minimum six (6) foot
high solid board fence shall be installed on the west side of the
twenty-five (25) foot tree preservation area. The fence may be
installed in conjunction with the phasing of the development. The
phasing of the fence constmction shall be reviewed through the site
plan review process. At such time that the adjacent property to the
east is zoned for a non-residential use, the setback and fence
requirements shall be eliminated.
Cedar trees having a minimum initial height of six (6) feet spaced
ten (10) feet on center shall be installed along the western property
boundary beginning at a point measured sixty (60) feet from the
ultimate right of way of Reymet Road northward for a distance of
eighty (80) feet. The exact species and spacing shall be determined
at the time of site plan review. This landscaping shall no longer be
required when the adjacent property to the west is zoned for a non-
residential or non-agricultural use.
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance permit
has been obtained from the Environmental Engineering Department
and approved devices have been installed.
No additional impervious areas shall drain through any of the
residential lots along Jean Drive to the east of property.
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(STAFF/CPC) 6
(STAFF/CPC) 7.
Prior to any site plan approval, thirty-five (35) feet of right of way
on the north side of Reymet Road, measured from the centerline of
that part of Reymet Road immediately adjacent to the property, shall
be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
Direct access to Reymet Road shall be limited to one (1)
entrance/exit. The exact location of this access shall be approved
by the Transportation Department.
GENERAL INFORMATION
North line of Reymet Road, west of Jean Drive.
Existing Zoning:
A
Size:
9.8 acres
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - 1-2; Industrial
South - 1-3; Industrial
East - R-7; Single family residential
Tax ID 796-668-8351 (Sheet 23).
West
- A, and 1-2 with Conditional Use Planned Development; Single family residential,
industrial or vacant
Public Water System:
UTILITIES
There is an existing sixteen (16) inch water line extending along the south side of Reymet
Road adjacent to the request site. Use of the public water system is intended and required
by County Code.
99SN0163/WP/JAN27L
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending across the northern
portion of the request site. In addition, there is an existing eight (8) inch wastewater
collector extending along Reymet Road adjacent to the request site. Use of the public
wastewater system is intended and required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
Most of the request property drains north into an existing channel which exhibits signs of
natural stream degradation. Portions of the property drain south to Reymet Road and
through the existing subdivision to the east.
There are no anticipated on- or off-site drainage or erosion problems from development
of the request property if increased runoff from such development is directed away from
the existing subdivision (Proffered Condition 5). Off-site drainage easements and
improvements may be necessary to accommodate increased runoff.
The applicant has proffered that, with the exception of timbering which has been approved
by the Department of Forestry to remove dead or diseased trees, there will be no timbering
until a land disturbance permit has been obtained from the Environmental Engineering
Department (Proffered Condition 4). This will insure that property erosion control
measures are in place prior to any land disturbance.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
hydrants and quantity of water needed for fire protection will be evaluated during the plans
review process.
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 550 average daily trips. These vehicles will be distributed along
Reymet Road which had a 1996 traffic count of 4,305 vehicles per day.
5 99SN0163/WP/JAN27L
The Thoroughfare Plan idemifies Reymet Road as a collector with a recommended right
of way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five (35)
feet of right of way, measured from the centerline of Reymet Road in accordance with that
Plan. (Proffered Condition 6)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). Access to collectors, such as
Reymet Road, should be controlled. The applicant has proffered that direct access to
Reymet Road will be limited to one (1) entrance/exit. (Proffered Condition 7)
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.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Jefferson Davis Highway Corridor
Plan which suggests the request property is appropriate for general industrial use.
Area Development Trends:
Area development, with the exception of a single family residential subdivision along Jean
Drive and residences on acreage parcels, is characterized by a industrial zoning and land
uses and agriculturally zoned land. The Plan anticipates that existing area industrial
development patterns will continue. The Plan suggests that the residential subdivision to
the east will eventually be redeveloped for industrial use.
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or new construction must conform to the development standards
of the Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, utilities, and screening of dumpsters and loading areas.
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99SN0163/WP/JAN27L
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 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.
With the approval of this request, outside storage would be permitted. Outside storage
areas mt/st be screened from view of adjacent properties which have no such areas and
public rights of way.
Adjacent property to the east is zoned Residential (R-7) and is occupied by single family
residences on lots in Jean Court Subdivision. Adjacent property to the west, along Reymet
Road, is zoned Agricultural (A) and is occupied by a single family residence on an acreage
parcel. The applicant has proffered a twenty-five (25) foot setback adjacent to lots along
Jean Court (Proffered Condition 2). Existing, healthy, mature trees within this setback
would be preserved, unless removal is approved by the Planning Commission, and a solid
board fence would be erected with the phasing of development. Proffered Condition 3
would require the installation of cedar trees along the western property boundary, adjacent
to the existing residence on agriculturally zoned property. At such time that adjacent
residential and/or agricultural properties are zoned or utilized for a non-residential use,
these requirements could be eliminated.
CONCLUSIONS
The proposed zoning and land uses conform to the Jefferson Davis Highway Corridor Plan which
suggests the request property is appropriate for general industrial use. The proffered conditions
provide for measures to minimize the impact on adjacent residents.
Given these considerations, approval of this request is recommended.
CASE HISTORY
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 pages 2 through 4.
7 99SN0163/WP/JAN27L
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
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