99SN0181REQUEST ANALYSIS
AND
RECOMMENDATION
January 27, 1999 BS
99SN0181
Compson Shopping Center Limited Partnership
Bermuda Magisterial District
West line of Jefferson Davis Highway
REOUEST: Rezoning from Agricultural (A) to Community Business (C-3) of 0.66 acre plus
proffered conditions on an adjacent 0.34 acre parcel currently zoned Community
Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned. It is the applicant's intent to develop the subject
property in conjunction with the development of the adjacent property to the south
and west. However, with approval of this request the property could be developed
independently of the adjacent property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform with the Chester Village Plan which
suggests the property is appropriate for general commercial uses.
The proposed zoning and land uses are compatible with, and representative of,
existing and anticipated development along this portion of the Jefferson Davis
HighWay Corridor.
Co
The requirements of the Zoning Ordinance and proffered conditions will further
insure land use compatibility 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
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.
All buildings on the property shall meet the requirements for
Architectural Treatment outlined in the Development Requirements
for Emerging Growth Areas contained in Section 19-595 of the
Zoning Ordinance. All buildings constructed on the Property shall
be compatible in architectural style, materials, colors and details to
that constructed on Tax ID 797-956-5542, 6328, 3960, 7216, 9909,
2783, 6278; 798-656-0055, 1616; 798-655-1298; 797-655-7097.
(STAFF/CPC) 2.
At a minimum, landscaping within the front yard setback along
Jefferson Davis Highway shall meet the requirements for Perimeter
Landscaping C outlined in Section 19-518(g) of the Zoning
Ordinance.
(STAFF/CPC) 3.
Subject to approval from the power company to relocate the existing
power lines along Jefferson Davis Highway, the existing overhead
power lines along Jefferson Davis Highway shall be relocated so
that the utility poles are setback a minimum of twenty-five feet from
the Jefferson Davis Highway right-of-way.
(STAFF/CPC) 4.
Prior to any site plan approval, sixty (60) feet of right-of-way on the
west side of Route 1/301, measured from the centerline of that part
of Route 1/301 immediately adjacent to the Property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
(STAFF/CPC) 5.
No direct access shall be provided from the Property to Route
1/301. The Chesterfield County Transportation-Department may
modify this restriction if an access is shared with adjacent property.
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99SN0181/WP/JAN27N
GENERAL INFORMATION
Location:
West line of Jefferson Davis Highway, south of Osborne Road.
(Sheet 32).
Existing Zoning:
A and C-3
Size:
Tax ID 797-656-5392
1.0 acre:
Existing Land Use:
Vacant
Adjacent Zoning 8: Land Use:
North - C-5; Commercial
South - C-3 and C-5; Commercial or vacant
East - C-3 and C-5; Commercial
West - C-3; Vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the west side of Jefferson
Davis Highway, adjacent to the request site. Use of the public water system is required
by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending across the eastern portion
of the request site. Use of the public wastewater system is required by County Code.
3 99SN0181/WP/JAN27N
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the north through a BMP and then via tributaries to Proctors Creek.
There are no existing or anticipated on- or off-site drainage or erosion problems. Off-site
easements and improvements may be necessary to control runoff from development.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bermuda Rescue Squad. During the plans review process, the number of
hydrants and quantity of water needed for fire protection will be evaluated.
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 1,550 average daily trips. These vehicles will be distributed along
Jefferson Davis Highway (Route 1/301) which had a 1996 traffic count of 21,138 vehicles
per day.
The Thoroughfare Plan identifies Route 1/301 as a major arterial with a recommended
right of way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60)
feet of right of way, measured from the centerline of Route 1/301, in accordance with that
Plan. (Proffered Condition 4)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). Access to major arterials, such as
Route 1/301, should be controlled. The applicant has proffered that no direct access will
be provided from the property to Route 1/301 unless otherwise approved by the
Transportation Department (Proffered Condition 5). Access for the property to Route
1/301 will be provided through or shared with adjacent property.
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 internal
circulation.
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99SN0181/WP/JAN27N
Comprehensive Plarl:
The request site lies within the boundaries of the Chester Village Plan which suggests the
property is appropriate for general commercial uses.
Area Development Trends:
Adjacent properties are zoned and developed for commercial uses or remain vacant. It is
anticipated that commercial development will continue along this portion of Jefferson
Davis Highway.
Site Design:
The request property lies within a 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 areas.
The applicant has agreed to provide Perimeter Landscaping C in the required setback along
Jefferson Davis Highway and if approved by Virginia Power, to relocate the existing
overhead power lines along Jefferson Davis Highway outside of this required setback.
(Proffered Conditions 2 and 3)
Architectural Treatment:
The applicant has proffered that buildings would meet the requirements for architectural
treatment for Emerging Growth Areas (Proffered Condition 1). This would require that
no building exterior which would be visible to any agricultural or residential 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 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, while the Zoning Ordinance requires architectural compatibility within the
same project, Proffered Condition 1 would require buildings to be compatible in
5 99SN0181/WP/JAN27N
architectural style, materials, color and detail with buildings developed on adjacent
property to the south should the request site be developed independently of the adjacent
property.
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 areas within 1,000 feet of any A, R, R-TH, or R-MF District 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 as a restricted use.
Outside storage areas must be screened from view of adjacent properties on which such
uses are not permitted and from public rights of way.
CONCLUSIONS
The proposed zoning and land uses conform with the Chester Village Plan which suggests the
property is appropriate for general commercial use. In addition, the proposed zoning and land
uses are compatible with, and representative of, existing and anticipated development along this
portion of the Jefferson Davis Highway Corridor. The requirements of the Zoning Ordinance and
proffered conditions will further insure land use compatibility with anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
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 Commissi~on recommended
approval of this request and acceptance of the proffered conditions on page 2.
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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99SN0181/WP/JAN27N
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