98SN0190.pdf~'v" ~, ~, CPC
May 27, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0190
James F. Hubbard
Bermuda Magisterial District
South line of Old Bermuda Hundred Road
REQUEST:
Rezoning from Agricultural (A) to General Industrial (I-2).
PROPOSED LAND USE:
Office/warehouse, mini-storage and outside storage uses are planned. However,
with the approval of this request, the property could be developed for other 1-2
uses.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conforms to the Eastern Area Land Use and
Transportation Plan which suggests the request property and surrounding area is
appropriate for light industrial uses.
The proposed zoning and land uses conform to area industrial developmem
patterns.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS 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 wastewater system shall be used.
(STAFF/CPC)
Prior to any site plan approval, forty-five (45) feet of right of way
on the south side of Old Bermuda Hundred Road, measured from
the centerline of that part of Old Bermuda Hundred Road
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.
(STAFF/CPC)
o
Direct access to Old Bermuda Hundred Road shall be limited to one
(1) entrance/exit, located approximately midway of the Old
Bermuda Hundred Road property frontage. The exact location of
this access shall be approved by the Transportation Department.
(STAFF/CPC)
To provide an adequate roadway system, the developer shall be
responsible for the following:
a)
Construction of additional pavement along Old Bermuda
Hundred Road at the approved access to provide left and
right turn lanes, based on Transportation Department
standards;
b)
Relocation of the ditch to provide an adequate shoulder
along the south side of Old Bermuda Hundred Road for the
entire property frontage; and
c)
Dedication to Chesterfield County, free and unrestricted,
any additional right of way (or easements) required for the
improvements identified above.
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 4, shall be
submitted to and approved by the Transportation Department.
(STAFF/CPC)
This development shall be designed to retain runoff based on post
development 2, 10 and 100 year storms. The release rate shall be
based upon the pre-development 2, 10 and 100 year storms.
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98SN0190/WP/MAY270
GENERAL INFORMATION
Location:
South line of Old Bermuda Hundred Road, east of Ramblewood Drive. Gl>IN 808-650-
6746 and 809-650-0450 (Sheet 33). _
Existing Zoning:
A
Size:
8.52 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - 1-2 with Conditional Use; Industrial
South - A, and A with Conditional Use Planned Development; Public/semi-public (County
water tank) or vacant
East - A, and A with Conditional Use Planned Development; Single family residential
and public/semi-public (County water tank)
West - 1-2; Industrial
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the north side of Old
Bermuda Hundred Road, adjacent to the request site. In addition, there is an existing
sixteen (16) inch water line extending across the request site from the Bermuda water tank,
which lies adjacent to the southeast comer of the request site. Use of the public water
system is required by County Code.
Public Wastewater System:
There is an existing fifteen (15) inch wastewater mink line extending along Johnson Creek,
approximately 900 feet northeast of the request site. Use of the public wastewater system
is intended and has been proffered by the applicant. (Proffered Condition 1)
3 98SN0190/WP/MAY270
ENVIRONMENTAL
Drainage and Erosion:
Drains northeast, under Old Bermuda Hundred Road, and eventually to Johnson Creek.
No existing or anticipated on-site drainage or erosion problems; however, Old Bermuda
Road experiences flooding, downstream of the request property. Additional runoff from
development of this property could increase this flooding unless proper measures are taken.
The applicant has offered to retain increased stormwater runoff and release it at the pre-
development rate. (proffered Condition 5)
Off-site easements and drainage improvements may be necessary to accommodate runoff
from development on the request property.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire~escue 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. Also, the need to designate fire lanes will be determined during the
review of the aforementioned plans.
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 480 average daily trips. These vehicles will be distributed along
Old Bermuda Hundred Road which had a 1997 traffic count of 1,665 vehicles per day.
The Thoroughfare Plan identifies Old Bermuda Hundred Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of Old Bermuda
Hundred Road in accordance with that Plan. (Proffered Condition 2)
Development must adhere to the Development Standards Manual relative to access and
internal circulation (Division 5). Access to major arterials such as Old Bermuda Hundred
Road, should be controlled. The applicant has proffered that direct access to Old Bermuda
Hundred Road will be limited to one (1) entrance/exit. (Proffered Condition 3)
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to: 1) construct additional pavement along Old
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98SN0190/WP/MAY270
Bermuda Hundred Road at the approved access to provide left and right turn lanes based
on Transportation Department standards; and 2) relocate the ditch along the southside of
Old Bermuda Hundred Road for the entire property frontage. (Proffered Condition 4)
At time of site plan reviews, specific recommendations will be provided regarding access
and internal circulation.
Comprehensive Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation plan which
suggests the request property and surrounding area is appropriate for light industrial uses.
Area Development Trends:
Area properties are zoned industrially and agriculturally and have been developed for
industrial uses and scattered single family residences on acreage parcels, or remain vacant.
As noted herein, the Plan suggests the request property and surrounding area are
appropriate for light industrial uses, to include I-1 and 1-2 type uses. It is anticipated that
existing area industrial development patterns will continue.
Site Design:
The request property lies within an Emerging Growth Area. New construction must
conform to the requirements of the Development Standards Manual which address access,
parking, landscaping, architectural treatment, setbacks, signs, utilities, and screening of
dumpsters and loading areas ....
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 fight 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
shielded and screened from public view and designed to be perceived as an integral part
of the building.
5 98SN0190/WP/MAY270
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 by a solid fence, wall, dense evergreen plantings or architectural feature, be
separated from any property being used for residemial purposes by the principal building,
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 oriemed 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 must be screened from view of adjacent properties which have no such areas and
public rights of way.
Adjacem properties to the east and south are zoned Agricultural (A) and are designated on
the P10~n for light industrial use. The Zoning Ordinance would not require a buffer on the
request property, adjacent to these agriculturally zoned properties.
It should be noted that the Plan attempts to ensure an adequate inventory of land for all
land use categories while ensuring compatibility between land uses. In part the Plan
accomplishes this by suggesting land use transitions between more and less intense uses,
such as industrial and residential uses, or by suggesting the use of natural and man-made
features, such as streams, major roads and railroads, to separate incompatible uses. In this
instance, the Plan suggests that Ramblewood Drive and the CSX rail line serve as a
transition between anticipated area industrial and residential land uses in the vicinity of the
request property.
Adjacem property to the south, whil~ designated for light industrial use by the Plan, may
have the potential for residential zoning and land uses. Specifically, properties along
Ramblewood Drive, south of the request property, while designated on the Plan for
industrial use, ha~,e developed for single family residences on acreage parcels froming
Ramblewood Drive. Given these existing residences, the Zoning Ordinance setback and
buffering requirements that would apply to any industrial zoning and land uses and the
limited access on the aforementioned agriculturally zoned property, the potential of this
property for industrial zoning and land use is diminished. It is therefore possible that
residential zoning would be requested, and possibly approved, on this agriculturally zoned
property.
Given that furore zoning and land use on this adjacent property is difficult to anticipate,
no buffers are recommended on the request property at this time. At the time application
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98SN0190/WP/MAY270
for rezoning is made on this adjacent property, the need for buffers and additional
setbacks, necessary to ensure compatibility between residential use of that property and
industrial development on the subject property, will be addressed.
CONCLUSIONS
The proposed zoning and land uses conforms to the Eastern Area Land Use and Transportation
Plan which suggests the request property and surrounding area is appropriate for light industrial
uses, and the proposed zoning and land uses conform to area industrial development patterns.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/21/98):
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.
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request. -.
7 98SN0190/WP/MAY270
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,98SN0190
REZ: A TO
SH. 33
98SN0190
In Bermuda Magisterial District, JAMES F. HUBBARD requested
rezoning and amendment of zoning district map from
Agricultural (A) to General Industrial (I-2) .
Office/warehouse, mini-storage and outside storage uses are
planned. However, with approval of this request, other
General Industrial (I-2) uses would be permitted. The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for light industrial uses. This
request lies on 8.52 acres fronting approximately 720 feet on
the south line of Old Bermuda Hundred Road, approximately
1,920 feet east of Ramblewood Drive. GPIN 808-650-6746 and
809-650-0450 (Sheet 33).
Mr. Jacobson presented a summary of Case 98SN0190 and stated
that the Planning Commission and staff recommend approval and
acceptance of the proffered conditions. He noted that the
request conforms to the Eastern Area Land Use and
Transportation Plan.
Mr. James Hubbard, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
approved Case 98SN0190 and accepted the following proffered
conditions:
The public wastewater system shall be used.
Prior to any site plan approval, forty-five (45) feet of
right of way on the south side of Old Bermuda Hundred
Road, measured from the centerline of that part of Old
Bermuda Hundred Road immediately adjacent to the
property, shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County.
Direct access to Old Bermuda Hundred Road shall be
limited to one (1) entrance/exit, located approximately
midway of the Old Bermuda Hundred Road property
frontage. The exact location of this access shall be
approved by the Transportation Department.
5/27/98 98-357
4. To provide an adequate roadway system, the developer
shall be responsible for the following:
a)
Construction of additional pavement along Old
Bermuda Hundred Road at the approved access to
provide left and right turn lanes, based on
Transportation Department standards;
b)
Relocation of the ditch to provide an adequate
shoulder along the south side of Old Bermuda
Hundred Road for the entire property frontage;
and
c)
Dedication to Chesterfield County, free and
unrestricted, any additional right of way (or
easements) required for the improvements
identified above.
Ayes:
Nays:
Prior to any site plan approval, a phasing plan for the
required road improvements, as identified in Proffered
Condition 4, shall be submitted to and approved by the
Transportation Department.
This development shall be designed to retain runoff
based on post development 2, 10 and 100 year storms.
The release rate shall be based upon the pre-development
2, 10 and 100 year storms.
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-358