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98SN0203.PDFMay 27, 1998 BS REQUEST ANAL-YSIS AND RECOMMENDATION 98SN0203 Compson Shopping Centers Limited Partnership Bermuda Magisterial District West line of Jefferson Davis Highway REQUEST: Rezoning from Agricultural (A) to Community Business (C-3) of 11.3 acres plus proffered conditions on an adjacent 9.3 acres currently zoned Community Business (C-3). PROPOSED LAND USE: Commercial uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning and land uses conform with the Chester Village Plan which suggests the property is appropriate for general commercial uses. Bo 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 Development Standards Manual 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.) CONDITION (STAFF/CPC) A fifty (50) foot buffer shall be provided along that portion of the western property line that borders Rock Hill Road. This buffer shall comply with Sections 19-521 and 19-522 of the Development Standards Manual for fifty (50) foot buffers. (P) PROFFERED CONDITIONS (STAFF/CPC) 1. Public water and wastewater systems shall be used. (STAFF/CPC) Except for the 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 the approved devices have been installed. (STAFF/CPC) 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 Development Standards Manual. All buildings constructed on the Property shall be compatible in architectural style, materials, colors and details. (STAFF/CPC) 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 Development Standards Manual. (STAFF/CPC) 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) 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 2 98SNO203/WP/MAY27T dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF/CPC) Direct access to Route 1/301 shall be limited to' one (1) entrance/exit located approximately 690 feet from the southern Property line. The exact location of the access shall be approved by the County Transportation Department prior to site plan approval. NOTE: This distance is based on VDOT minimum spacing requirements for median cross-overs. The intent is to provide for a full access entrance at this stated location if a raised median is ever constructed on Route 1/301 in front of the Property. Based on the previously approved shared access required by zoning case 98SN0151, the Property will share the signalized entrance with the parcel to the south. (STAFF/CPC) o An access easement, acceptable to the County Transportation Department, shall be recorded across the Property to insure shared access with the adjacent property to the north (GPIN 797-656- 8592). GENERAL INFORMATION Location: Fronts the west line of Jefferson Davis Highway, north of West Hundred Road. GPIN 797-655-7097; 797-656-2783, 3960, 5542, 6278, 6328, 7216 and 9909; 798-655-1298; and 798-656-0055 and 1616 (Sheet 32). Existing Zoning: A and C-3 Size: 20.6 acres Existing Land Use: Commercial or vacant 3 98SN0203/WP/MAY27T Adjacent Zoning & Land Use: North - C-3 and C-5; Commercial or vacant South - C-3; Commercial East - C-5; Commercial or vacant West - R-7; Single family residential or 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. In addition, there is an existing twenty-four (24) inch water line extending along the east side of Jefferson Davis Highway adjacent to the request site. Use of the public water system has been proffered. (proffered Condition l) Public Wastewater System: There is an existing eight (8) inch wastewater collector extending across the request site. Use of the public wastewater system has been proffered. (Proffered Condition 1) ENVIRONMENTAL Drainage and Erosion: The property drains north through adjacent property to a proposed retention pond for another development, then underneath Jefferson DaVis Highway and via tributaries to the James River. In t~he past a pond was located on adjacent property to the north. The pond was breeched years ago, thus portions of the water course on- and off-site are experiencing some erosion. No additional erosion problems are anticipated with the proposed use. However, an adequate outfall may not be available without construction of a storm water management (S.M..) facility. Off-site easements and improvements may be necessary to control additional runoff from increased development. 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 2). This will insure that proper erosion control measures are in place prior to any timbering and related land disturbance. 4 98SN0203/WP/MAY27T 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 quantity of water for fire protection and the number of hydrants needed will be evaluated during the site plan and construction plans review processes. Also, the need for fire lanes will be determined during the review of the aforementioned 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 11,100 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 6) 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 direct access from the property to Route 1/301 will be limited to one (1) entrance/exit, located approximately 690 feet north of the southern property line (Proffered Condition 7). Proffered Condition 8 requires that an access easement to be recorded across the property so that the approved access could be shared with the adjacent parcel to the north. Signalized access to Route 1/301 for the property may be provided through a shared access located on the adjacent commercial property to the south (Home Depot). 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. 5 98SN0203/WP/MAY27T LAND USE Comprehensive Plan: 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: Properties to the north, south and east, with frontage along Jefferson Davis Highway, are zoned and developed for commercial uses or remain vacant. Properties to the west have been zoned and developed for single family residential 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 Development Standards Manual which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. In addition, the applicant has agreed to provide Perimeter Landscaping C in the required setback along Jefferson Davis Highway and to relocate the existing overhead power lines along Jefferson Davis Highway outside of this required setback. (Proffered Conditions 4 and 5) Architectural Treatment: The applicant has proffered that buildings would meet the requirements for architectural treatment for Emerging Growth Areas (Proffered Condition 3). 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 adjoining agricultural or residential 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 shielded and screened from public view and designed to be perceived as an integral part of the building. In addition,, Proffered Condition 3 would require buildings to be compatible in architectural style, materials, color and detail. 6 98SN0203/WP/MAY27T Buffers & Screening: The Development Standards Manual 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 residentially zoned property or any property being used for residential 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 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 which have no such areas and from public rights of way. Adjacent property to the west is zoned Residential (R-7) and is vacant. The Plan suggests continued residential use to the west; therefore a buffer should be provided along the western property boundary of the request site, adjacent to the Rock Hill Road right of way (Condition). This buffer will provide some protection for future residential development from commercial uses on the request property. 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 Development Standards Manual 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 (4/21/98): The applicant accepted the recommendation. There was no opposition present. 7 98SN0203/WP/MAY27T On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended approval of this request subject to the condition on page 2 and acceptance of the proffered conditions on pages 2 and 3. AYES' Unanimous. The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under consideration this request. 8 98SN0203/WP/MAY27T ,DALEWOQI _. ANNI N : CS,E C~ A 'REZ:~A TO C-3 ~ !~! PROE CONDS.~ SH. :52 . ~-~g_-' 5' 1 98SN0203 In Bermuda Magisterial District, COMPSON SHOPPING CENTERS LIMITED PARTNERSHIP requested rezoning and amendment of zoning district map from Agricultural (A) to Community Business (C-3) on 11.3 acres, plus proffered conditions on 9.3 acres currently zoned Community Business (C-3) . Commercial uses are planned. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for general commercial use. This request lies on 20.6 acres fronting approximately 1,985 feet on the west line 5/27/98 98-363 of Jefferson Davis Highway, approximately 1,250 feet north of West Hundred Road. GPIN 797-655-7097; 797-656-2783, 3960, 5542, 6278, 6328, 7216 and 9909; 798-655-1298; and 798-656- 0055 and 1616 (Sheet 32). Mr. Jacobson presented a summary of Case 98SN0203 and stated that the Planning Commission and staff recommend approval, subject to one condition and acceptance of the proffered conditions. He noted that the request conforms to the Chester Village Plan. Ms. Ashley Harwell, representing the applicant, stated that the recommendation is acceptable. She further stated that the applicant understands staff's position on the fifty foot buffer condition and accepts this condition; however, the applicant expressed the desire to continue to work with staff during the site plan process to reduce the buffer. On motion of Mr. McHale, seconded by Mrs. Humphrey, the Board approved Case 98SN0203, subject to the following condition: A fifty (50) foot buffer shall be provided along that portion of the western property line that borders Rock Hill Road. This buffer shall comply with Sections 19- 521 and 19-522 of the Development Standards Manual for fifty (50) foot buffers. (P) And, further, the Board accepted the following proffered conditions: 1. Public water and wastewater systems shall be used. Except for the 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 the approved devices have been installed. 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 Development Standards Manual. Ail buildings constructed on the Property shall be compatible in architectural style, materials, colors and details. 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 Development Standards Manual. 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. 5/27/98 98-364 Ayes: Nays: 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. Direct access to Route 1/301 shall be limited to one (1) entrance/exit located approximately 690 feet from the southern Property line. The exact location of the access shall be approved by the County Transportation Department prior to site plan approval. NOTE: This distance is based on VDOT minimum spacing requirements for median cross-overs. The intent is to provide for a full access entrance at this stated location if a raised median is ever constructed on Route 1/301 in front of the Property. Based on the previously approved shared access required by zoning case 98SN0151, the Property will share the signalized entrance with the parcel to the south. An access easement, acceptable to the County Transportation Department, shall be recorded across the Property to insure shared access with the adjacent property to the north (GPIN 797-656-8592). Humphrey, Warren, Barber, Daniel, and McHale. None. 5/27/98 98-365