98SN0174.pdfMarch 11, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0174
Robert C. Schrum, Jr. T/A The Chester Co. L.L.C.
Matoaca Magisterial District
Off the east line of Jefferson Davis Highway
REQUEST: Rezoning from Agricultural (A) to General Business (C-5)
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Southern and Western Area Plan
which suggests the request property and surrounding area, along this portion of the
Jefferson Davis Highway corridor, are appropriate for commercial/industrial uses.
B. The proposed zoning and land uses conform to area commercial development
patterns.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS.)
GENERAL INFORMATION
Location:
Lies off the east line of Jefferson Davis Highway, south of Harrowgate Road. GPIN 799-
629-Part of 8735 (Sheet 49).
Existing Zoning:
A
Size:
2.7 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A; Vacant
South - C-3; Vacam
East - A; Single-family residemial
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, approximately 400 feet from the request site. The request property lies
within that part of the boundaries of the Southern and Western Area Plan which requires
the use of public water.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the west side of
Jefferson Davis Highway approximately 400 feet west of the request site. The request
property lies within that part of the boundaries of the Southern and Western Area Plan
which requires the use of the public wastewater system.
The Utilities Departmem has recommended that the applicant contact the adjacem property
owners to investigate the feasibility of a joint effort to extend the public wastewater system
to serve their respective parcels east of Jefferson Davis Highway.
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ENVIRONMENTAI.
Drainage and Erosion:
Site drains to Swift Creek via tributaries. There are no existing or anticipated drainage or
erosion problems. It may be necessary to acquire offsite easements and make
improvements to handle increased runoff from additional development.
PUBLIC FACILITIES
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan.
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. Also, the need to designate 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 fast food restaurant with drive through window trip
rates, development could generate approximately 4,260 average daily trips. These vehicles
will be distributed along Jefferson Davis ttighway (Route 1/301) which had a 1997 traffic
count of 23,741 vehicles per day.
Development of the request property must adhere to the Development Standards Manual in
the Zoning Ordinance, relative to access and internal circulation (Division 5). The applicant
is requesting rezoning to general business (C-5) of the eastern part (approximately 2.7 acres)
of a 4.4 acre parcel. The western part of this parcel that fronts along Route 1/301 is already
zoned community business (C-3). The applicant intends to develop the entire 4.4 acre parcel
for commercial development.
Due to the vertical alignment of Route 1/301 in this area, sight distance is limited. If
adequate sight distance cannot be provided along the parcel's Route 1/301 frontage, the
developer must obtain an easement through an adjacent property to access Route 1/301.
At such time site plans are submitted for the parcel, recommendations will be provided
regarding; 1) dedication of right-of-way along Route 1/301 in accordance with the
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Thoroughfare Plan; 2) access control along Route 1/301, limiting direct access to one (1)
entrance/exit (if adequate sight distance can be obtained) that is shared with adjacent
properties; 3) construction of mitigating road improvements to include additional pavement
along Route 1/301 to provide adequate mm lanes; and 4) internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for commercial/industrial corridor use.
Area Development Trends:
Development along this portion of Jefferson Davis Highway is characterized by
commercial zoning and land uses and vacant land, along the Jefferson Davis Highway
corridor, and by single family residential uses and vacant land east of the corridor. As
noted herein, the adopted Plan suggests the request property and surrounding area are
appropriate for commercial/industrial corridor uses. It is anticipated that area properties
will eventually be rezoned and redeveloped commercially or industrially. The subject
property, as well as the adjacent surrounding property, is located in the Enterprise Zone.
Site Design:
The request property lies within a Post Development Area. 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.
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. New constmction 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 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
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98SN0174/WP/MAR11J
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. Outside storage
areas must be screened from view of adjacent properties which have no such areas and
from public rights of way.
Adjacent properties to the north and east are zoned Agricultural (A) and are occupied by
single family residences or remain vacant. The Southern and Western Area Plan suggests
these properties are appropriate for commercial/industrial corridor uses. The Development
Standards Manual does not require buffers along the northern and eastern property
boundaries of the request site, adjacent to these agriculturally zoned properties. As it is
anticipated these adjacent properties will eventually be zoned and developed for non-
residential uses, the imposition of buffers is not recommended.
CONCLUSIONS
The proposed zoning and land uses conform to the Southern and Western Area Plan which
suggests the request property and surrounding area are appropriate for commercial/industrial
corridor uses, and further conforms to area commercial development patterns.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/17/98):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request.
AYES: Messrs. Shewmake, Marsh, Cunningham and Miller.
ABSENT: Mr. Gulley.
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The Board of Supervisors, on Wednesday, March 11, 1998, beginning at 7:00 p.m., will take
under consideration this request.
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98SN0174
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98SN0174
In Matoaca Magisterial District, ROBERT C. SCHRUM, JR., T/A
THE CHESTER CO. L. L. C. requested rezoning and amendment of
zoning district map from Agricultural (A) to General Business
(C-5) . The density of such amendment will be controlled by
zoning conditions or Ordinance standards. The Comprehensive
Plan suggests the property is appropriate for
commercial/industrial corridor use. This request lies on 2.7
acres lying approximately 270 feet off the east line of
Jefferson Davis Highway, measured from a point approximately
100 feet south of Harrowgate Road. GPIN 799-629-Part of 8735
(Sheet 49).
3/~/98
98-162
Mr. Jacobson presented a summary of Case 98SN0174 and stated
that staff and the Planning Commission recommend approval.
He noted the request conforms to the Southern and Western
Area Plan.
Mr. Robert Schrum, Jr., stated that the recommendation is
acceptable.
There was no opposition present.
On motion of Mrs. Humphrey, seconded by Mr. McHale, the Board
approved Case 98SN0174.
Ayes:
Nays:
Humphrey, Warren, Barber, Daniel, and McHale.
None.
98-163