98SN0150.pdfREQUEST ANALYSIS
AND
RECOMMENDATION
98SN0150
January 28, 1998 BS
J and Y Company
Bermuda Magisterial District
North line of West Hundred Road
REQUEST: Rezoning from Agricultural (A) to Neighborhood Business (C-2).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEFFANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the Eastern Area Land Use and Transportation Plan suggests the property
is appropriate for light industrial use, River's Bend Subdivision has been developed
to the north of the subject property. River'S Bend Subdivision was also designated
by the Plan for light industrial use. Given existing area development patterns, the
proposed zoning coupled with the proffered cOnditions and requirements of the
Developmem Standards Manual ensure compatibility with residential properties to
the north and future development along Route 10. Further, the proffered
conditions are consistent with the conditions imposed on the adjacent Neighborhood
Business (C-2) zoning to the east.
Bo
The proffered conditions, together with the requirements of the Developmem
Standards Manual further ensure land use compatibility with existing and
anticipated area non-residential development.
(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" ~ ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public wastewater system shall be used.
(STAFF/CPC) 2.
Prior to any site plan approval, one hundred (100) feet of right-of-
way on the north side of Route 10, measured from the centerline of
that part of Route 10 immediately adjacent to the request property,
or fight-of-way and easements along Route 10 for the entire length
of the request property, in accordance with the approved
construction plato for the widening of Route 10 (Project No. 0010-
020-127, PE 101), whichever is greater, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.
(STAFF/CPC) 3.
No direct access shall be permitted from the request property to
Route 10. Prior to any site plan approval, an access easement,
acceptable to the Transportation Department, shall be recorded to
ensure shared access with the adjacent properties to the east and
west.
(STAFF/CPC) 4.
Prior to the issuance of an occupancy permit, additional pavement
shall be constructed along the westbound lanes of Route 10 for the
entire request property frontage. The Developer shall dedicate to
Chesterfield County, free and unrestricted, any additional right-of-
way or easements required for this improvement.
(STAFF/CPC) 5.
Prior to, or in conjunction with, final site plan review, a utility
easement, if deemed necessary by the Department of Utilities, shall
be dedicated along Route 10 to accommodate construction of a
parallel wastewater force ~. The width of the easement shall be
determined at the time of site Plan review.
GENERAL INFORMATION
Fronts the north line of West Hundred Road, west of Rivers Bend Road, and is known as
316 West Hundred Road. GPIN 812-653-1409 (Sheet 33).
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98SN0150/WP/JAN28L
Existing Zoning:
A
Size:
0.5 acre
Existing Land Usc:
Vacant
Adjacent Zoning & Land Use:
Public
Public
North - R-15; Single family residential
South - A; Vacant
East - C-2 with Conditional Use Planned Development; Single family residential
West - A with Conditional Use Planned Development; Vacant
UTILITIES
Water System:
There is an existing twelve (12) inch water line extending along the north side of West
Hundred Road and adjacent to the request site. Use of the public water system is required
by County Code.
Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Johnson
Creek approximately 275 feet south of the request site. The applicant is required to extend
the public wastewater system from this existing trunk line to the site at a location
acceptable to the Utilities Department. Use of the public wastewater system has been
proffered by the applicant. (Proffered Condition 1)
The applicant has also proffered to dedicate a utility easement to the County along Route
10 to accommodate construction of a parallel wastewater force main. (Proffered Condition
5)
3 98SN0150/WP/JAN28L
ENVIRONMENTAL
Drainage and Erosion:
Site drains to Route 10 and then via tributaries to Johnson Creek. There are no existing
on-site drainage or erosion problems. There is some downstream flooding at Inge Road,
but no anticipated additional drainage or erosion problems based on the proposed zoning
and land use.
PI~LIC 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 Enon Fire/Rescue Station, Company Number 6,
and Bensley-Bermuda Rescue Squad. When the property is developed, the quantity of
water for fire protection and the hydrants needed will be evaluated during the site and
construction plans review processes.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on specialty retail trip rates, development could
generate approximately 120 average daily trips. These vehicles will be distributed along
West Hundred Road (Route 10) which had a 1996 traffic count of 35,055 vehicles per day.
The widening of Route 10 to six lanes from Interstate 95 to the Meadowville Road
intersection is included in the Virginia Department of Transportation (VDOT) Six Year
Construction Program. The design for this project is currently underway. No funds are
allocated for construction.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right-
of-way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right-
of-way, measured from the centerline of Route 10 in accordance with the Plan, or right-of-
way in accordance with the approved construction plans for the widening of Route 10,
whichever is greater. (Proffered _Condition 2)
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). Direct access to major arterials,
such as Route 10, should be controlled. The applicant has proffered that no direct access
98SN0150/WP/JAN28L
will be provided from the property to Route 10 (Proffered Condition 3). Access to Route
10 for the property will be provided through the adjacent property to the east. The proffer
also requires an access easement to be provided across the property to ensure shared access
with the adjacent properties to the east and west.
Mitigating road maprovements must be provided to address the traffic impact of this
development. The applicant has proffered to-construct an additional lane of pavement
along Route 10 for the entire property frontage. (~offered Condition 4)
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Eastern Area Land Use and
Transportation Plan which suggests the property is appropriate for light industrial uses.
Area Development Trends:
Adjacent development to the north is occupied by single-family residences in River's Bend
Subdivision. Adjacent property to the east has been zoned for commercial use and is
occupied by a single-family residence while adjacent properties to the west and south are
zoned Agricultural (A) and are vacant.
Site Design:
The request property lies within an Emerging Growth Area. With the approval of this
request, redevelopment or new construction must conform to the requirements of the
Development Standards Manual which address access, parking, landscaping, setbacks,
signs, buffers, utilities, and screening of dumpsters and loading areas.
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
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 w~Ch 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 residential district or any public right of way. No
building exterior may be constructed of unpainted concrete block or corrugated and/or
98SN0150/WP/JAN28L
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.
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, deuse evergreen plantings or architectural feature, be
separated from any residentially zoned property orany 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.
Adjacent property to the north is zoned Residential (R-15) and is occupied by single family
residences in River's Bend Subdivision. The Zoning Ordinance requires a minimum fifty
(50) foot buffer along the northern property boundary of the request site. This buffer can
be reduced by the Planning Commission at the time of site plan review under certain
circumstances.
CONCLUSIONS
Although the Eastern Area land Use and Transportation Plan suggests the property is appropriate
for light indusuqal use, River's Bend Subdivision has been developed on the adjacent property to
the north. River's Bend Subdivision was also designated by the Plan for light industrial use.
Given existing area development patterns, the proposed zoning coupled with the proffered
conditions and requirements of the Development Standards Manual ensure compatibility with
residential properties to the north and furore development along Route 10. Further, the proffered
conditions are consistent with the conditions imposed on the adjacent Neighborhood Business (C-2)
zoning to the east. The proffered conditions, together with the requirements of the Development
Standards Manual, further ensure land use compatibility with existing and anticipated area non-
residential development.
Given these considerations, approval of this request is recommended.
98SN0150/WP/JAN28L
CASE HISTORY
Planning Commission Meeting (12/16/97):
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, January 28, 1998, beginning at 7:00 p.m., will take
under consideration this request.
7 98SN0150/WP/JAN28L
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98SN0150
In Bermuda Magisterial District, J AND Y COMPANY requested
rezoning and amendment of zoning district map from
Agricultural (A) to Neighborhood Business (C-2) . 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
use. This request lies on 0.5 acres known as 316 West
Hundred Road. GPIN 812-653-1409 (Sheet 33) .
Mr. Jacobson presented a summary of Case 98SN0150 and stated
that staff and the Planning Commission recommend approval
and acceptance of the proffered conditions.
Ms. Julia Chew stated that the recommendation is acceptable.
There was no opposition present.
On motion of McHale, seconded by Mr. Daniel the Board
approved Case 98SN0150 and accepted the following proffered
conditions:
The public wastewater system shall be used.
Prior to any site plan approval, one hundred (100) feet
of right-of-way on the north side of Route 10, measured
from the centerline of that part of Route 10
immediately adjacent to the request property, or right-
of-way and easements along Route 10 for the entire
length of the request property, in accordance with the
approved construction plans for the widening of Route
10 (Project No. 0010-020-127, PE 101), whichever is
greater, shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County.
No direct access shall be permitted from the request
property to Route 10. Prior to any site plan approval,
an access easement, acceptable to the Transportation
Department, shall be recorded to ensure shared access
with the adjacent properties to the east and west.
Prior to the issuance of an occupancy permit,
additional pavement shall be constructed along the
westbound lanes of Route 10 for the entire request
property frontage. The Developer shall dedicate to
1/28/98
98-52
Ayes:
Nays:
Chesterfield County, free and unrestricted, any
additional right-of-way or easements required for this
improvement.
Prior to, or in conjunction with, final site plan
review, a utility easement, if deemed necessary by the
Department of Utilities, shall be dedicated along Route
10 to accommodate construction of a parallel wastewater
force main. The width of the easement shall be
determined at the time of site plan review.
Humphrey, Warren, Barber, Daniel, and McHale.
None.
98-53