98SN0151.pdfJanuary 28, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0151
Home Depot U.S.A., Inc.
Bermuda Magisterial District
West line of Jefferson Davis Highway
REQUEST:
Rezoning from Light Industrial (I-1) to Community Business (C-3) of 2.5 acres
plus proffered conditions on an adjacent 10.6 acres currently zoned Community
Business (C-3) and General Business (C-5).
PROPOSED LAND USE:
The applicant plans to develop a home and garden center on the subject property
and adjacent property to the south. HoweVer, with approval of this request other
C-3 uses would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform with the Jefferson Davis Corridor Plan
which suggests the property is appropriate fOr general com, rnercial use.
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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Public water. The public water system shall be used.
(STAFF/CPC) 2.
[:_w.~. Prior to site plan approval, sixty (60) feet of right-
of-way on the west side Jefferson Davis Highway, measured from
the centerline of Jefferson Davis Highway immediately adjacent to
the Property, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
(STAFF/CPC) 3.
Access. Access for the Property to Jefferson Davis Highway shall
be as generally shown on the plan entitled "Conceptual Shared
Access Plan" prepared by vanasse Hangen Brustlin, Inc. dated
December 18, 1997, unless otherwise approved by the County
Transportation Department. The exact location of access to
Jefferson Davis Highway shall be approved by the County
Transportation Department. Unless otherwise approved by the
County Transportation Department, prior to any site plan approval,
access easement(s), acceptable to the County Transportation
Department, shall be recorded to ensure shared use of the approved
access(es) with adjacent properties.
(STAFF/CPC) 4.
Architectural treatment. Buildings shall meet the requirements for
architectural treatment for Emerging Growth Areas, which are
contained in Section 19-595 of the Development Standards Manual.
All buildings on the Property shall have compatible architectural
styles, and shall employ cOmPatible materials, colors, details and
other design features.
(STAFF/CPC) 5.
~. At a minimum, landscaping within the front yard
setback along Jefferson Davis Highway shall meet the requirements
for perimeter landscaping C contained in Section 19-518(g) of the
Development Standards Manual.
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98SN0151/WP/JAN28M
(STAFF/CPC) 6.
Buffer. 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(a) through (e) and 19-522
of the Development Standards Manual for fifty (50) foot buffers.
Provided however that, if landscaping is accomplished on either or
both sides of any BMP to minimize the view of the BMP and other
improvements from Rock Hill Road, a BMP and related grading
shall be permitted within this buffer, but in no event shall the 100
year storm elevation of such BMP be permitted to be any closer
than thirty (30) feet to Rock Hill Road. The exact treatment of such
landscaping shall be reviewed and approved at the time of site plan
review.
(STAFF/CPC) 7.
Power lines. Subject to applicant receiving approval from the
power company to relocate the power lines along Jefferson Davis
Highway, the existing overhead power lines along Jefferson Davis
Highway shall be relocated such that, at a minimum, the utility
poles shall be set back twenty-five (25) feet from the Jefferson
Davis Highway right-of-way.
GENERAL INFORMATION
Location:
Fronts the west line of Jefferson Davis Highway, north of West Hundred Road. GPIN
797-655-7383, 7570 and Part of 8138 and 798-655-0871, 1684, 1741 and 2263 (Sheet 32).
C-3, C-5, I-1 and I-1 with Conditional Use
S~ze:
13.1 acres
Existing Land Use:
Office, commercial or vacant
Adjacent Zoning & Land Use:
North- A and C-3; Vacant
South - A, C-3 and C-5; Cemetery and commercial
3 98SN0151/WP/JAN28M
East
West
- C-5; Commercial
- R-7, A, C-2 with Conditional Use, C-5 and C-3; Single family residential,
commercial or vacant
Public
Public
Water System:
There is an existing eight (8) inch water line and an existing twenty-four (24) inch water
line extending along Jefferson Davis Highway adjacent to the request site. Use of the
public water system has been proffered. 0~offered Condition 1)
Wastewater System:
There is an existing eight (8) inch wastewater collector extending across the request site.
Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains north to a small BMP facility then underneath Jefferson Davis
Highway to the James River. There are no known or anticipated on- or off-site drainage
or erosion problems provided drainage from the property is managed properly between the
site and the BMP to the north. It may be necessary to obtain off-site easements to control
runoff from development of the property.
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 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.
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98SN0151/WP/JAN28M
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 8,370 average daily trips. The applicant intends to develop a
Home Depot on the property. Based on trip generation information collected by staff at
a commercial development similar to Home Depot, development could generate
approximately 4,860 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 - 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 2)
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's representatives have submitted an
access plan showing an entrance/exit on Route 1/301 at the southern property line and
another entrance/exit on Route 1/301 located at the northern property line. The northern
entrance/exit is anticipated to be signalized. Both entrances/exits should be shared with
adjacent properties. The applicant has proffered that the property will have direct access
only to Route 1/301, in accordance with the access plan. (Proffered Condition 3)
The property is located within the Jefferson Davis Highway Enterprise Zone. Based on
the Board of Supervisor's policy regarding development within the Enterprise Zone, road
improvements will not be required. At time of site plan review, specific recommendations
will be provided regarding access and internal circulation.
Comprehensive Plan:
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 and
West Hundred Road, are zoned and developed for commercial uses or remain vacant.
Additional properties to the north and south which front along Rock Hill Road are
currently zoned Agricultural (A) and are vacant or occupied by a cemetery. Properties to
the west have been zoned and developed for single-family residential and commercial uses
5 98SN0151/WP/JAN28M
or remain vacant. It is anticipated that commercial development will continue along this
portion of Jefferson Davis Highway. The Plan further suggests residential development
along Rock Hill Road to the west.
On April 26, 1978, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning from AgriCUltural (A) and Community Business
(B-2) to Light Industrial (M-l) on the northernmost portion of the request property (Case
78S041). An office and mini-storage facility have subsequently developed on that portion
of the property.
On November 24, 1992, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved rezoning from Community Business (B-2) to General
Business (C-5) on the southernmost portion of the request property (Case 93SN0134).
Continued operation of a mobile home sales business was proposed.
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 utility PoleS for overhead power lines along
Jefferson Davis Highway outside of this required setback. (~offered Conditions 5 and 7)
Architectural Treatment:
The applicant has proffered that buildings would meet the requirements for architectural
treatment for Emerging Growth Areas (Proffered Condition 4). 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 pan of the
building.
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98SN0151/WP/JAN28M
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
(Proffered Condition 6). 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 Jefferson Davis Corridor Plan which
suggests the property is appropriate for general commercial use. Further, the incorporation of
existing zoned property for the purpose of proffering conditions, insures compliance with higher
development standards than required by Ordinance. 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 (1/20/98):
The applicant accepted the recommendation. There was no opposition present.
7 98SN0151/WP/JAN28M
On motion of Mr. Ctmningham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 28, 1998, beginning at 7:00 p.m., will take
under consideration this request.
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98SN0151/WP/JAN28M
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98SN0151
In Bermuda Magisterial District, HOME DEPOT U.S.A., INC.
requested rezoning and amendment of zoning district map
from Light Industrial (I-l) to Community Business (C-3) of
2.5 acres plus proffered conditions on an adjacent 10.6
acres currently zoned Community Business (C-3) and 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
general commercial use. This request lies on 13.1 acres
fronting approximately 680 feet on the west line of
Jefferson Davis Highway, measured from a point approximately
550 feet north of West Hundred Road. GPIN 797-655-7383,
7570 and Part of 8138 and 798-655-0871, 1684, 1741 and 2263
(Sheet 32).
Mr. Jacobson presented a summary of Case 98SN0151 and stated
that staff and the Planning Commission recommend approval
and acceptance of the proffered conditions. He noted that
the request conforms to the Jefferson Davis Corridor Plan.
Mr. John Easter, representing the applicant, stated the
recommendation is acceptable. There was no opposition
present.
On motion of Mr. McHale, seconded by Mr. Daniel, the Board
approved Case 98SN0151 and accepted the following proffered
conditions:
1. Public water. The public water system shall be used.
Right-of-way. Prior to site plan approval, sixty (60)
feet of right-of-way on the west side Jefferson Davis
Highway, measured from the centerline of Jefferson
Davis Highway immediately adjacent to the Property,
shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County.
3. Access. Access for the Property to Jefferson Davis
1/28/98
98-53
Highway shall be as generally shown on the plan
entitled "Conceptual Shared Access Plan" prepared by
Vanasse Hangen Brustlin, Inc. dated December 18, 1997,
unless otherwise approved by the County Transportation
Department. The exact location of access to Jefferson
Davis Highway shall be approved by the County
Transportation Department. Unless otherwise approved
by the County Transportation Department, prior to any
site plan approval, access easement(s), acceptable to
the County Transportation Department, shall be recorded
to ensure shared use of the approved access(es) with
adjacent properties.
Architectural treatment. Buildings shall meet the
requirements for architectural treatment for Emerging
Growth Areas, which are contained in Section 19-595 of
the Development Standards Manual. Ail buildings on the
Property shall have compatible architectural styles,
and shall employ compatible materials, colors, details
and other design features.
Landscaping. At a minimum, landscaping within the
front yard setback along Jefferson Davis Highway shall
meet the requirements for perimeter landscaping C
contained in Section 19-518(g) of the Development
Standards Manual.
Buffer. 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(a) through (e) and 19-522 of the
Development Standards Manual for fifty (50) foot
buffers. Provided however that, if landscaping is
accomplished on either or both sides of any BMP to
minimize the view of the BMP and other improvements
from Rock Hill Road, a BMP and related grading shall be
permitted within this buffer, but in no event shall the
100 year storm elevation of such BMP be permitted to be
any closer than thirty (30) feet to Rock Hill Road.
The exact treatment of such landscaping shall be
reviewed and approved at the time of site plan review.
Power lines. Subject to applicant receiving approval
from the power company to relocate the power lines
along Jefferson Davis Highway, the existing overhead
power lines along Jefferson Davis Highway shall be
relocated such that, at a minimum, the utility poles
shall be set back twenty-five (25) feet from the
Jefferson Davis Highway right-of-way.
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
1/28/98
98-54