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98SN0205.PDFJune 24, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0205 Road Runner Enterprises (Carl D. Adenauer) Bermuda Magisterial District East line of Jefferson Davis Highway REQUEST: Rezoning from Agricultural (A) and Community Business (C-3) to Light Industrial 6-1). PROPOSED LAND USE: Mini-storage and office/warehouse uses are planned. However, with the approval of this request, other industrial uses would be permitted. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. 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 property along this portion of the Jefferson Davis Highway Corridor is appropriate for light industrial uses. B. The proposed zoning and land uses conform to existing and anticipated development patterns along this portion of Jefferson Davis Highway. C. The requirements of the Development Standards Manual, recommended conditions and proffered conditions will further ensure land use compatibility and address buffer, tree preservation, drainage/erosion and transportation concerns. (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.) CONDITIONS (STAFF/CPC) 1. A minimum fifty (50) foot buffer shall be maintained along the southern property boundary. This buffer shall comply with the requirements of the Development Standards Manual for fifty (50) foot buffers, Sections 19-520 through 19-522. (P) (STAFF/CPC) 2. A minimum seventy-five (75) foot buffer shall be provided along the eastern property boundary adjacent to the Route 1-95 right of way. This buffer shall comply with Sections 19-518 (d) and 19-521 (h) of the Zoning Ordinance. This buffer may be reduced or modified at the time of site plan review if it is determined that existing or proposed vegetation within the buffer will provide an acceptable stand of high story trees. O~) PROFFERED CONDITIONS (STAFF/CPC) 1. Timbering Restriction. With the exception of timbering to remove dead or diseased trees which have been approved by the Virginia State Department of Forestry, there shall be no timbering until a Land Disturbance Permit has been obtained from the Environmental Engineering Department. (STAFF/CPC) 2. Route 1/301 Dedication. Prior to site plan approval, sixty (60) feet of right of way on the east side of Route 1/301 measured from the centerline of Route 1/301 immediately adjacent to the property shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF/CPC) 3. No direct access from the property to Route 1/301 shall be provided, unless information is submitted to and approved by the Transportation Department verifying that adequate sight distance is available along Route 1/301. If adequate sight distance is available as determined by the Transportation Department, direct access from the property to Route 1/301 shall be limited to one (1) entrance/exit. 2 98SNO205/WP/JUNE24J The exact location of this access shall be approved by the Transportation Department. (STAFF/CPC) To provide an adequate roadway system, if direct access from the property to Route 1/301 is approved by the Transportation Department, the developer shall be responsible for the following: ao Construction of additional pavement along Route 1/301 at the approved access to provide left and right mm lanes, if warranted, based on Transportation Department standards; and bo Dedication to Chesterfield County, free and unrestricted, any additional right of way (or easements) required for the road improvement identified above. (STAFF/CPC) o Prior to any site plan approval, a phasing for the required road improvements, as identified in Proffered Condition 3, shall be submitted to and approve by the Transportation Department. GENERAL INFORMATION Location: Fronts the east line of Jefferson Davis Highway and the west line of Route 1-95, south of Forest Lake Road and better known as 13911 Jefferson Davis Highway. GPIN 801-647- 0171 (Sheet 41). Existing Zoning: A and C-3 Size: 7.5 acres Existing Land Use: Commercial and vacant 3 98SN0205/WP/JUNE24J Adjacent Zoning & Land Use: North - C-3 with Conditional Use Planned Development and I-1; Vacant South - MH-1; Mobile home park East - A; 1-95 right-of-way or vacant West - C-3; Commercial, public/semi-public (church) or vacant UTILITIES Public Water System: There is an existing twenty-four (24) inch water line along the east side of Jefferson Davis Highway and an existing eight (8) inch water line along the west side of Jefferson Davis Highway. Both water lines are adjacent to the request site. Use of the public water system is required by County Code. Public Wastewater System: There is an existing eight (8) inch wastewater collector line adjacent to the southeast coruer of the request site. Use of the public wastewater system is required by County Code. ENVIRONMENTAL Drainage and Erosion: Most of the property drains to the east while the balance drains to the west to Jefferson Davis Highway. The drainage then follows tributaries to Ashton Creek. There are no existing or anticipated on- or off-site drainage or erosion problems. It may be necessary to acquire offsite easements and make improvements to handle increased runoff from additional 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 ff'roffered Condition 1). This will ensure that proper erosion control measures are in place prior to any timbering and related land disturbance. 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 number of 4 98SN0205/WP/JUNE24J 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 light industrial trip rates, development could generate approximately 420 average daily trips. These vehicles will be distributed along Jefferson Davis Highway (Route 1/301), which had a 1997 traffic count of 15,689 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 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. Due to the vertical alignment of Route 1/301 in this area, sight distance is very limited. The applicant has proffered that no direct access from the property to Route 1/301 will be provided, unless information is submitted to and approved by the Transportation Department verifying adequate sight distance is available along Route 1/301 (Proffered Condition 3). If adequate sight distance is available, the condition limits direct access to Route 1/301 to one (1) entrance/exit. If adequate sight distance is not available for direct access along the property frontage, access to Route 1/301 for the property must be obtained by the developer through adjacent properties. Road improvements must be provided to mitigate the traffic impact of this development. The applicant has proffered that if direct access from the property to Route 1/301 is approved by the Transportation Department, the developer will construct additional pavement along Route 1/301 at the approved access to provide left and right turn lanes, based on Transportation Department standards. (Proffered Condition 4) At time of site plan review, specific recommendations will be provided regarding adequate sight distance along Route 1/301, access and internal circulation. LAND USE Comprehensive Plan: Lies within the boundaries of the Southern and Western Area Plan which suggests the property is appropriate for light industrial use. 5 98SN0205/WP/JUNE24J Area Development Trends: Development along this portion of Jefferson Davis Highway is characterized by commercial and industrial zoning and land uses and vacant property, to the north and west along Jefferson Davis Highway, and by mobile home park zoning and use on adjacent property to the south. Adjacent property to the east is zoned Agricultural (A) and is occupied by 1-95 right-of-way or is vacant. It is anticipated that area properties will continue to be developed commercially or industrially and that the existing mobile home park to the south will remain. The subject property, as well as the adjacent surrounding property, is located in the Enterprise Zone. Site Design: The request property lies within an Emerging Growth 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. Adjacent property to the south is zoned residentially and is occupied by Greenleigh Mobile Home Park. The Zoning Ordinance requires a minimum 100 foot setback for any development in an I-1 District adjacent to this residential use. This setback applies to all uses developed on the request property, including accessory uses such as parking and loading areas. The applicant has indicated an intent to seek reduction of the required 100 foot setback from the Board of Zoning Appeals. Given the narrowness of the property, some reduction of the setback may be appropriate, especially if the site is designed such that the impact of industrial uses is better mitigated through such design. Architectural Treatment: Within Emerging Growth Areas, 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. 6 98SN0205/WP/JUNE24J 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. Adjacent property to the south is zoned Manufactured or Mobile Home Park (MH-1) and is occupied by residences in Greenleigh Mobile Home Park. The Zoning Ordinance typically requires a minimum fifty (50) foot buffer along the boundaries of the property zoned Light Industrial (I-1) where adjacent to residentially zoned property. However, the Zoning Ordinance does not provide for buffers where property zoned for industrial development lies adjacent to MH-1 zoning. A minimum fifty (50) foot buffer should be provided along the southern property boundary to protect these residences from industrial development on the request site (Condition 1). At the time of site plan review, the Planning Commission may modify this buffer under certain circumstances. The request property lies adjacent to Route 1-95. High story trees along this roadway should be preserved. A buffer to address this concern is recommended (Condition 2). At time of site plan review, the buffer can be reduced or modified under certain circumstances. CONCLUSIONS The proposed zoning and land uses conform to the Southern and Western Area Plan which suggests the property along this portion of the Jefferson Davis Highway Corridor is appropriate for light industrial uses. In addition, the proposed zoning and land uses conform to existing and anticipated area development patterns. The requirements of the Development Standards Manual, recommended conditions and proffered conditions will further ensure land use compatibility and address drainage/erosion and transportation concerns. Given these considerations, approval of this request is recommended. 7 98SN0205/WP/JUNE24J CASE HISTORY Planning Commission Meeting (4/21/98): The applicant accepted the recommendation. There was no opposition present. It was noted that a zoning violation (discarded material, etc.)existed on the subject property. The applicant's representative was requested to take immediate action to correct the violation. On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended approval of this request subject to the conditions on page 2 and acceptance of the proffered conditions on pages 2 and 3. The Commission indicated, however, if there has not been significant efforts to correct the zoning violation prior to the Board's public hearing, the Board should weigh such non-action in their deliberation of the case. AYES: Unanimous. Board of Supervisors' Meeting (5/27/98): Since the applicant had failed to make substantial progress correcting zoning violations which exist on the property, the Board deferred this case to their June 24, 1998, meeting. Staff (5/28/98): The applicant was advised in writing that any significant new or revised information should be submitted no later than June 2, 1998, for consideration at the Board's June public hearing. Staff (6/15/98): To date, no new information has been submitted. Staff will advise the Board of the stares of the zoning violations at the June public hearings The Board of Supervisors, on Wednesday, June 24, 1998, beginning at 7:00 p.m., will take under consideration this request. 98SNO205 /WP/JUNE24J S C L C L ¢-3 I-/ A A ~C-5 -GREEN A ~ C C-3 :A 8~ C-3 TO T-I' ~ H. 41 98SN0205 In Bermuda Magisterial District, ROAD RUNNER ENTERPRISES (CARL D. ADENAUER) requested rezoning and amendment of zoning district map from Agricultural (A) and Community Business (C-3) to Light Industrial (I-l). The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the 6/24/98 98-472 property is appropriate for light industrial use. This request lies on 7.5 acres fronting approximately 270 feet on the east line of Jefferson Davis Highway, also fronting approximately 280 feet on Route 1-95 and located approximately 650 feet south of Forest Lake Road. GPIN 801- 647-0171 (Sheet 41). Mr. Jacobson presented a summary of Case 98SN0205 and stated that the Planning Commission and staff recommends approval subject to conditions and acceptance of the proffered conditions. He noted the request conforms to the Southern and Western Area Plan. Mr. Carl D. Adenauer, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mr. McHale, seconded by Mr. Warren, the Board approved Case 98SN0205 subject to the following conditions: A minimum fifty (50) foot buffer shall be maintained along the southern property boundary. This buffer shall comply with the requirements of the Development Standards Manual for fifty (50) foot buffers, Sections 19-520 through 19-522. (P) A minimum seventy-five (75) foot buffer shall be provided along the eastern property boundary adjacent to the Route 1-95 right of way. This buffer shall comply with Sections 19-518 (d) and 19-521 (h) of the Zoning Ordinance. This buffer may be reduced or modified at the time of site plan review if it is determined that existing or proposed vegetation within the buffer will provide an acceptable stand of high story trees. (P> And, further, the Board accepted the following proffered conditions: Timbering Restriction. With the exception of timbering to remove dead or diseased trees which have been approved by the Virginia State Department of Forestry, there shall be no timbering until a Land Disturbance Permit has been obtained from the Environmental Engineering Department. Route 1/301 Dedication. Prior to site plan approval, sixty (60) feet of right of way on the east side of Route 1/301 measured from the centerline of Route 1/301 immediately adjacent to the property shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. No direct access from the property to Route 1/301 shall be provided, unless information is submitted to and approved by the Transportation Department verifying that adequate sight distance is available along Route 1/301. If adequate sight distance is available as determined by the Transportation Department, direct access from the property to Route 6/24/98 98-473 1/301 shall be limited to one (1) entrance/exit. The exact location of this access shall be approved by the Transportation Department. To provide an adequate roadway system, if direct access from the property to Route 1/301 is approved by the Transportation Department, the developer shall be responsible for the following: so Construction of additional pavement along Route 1/301 at the approved access to provide left and right turn lanes, if warranted, based on Transportation Department standards; and bo Dedication to Chesterfield County, free and unrestricted, any additional right of way (or easements) required for the road improvement identified above. Prior to any site plan approval, a phasing for the required road improvements, as identified in Proffered Condition 3, shall be submitted to and approve by the Transportation Department. Ayes: Humphrey, Warren, Barber, Daniel, and McHale. Nays: None. 6/24/98 98-474