98SN0196.PDFREQUEST ANALYSIS
AND,
RECOMMENDATION
July 29, 1998 BS
98SN0196
W. L. Petway, III
Bermuda Magisterial District
8530 Perrymont Road
REQUEST: Rezoning from Residential (R-7) and Light Industrial fid) to General Business
(C-5)
PROPOSED LAND USE:
Initially, a contractor's office and storage yard is planned. However, with approval
of this request other C-5 uses would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses generally conform with the Jefferson Davis
Corridor Plan which suggests the property is appropriate for general commercial
use.
Bo
The proposed zoning and land uses are compatible with and representative of
existing and anticipated non-residential area development.
The requirements of the Development Standards Manual and proffered conditions
further ensure land use compatibility with area non-residential development and
address utility 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public water system shall be used.
(STAFF/CPC) 2.
Prior to any site plan approval, forty-five (45) feet of right-of-way,
measured from the centerlines of Chester Road and Perrymont
Road, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
(STAFF/CPC)
3. No direct access shall be provided to Chester Road.
(STAFF/CPC)
Direct access to Perrymont Road shall be limited to one (1)
entrance/exit for all non-residemial use. The exact location of this
access shall be approved by the Transportation Department.
(STAFF/CPC)
5. The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
fl
g)
h)
i)
J)
k)
1)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclamation, receiving cemers--aluminum, glass,
plastic and paper products only
Tire recapping and vulcanizing establishments
Fur dressing and dyeing
Linoleum, asphalt-felt base and other hard surface floor
cover manufacturing
Mortician's good manufacturing
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of alcoholic beverages
Wine, brandy and brandy spirits manufacturing
GENERAL INFORMATION
Location:
Southeast quadrant of the imersection of Chester and Perrymont Roads and is known as
8530 Perrymont Road. GPIN 791-673-5812 and 8033 (Sheet 23).
2 98SN0196/WP/JULY29L
R-7 and I-1
Size:
7.4 acres
Existing Land Use:
Single family residential and vacant industrial
Adjacent Zoning & Land Use:
North - C-3 and R-7; Commercial or single family residential
South - C-3 and R-7; Public/semi-public (School Board) or single family residential
East - C-3 and C-5; Mobile home park, single family residential, commercial or vacant
West - R-7; CSX Railroad or single family residential
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along Perrymont Road adjacent to
the request site. In addition, there is an existing twelve (12) inch water line along a
portion of Chester Road, adjacent to the north side of the request site. Use of the public
water system has been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along a tributary of
Kingsland Creek and extending along the western edge of the request site. Use of the
public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The site drains to the north and under Chester Road to Kingsland Creek. There are no
existing on- or off-site drainage or erosion problems. In addition, there are no anticipated
drainage or erosion problems based on the proposed use if the pipes under Chester Road
are adequate. It may be necessary to obtain off-site easements and make off-site drainage
improvements to control runoff from increased development.
3 98SN0196/WP/JULY29L
Water 0uality:
There is a 100 year flood plain and a Resource Protection Area (RPA) on the northern and
western portions of the property. Ordinances allow for slight modifications to the flood
plain and the RPA based upon the floodway location and/or wetlands delineation.
PUBLIC FACILITIES
This property is currently served by the Bensley Fire/Rescue Station, Company Number
3 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 and construction plans review processes. Also, the need for fire lanes will be
determined during the review of the aforementioned plans.
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. The applicant intends to initially develop the property for a
contractor's office and storage yard. Traffic generation information is not available for
this use. This request will permit all general business (C-5) uses to be developed on the
property. Based on specialty retail trip rates, development could generate approximately
3,010 average daily trips. These vehicles will be distributed along Chester Road which
had a 1997 traffic count of 7,106 vehicles per day and Perrymont Road which had a 1994
traffic count of 2,420 vehicles per day.
The Thoroughfare Plan identifies an extension of Kingsland Road from its intersection with
Dorsey Road, across Chester Road, to Perrymont Road at the Willis Road intersection.
This extension will improve access to the Willis Road/Interstate 95 Interchange. The Plan
identifies this east/west extension as a major arterial with a recommended right of way
width of ninety (90) feet. Due to the development that has already occurred between
Chester Road and Perrymont Road, a direct connection as shown on the Plan will be
difficult. In conjunction with several development proposals in this area, an alternative
corridor for this east/west arterial has been recommended. The alternative corridor
includes the realignment of Kingsland Road to its intersection with Chester Road, and then
a realignment of Chester Road to Perrymont Road. Perrymont Road will then be identified
as a major arterial with a recommended right of way width of ninety (90) feet. This
recommended alternative corridor for the east/west major arterial extends through the
subject property.
The subject property is approximately 7.4 acres. Part of the subject property,
approximately 1/3 of the total acreage, is impacted by a 100 year flood plain. Right of
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98SNO196/WP/JULY29L
way for the east/west major arterial and setback requirements along this roadway, will
severely limit the developable area of the subject property. If this section of the proposed
east/west major arterial through the subject property is needed in the future, a public
project should acquire the necessary right of way for this improvement.
The Thoroughfare Plan identifies Chester~Road as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant has proffered to: 1) dedicate forty-
five (45) feet of right of way, measured from the centerline of Chester Road, in accordance
with that Plan; and 2) dedicate forty-five (45) feet of right of way, measured from the
centerline of Perrymont Road, based on the recommendation that Perrymont Road be a
major arterial. (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
Chester Road and Perrymont Road, should be controlled. The applicant has proffered that
no direct access will be provided to Chester Road (Proffered Condition 3) and that direct
access to Perrymont Road will be limited to one (1) entrance/exit. (Proffered Condition
4)
The subject 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.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
majority of the property is appropriate for general commercial use. The southwest comer
of the site is designated for residential use at a density of 2.51 to 4.0 units per acre
Specifically, the Plan suggests that community scale commercial, motor vehicle-oriented
commercial and light industrial uses are appropriate for the Perrymont Road property
frontage. As noted, the southwest quadrant is designated for residential use; however, that
property is physically separated from other properties along Chester Road designated for
residential use by a substantial floodplain and RPA.
5 98SN0196/WP/JULY29L
Area Development Trends:
Adjacent properties to the north, east and south which front on Perrymont Road have been
zoned for commercial uses and developed for a mixture of uses, to include commercial,
single family residential, a mobile home park and public/semi-public uses, or remain
vacant. Adjacent properties to the north and west, fronting on Chester Road and the CSX
Railway right of way, are zoned for residential and commercial uses and have been
developed for single family residential uses. The Plan anticipates properties along
Perrymont Road will be developed for non-residential uses and properties along Chester
Road will be developed for residential uses.
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.
~,rchitectural 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. Redevelopment of the site or new construction must
adhere to Post Development requirements.
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
loz ng areas are prohibited and from public rights of way.
x~ ~th the approval of this request, outside storage would be permitted. Outsi~le storage
teas must be screened from view of adjacent properties which have no such areas and
rom public rights of way.
6
98SN0196/WP/JULY29L
Portions of adjacent properties to the south and west are zoned Residential (R-7) and are
occupied by single family residences. The Zoning Ordinance requires a minimum twenty-
five (25) foot buffer along portions of the southern and western property boundaries of the
request site where adjacent to residentially zoned property which is occupied.
CONCLUSIONS
The proposed zoning and land uses generally conform with the Jefferson Davis Corridor Plan
which suggests the majority of the property is appropriate for general commercial use. The
southeast quadrant of the property is designated for residential use; however, that property is
physically separated from the other properties along Chester Road which are designated for
residential use by a floodplain and RPA. Therefore, it would appear appropriate to allow the
southwest quadrant to be developed as a part of the commercial corridor. In addition, the
proposed zoning and land uses are compatible with and representative of, existing and anticipated
non-residential development along Perrymont Road. The requirements of the Development
Standards Manual further ensure land use compatibility with area non-residential development and
address utility and transportation concerns.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planmng Commission Meeting (4/21/98):
The Commission deferred this case to their June 16, 1998, public hearing to allow the
Bermuda District Commissioner to meet with the applicant.
Staff (4/22/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than April 27, 1998, for consideration at the Commission's June
public hearing.
Staff (5/29/98):
To date, no new information has been received.
7 98SN0196/WP/JULY29L
Applicant (6/16/98):
The applicant submitted Proffered Condition $ to address area property owners' concerns
relative to the uses permitted.
Planning Commission Meeting (6/16/98):
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, July 29, 1998, beginning at 7:00 p.m., will take under
consideration this request.
8
98SN0196/WP/JULY29L
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CASE # 98SN0196
EAST/WEST ARTERIAL
ALTERNATE ALIGNME~
In Bermuda Magisterial District, W. L. PETWAY, III requested
rezoning and amendment of zoning district map from
Residential (R-7) and Light Industrial (I-l) to General
Business (C-5) . A contractor's office and storage yard is
planned. However, other C-5 uses could be developed with
the approval of this request. 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 uses. This request lies
on 7.4 acres known as 8530 Perrymont Road. GPIN 791-673-
5812 and 8033 (Sheet 23).
Mr. Poole presented a summary of Case 98SN0196 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. David Matthews, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mrs. Humphrey, the
Board approved Case 98SN0196 and accepted the following
proffered conditions:
1. The public water system shall be used.
2. Prior to any site plan approval, forty-five (45) feet
7/29/98
98-556
of right-of-way, measured from the centerlines of
Chester Road and Perrymont Road, shall be dedicated,
free and unrestricted, to and for the benefit of
Chesterfield County.
No direct access shall be provided to Chester Road.
Direct access to Perrymont Road shall be limited to
one (1) entrance/exit for all non-residential use.
The exact location of this access shall be approved by
the Transportation Department.
The following C-5 uses shall not be permitted:
a)
b)
c)
d)
e)
f)
9)
h)
I)
j}
k)
l)
Cocktail lounges and night clubs
Fraternal uses
Liquor stores
Material reclamation, receiving centers--
aluminum, glass, plastic and paper products
only
Tire recapping and vulcanizing establishments
Fur dressing and dyeing
Linoleum, asphalt-felt base and other hard
surface floor cover manufacturing
Mortician's good manufacturing
Paper recycling by the compaction method
Rectifying and blending of liquors
Wholesaling houses and distributors of
alcoholic beverages
Wine, brandy and brandy spirits manufacturing
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
7/29/98
98-557