98SN0255.PDFAugust 26, 1998 BS
RE, QUEST ANALYSIS
AND
RECOMMENDATION
98SN0255
George P. Emerson, Jr.
Bermuda Magisterial District
600 East Hundred Road
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform with the Eastern Area Land Use and
Transportation Plan which suggests the property is appropriate for commercial use.
B. The proposed zoning and land use is compatible with anticipated area development
trends.
The requirements of the Zoning Ordinance further ensure land use compatibility
with existing and anticipated area 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" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
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 property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
(STAFF/CPC) 2.
Direct access to Route 10 shall be limited to one (1) entrance/exit.
The exact location of this access shall be approved by the
Transportation Department. Prior to any site plan approval for the
subject parcel, an access easement, acceptable to the Transportation
Department, shall be recorded across the property to ensure shared
use of this access with the adjacent properties.
(STAFF/CPC) 3.
Prior to the issuance of any occupancy permit, additional pavement
shall be constructed along the westbound lanes of Route 10 at the
approved access to provide a right turn lane. The length and taper
associated with this right turn lane shall be sized for accommodation
of the subject parcel only. The developer shall dedicate to the
County of Chesterfield, free and unrestricted, any additional right
of way (or easements) required for this improvement.
(STAFF/CPC)
4. The public wastewater system shall be used.
(STAFF/CPC)
Development to retain the 2, 10, and 100 Year Post-Development
runoff and release at 2, 10, and 100 Year Pre-Developed. No
additional storage for any existing upstream drainage currently
flowing through the Property shall be incorporated into this
requirement.
GENERAL INFORMATION
Location:
Fronts the north line of East Hundred Road, west of Kingston Avenue and is known as 600
East Hundred Road. Tax ID 818-651-5497 (Sheet 33).
Existing Zoning:
A
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98SN0255/WP/AUG26H
Size:
0.8 acre
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - A; Vacant
South - C-3; Vacant
East - R-15 with Conditional Use Planned Development; Vacant
West - A; Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the north side of East
Hundred Road adjacent to the request site. Use of the public water system is intended and
required by County Code.
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Johnson
Creek approximately 1,200 feet south of the request site. In addition, there is an existing
eight (8) inch wastewater collector in Bermuda Hundred Road at Kingston Avenue
approximately 800 feet northeast of the request site. Use of the public wastewater system
is intended and has been proffered. (Proffered Condition 4)
Drainage and Erosion:
Site drains to Route 10 and then to Johnson's Creek. Older homes along Johnson's Creek
were built before floodplain regulations were in place. Johnson's Creek could flood these
homes, as well as Route 10, east of Route 1-295. There are no anticipated drainage or
erosion problems based on the proposed use. It may be necessary to obtain off-site
easements and make improvements to control runoff from increased development. It
should be noted that the existing pipes under Route 10 which drain the property are
inadequate. The applicant has agreed to retain runoff. (Proffered Condition 5)
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P BLI FA
Fire Service:
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 and hydrants needed for fire protection 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 fast food restaurant with drive-through window trip
rates, development could generate approximately 1,490 average daily U'ips. These vehicles
will be distributed along East Hundred Road (Route 10) which had a 1996 traffic count of
34,371 vehicles per day.
The Thoroueb2'are 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 one hundred
(100) feet of right of way, measured from the centerline of Route 10, in accordance with
that Plan. (Proffered Condition 1)
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 10, should be controlled. The applicant has proffered that one (1) direct access will
be provided from the property to Route 10 (Proffered Condition 2). The proffer requires
that an access easement be recorded across the proPerty to ensure shared use of this access
with adjacent properties.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct additional pavement along Route
10 at the approved access to provide a right turn lane. (Proffered Condition 3)
At time of site plan review, specific recommendations will be provided regarding access
and 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 commercial use.
98SN0255/WP/AUG26H
Area Development Trends:
Adjacent property to the north, east and west consists of vacant property in Bermuda Ochre
subdivision. Adjacent property to the south, south of East Hm~dred Road, has been zoned
for commercial use and is vacant or currently being developed for commercial uses.
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 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 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 screened from view of
adjacent property and public rights of way and designed to be perceived as an integral part
of the building.
Buffers & Screening:
Solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) must be
screened from view of adjacent property and public xights of way by a solid fence, wall,
dense evergreen plantings or architectural feature 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.
The proposed zoning and land use conform with the Eastern Area Land Use and Transportation
Plan which suggests the property is appropriate for commercial use. In addition, the proposed
5 98SN0255/WP/AUG26H
zoning and land use is compatible with anticipated area non-residential development. The
requirements of the Zoning Ordinance further ensure land use compatibiiity with existing and
anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/21/98):
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: Messrs. Shewmake, Marsh, Cunningham and Gulley.
ABSENT: Mr. Miller.
The Board of Supervisors, on Wednesday, August 26, 1998, beginning at 7:00 p.m., will take
under consideration this request.
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98SN0255/WP/AUG26H
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98SN0255
In Bermuda Magisterial District, GEORGE P. EMERSON, JR.
requested rezoning and amendment of zoning district map from
Agricultural (A) to Community Business (C 3). The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for commercial use. This request
lies on 0.8 acre known as 600 East Hundred Road. Tax ID
818 651 5497 (Sheet 33).
Mr. Jacobson presented a summary of Case 98SN0255 and stated
that the Planning Commission and staff recommends approval
and acceptance of the proffered conditions. He noted that
the request conforms to the Eastern Area Land Use and
Transportation Plan.
Mr. Jeff Collins, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
approved Case 98SN0255 and accepted the following proffered
conditions:
1 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 property, shall be
dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
2 Direct access to Route 10 shall be limited to one (1)
entrance/exit. The exact location of this access
shall be approved by the Transportation Department.
Prior to any site plan approval for the subject
parcel, an access easement, acceptable to the
Transportation Department, shall be recorded across
the property to ensure shared use of this access with
the adjacent properties.
3 Prior to the issuance of any occupancy permit,
additional pavement shall be constructed along the
westbound lanes of Route 10 at the approved access to
provide a right turn lane. The length and taper
associated with this right turn lane shall be sized
for accommodation of the subject parcel only. The
developer shall dedicate to the County of
Chesterfield, free and unrestricted, any additional
right of way (or easements) required for this
improvement.
4 The public wastewater system shall be used.
8/2S/98
98 622
5. Development to retain the 2, 10, and 100 Year Post
Development runoff and release at 2, 10, and 100 Year
Pre Developed. No additional storage for any existing
upstream drainage currently flowing through the
Property shall be incorporated into this requirement.
Ayes: Humphrey, Warren, Barber, and McHale.
Nays: None.
Absent: Daniel.
8/2S/98
98 623