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Last updateMon, 27 Nov 2017 12am

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Board will reconsider Walnut Hill rezoning

The King George Planning Commission was informed last week on April 8 that the Board of Supervisors is scheduled on May 6 to reconsider a rezoning request in Dahlgren adjacent to the Bayberry subdivision.

The applicant has again revised the proffers to try to accommodate the concerns of members of the Board of Supervisors and subdivision residents.

The request from JPI Walnut Hill LLC by Jay Jarrell is a proposal to rezone a 6.75-acre site on US 301 (James Madison Pkwy) from Rural Agricultural (A-2) to General Trade (C-2).

SIGNIFICANT PROFFER CHANGES
Jarrell has made significant changes to proffers and the associated general development plan since a public hearing was held by Supervisors on March 18.

He has added 12 more uses to the five that he had already proffered that would be prohibited in a “Restricted Area” on the property subject to the proposed rezoning.

He has converted a proposed 30-foot wide “landscaped buffer” to instead become a proffered 100-foot wide “natural vegetative buffer.”

The natural vegetative buffer would retain the woods and other growth currently on the strip of land and be preserved in perpetuity. All proffers, if accepted, run with the land, no matter who becomes the owner in the future.

The applicant has also revised the general development plan to indicate that it would widen the “Restricted Area” from 132-feet wide at the back of the parcel proposed for rezoning, to 150 feet wide, though it would also narrow the “Restricted Area” at the front of the property along US 301 from 223 feet wide to 150 feet.

PROFFER DETAILS
Should the rezoning be approved, the newly-revised request would include proffers that would increase the list of prohibited uses from five to 17 uses that are normally allowed in C-2 zoning districts.

The previous five commercial by-right uses that were proffered out earlier remain on the list of prohibited uses that could not extend onto a portion of the property, which is designated as the 150-foot wide “Restricted Area.”

That first list included auto repair facility, boat sales, contractors equipment yard, commercial garage and commercial parking lot.

The additional prohibited uses in the current proffer are building supply/lumber sales, commercial cemetery, fast-food restaurant, commercial marina, vehicle sales, construction material supply business with storage under cover, but not to include fabricating, farm supply sales including vehicular equipment, hospital, mobile home and modular home sales, radio/television station, vehicle sales and service, and mini warehouse.

The 17 prohibited uses proffered out would not be prohibited on the rest of the 6.75-acre site, which is the subject of the request.

As noted, the prohibition would apply to a strip of land, termed as a “restricted area,” immediately adjacent to Bayberry subdivision lots. That restricted strip is now proposed to be 150-feet wide.

DETAILS OF REZONING REQUEST
JPI Walnut Hill LLC represented by Jay Jarrell is requesting to rezone from Rural Agricultural (A-2) to General Trade (C-2), with proffers, on a 6.75-acre portion of a 128.95-acre parcel, identified as Tax Map 9 Parcel 34.

The property is on the west side of US 301 about .2 miles south of the intersection with Danube Drive (Route 1101).

It would be served by public utilities to be provided by the King George County Service Authority. It is located in the Dahlgren Primary Settlement Area in the county’s Comprehensive Plan.

The 6.75-acre parcel is currently part of a larger parcel to its north with A-2 zoning.

That 128.95-acre parcel is currently in open land and woodlands, and is the subject of a cluster subdivision application currently under review by the Department of Community Development as a by-right use under the existing zoning.

The applicant’s proposed cluster subdivision is planned to be retained as a large common area behind the 6.75-acre parcel that would be undeveloped in perpetuity as a large wooded buffer adjacent to other abutting Bayberry subdivision lots.

The small parcel requested for rezoning abuts two residential properties in the Bayberry subdivision and is an irregular shape. The purpose of the rezoning is to consolidate it with a smaller, triangularly-shaped parcel 37A, which contains 1.91 acres adjacent to it.

That adjacent property to which it would be added is already commercially zoned, and also fronts on US 301. A boundary line adjustment would be made to result in a rectangular parcel with frontage on US 301.

A detailed traffic impact analysis was submitted by the applicant, which was reviewed and commented on by the Virginia Department of Transportation (VDOT). As a result, the applicant’s proffers include VDOT-recommended safety improvements to a number of median crossovers and existing entrances.

The complete rezoning submission with the newly-revised proffers, traffic analysis and the staff report are available for review in the office of Community Development, on the ground floor of the Revercomb Administration building, located behind the Courthouse on Route 3.  

BACKGROUND
The Planning Commission, with all ten members in attendance, had voted unanimously on Jan. 14 to recommend denial of the rezoning request. That recommendation had followed a public hearing on the case in December.

The recommendation for denial was based on a 30-foot wide landscaped buffer and not the current 100-foot wide natural vegetative buffer now being proffered by the applicant.

It was also based on the five previous prohibited uses proffered and not the current 17 uses proffered as prohibited on a 150-foot wide strip of land adjacent to the two residential lots in Bayberry that abut the parcel requested for rezoning.

Phyllis Cook

 

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