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Walnut Hill rezoning request scheduled for hearing

The King George Board of Supervisors is currently scheduled to hold a public hearing and review of a rezoning request on March 18 for a 6.75-acre site on US 301 (James Madison Pkwy) in Dahlgren adjacent to the Bayberry subdivision.  

The Planning Commission had voted unanimously on Jan. 14 to recommend denial of the rezoning request that will be decided by the Board of Supervisors.

That recommendation followed lively discussion by several of the ten Planning Commissioners, with review of the case at two monthly meetings, starting in December. The review and recommendation in January was on an amended request with changes to the original proffer statement along with revised development plan drawings.

Should the rezoning be approved, the current revised request would prohibit five of the commercial by-right uses including repair facility, boat sales, contractors equipment yard, commercial garage, and commercial parking lot.

Those uses would not be prohibited on the whole 6.75-acre site which is the subject of the request. The prohibition would only apply to a strip of land, termed as a “restricted area,” immediately adjacent to Bayberry subdivision lots.

That restricted strip is proposed to be 223-feet wide at its widest part at the front of the property along U.S. 301, and narrows to 132-feet at the back of the property subject to the rezoning request.

DETAILS OF REZONING
JPI Walnut Hill LLC represented by Jay Jarrell is requesting to rezone from Rural Agricultural (A-2) to General Trade (C-2), with proffers, a small 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. All of the 128.95-acre parcel is in open land and woodlands.

The small parcel requested for rezoning also 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 cross-overs and existing entrances.

ADDITIONAL PROFFERS
On Dec. 10 when a public hearing was held by the Planning Commission, it identified issues having to do with site lighting, permitted uses that would allow longer hours with dense lighting, and the need for a landscape buffer.

The applicant had amended its proposed proffers by the time the case was reconsidered in January. The additional proffers would exceed the county’s zoning ordinance requirements that lighting be shielded and directed to avoid shining onto adjoining properties or streets and would limit site lighting at the property line to one-half foot-candle.  In addition, all exterior site lighting fixtures would be “dark sky compliant.”

A second proffer would amend the proposed General Development Plan to add a “restricted area,” as noted above, where five commercial uses would be prohibited. The uses proposed to be prohibited only in that restricted area are auto repair facility, boat sales, contractors equipment yard, commercial garage, and commercial parking lot.

Another proffer would add design standards that would increase a proposed buffer from 20-feet to 30-feet abutting the two residential properties that would be landscaped in accordance with county specifications and maintained in perpetuity.

The complete rezoning submission with the 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.  

The public hearing on the rezoning request by the Board of Supervisors is scheduled to take place at the March 18 board meeting, which begins at 6 p.m.

Phyllis Cook

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