The Department of Community Development

City Hall, Lynchburg, VA 24504 434-455-3900

To: Planning Commission

From: Planning Division
Date: June 28, 2017
Re: Future Land Use Map (FLUM) Amendment: Neighborhood Commercial to
Community Commercial
Rezoning: R-2, Low-Medium Density Residential and R-3, Medium Density
Residential to B-3C, Community Business District (Conditional) 1000, 1002 &
1004 Dandridge Drive

I. PETITIONER
Tacoma Inc., 328 E. Church Street, Martinsville, Virginia 24112
Representative: Mr. Bill Berkley, Berkley-Howell & Associates, PC., 306 Enterprise Drive,
Forest, Virginia 24551
Property Owner(s): 1000 Dandridge Drive Yesh and Teresa L. Khanna, 1112 Lake Shore
Drive, Forest, Virginia 24551. 1002 and 1004 Dandridge Drive Lamp Rentals, LLC,
460 Plantation Road, Martinsville, Virginia 24112.
II. LOCATION
The subject property is three tracts of approximately one and five tenths (1.5) acres located at
1000, 1002 and 1004 Dandridge Drive.

III. PURPOSE
The purpose of the petitions is to amend the Future Land Use Map (FLUM) and rezone the
property to allow the construction of a fast food restaurant (Taco Bell).
IV. SUMMARY
The Comprehensive Plan 2013-2030 recommends Neighborhood Commercial and Low
Density Residential uses for the area.
The property is located at a signalized intersection along a commercial corridor.
The property is one of the last remaining low-medium density residential zonings existing
in the area.
The Planning Division recommends approval of the FLUM amendment and rezoning
petitions.

V. FINDINGS OF FACT
1. Comprehensive Plan. The Comprehensive Plan 2013-2030 recommends Neighborhood
Commercial and Low Density Residential uses for the property.

Neighborhood Commercial areas are intended to consist primarily of office, retail, personal
service, and restaurant uses that are scaled and designed to be compatible with and serve their
immediate neighborhood. Patrons can walk, bike or take a short drive to reach them. They are
comprised of individual businesses, clusters of businesses, or small shopping centers.
Neighborhood shopping centers meet the day-to-day needs of a limited residential trade area of
Planning Commission: Tacoma, Inc. 1000, 1002 and 1004 Dandridge Drive 2

2,500 to 10,000 people and average about 50,000 square feet of space. A small grocery store or
drug store is often the anchor for a neighborhood shopping center. Office uses should be
relatively small-scale with building floor areas not exceeding 20,000 square feet and heights not
exceeding four stories. Residential uses may be established on the upper floors of commercial
structures or as transitional structures between residential and commercial buildings. (p. 75)

Low Density Residential areas are dominated by single family detached housing at densities of
up to four dwelling units per acre. These areas are colored light yellow on the FLUM. In
addition to residential uses, they may include public and institutional uses compatible in scale
with single family residential homes. Private recreation uses, including country clubs and swim
and racquet clubs, and private open space are also appropriate for Low Density Residential
areas. (p. 72)

The petition proposes to amend the FLUM to Community Commercial for all three (3)
properties, primarily for the drive-thru associated with the restaurant. Community Commercial
areas contain retail, personal service, entertainment, and restaurant uses that draw customers
from at least several neighborhoods, the entire City or the region. Community Commercial
areas contain clusters of businesses, often at major intersections, and shopping centers. Most
community shopping centers range from 100,000 to 200,000 square feet and serve 40,000 to
70,000 people. Regional shopping centers would be at least as large as Community Commercial
ones, 100,000 to 200,000 square feet, possibly larger, if parcels of sufficient size can be found or
assembled. They are intended to serve 70,000 to 100,000 people. Office, research and
development, and technology development uses may be permitted in Community Commercial
areas as long as traffic and other impacts to the community are mitigated. In particular,
conversion of existing vacant retail space to these uses may be appropriate in areas where there
is sufficient retail to serve the community and space for employment uses is needed. Residential
uses may be established on the upper floors of commercial structures or as transitional
structures between residential and commercial buildings. (pp. 75-76)
2. Zoning. The subject property was annexed into the City in 1976. The existing R-2, Low-
Medium Density Residential District was established in 1978. The R-3, Medium Density
Residential District was established May 22, 1979 with the adoption of a land use study for Old
Forest Road.
3. Proffers. The petitioner has submitted the following voluntarily submitted proffers:
1. The site shall be built in substantial conformance to the site plan submitted for the rezoning.
2. A seven (7)-foot tall privacy fence conforming to City Code shall be added to the rear
property line to provide additional screening between the site and 1006 Dandridge Drive.
The City required landscaping will also be provided.
3. The property will be zoned for uses in the B-3 zone, except the following uses will not be
permitted.
a. Virginia ABC Package Stores
b. Commercial Amusement
c. Pawn Shops
4. Board of Zoning Appeals (BZA). The Zoning Official has determined that no variances are
needed for the development of the property as proposed.
Planning Commission: Tacoma, Inc. 1000, 1002 and 1004 Dandridge Drive 3

5. Surrounding Area. There have been a several items requiring City Council approval in the
immediate area:
May 22, 1979, Council approved the Old Forest Road Study which amended zoning for
properties fronting Old Forest Road.
On November 10, 1987, Council approved the conditional use permit (CUP) petition of
Hallmark Investment to allow an automobile lubrication station at 3209 Old Forest Road.
On December 8, 1992, Council approved the CUP petition of Donald Ozmar to allow the
operation of a dance club at 3217 Old Forest Road.
On April 12, 1994, Council approved the CUP petition of Clyde Bondurant & Beth Dunam
to operate a child care facility for up to thirty-five (35) children at 3208 Forest Brook Road.
On January 1, 1996, Council approved the CUP petition of Sylvia Hobson to allow a child
care facility with sixty (60) children per shift at 3208 Old Forest Road.
On June 9, 1998, Council approved the rezoning request of Atlantic Star Communication to
rezone 3305 Old Forest Road from B-3, Community Business District to B-5, General
Business District (Conditional) and approved a CUP to allow the erection of a radio
transmission tower.
On April 11, 2006, Council approved the CUP petition of Glenn White & Associates to
allow the construction of a cluster commercial development at 3311 Old Forest Road.
On August 14, 2007, Council approved the rezoning petition of George & William Walker
to rezone 3207, 3211, 3215 & 3217 Forest Brook Road from B-1, Limited Business District
to B-3, Community Business District (Conditional).
On April 14, 2009, Council approved the rezoning petition of George & William Walker to
rezone 3207 and 3209 Forest Brook Road from B-1, Limited Business District and B-3,
Community Business District (Conditional) to B-3, Community Business District
(Conditional).
On April 9, 2013, Council approved the petitions of Phil Lynch, GoBo, Inc. to amend the
FLUM from Medium Density Residential to Community Commercial and to rezone
1001 and 1003 Dandridge Drive and 1000 and 1002 Ardmore Drive from R-2, Low-Medium
Density Residential and R-3, Medium Density Residential to B-3C, Community Business
District (Conditional).

6. Site Description. The subject property consists of three (3) tracts of approximately one and
five tenths (1.5) acres. Each parcel contains a single-house detached structure. The structures
were built between 1957 and 1961. The structures are not owner occupied.

The property is bordered to the north, east and south by commercial uses. The property is
bordered to the west by a single-household detached structure.
Planning Commission: Tacoma, Inc. 1000, 1002 and 1004 Dandridge Drive 4

Surrounding Area

7. Proposed Use of Property. If the petitions are approved, the existing structures would be
demolished to facilitate the construction of a single-story fast food restaurant with drive-thru
and associated parking.
8. Traffic, Parking and Public Transit. The City Engineer did not require a traffic study as part
of the rezoning petition. The property is located at a signalized intersection and the
ingress/egress to the site will be from Dandridge Drive directly across from the existing
entrance to Bojangles located at 3280 Old Forest Road.
The area is served by the Greater Lynchburg Transit Company (GLTC) Route 8A with the
closest stop being located at the intersection of Old Forest Road and Forest Brook Road.
The required amount of parking has been indicated on the submitted concept plan.
9. Stormwater Management. An Erosion and Sediment Control/Stormwater Management Plan
would be required prior to final site plan approval. The Citys Environmental Reviewer and
Department of Water Resources have indicated that any additional drainage to the downstream
receiving channel would be unacceptable. The representative for the petitioner has indicated
that stormwater from the site would be addressed by using underground detention. It has been
indicated that the Energy Balance formula would be used which would maintain pre-
development or better conditions for stormwater leaving the site.
10. Emergency Services: The Citys Fire Marshal commented that removal of any underground
storage tanks would need to be removed prior to construction. The Citys Police Department
had no comments of concern regarding the proposed rezoning.
11. Impact. The proposed commercial zoning is reasonable for the property located at a signalized
intersection on Old Forest Road with traffic counts of twenty-one thousand (21,000) vehicles
per day. The property is one of the last remaining low-medium density zoned areas fronting
Old Forest Road. One of the primary reasons for the existing FLUM designation of
Neighborhood Commercial is to ensure an acceptable transition between commercial zoned
Planning Commission: Tacoma, Inc. 1000, 1002 and 1004 Dandridge Drive 5

property and the adjacent neighborhoods. These areas should be designed so that patrons
located in the adjacent neighborhoods, could walk, bike or take a short drive to frequent the
use. The submitted concept plan has attempted to address these items by proffering a seven
(7)-foot privacy fence along the adjacent residentially zoned property and has indicated required
sidewalks with connections and bike racks. Although being considered but not proffered by the
petitioner, a monument style sign similar to that of Bojangles would be beneficial in ensuring an
adequate transition to the neighborhood.
12. Technical Review Committee. The Technical Review Committee (TRC) reviewed the
conditional use permit on June 6, 2017. Comments related to the proposed use have or will be
addressed at the final site plan stage.

VI. PLANNING DIVISION RECOMMENDATION

Based on the preceding Findings of Fact, the Planning Commission
recommends to City Council approval of the petition of Tacoma, Inc., to:
Amend the Future Land Use Map from Neighborhood Commercial to
Community Commercial at 1000, 1002 and 1004 Dandridge Drive.
Rezone the property located at 1000, 1002 and 1004 Dandridge Drive from
R-2, Low Density Residential and R-3, Medium Density Residential to
B-3C, Community Business District (Conditional) subject to the
voluntarily submitted proffers.
This matter is respectfully offered for your consideration.

William T. Martin, AICP

City Planner
pc: Ms. Bonnie M. Svrcek, City Manager
Mr. Charles Hartgrove, Deputy City Manager
Mr. Walter C. Erwin, City Attorney
Mr. Kent L. White, Director of Community Development
Mr. J. Lee Newland, City Engineer
Ms. Cynthia Kozerow, Lynchburg Police Department
Battalion Chief Thomas Goode, Fire Marshal
Ms. Maggie Cossman, Transportation Engineer
Mr. Doug Saunders, Building Official
Mr. Kevin Henry, Zoning Administrator
Mr. Bill Berkley, Representative
Planning Commission: Tacoma, Inc. 1000, 1002 and 1004 Dandridge Drive 6

VII. ATTACHMENTS
1. Zoning Map with Adjoining Owners List
2. Future Land Use Map
3. Watershed Map
4. Planimetric and Topographic Map
5. Concept Plan
6. Narrative
7. Property Photograph
 Zoning Map TACO BELL
Zoning Request Tacoma, Inc
431

414 110
429 412 301 108
427 410 106
425 408 303 104
W 305 102
423 ES 307 100

DE
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CA
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3300 109-112
PROPERTY INFORMATION LEGEND OVERVIEW MAP CCRRA
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OBTAINED FROM VARIOUS SOURCES. THE CITY OF LYNCHBURG IS NOT RESPONSIBLE FOR ITS ACCURACY OR HOW CURRENT IT MAY BE.
 Parcel ID Address Owner
22007005 3224 OLD FOREST RD C & G PROPERTIES INC
22007007 3234 OLD FOREST RD CABANISS HOMES LLC
22007010 3232 OLD FOREST RD CABANISS HOMES LLC
22004007 3225 OLD FOREST RD CENTRAL FIDELITY BANK NA LYNCH
22010009 1006 ARDMORE DR CHAVEZ, HILARY A O & RAZO, ABEL C
22008004 1006 DANDRIDGE DR COLEMAN, HAROLD L SR & DOROTHY
22010004 1007 DANDRIDGE DR FELLENGER PROPERTIES LLC
22010006 1011 DANDRIDGE DR FOREST CORPORATION
22010001 3280 OLD FOREST RD GOBO PROPERTIES LLC
22010003 1005 DANDRIDGE DR JEFFERSON, KIMBERLY N
22008001 1000 DANDRIDGE DR KHANNA, YESH & TERESA L
22008002 1002 DANDRIDGE DR LAMPE RENTALS LLC
22008003 1004 DANDRIDGE DR LAMPE RENTALS LLC
22008005 1008 DANDRIDGE DR LILLIE, MELISSA
22008006 1010 DANDRIDGE DR LOKAR, WILLIAM J III & AMANDA W
22004008 3239 OLD FOREST RD LYNCHBURG OIL CO INC
22010010 1004 ARDMORE DR PRITCHETT, ANITA J
22010005 1009 DANDRIDGE DR ROSE, EMMETT W & CYNTHIA E
22004019 3219 OLD FOREST RD WALKER, GEORGE C JR & LYNNE R FLP
22004003 3227 OLD FOREST RD WAL-MART REAL ESTATE BUSINESS TRUST
 FLUM Map TACO BELL
Zoning Request Tacoma, Inc
431

414 110
429 412 301 108
427 410 106
425 408 303 104
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423 ES 307 100
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DISCLAIMER: THIS MAP IS NEITHER A LEGALLY RECORDED MAP NOR A SURVEY AND IS NOT INTENDED TO BE USED AS SUCH. THE INFORMATION DISPLAYED IS A COMPILATION OF RECORDS, INFORMATION, AND DATA
OBTAINED FROM VARIOUS SOURCES. THE CITY OF LYNCHBURG IS NOT RESPONSIBLE FOR ITS ACCURACY OR HOW CURRENT IT MAY BE.
 Planimetric and Topographic Map TACO BELL
Zoning Request Tacoma, Inc
431

414 110
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425 408 303 104
W 305 102
0 423 ES
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O

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LE

DISCLAIMER: THIS MAP IS NEITHER A LEGALLY RECORDED MAP NOR A SURVEY AND IS NOT INTENDED TO BE USED AS SUCH. THE INFORMATION DISPLAYED IS A COMPILATION OF RECORDS, INFORMATION, AND DATA
OBTAINED FROM VARIOUS SOURCES. THE CITY OF LYNCHBURG IS NOT RESPONSIBLE FOR ITS ACCURACY OR HOW CURRENT IT MAY BE.
 Watershed Map TACO BELL
Zoning Request Tacoma, Inc
431

414 110
429 412 301 108
427 410 106
425 408 303 104
W 305 102
423 ES 307 100
421 T 309 3210
CA 311
419 DB
417

DE
415413 UR

VO
411 Y D
409 R

N
SH
407
405 300

IR
403
401

E
RD
3205
1022

3216
1020 3209
3250
2919
3220
1018 3211

RD
3238
3224

ST
1016

RE
3234

FO
3232
3226

D
1014

OL
DA 1012
1019 ND 1010
R 3230
ID
GE 1008
3219
1017 DR
1006 3240
1015 1004
1002
1013 1000

1011 3225
1009
1007
PL

1016 1005
1100
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1014
BERKL

I VY 1012 1010 1008

TR CREE
IBU K 1006 3280
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1019
3239
1017 ARDM
ORE
DR 3201
1015
1013
3300 1011 1009
3300 1005
413-414 1001A
401-404 1003
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3300 317-318
3300 309-3123300
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3300 3203
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315-316
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305-308 3300
3300 3300
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313-314 3300
BR

301-304 209-212 3300 3301

3300
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3300 205-208 3300 5-8

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3300 3300 1-4

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201-204
3207

City of Lynchburg - GIS Office - 434.455.3961 - GIS@lynchburgva.gov

PROPERTY INFORMATION 3300 109-112 LEGEND OJudVERVIEW MAP ith

PARCEL ID ADDRESS
Creek-James
River

22008001 1000 DANDRIDGE DR

22008003 1004 DANDRIDGE DR Subject Property
Ch e e
22008002 1002 DANDRIDGE DR Base Flood Elevation Creek e
s
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Floodway
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Riv mes
Cre ossum

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River / Lake / Stream

Cr kwa
ac
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MAP SCALE: 1 " to 33,333D' ATE PRINTED: 6/22/2017 Cheese Creek-Ivy Creek
DISCLAIMER: THIS MAP IS NEITHER A LEGALLY RECORDED MAP NOR A SURVEY AND IS NOT INTENDED TO BE USED AS SUCH. THE INFORMATION DISPLAYED IS A COMPILATION OF RECORDS, INFORMATION, AND DATA
OBTAINED FROM VARIOUS SOURCES. THE CITY OF LYNCHBURG IS NOT RESPONSIBLE FOR ITS ACCURACY OR HOW CURRENT IT MAY BE.
 ZONED: R-2

ZONED: B-3

FAX: (434)385-6178
BERKLEY HOWELL & ASSOC., P.C.
CRG PROPERTIES, INC.
PIN: 22007005

PLANNERS
CABANISS HOMES, LLC 3224 OLD FOREST ROAD

306 ENTERPRISE DRIVE, SUITE C

DA
PIN: 22067010 USE: PARKING LOT ZONED: B-3 NR

AD
IDG
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3232 OLD FOREST ROAD RIVE

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USE: COMMERCIAL-RESTAURANT

FOREST, VIRGINIA 24551

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PHONE: (434)385-7548
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ENGINEERS
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W W W W W W W
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W W W NTS
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GOBO PROPERTIES, LLC WV

FELLENGER PROPERTIES, LLC KIMBERLY N. JEFFERSON
PIN: 22010001
PIN: 22010004 PIN: 22010003
3280 OLD FOREST ROAD
1007 DANDRIDGE DRIVE 1005 DANDRIDGE DRIVE
ZONED: B-3C
ZONED: R-2 ZONED: R-2

W
USE: COMMERCIAL-RESTAURANT
USE: RESIDENTIAL USE: RESIDENTIAL
"BOJANGLES" DATE: 5-18-17
ZONING LINE

TYPICAL TREATED
TREATED
POST & FRAMING
DRAWN:
BOARD FENCE

CHECKED:

REVISIONS
TREATED NO. DATE
PLANKS

W
1 6-14-17

LEGEND
7

PROPERTY CORNER
R/W RIGHT-OF-WAY
WV WATER VALVE
WM WATER METER
FH FIRE HYDRANT

W WATER LINE
CO SANITARY SEWER CLEAN-OUT
SSMH SANITARY SEWER MANHOLE
SCALES
SS SANITARY SEWER LINE 2"
GRADE HORIZ: AS SHOWN
RCP REINFORCED CONCRETE PIPE 20 0 20
VERT: AS SHOWN
STMH STORM SEWER MANHOLE TREATED PLANKS
DI DROP INLET ABUTTING (NO SPACE) COMM. NO.
COL CITY OF LYNCHBURG
SCALE: 1" = 20 160094
UTILITY POLE
OVERHEAD UTILITIES 1 : 240
1 - REVISED PER TRC COMMENTS SHEET NO.
GUY WIRE
7 TALL PRIVACY FENCE

NTS 1 OF 1

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