00SN0221-MAY24.pdfMay 24, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0221
Fred Riddle
Dale Magisterial District
East Line of Iron Bridge Road
REQUEST:
Rezoning from Residential (R-7) to Agricultural (A) with Conditional Use to permit
a contractor's office and Conditional Use Planned Development to permit exceptions
to bulk requirements (parking and driveway, side yard setbacks and driveway width)
and to development standards (paving of drives and parking).
PROPOSED LAND USE:
A contractor's office is planned. Specifically, the applicant plans to convert an
existing single family residence for office use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2 AND
ACCEPTANCE OF PROFFERED CONDITIONS 1 THROUGH 5 AND 7 THROUGH 13 ON
PAGES 3 AND 4.
STAFF RECOMMENDATION
Recommend approval subject to the recommended conditions and acceptance of Proffered
Conditions 1 through 5 and 7 through 13. Recommend that Proffered Condition 6 not be accepted
and in lieu of that proffer, the condition be imposed. These recommendations are made for the
following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The Central Area Plan suggests the property is appropriate for a mix of uses to
include professional, business, industrial and administrative offices. Although a
contractor's office is generally considered a commercial use, the recommended
condition and proffered conditions limit the scale, character and intensity of this
operation to that of a business office; therefore, the proposed use conforms with the
Plan.
Existing development standards and proposed conditions further ensure land use
compatibility with existing and anticipated area residential and office development.
The proposed exceptions to development standards and bulk requirements are
appropriate given that the use is temporary.
Proffered Condition 6 relative to hours of operation is unclear with respect to the
meaning of "Normal Business Hours". The recommended conditions address this
concern.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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.)
CONDITIONS
(STAFF/CPC) 1.
This use shall not be open to the public or employees between the
hours of 5:00 p.m. and 7:00 a.m. Monday through Friday, nor
between 5:00 p.m. on Friday and 7:00 a.m. on Monday. (P)
(NOTE: This condition would not preclude individual employees
from performing office work, such as paper work and phone calls,
during other hours.)
(STAFF/CPC) 2.
In conjunction with the granting of this request, the following setback
exceptions shall be granted:
A twenty-four (24) foot exception to the thirty (30) foot side
yard setback requirement for drives and parking.
A ten (10) foot exception to the twenty-two (22) foot
driveway width requirement. (P)
2 00SN0221/WP/MAY24K
PROFFERED CONDITIONS
(STAFF/CPC) 1.
This Condkional Use shall be granted for a period of no more than
four (4) years from the date of approval and shall be limited to Us
First, L.L.C. for their use only and shall not be transferable nor run
with the land. (P)
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
3.
4.
5.
There shall be no signs to identify this use. (P)
There shall be no outside storage. (P)
There shall be no dumpsters. (P)
There shall be no deliveries by any vehicle exceeding 4,000 pounds
net weight and having more than two (2) axles. (P)
Normal business hours shall be Monday through Friday from 7:00
a.m. to 5:00 p.m. (P)
(STAFF/CPC)
7. Except for security lighting, there shall be no exterior lighting. (P)
(STAFF/CPC)
There shall be no additions or exterior alterations to the structure to
accommodate this use. (P)
(STAFF/CPC)
The plan prepared by Balzer and Associates and submitted with the
application shall be considered the Master Plan. (P)
(STAFF/CPC)
10.
Driveways and parking areas shall have a minimum surface of six (6)
inches of No. 21 or 2lA stone. The per'Lmeter of driveways and
parking areas shall be delineated by permanent means such as bumper
blocks, railroad ties, timbers or similar such treatment as required by
Chesterfield County Planning Depar1~nent. (P)
(STAFF/CPC)
11.
Wkhin thirty (30) days of approval of this request, plans depicting
these requirements shall be submitted to the Planning Depamnent for
review and approval. Within thirty (30) days of approval of plans, the
required improvements shall be completed. (P)
(STAFF/CPC)
12.
Prior to any site plan approval, sixty (60) feet of right-of-way on the
east 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.
(T)
3 00SN0221/WP/MAY24K
(STAFF/CPC) 13.
Direct access from the property to Route 10 shall be limited to one (1)
entrance/exit. The exact location of this access shall be approved by
the Transportation Depar1~nent. Prior to any site plan approval, an
access easement, acceptable to the Transportation Department, shall
be recorded across the property to provide shared use of this access
with adjacent properties. (T)
GENERAL INFORMATION
Location:
Fronts east line of Iron Bridge Road, south of Country Manor Lane is better known as 4525
Iron Bridge Road. Tax ID 776-684-4525 (Sheet 11).
Existing Zoning:
R-7
Size:
1.1 acres
Existing Land Use:
Single family residence
Adjacent Zoning & Land Use:
North - A and R-TH; Public/semi-public (fire station) or vacant
South - R-7; Vacant
East - R-7; Single family residential
West - R-9; Single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the west side of Iron Bridge
Road, adjacent to the request site. Use of the public water system is required by County
Code.
4 00SN0221/WP/MAY24K
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the east side of Iron
Bridge Road, adjacent to the request site. Use of the public wastewater system is required by
County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the east, then via swales to Cogbill Road and Kingsland Creek. There
are no existing on-site drainage or erosion control problems from the existing impervious
areas. If more impervious area is created such as additional gravel parking, the additional
runoff could cause minor drainage problems downstream. However, with the next phase of
Braxton Subdivision which is located to the north, a storm sewer is being designed to handle
development runoff from this property. This storm sewer will be in proximity to the rear
property line of the subject property. After installation of the storm sewer, adequate drainage
will be available; however, it may be necessary to acquire off-site easements to access the
storm sewer from this property.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dale Fire/Rescue Station, Company 11. This
development will have a minimal impact on fire/rescue services.
Transportation:
This request will permit the operation of a contractor's office within the existing structure.
The applicant has proffered that there will be no additions or exterior alterations to the
existing structure to accommodate this use (Proffered Condition 8). Based on general office
trip rates, development could generate approximately sixty (60) average daily trips. These
vehicles will be distributed along Iron Bridge Road (Route 10) which had a 1997 traffic
count of 28,035 vehicles per day.
The Thoroughfare 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 sixty (60) feet of right
of way, measured from the centerline of Route 10, in accordance with that Plan. (Proffered
Condition 12)
Access to major arterials, such as Route 10, should be controlled. The applicant has
proffered to limit direct access from the property to Route 10 to one (1) entrance/exk
(Proffered Condkion 13). The proffer requires that an access easement be recorded across
the property to provide shared use of this access with adjacent properties.
5 00SN0221/WP/MAY24K
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 Central Area Plan which suggests the property is
appropriate for a mix of uses to include residential development of various densities, except
multi-family, as well as professional, business, industrial and administrative offices.
Area Development Trends:
The majority of the properties to the north and west have been, and continue to be, developed
for residential uses. A public/semi public use (fire station) is also located to the north.
Acreage properties to the south, east and west are occupied by single family residential uses.
The Central Area Plan anticipates continued residential and office development in this area
with commercial nodes located at strategic intersections. One of the goals of the Plan is to
insure that typical strip commercial development does not occur by providing transitional
uses between the commercial nodes.
Uses:
The applicant intends to operate his contracting business from the subject property. Such
uses am classified by the Zoning Ordinance as a General Business (C-5) use. Initially, based
upon the recommendation of the Plan for office use, staff advised the applicant that the
proposal would not conform to the Plan. Following several meetings, the applicant offered
a number of proffered conditions which insure that the use has the character of a professional
type office use rather than a contractor's office which tends to be a more intense use.
Specifically, the proffers limit hours, prohibit outside storage and limit heavy truck traffic.
(Proffered Conditions 3, 4, 5 and 6)
Site Design:
As indicated by the attached plan, conversion of an existing single family dwelling for the
operation of a contractor's office is proposed. (Proffered Condition 9)
Since the proposed use is a General Business (C-5) use, although as proffered limits the
intensity, the applicant has agreed to limit the time period of the Conditional Use as well as
preclude any additions or alterations to the existing structure (Proffered Conditions 1 and 8).
This will allow the reevaluation of the appropriateness of the use should the applicant wish
to continue operation beyond the four (4) years through a renewal of the Conditional Use.
If the applicant has operated in a manner consistent with the proffers and at an intensity
representative of professional office use, as suggested by the Plan, renewal may be
appropriate with conditions allowing additions, but requir'mg compliance with current
6 00SN0221/WP/MAY24K
development standards such as paving, landscaping and buffers. Until a permanent use is
established, it may be appropriate to allow exceptions to paving, driveway widths and
setbacks. (Proffered Condition 10 and Condition 2)
The plan depicts a single access to Iron Bridge Road with a gravel driveway along the south
line of the development accessing a graveled parking area to the rear of the building. The
applicant has requested an exception to the requirement to pave drives and parking areas.
Treatment of these areas would follow Ordinance requirements for gravel surfaces without
concrete curb and gutter (Proffered Condition 10). The applicant has also requested bulk
exceptions to encroach into the required thirty (30) foot side yard setback for drives and
parking and to permit a driveway width of less than twenty-two (22) feet (Condition 2).
These exceptions will permit the applicant to maintain the driveway at its current location
and width.
Consistent with the temporary use and in an effort to limit the intensky of the use, there will
be no outside storage, dumpsters or signs identifying this use. (Proffered Condkions 2
through 4). Other than security lighting, no exterior lighting will be permitted. (Proffered
Condkion 7)
Hours of Operation:
The applicant has limked the days and hours of operation (Proffered Condition 6). This
limitation is unclear with respect to the meaning of"Normal Business Hours". Typically,
these restrictions apply to hours that the business is open to the public or employees but are
not intended to preclude individual employees from performing office work during other
hours, such as paper work and telephone calls. Therefore, k is recommended that Proffered
Condition 6 not be accepted and in place of this proffer, a condkion be imposed to clarify
this restriction. (Condkion 1)
CONCLUSIONS
The Central Area Plan suggests that the property is appropriate for a mix of office and residential
uses. A contractor's office would typically be considered a General Business (C-5) use; however,
the proffered conditions which limit the scale, character and intensity of the operation, represent the
characteristics of professional office use. Given the time limitation for this Conditional Use, the
renewal process will ensure the operation's continued compliance with the Plan in maintaining a
professional office character. The requested exceptions to paving and setbacks for parking and
drives and driveway width are consistent with a temporary use. The appropriateness of these
exceptions will be reevaluated if renewal of this Conditional Use is requested.
Given these considerations, approval of this request is recommended.
7 00SN0221/WP/MAY24K
CASE HISTORY
Planning Commission Meeting (5/16/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Marsh, the Commission recommended approval
of this request subject to the conditions on page 2 and acceptance of Proffered Conditions
1 through 5 and 7 through 13 on pages 3 and 4.
Ayes: Unanimous.
The Board of Supervisors, on Wednesday, May 24, 2000, beginning at 7:00 p.m., will take under
consideration this request.
8 00SN0221/WP/MAY24K
R-7
R-7
A
300 0 300 600 Feet
R-12
Case #: 00SN0221
Rezoning: R-7 TO A
W/C.U.P.D. & C.U.
Sheet #: 11
, f
PARCEL A
1.07 Acres
Garage I
f Onve
Conc.
Chesterfield
County
Dale Fire
T_e, mporary
9 Easement
N I 6'O T'30 "E
79, 84 '
IRON BRIDGE ROAD
1, 122.2'2 to
the, ~
of Cogbill Rood