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88SN0061 July 27, 1988 BS ADDENDUM SSSN0061 Ironbridge Development Company Matoaca Magisterial District Northeast line of Iron Bridge Road Following discussion with the applicant and review of the proposed Plan of Development, staff recommended the following changes to Sections g and j of Condition 2. These changes were approved by the Planning Commission at its June meeting. These changes were not, however, incorporated into the "Request Analysis and Recommendation" previously circulated to the Board. Please include this Addendum in your consideration of this request. (NOTE: 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.) CONDITION (STAFF/CPC) 2. Tract D on the Revised Master Plan shall be developed in accordance with Article XXII. R-MF Residential Multi- family District, of the Chesterfield County Zoning Ordi- nance, subject to the following exceptions and additional requirements: *** g. A community center, as depicted on Exhibit F, or use of a comparable alternative to it, shall be provided. *** j. A thirty-five (35) foot building setback and buffer strip, exclusive of easements, shall be established and maintained along the entire perimeter of the tract. This building setback and buffer may be reduced, where it adjoins a common area, one (1) foot for every one (1) foot of adjoining common area, but shall not be reduced to less than twenty-five (25) feet. The area within this buffer strip shall be planted, bermed, and/or left in its natural state in accordance with the landscaping plans approved at plan of development (P.O.D.) review. A bond shall be posted to cover the implementation of the landscaping plans, prior to issuance of any certificate of occupancy. No access shall be permitted through this buffer, except as permit- ted at P.O.D. review. This building setback and buffer strip shall be noted on the P.O.D., both preliminary and final site plans. The Planning Commission may modify this building setback and buffer strip at P.O.D. review. (P) (NOTE: This condition supersedes Item II, A through E, of Attachment 3 to the letter dated April 18, 1988, of the Master Plan.) 2 ~ 10061/BSJUL8/JULY27TT r ~ _ 3ttse-8~;-X988-6P6 July 27, 1988 BS REQUEST ANALYSIS AND RECOMMENDATION 88SN0061 Ironbridge Development Company Matoaca Magisterial District Northeast line of Iron Bridge Road REQUEST: Amendment to Conditional Use Planned Developments (Cases 78S105, 865097, and 87S035) relative to signs and to permit use and bulk exceptions. Specifically, this request consists of the following components: I. To permit multi-family residential development for condo- miniums on Tract D, instead of cluster houses, as previ- ously approved; II. To permit professional and business offices on Tract I, in addition to a hotel or housing for the elderly, as previ- ously approved; III. To reduce setbacks for freestanding signs in the Conve- nience Business (B-1) areas; and IV. To reduce side yard setbacks in residential A Tracts, under certain conditions. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION I. Recommend approval of the proposed multi-family development on Tract D for the following reasons: A. The proposed development is compatible with, and provides a transition between, surrounding uses. B. The proposed development reduces slightly the number of dwell- ing units permitted. C. This proposal does not significantly alter the approved Master Plan. II. Recommend approval of professional and business offices on Tract I for the following reasons: A. The proposed development is compatible with, and comparable to, surrounding uses. B. This proposal does not significantly alter the approved Master Plan. III. Recommend approval of reduced setback for freestanding signs for the following reason: This proposal allows flexibility of sign location in the Convenience Business (B-1) areas, to permit visibility of signs, while maintain- ing the required buffer and mature vegetation therein. IV. Recommend approval of side yard setbacks in residential A Tracts for the following reasons: A. The proposed reduction is commensurate with previously approved setback reductions and bulk exceptions. B. Through conditional requirements, the County can ensure that safe and consistent side yard separations between buildings are maintained. (NOTE: 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 k'ITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) CONDITIONS (STAFF/CPC) 1. The Textual Statement, comprised of the letter dated April 18, 1988, including Attachments 1 through 5 and the map appended thereto; and of the letter dated May 9, 1988, including the memorandum with attachments, appended there- to, shall be considered the Master Plan, subject, however, to the following conditions. (P) (STAFF/CPC) 2. Tract D on the Revised Master Plan shall be developed in accordance with Article XXII. R-MF Residential Multi- family District, of the Chesterfield County Zoning Ordi- nance, subject to the following exceptions and additional requirements: a. The tract shall be developed generally in accordance with, and reflecting the general spirit and intent of, the plan entitled "Ironbridge Multi-Housing Density Site Plan," prepared by Beckstoffer and Associates, dated March 9, 1988, and is filed as Exhibit F with the Master Plan. b. No more than eighty-eight (88) units shall be devel- oped on Tract D. 2 ~ v0061/BSJUL8/JULY27T . c. No one (1) building shall contain more than eight (8) units. d. No units shall contain less than 1,000 square feet of gross floor area. e. No building shall exceed two and one-half (2 1/2) stories in height at its front building elevation. f. Separate buildings for storage of items owned by residents of the tract may be constructed on the tract, provided that the architecture of such storage buildings shall be compatible with the architecture of the principal buildings on the tract. g. A community center, as depicted on Exhibit F, or comparable alternative to it, shall be provided. h. Two (2) parking spaces shall be provided per unit. i. The tract need not meet the minimum parcel size. j. A fifty (50) foot building setback and buffer strip, exclusive of easements, shall be established and maintained along the entire perimeter of the tract. This building setback and buffer may be reduced, where it adjoins a common area, one (1) foot for every one (1) foot of adjoining common area, but shall not be reduced to less than twenty-five (25) feet. The area within this buffer strip shall be planted, bermed, and/or left in its natural state in accordance with the landscaping plans approved at plan of development (P.O.D.) review. A bond shall be posted to cover the implementation of the landscaping plans, prior to issuance of any certificate of occu- pancy. No access shall be permitted through this buffer, except as permitted at P.O.D. review. This building setback and buffer strip shall be noted on the P.O.D., both preliminary and final site plans. The Planning Commission may modify this building setback and buffer strip at P.O.D. review. (P) (NOTE: This condition supersedes Item II, A through E, of Attachment 3 to the letter dated April 18, 1988, of the Master Plan. ) (STAFF/CPC) 3. Within B-1 districts in this Planned Development, with the exception of outdoor advertising signs, all signs includ- ing directional signs, shall be set back at least fifteen (15) feet from all property lines, unless a greater set- back is specified. However, along public rights of way, this setback may be reduced to a minimum of twenty (20) feet from the edge of pavement or face of curb, but in no 3 88SN0061/BSJUL8/JULY27T case shall the sign be set back less than one (1) foot from the property line (right of way line), provided the owner of such sign shall relocate the sign to conform to the requirements herein at such time that the pavement is widened. (P) (NOTE: This condition supersedes in part Paragraph (c), set forth in Attachment 5 to the letter dated April 18, 1988, of the Master Plan.) (STAFF/CPC) 4. In A Tracts, the following side yard shall apply: Each side yard shall be not less than ten (10) feet. However, the Director of Planning may reduce one (1) side yard only, not less than eight (8) feet, and may issue a building permit reflecting such, provided that: a. A compensatory increase has been made to the minimum side yard on the opposite side of the same lot, so that the two (2) side yards on the lot total no less than twenty (20) feet, and such compensatory increase has been recorded; b. A compensatory increase has been made to the minimum side yard on the abutting side of the adjoining lot, so that the two (2) abutting side yards total no less than twenty (20) feet, and such compensatory increase has been recorded; and c. The buildable area does not encroach any easements. (P) (NOTE: This condition supersedes Paragraph (5) of Attachment 1 to the letter dated May 9, 1988, of the Master Plan.) (STAFF/CPC) 5. Public water and sewer shall be used. (U) GENERAL INFORMATION Location: Fronting in two (2) places on the north line of Iron Bridge Road for a total of 4,460 feet, across from Lewis Road. Tax Map 114-2 (1) Parcels 1 and 3; Tax Map 114-5 (1) Parcel 3; and Tax Map 114-6 (1) Parcels 1, 16, and 17 (Sheet 31). Existing Zoning: Residential (R-7), Residential (R-15), and Convenience Business (B-1) Size: 384.5 acres Existing Land Use: Single family residential; multi-family residential, office, and vacant ~ 4 ~ SN0061/BSJUL8/JULY27T ~r-'' Adjacent Zoning & Land Use: North - A, 0, and B-1; Single family resi- dential, commercial, vacant South - A, R-15, and 0; Single family resi- dential, commercial, vacant East - A; Single family residential, va- cant West - A, B-1, and B-3; Single family res- idential, commercial, and vacant Utilities: The site will be served by extensions of the Ironbridge on-site water distribution system. The source of water is the Appo- mattox River Water Authority. Public water is available and should be used. (Condi- tion 5) The site lies in the Proctors Creek sewer drainage basin. It will be served by extension of the Ironbridge on-site sewer system. It will be served by the Proctors Creek Treatment Plant. Public sewer is feasible and should be used. (Condition 5) Environmental Engineering: No additional impact from development is foreseen. Schools: The proposed development would generate four (4) school aged children fewer than the development currently approved. The site lies in the Gates Elementary School attendance zone: capacity - 788, enroll- ment - 636; the Salem Church Middle School attendance zone: capacity - 1,235, enroll- ment - 1,242; and the L.C. Bird High School attendance zone: capacity - 1,575,=enroll- ment - 1,769. Additions have been built for L.C. Bird High School in 1986, and are underway for Gates Elementary School in 1988. An elementary school site is needed in this area. Fire Service: Chester Fire Station, Company ~~1. At present, fire service capability is good. County water and fire hydrants should be provided in accordance with nationally recognized standards. General Plan (Central Area Land Use and Transporta- tion Plan): Light commercial, office, and medium/high density residential (4.01 - 7.00 units/acre) 5 88SN0061/BSJULB/JULY27T Transportation: The requested land use amendments to Tracts D and I could increase the traffic gen- eration of this development by approximate- ly 754 average daily trips above the vol- umes indicated in the approved traffic analysis. These vehicles will be initially distributed along Route 10 which had a 1986 traffic count of 20,885 vehicles per day. The additional traffic generated by this request can be accommodated with the pro- posed Ironbridge improvements. T1TS('.iTSSTON The applicant is requesting amendment to Conditional Use Planned Develop- ment (Cases 785105, 86S097, and 87S035) relative to signs and to permit use and bulk exceptions. A mixed use development, to include residen- tial, office, and commercial uses, is planned. (Condition 1) .The first part of the request would permit multi-family residential development on Tract D, formerly reserved for cluster houses: patio homes or duplexes, at 6.00 units/acre (approximately ninety-three (93) units). The proposed amendment would permit up to eleven (11) buildings of eight (8) units each (eighty-eight (88) total), as generally indicated on the attached plan. Multi-family development should be in accordance with the County's current standards. Common area and facilities should be provided for residents instead of conventional yards. Also, buffers should be provided to allow adequate transitions to adjoining land uses (Condition 2). This proposed use would be an appropriate land use be- tween the single family housing to the north and east,. the multi-family housing to .the east, and the office uses to the west. It would also maintain the residential use of this tract. The second part of the request would permit professional offices in addition to the hotel and/or housing for the elderly currently permitted on Tract I. This land use would be compatible with the office and com- mercial development permitted on adjoining tracts, and would be compara- ble to it, as well. The third part of the request would permit reduction of the setback for freestanding signs. A minimum setback should be required (twenty (20) feet), and further, if the pavement is widened, signs should be moved back to maintain a fixed setback from the edge of pavement. (Condition 3) The fourth part of the request would permit reduction of the side yard setback in A Tracts. These tracts permit single family detached housing with conventional yard requirements. Reduction of the side yard to ten (10) feet would be commensurate with the originally granted reductions to front, corner side, and rear yards. However, to allow the possibility of reducing the side yard further to eight (8) feet, case by case review by the Director of Planning should be permitted under certain conditions (Condition 4). Under the explicit requirements of Condition 4, this 6 ( N0061/BSJUL8/JULY27T ~~r~`' reduction would neither be of substantial detriment to adjoining prop- erties, nor change the character of the residential development. The Director of Planning could ensure that the requirements would be and would continue to be met. Because these amendments permit land uses compatible with surrounding permitted uses, comparable to them, or transitional between them; would reduce slightly the number of dwelling units permitted; would not signif- icantly alter the approved Master Plan; would allow flexibility of devel- opment and preservation of buffers; and would be commensurate with previ- ous amendments; the staff recommends approval of the request. CASE HISTORY Planning Commission Meeting (6/21/88): There was no opposition present. The applicant accepted the staff's recommendation. On motion of Mr. Warren, seconded by Mr. Kelly, the Commission resolved to recommend approval, subject to Conditions on pages 2 through 4. AYES: Messrs. Miller, Kelly, Warren, and Perkins. ABSENT: Mr. Belcher. The Board of Supervisors on Wednesday, July 27, 1988, beginning at 2:00 p.m., will take under consideration this request. 7 88SN0061/BSJUL8/JULY27T ' te• ~' • •~NN1!N li~Mr/ ~ i \ .•~ .' \ \ t ~! ~ ~ ~ AUTUMN OAKS •~ • - ~ e .o to.~ ..... ~ \. ,P~ ~• .A ` .• ~ I ~~ ~e. ...~''`'..,, 1. '~s :~ p • •~. . . - •.;~•: k :'~• • •. ~. . ..• ~ M •(', ••c'. ./ • f a ':: t Q ' H T a l'. t ~ ~- .... ............. .. •:'L•: •:•.'. . ~' •.~: Y•r~i ~:•: :•:•:::•:•:::•: :•:•: :•:::':•: :•• :•:~j': '••'•••':. . : i:: o • •%T. •. .~ •'. q •r~ t a: . 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