88SN0090.'- '• VI/
Rege~s~-~6r-X988-6P6
September 28, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0090
Mall Associates
Matoaca Magisterial District
North line of Iron Bridge Road
REQUEST: Rezoning from Agricultural (A) to Convenience Business (B-1). An
office/nursing home complex is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON PAGE 1.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Central Area Land Use and Transportation Plan desig-
nates the property for office use, the proffered conditions limit
uses to those permitted in the Office Business (0) District plus
home for the aged, nursing home, convalescent home, rest home, and
customary accessory uses. Therefore, the uses that could be devel-
oped on the property would be office-type uses or transitional uses
of similar intensity.
B. The proposed uses would serve as a transition between Route 10 and
anticipated residential development in Ironbridge to the northeast.
C. The property lies within the Route 10 Corridor Overlay District and
must comply with Corridor Overlay District standards.
(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.)
PROFFERED CONDITION
(STAFF/CPC) Uses permitted shall be limited to those permitted in the
'Office Business' (0) District, plus a home for the aged,
nursing home convalescent home, rest home and customary acces-
sory uses.
GENERAL INFORMATION
Location: North line of Iron Bridge Road, approxi-
mately 530 feet west of Chalkley Road. Tax
Map 114-6 (1) Parcel 5 and Tax Map 114-7
(1) Parcel 39 (Sheet 39).
Existing Zoning: A with Conditional Use
Size: 6.2 acres
Existing Land Use: Single family residential
Adjacent Zoning & Land Use: North - R-15 and B-1 with Conditional Use
Planned Development (Ironbridge);
Vacant
South - A; Vacant
East - A with Conditional Use and 0;
Commercial
West - A with Conditional Use; Commercial
Utilities: 16 inch water line located along Iron
Bridge Road, approximately 2,000 feet west
of site. 12 inch water line located along
Ironbridge Parkway and terminating at its
intersection with Iron Bridge Road, approx-
imately 2,000 feet west of site. Public
water should be extended along Iron Bridge
Road from this 12 inch water line and all
structures should be connected to the
system. Use of public water intended.
Off-site easements may be necessary to
extend public water.
Lies in Proctors Creek sewage drainage
area. 12 inch trunk sewer line located
approximately 900 feet north of site within
the Ironbridge Development. The request
site was included in the design of the
Ironbridge sewer system at 2,000 GPD/acre.
This proposed development will require
sewer capacity in excess of 7,400 GPD/acre.
Adequate sewer capacity is presently avail-
able to serve the proposed uses. However,
due to the proposed intensity of develop-
ment, sewer capacity for future development
on adjacent properties may be limited. Use
of public sewer intended and recommended.
Off-site easements may be necessary to
extend public sewer.
2 ;8SN0090/BSSEP8/SEPT20R
Environmental Engineering: Drains to Proctors Creek via Great Branch.
No existing or anticipated drainage and/or
erosion control problems. Concrete curb
and gutter should be utilized around the
perimeter of all paved areas. Drainage
should be designed so as not to interfere
with pedestrian traffic. Off-site ease-
ments may be necessary to adequately drain
the site. Drainage easements may become
available within Ironbridge as that project
is developed.
Fire Service: Chester Fire Station, Company ~~1. At
present, fire service capability adequate.
County water flows and fire hydrants must
be provided for fire protection purposes in
compliance with nationally recognized
standards.
General Plan
(Central Area Land
Use and Transporta-
tion Plan): Office
Transportation: This request does not limit development to
a specific use or density; therefore, it is
difficult to anticipate traffic generation.
Based on the applicant's proposed use,
(nursing/convalescent/rest home for 230
residents), this development could generate
approximately 532 average daily trips.
Other land uses that would be permitted,
such as medical offices, could generate
higher traffic volumes, approximately 2,600
average daily trips.
The Central Area Land Use and Transnorta-
tion Plan identifies Iron Bridge Road
(Route 10) as a major arterial with a
recommended right of way of 120 - 200 feet.
100 feet of right of way, measured from the
centerline of Route 10, should be dedicated
in accordance with the Plan. Additional
pavement, curb, and gutter should be
provided along Route 10 for the entire
property frontage to facilitate turning
movements.
Several small parcels between the
Ironbridge Development, Route 10, and
Chalkley Road have frontage along Route 10
(see attached map). The Master Plan for
Ironbridge requires a stub road to serve
3 88SN0090/BSSEP8/SEPT20R
these parcels. This road would limit the
need f or each of these small parcels to
have direct access to Route 10. In
addition, this stub would provide access
for area residents, north of Route 10 on
Chalkley Road, to commercial developments
along Route 10, including Zronbridge,
without necessitating travel along Route
10.
This parcel lies within the Corridor Over-
lay District. Development must comply with
Overlay District standards relative to
access and internal circulation. Prior to
site plan review, an access plan for this
area, to include other small parcels along
Route 10, must be submitted to the Trans-
portation Department for approval. This
access plan must address the location and
design of north/south and east/west collec-
tor roads, and may require execution of
cross easement agreements to insure shared
access.
DISCUSSION
On .Tune 23, 1982, the Board of Supervisors, upon a favorable recommenda-
tion by the Planning Commission, approved a Conditional Use to permit a
craft and frame shop and offices on a portion of the request property
(Case 82S060). The current request is for rezoning from Agricultural (A)
to Convenience Business (B-1) on the entire property. The applicant has
proffered to limit development to the following uses:
1. All uses permitted in the Office Business (O) District.
2. The following Convenience Business (B-1) uses:
a. Home for the aged.
b. Nursing home.
c. Convalescent home.
d. Rest home.
3. Customary accessory uses.
The Central Area Land Use and Transportation Plan designates the property
for office use and the proffered condition limits uses to those permitted
in the Office District, plus the B-1 uses which are of a residential
nature. The uses would be compatible with anticipated area residential
development in Zronbridge and represent a reasonable land use transition.
between Zronbridge Subdivisions and the Route 10 Corridor. Therefore,
approval of the requested rezoning would be appropriate.
4 SSN0090/BSSEP8/SEPT20R
i~,
It should be noted that the request property lies within the Route 10
Corridor Overlay District and must comply with Corridor Overlay District
standards. These standards are designed to ensure quality development
consistent with past actions along this portion of the Route 10 Corridor.
CASE HISTORY
Planning Commission Meeting (8/16/88):
There was no opposition present. The applicant accepted the
recommendation.
On motion of Mr. Belcher, seconded by Mr. Warren, the Commission resolved
to recommend approval of this request and acceptance of the proffered
condition on page 1.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00
p.m., will take under consideration this request.
5 88SN0090/BSSEP8/SEPT20R
ZCC I t ~~ I v ~ I /.
ZC ~ \
-- ~ G
ZC Ij~ ~ _/ ,( ~1
~~\
C
I~ltlltltt ~~l/~*
~~ 7
•~ ~ ECOF
•i I/11
i i!~ \ ~
. ~
o ~ Z~
. ,
t ~"Alnv~r ~ ~ '
~ n a
. •, cO a
f
• •~ ~ Q~ eEEh Cp p,~ r 11 ~ , ~ •._ S
., .
.... v
~'~ .:.. ~ ~` f.
f,A~*j~ : .~~I ~, ..... ....... X04 ... .
.. " : ..... .~iil~ij :::::::::::::..:::::.. .,:::::::::" ...
1111, 1::: :::~ ... .. ....:::::::::' .::::::::::::~~,y~ ..:. ::::::::::::~ .:
:::::::::: :' ..::::::: '::::::::' .::::::::::::::::::~~j::: ... ......:..
ol•. .... ....... ZC .. ............. •:r:• :r:. ... ...:~
.. ~ ... ..,e~pr
.~... :..
. . ... .... .
.... ..
.. .. ..:e. .....
r .. .::•~~::::.:: '
.g:.,f .... :.
........ ...... ...... ..... r.~ .::~:~~ :1.~ ......... : ...... .. I f . ..
Z ~::; :; ,. .; ; 4.
.. .. .
. .
~ ~- IRON BRIDGE RD.- --___ ....~:....... • .:. ............ .........~.:.
w:
•
.::~ .EDENSHIRE ~:: :::::: ::::::::::::::::::::::::::::..... ~ '::::::::::::::: :::. ..::::. .::..
::: .::: '::::: ::::::::::::::::::::::::::::::::::::::... ~ ..:::o:::::' .:rw~!~Ijfi::::::
m .. .... ..... ............................................ .. .. ......... ....
..::. :::::. ::::: :::::::::::::::::::::::::::' '::::::::::::::::... ~ .::::::':::::::'t~!Ii~!
:'::: ':: .:::::::::::: .::::::::::::::::::::::::::.~:::::::::::::::::::: ... ~ ..:::::::::.D:::::::
:::: :q~ ~ '.'::::::::::: :::::::::::::::::::::::::::: :::::::::::::::::::: ::: ::.. ..::::::::::::
'p:µ ........... ............................ .................... ... ..... ..........
:::::::::::::::: :::::::::::::::::::::::::::: ::::::::::::::::::: ::: :..Q:: ~ ...:::::
::::. .::::::::::::::::::: :::::::::::::::: ::::::: .::::::::.......... ::: riFttt~• • ~~~
:. .:::.........:::::::::: :::::::::::::::::::::::::::: :::::::::::::::::: :~:: ..~+•: ~CARV ER .H ME. ::
.:::::::::::::::::::::::' :::::::::::::::::::::::::::: ::::::::::::::::' :: ..... o SITES: e :::
.................. ..... o, .....
INEY ..::.;:::::::::~ .::::: ~_ .. W .:::::
. ~~/n;.,.....
~~88SN0090
CARVER HE GHTS OR. • ::::
. (REZ~ A TO B-i~::~::::~
......
` SH. 31 .....
r .......
~ M :.......:
o ~ Ivl L~Jo V .:::::::::::. :
1 ~ B
~ ~ 'Q~
,.,.a ,
zcc .~ Rte/ c ~ ~ • I ~
zc
` ~ _~ ,~ 5
t/ ~= \L
~.~...~
~~/ EC OfF
i1~~^/~It1~ ~ ~
~~ `` ``
O ~ zc V ~
'NRaw~r ~ ~`
V ~~,
I O
Qe• e ~ ~
~~ ~ ~
~ e
Q N o~ oP• Q ~
. EN o .
•
.. ~ ~~ ~ ~ 8UX N
...... ~,,~c ~
• Sc ~ /. ~X
' ~:. ~ .. ~ ~ M a=r
:.....~:. .. .. ~... ..::::: ~ .~:.... ............. ~ J
...:. :.. ~~ ... ..... ............... .... _• ... B~p~
... ...~~ ... ... ..... .....• .. ... .................... .... 2C ~ 0.
.:: w~,,:~ ::. ~: :::::: ::~ ~ :~:.•~t ..::::::: •:::::::::::::::::~ ~ ... :..
• ~ ' ~iIj' ... ................ Q
~ n
L./ ..:.: ,::::; .:: r . ~ .
~~ ::::........ zc :: ::::::::::::: ' :v:v :~:~i •::: ••~. :::... ' : ' J ::... s ~ .: ~ :::::.... .
.... ....... ....C .::....:::...:.... •:;i•::: ter: ~:y::.; •.ii; ....... ~ Q ' :::.: • !Its..:.... .
•~ .IRON .BRIDGE RD.-• • .•...•.. ~.~. ..:~::::::: ~ ::::L:`:r::e:: ~ ::::: • :.:::~~~!t:: . ;;
~_
~:::: :::::: ::::::.....:::::::::::::::::.......... ..:::::': ..:.. .. ~!!t ...:..:::.
.... ~• EDENSHIRE ~:. ...... ................................~ ...... ~'®~• ..:,:.... ........... ......:
~.. ,~1~~ Tp:µ:::::::::::: :::::::::::::::::::::::::::: :::::::::::::::::::~ ::: ::~::~ ..~;::::::
.:::::::::::::::: ::...........::::::::::::::: ::::::::::::::::::: .. B ~a: ~ .. .
................. ............. .................. ... ~t'a.~.. •i
... ............... ....................... ............... .~~ »~ CA ER~ ~HO E ~~
...::::::::::::.....::: :::::::::::::::::::::::::::: •:::....:::::::::. ..... .... .. SITES .::
t..._.. N
Y •••• ............ .::....~ W ~ ~... .....
~N.E: ... ~ _.::: ~::
HEIGHTS oR' ~ LEGEND
CARVER
' I -~4- WATER LINES :: ~ :::
m
-•--SEWER LINES ::::::.: E
~ Ij\ 1~ o
1 p 1 1 ~, ...::
i C ~
885N 0090-•~
11
m
W
v
Q
0
W
N
O
a
a
\r `'~
// Z ~
---- --- - ~°er
-~ _
\~~~b~.,
G
~~ ~~
gSNoo90-2
U ~_
n~