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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0217
Uphoff Properties, LLC
August 26, 2009 B S
Dale Magisterial District
Northwest corner of Ridgedale Parkway and Iron Bridge Road
RE VEST: Amendment of Conditional Use Planned Development (Case 87SN0133) relative to
permitted uses, architecture and signage. Specifically, deletion of Condition 11 and
Textual Statement Item 7.5 are proposed to modify permitted uses and architectural
requirements. Also, modification of Condition 16 is proposed to allow an additional
sign along Route 10.
PROPOSED LAND USE:
A convenience store with gasoline sales, a restaurant with outdoor dining, a motor
vehicle wash and office uses are proposed. (Proffered Condition 1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
The existing zoning conditions were highly negotiated through the rezoning to permit this mixed
use development. If after public input, the Planning Commission and Board of Supervisors
determine these modifications will not adversely impact the area, it would be appropriate to grant
approval subject to the Condition and acceptance of the proffered conditions for the following
reasons:
A. The proposed land uses conform to the Central Area Plan which suggests the
property is appropriate for regional mixed uses.
B. As conditioned, the proposed land use is representative of, and compatible with,
existing and anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) 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.)
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(STAFF/CPC) With the approval of this request, Condition 11 and Textual Statement
Item 7.5 shall be deleted for the request property only. (P)
(Note: With deletion of Condition 11 and Textual Statement Item 7.5,
development of the property shall comply with the architectural
requirements of the Zoning Ordinance for Emerging Growth District Areas.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Permitted uses shall be as follows:
A. Uses permitted by right or with restrictions in a Corporate
Office (0-2) District;
B. Restaurant, with orwithout adrive-in window;
C. Outdoor dining incidental to restaurant use;
D. Convenience store with gasoline sales; and
E. Car wash. (P)
(STAFF/CPC)
2. One (1) freestanding sign a maximum of twenty (20) square feet in
area and eight (8) feet tall shall be permitted to identify a business
on the request property. Should such sign advertise onsite retail
sale of gasoline or diesel fuel, the sign may be increased by
twenty-five (25) square feet for the purpose of advertising fuel
prices only. (P)
(Staff Note: This proffered condition modifies Condition 16 of
Case 87SN0133 to permit a freestanding business identification
sign on Route 10 for the request property only.)
(Note: Except as modified herein, all other conditions and proffered conditions of Case
87SN0133 remain in force and affect.)
2 09SN0217-AUG26-BOS-RPT
GENERAL INFORMATION
T ,~cati nn
Northwest corner of the intersection of Ridgedale Parkway and Iron Bridge Road. Tax ID
776-687-7563.
Existing Zoning:
0-2 with Conditional Use Planned Development
Size:
2.2 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and South - 0-2 with Conditional Use Planned Development; Vacant
East - A with Conditional Use and R-7; Public/semi-public (school)
West - A and R-7; Public/semi-public (church) or single family residential
T 1TTT ,TTTF,~
Public Water System:
The request site is within the Elkhardt Ground Water Pressure Zone. There is an existing
sixteen (16) inch water line extending along the west side of Iron Bridge road, adjacent to
this site. An additional sixteen (16) inch water line extends along Ridgedale Parkway
opposite this site. An (8) inch water line extends from the Ridgedale Parkway line onto the
northern portion of this site. Use of the public water system is required by County Code.
Public Wastewater S,, sue:
The request site is in the Falling Creek Sewer Service Area. There is an existing eight (8)
inch wastewater collector line extending along Iron Bridge Road and onto the northern
portion of this site. Available capacity is unknown in this sewer line and may need to be
evaluated by the developer's engineer. Use of the public wastewater system is required
by County Code.
3 09SN0217-AUG26-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
This request will have a minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Dale Fire Station, Company Number 11, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
Chesterfield County Department of Transportation (CDOT):
The applicant is requesting amendment of Conditional Use Planned Development
(CUPD) Case 87SN0133 relative to permitted uses, architecture and signage on the
property. This request would permit Corporate Office (0-2) uses plus restaurant with or
without drive-in window, outdoor dining incidental to restaurant use, convenience store
with gasoline sales and car wash. Vehicular access and maximum density on the
property are controlled by the previous Proffered Conditions 6 and 8 of Case 87SN0133.
This request will have a minimal impact on the existing transportation network.
At the time of site plan, a VDOT 527 Traffic Impact Analysis (TIA) may be required by
VDOT to address the VDOT/State 527 TIA Regulations Administrative Guidelines.
Virginia Department of Transportation (VDOT~:
The applicant shall clearly indicate the number of vehicle trips generated by the proposed
land use and whether, or not, a 24VAC 30-155-60 traffic impact analysis is warranted
under the provisions of the 24 VAC 30-155-40 rezoning regulations, particularly with
respect to impacts on traffic on Ridgedale Parkway and Ironbridge Road.
Actual design and construction of any proposed connection to state maintained right of
way shall be shown on construction plans in accordance with current regulations and
standards.
T,ANn TIFF.
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for regional mixed use. Appropriate development would include a mixture of
integrated office, shopping center, light industrial parks, and/or high density residential
uses.
4 09SN0217-AUG26-BOS-RPT
Area Development Trends:
Properties to the north and south are zoned Corporate Office (0-2) and are currently vacant.
These parcels were zoned in combination with the subject property as part of a mixed use
development incorporating office, commercial and multifamily residential uses. Properties
to the east across Iron Bridge Road are occupied by church or single family residential uses.
Property to the west is developed as Henning Elementary School. It is anticipated that area
development/redevelopment will include a mix of residential, office, industrial and
commercial uses, as suggested by the Plan.
Zonin Hwy:
On January 25,1989, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning to allow a mixed use development with office,
commercial and multifamily residential uses on the subject property and adjacent
properties to the north and south (Case 87SN0133). The case and associated conditions
were highly negotiated with area property owners.
The subject property was included in this case as Site J. Conditions were established
within Site J to insure compatibility with the existing school and area residential
development. Uses permitted within Site J include office uses plus a bank with or
without adrive-in window; a restaurant with or without adrive-in window; and a
gasoline station. Conditions also establish permitted locations within Site J for such uses
(i.e. a bank to the southern portion; gasoline sales to the center portion; and a restaurant
to the northern portion).
Conditions establish specific architectural standards for restaurants with drive-in
windows or gasoline stations requiring canopies and gas pump islands to be incorporated
into the main structure. Signs must comply with Corridor Overlay District standards,
except that the only sign permitted along Route 10 is a proj ect identification sign.
Uses:
As previously noted, the subject property is part of Site J of Case 87SN0133. Condition 11
establishes use limitations Site J and requires compliance with Office Business (0) District
standards which require all uses to be conducted within enclosed buildings. Deletion of
Condition 11 is proposed to permit outdoor dining incidental to a restaurant, a convenience
store and a car wash in addition to office uses and gasoline sales which are permitted by the
current zoning. (Proffered Condition 1)
Architecture
With the deletion of Condition 11 and Textual Statement Item 7.5, development would
comply with architectural standards of the Zoning Ordinance for Emerging Growth
District Areas. These standards address architectural compatibility, quality design and
treatment. (Condition)
5 09SN0217-AUG26-BOS-RPT
Sins.
Condition 16 of Case 87SN0133 requires signs to comply with Corridor Overlay District
standards, except that the only sign permitted along Route 10 is a project identification
sign. With the approval of this request, a second freestanding sign would be permitted
along Route 10 to identify a business on the request property. Consistent with current
Ordinance requirements for outparcel signage, this second sign could be a maximum of
twenty (20) square feet in area and eight (8) feet tall with an additional twenty-five (25)
square feet for fuel prices. (Proffered Condition 2)
CONCLUSION
Approval of this request would permit outdoor dining incidental to a restaurant, a convenience store
and a car wash in addition to office uses and gasoline sales which are permitted by the current
zoning (Proffered Condition 1). In addition, development would no longer be required to meet
specific architectural standards of Case 87SN0133, but would comply with architectural standards
of the Zoning Ordinance for Emerging Growth District Areas (Condition). Finally, a second
freestanding sign would be permitted along Route 10 to identify a business on the request property.
(Proffered Condition 2)
The existing zoning conditions were highly negotiated through the original zoning case. If after
public input, the Planning Commission and Board of Supervisors determine these modifications
will not adversely impact the area, approval subject to the Condition and acceptance of the
proffered conditions would be appropriate.
CASE HISTORY
Planning Commission Meeting (7/21/09):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval subj ect to the Condition and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller.
The Board of Supervisors, on Wednesday, August 26, 2009, beginning at 6:30 p.m., will take
under consideration this request.
6 09SN0217-AUG26-BOS-RPT
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