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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
l OSN0259
WAWA
Dale Magisterial District
East line of Iron Bridge Road
September 22, 2010 BS
REQUEST: Rezoning from Corporate Office (O-2) to Community Business (C-3).
PROPOSED LAND USE:
Parking areas to serve the adjacent convenience store with gasoline sales located on Tax
ID 776-683-3652 are planned. With approval of this request, use of the properties
would be restricted to parking that serves use(s) located on the adjacent Tax ID 776-
683-3652, as permitted by Case 98SN0177. (Proffered Condition 1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the proposed zoning and land use do not conform to the Central Area Plan
which suggests the property is appropriate for mix of office and residential uses, the
area has developed with uses that are more intense than those suggested by the Plan.
B. As conditioned, the proposed use is representative of, and compatible with, existing
and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS NOTED
WITH STAFF/CPC WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
The Owners and the Developer, Wawa (the "Developer"), in this zoning case, pursuant to Section
15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield
County, for itself and its successors or assigns, proffer that the development of the property known
as part of Chesterfield County Tax Identification Number 776-683-2375, 776-683-3875, 776-683-
1230 (the "Property") under consideration will be developed according to the following conditions
if, and only if, the request for rezoning from 0-2 to C-3 is granted. In the event the request is
denied or approved with conditions not agreed to by the Owner, the proffers shall immediately be
null and void and of no further force or effect.
(STAFF/CPC) 1. Uses. The use of the Property shall be restricted to parking that
serves use(s) located on the adjacent Tax ID Number 776-683-3652
as permitted by Case 98SN0177. (P)
(STAFF/CPC) 2. Timberin . Except for the timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or diseased
trees, there shall be no timbering on the Property until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
(STAFF/CPC) 3. Access and Transportation.
a. There shall be no direct access to the Property. All access to
the Property shall be internal from the adj acent parcels.
b. The existing driveway/curb cut on Tax ID 776-683-2375 shall
be removed at the time of construction of the parking area.
c. Prior to 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 the road immediately adjacent tot the Property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(STAFF/CPC) 4. Fence. A solid board fence, a minimum of eight (8) feet in height,
shall be extended along that portion of the Property line that is
parallel to the parking lot and adjacent to Tax ID 776-683-6062. At
such time as Tax ID 776-683 -6062 is used for non-residential
purposes, the requirement for the fence shall be eliminated. (P)
(STAFF/CPC) 5. Parkin. Lot Lighting. Freestanding parking lot lighting fixtures shall
not exceed twenty-five (25) feet in height. (P)
2 10SN0259-SEP22-BOS-RPT
GENERAL INFORMATION
T ,n~ati nn
Fronts in two (2) places on the east line of Iron Bridge Road, north of Cogbill Road. Tax IDs
776-683-1230, 2375 and 3875.
Existin.~ Zoning:
0-2 with conditional use planned development
Size:
1.3 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-7; Single-family residential
South - C-3, 0-2 and R-7; Commercial orsingle-family residential
East - 0-2; Single-family residential
West - C-5 and R-9; Commercial, public/semi-public (church), single-family residential or
vacant
T TTTT ,TTTF,C
Public Water and Wastewater Systems:
Proffered Condition 1 limits the subject property to parking uses; therefore, the request will not
impact the public water or wastewater systems.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to an on-site storm sewer system and then into a Stormwater
Management/Best Management Practice (SWM/BMP) basin prior to leaving the property via
tributaries to Kingsland Creek. There are no on- or off site erosion problems and none are
anticipated after development. The existing BMP can adequately handle the water quantity for
the proposed additional drainage.
The property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will ensure that
3 10SN0259-SEP22-BOS-RPT
adequate erosion control measures are in place prior to any land disturbance. (Proffered
Condition 2)
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.
County Department of Transportation:
This request will have no additional traffic impact.
Virginia Department of Transportation (VDOT):
VDOT has no objection to this request, but notes that VDOT turn lane warrants must be
supplied with any site construction plans that maybe submitted in the future.
T,ANn TIFF,
Comprehensive Plan:
The subject property is located within the boundaries of the Central Area Plan which suggests
the property is appropriate for mixed of uses to include residential development of various
densities except multifamily, as well as office uses. The Plan seeks to minimize strip
commercialization along the Route 10 Corridor by suggesting appropriate commercial nodes
at strategic locations along the corridor, specifically at intersections with Chippenham
Parkway, Irongate Road and Kingsland Road. The Plan suggests transitional land uses along
other portions of the corridor, such as office and residential uses, with appropriate transition
between existing and future residential development and higher intensity uses.
The Central Area Plan was adopted in 1997. Since that time, several properties along the east
line of Iron Bridge Road between Cogbill Road and the Dale Fire Station have been zoned
and/or developed for uses that are more intense than those suggested by the Plan. These include
the adjacent Community Business (C-3) property developed as a convenience store with
gasoline sales and the General Business (C-5) property south of and adjacent to the fire station,
permitting a special events business as well as offices and limited commercial uses. Although
staff took the position of not supporting these commercial zoning requests due to, in part,
conflicts with the Plan, the ultimate approval of these requests is altering the land use character
of this section of the Route 10 Corridor. It continues to be imperative that appropriate land use
and buffer transitions are maintained between these higher intensity uses and existing single
family dwellings on or in proximity to the Corridor, as suggested by the Plan.
4 10SN0259-SEP22-BOS-RPT
Area Development Trends:
The subject properties border a Community Business (C-3) property which has been developed
as a convenience store/gasoline sales business. Properties to the north, south and east are zoned
Residential (R-7) and Corporate Office (0-2) and are occupied by single- family dwellings on
acreage properties. Community Business (C-3) zoning occupies the northeast quadrant of the
Iron Bridge/Cogbill Road intersection. Properties to the west across Iron Bridge Road are
zoned Residential (R-9) and General Commercial (C-5) and are developed as single-family
residences, a church and commercial uses. It is anticipated that any
development/redevelopment should promote property aggregation and provide appropriate
transition to existing residential uses.
Zonin H.~ istory:
On June 24, 1987 the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning to Office Business (0) with Conditional Use
Planned Development on a total of 6.6 acres (865133). An office complex with a limited
amount of retail was planned. The subject properties were included in this request.
On September 9, 1998 the Board of Supervisors, upon a recommendation of denial by the
Planning Commission, approved a rezoning from Corporate Office (0-2) to Community
Business (C-3) on 2.8 acres (Case 98SN0177). In conjunction with this approval, uses were
limited to those uses permitted in the Convenience Business (C-1) and Neighborhood
Business (C-2) Districts, plus carry-out and fast food restaurants. Conditions of zoning
require that two (2) office buildings be located towards the eastern limits of the property to
provide, (in combination with office uses approved to the north, south and east as part of
Case 87S 133), transition to neighboring residential uses. This C-3 property, located between
the request properties, is currently developed as a convenience store with gasoline sales. The
two (2) office buildings to be located within this C-3 property, east of the convenience store,
have not yet been developed.
Development Standards:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses vehicular and pedestrian access, landscaping, architectural treatment,
setbacks, parking, signs, buffers, utilities and screening. The purpose of the Emerging Growth
District Standards is to provide high quality, well-designed proj ects.
Uses:
Parking areas to serve the adjacent convenience store with gasoline sales (located on Tax ID
776-683-3652) are planned. With approval of this request, use of the properties would be
restricted to parking that serves use(s) located on the adjacent Tax ID 776-683-3652, as
permitted by Case 98SN0177 (Proffered Condition 1). These include uses permitted in the
Convenience and Neighborhood Business (C-1 and C-2) Districts and carry-out and fast
food restaurants. (Case 98SN0177, Proffered Condition 12)
5 10SN0259-SEP22-BOS-RPT
Buffer and Fencing:
The Emerging Growth District Standards of the Ordinance would require the provision of a
seventy-five (75) foot buffer along the northern and southern property boundaries adjacent to
residential zoning. This buffer must comply with landscaping requirements of the Ordinance
and could only be reduced by the Planning Commission during site plan review. The applicant
has indicated intent to seek a waiver to this buffer requirement during the site plan review. It is
important that an appropriate transition and separation be provided between the proposed
development and the existing residential dwellings.
Adjacent property to the east is currently zoned Corporate Office (0-2) and is occupied by a
single family dwelling. In 1995, the Board of Supervisors approved a zoning amendment to
allow this dwelling, which was a nonconforming use in the 0-2 District, as a permitted use
(Case 95SN0287). The Zoning Ordinance would not require buffering between the subject
property and this adjacent residence. As such, Proffered Condition 4 provides for a privacy
fence between the proposed parking area and this adjacent parcel until such time as this parcel
is no longer used for residential purposes. This fence is consistent with fencing provisions on
the adjacent convenience store property adjacent to this same residential use. (Case 98SN0177-
Proffered Condition 8)
Ling:
The height of parking lot lighting has been limited consistent with that proffered on the
adjacent convenience store site. (Proffered Condition 5)
CONCLUSION
While the proposed zoning and land use do not conform to the Central Area Plan which suggests the
property is appropriate for mix of office and residential uses, the area has developed with uses that
are more intense than those suggested by the Plan. As conditioned, the proposed use is
representative of, and compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/17/10):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Waller, the Commission recommended approval
and acceptance of the proffered conditions on page 2.
AYES: Messrs. Brown, Hassen, Bass, Gulley and Waller.
6 10SN0259-SEP22-BOS-RPT
The Board of Supervisors, on Wednesday, September 22, 2010, beginning at 6:30 p.m., will take
under consideration this request.
10SN0259-SEP22-BOS-RPT
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