92SN0171h~ty 22, 1992 BS
REQUEST ANALYSIS
A~D
RECOMMENDATION
925N0171
Stephen and Belita Brown
Matoaca Magisterial District
Southwest quadrant of Iron Bridge and Krause Roads
REQUEST: Rezoning from Agricultural (A) to Corporate Office (0-2).
PROPOSED LAND USE:
A medical office is planned. However, with approval of this request,
the property could be developed for any other permitted or restricted
0-2 use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conforms to the Central Area Land Use
and Transportation Plan which designates the property for light
commercial uses.
Corporate office uses are representative of, and compatible with,
existing area development.
Traditionally, developments in this, and the surrounding area, have
been required through the zoning process to have a Colonial
architectural Style. While Emerging Growth District standards address
treatment of.any new construction, those standards would not require a
Colonial design. The architectural style of any additions or new
structures for this site should be similar to the Colonial
architecture in the surrounding area. The applicants have proffered a
conditions to address this concern.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH
"STAFF/CPC" WERE AGRERD 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 CONDITIONS
(STAFF/CPC) 1.
Prior to obtaining a building permit, one of the following
shall be accomplished for fire protection:
The owner, developer or assignee(s) shall pay to the
County $150 per 1,000 square feet of gross floor area
adjusted upward or downward by the same percentage that
the Marshall Swift Building Cost Index increased or
decreased between June 30, 1991, and the date of
payment. With the approval of the County's Fire Chief,
the owner, developer or assignee(s) shall receive a
credit toward the required payment for the cost of any
fire suppression system not otherwise required by law
which is included as a part of the development.
OR
The owner, developer or assignee(s) shall provide a
fire suppression system not otherwise required by law
which the County's Fire Chief determines substantially
reduces the need for County facilities otherwise
necessary for fire protection.
(STAFF/CPC) 2.
The architectural treatment of any new structure or addition
to the existing structure shall be Colonial, compatible with
that of the Courthouse Commons Office Park and the
Chesterfield Meadows Shopping Center.
GENERAL INFORMATION
Location:
Located in the southwest quadrant of the intersection of Iron Bridge and
Krause Roads. Tax Map 95-12 (1) Parcels 8 and 25 (Sheet 31).
Existing Zoning:
A with Conditional Use
Size:
0.56 acres
Existing Land Use:
Office
Adjacent Zoning & Land Use:
North - A and B-l; Office and public/semi-public (Chesterfield County
Police Academy)
South - B-1 with Conditional Use Planned Development; Office
2 ~92SN0171/PC/JULY22H
East - B-1 with Conditional Use Planned Development; Commercial
West B-l; Office
PUBLIC FACILITIES
Utilities:
Public Water System
Size/Location of Lines
An existing thirty (30) inch water line fronts the request site.
Ordinance Requirements
The existing structure is currently connected to the public water
system. Should these structures be expanded and/or additional
structures be built the following will apply: If an existing water
line is less than two hundred (200) feet from any property line of a
lot for which a building permit is sought connection to the County
water supply system shall be required (Chapter 20, Article II, 20-42).
Flow and Pressure Availability
Results of a computer simulated flow test indicate that sufficient
flow and pressure should be available to meet domestic and fire
protection demands of the proposed use. Fire flow requirements are
established and coordinated through Fire Administration.
Public Wastewater System
Size/Location of Lines
The public wastewater system is not available to the request site.
However, there is an existing 8" private wastewater line located
approximately 50 feet west of the northwest property corner of the
request site.
Ordinance Requirements
If the applicant wishes to connect to the above mentioned private
wastewater line, the applicant should contact the party that owns and
maintains the private line. This connection would be subject to the
approval of the County Utilities Department. The County Ordinance
will require connection to the public wastewater system.
Specifically, the Ordinance states that any lot smaller than 40,000
square feet for which zoning is obtained after February 23, 1989, must
connect to the public wastewater system.
3 92SN0171/PC/JULY22H
Private Septic System:
As noted, the existing structure is connected to a private septic tank
and drainfield system. The County Ordinance will require connection
to the public wastewater system, if this property is rezoned.
Drainage and Erosion:
Site drains to rear (south) through a drainage basin to Tylers Pond and
then to Swift Creek. No existing or anticipated on- or off-site drainage
or erosion problems.
Fire Service:
Airport Fire Station, Company #15.' Dependent on present locations, fire
hydrants may be required. The proposed zoning and land uses will generate
additional need for fire protection services. A proffered condition has
been received to address this need. (Proffered Condition 1)
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on redevelopment
of the property for medical/dental office use, development could generate
approximately 94 average daily trips. These vehicles will be distributed
along Iron Bridge Road (Route 10) which had a 1992 traffic count of 24,998
vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and
internal circulation. The subject property is located in the southwest
corner of the Krause Road/Route 10 intersection. The existing access is
located closer to the intersection than desirable. However, the limited
property frontage along Route 10 and the topography of the property will
not allow for a significant shift of the access to provide adequate
separation. The access should be upgraded to VDOT's commercial entrance
standards. The applicant intends on occupying the existing structure, with
a possible 800 square foot addition, for a medical office use. If the
property is redeveloped for a more intense use, staff will reconsider the
possibility of relocating the Route 10 access.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation
Plan, which designates the property for light commercial use.
Area Development Trends:
Area development is characterized by office uses to the north, south and
west and by a commercial use (Burger King Restaurant) to the east.
~" 4 ~92SN0171/PC/JULY22H
Zoning History:
On March 13, 1974, the Board of Supervisors, upon a favorable
recommendation from the Planning Commission, approved a Conditional Use to
permit law offices on the request property (Case 74S004).
Site Design:
The subject property is currently occupied by a two-story Colonial office
building and gravel parking area. It is the applicants' intent to expand
the existing structure and pave the parking area. Access existing to Route
10. The applicants desire to continue to use the Route 10 access.
Architectural Treatment:
The subject property lies within an Emerging Growth District area. As
such, no building exterior which would be visible to any adjacent property
or any public right of way may consist of architectural materials inferior
in quality, appearance, or detail to any other exterior of the same
building. There is, however, nothing to preclude the use of different
materials on different building exteriors, but rather, the use of inferior
materials on sides which face adjoining property. No portion of a building
constructed of unadorned concrete block or corrugated and/or sheet metal
may be visible from any adjoining property or any public right of way. No
building exterior may be constructed of unpainted concrete block or
corrugated and/or sheet metal. Mechanical equipment, whether ground-level
or rooftop, must be shielded and screened from public view and designed to
be perceived as an integral part of the building.
While these requirements address quality of construction, they would not
require a specific architectural treatment. The area immediately
surrounding the request property is characterized by a Colonial
architectural design. Due to the surrounding historic structures such as
Magnolia Green, the old Courthouse and Castlewood, Colonial architecture
has been required to insure that new buildings conform to the character of
the area. The applicants have proffered a condition to address this
concern. (Proffered Condition 2)
Conclusions:
The proposed zoning and land use conforms to the Central Area Land Use and
Transportation Plan which designates the property for light commercial
uses. Further, the proposed zoning and land uses are representative of,
and compatible with, existing area development. Therefore, approval of
this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/16/92):
In response to concerns relative to architectural treatment, the applicants
agreed to submit Proffered Condition 2. The .applicants~ representative
5 92SN0171/PC/JULY22H
expressed concern relative to the septic tank regulations and the
possibility that VDOT may require the Route 10 access to be closed. R~ne
Commission indicated that they had no authority to grant relief of the
Septic Tank Ordinance nor could they dictate to VDOT State access
requirements. It was noted that the County Transportation Department would
allow the Route 10 access to be used for the medical office proposed.
There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission
recommended approval of this request and acceptance of the proffered
conditions on page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 22, 1992, beginning at 7:00 p.m.,
will take under consideration this request.
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