86S097PUBLIC NOTICE
ll.A.
The Board of Supervisors of Chesterfield County, on Wednesday, September 10,
1986, beginning at 7:00 p.m., in the County Board Room at Chesterfield Court-
house, Chesterfield, Virginia, will take under consideration the rezoning and
the granting of Conditional Uses on the parcels of land described herein.
86S097: (Amended) In Matoaca Magisterial District, VIRGINIA LANDMARK CORPO-
RATION requests rezoning from A to R-15 with Conditional Use Planned Develop-
ment, B-1 to R-7; R-7 and R-15 to B-l; and R-15 to O; plus amendments to a
Conditional Use Planned Development (Case 78S105) on a 354 acre parcel front-
ing a total of approximately 4,400 feet on Iron Bridge Road, opposite Lewis
Road. Tax Map 114-2 (1) Parcel 2 and 114-6 (1) Parcel 1 (Sheet 31).
Copies of this amendment are on file in the Planning Department at the
Chesterfield Administration Building, Room 203, Chesterfield, Virginia, for
public examination between the hours of 8:30 a.m. and 5:00 p.m. of each regu-
lar business day.
APPLICANTS AND/OR AGENT MUST BE PRESENT AT HEARING.
Ail persons favoring or opposing the granting of the above requests are invit-
ed to appear at the time and place herein stated.
William D. Poole, Acting Director
Planning Department
BSAU(
BOA~E~ OF SUPERVISORS
R. GARLAND DODD , CHAIRMAN
BERMUDA DISTRICT
HARRY G. DANIEL, VICE CHAIRMAN
DALE DISTRICT
G. H. APPLEGATE
CLO.VER HILl. DISTRICT
JOAN GIRONE
MIDLOTHIAN DISTRICT
JESSE J. MAYES
MATOACA DISTRICT
CHESTERFIELD COUNTY
P.O. BOX 40
CHESTERFIELD, VIRGINIA 23832
COUNTY ADMINISTRATOR
RICHARD L. HEDRICK
TO:
FROM:
DATE:
SUBJECT:
Richard F. Sale, Assistant County Administrator/Development
William D. Poole, Director of Planning (Acting)
August 26, 1986
September 10, 1986, Board of Supervisors Meeting
This is .to confirm that Zoning Case 86S097 (Virginia Landmark Corporation's
request for the Ironbridge project) has been advertised for the Board's first
meeting in September. The applicant's attorney, Jay We±nberg, made the
request and Mr. Dodd has concurred. I have advised the applicant to discuss
the matter with Col. Mayes since the project is in the Matoaca District.
Please advise Mr, Hedrick of this matter since it is a bit unusual.
cc: Joan Dolezal, Deputy Clerk to the Board of Supervisors
BP2A157/jab
REQUEST:
September 10, 1986 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
86S097
Virginia Landmark Corporation
MatoacaMagisterial District
North line of Iron Bridge Road
Amendments to a previously granted Conditional Use Planned Develop-
ment (Case 78S105) to modify the approved Master Plan relative to
tract boundary uses within tracts, and bulk requirements in R-7,
R-15, and B-1 Districts.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3, AND ACCEPTANCE
OF PROFFERED CONDITIONS ON PAGES 3 THROUGH 12.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
me
The proposed Zoning, land uses, and Master Plan conform to the
Central Planning Area Land Use and Transportation Plan, as recom-
mended by the Planning Commission.
Be
Through the Conditional Use Planned Development process, quality
development and land use compatibility can further be assured.
The proffered conditions, as well as statements contained in the
Textual Statement, will ensure that the project develops in a qual-
ity manner, compatible with the existing zoning as well as future
development in the Route 10 corridor.
The applicant has prepared a traffic impact study that adequately
assesses the traffic impact of this development.
The application and Master Plan have been revised to incorporate
additional land area into the office tract, which lies to the east
of the proposed major north/south road, which aligns with Lewis
Road. The Central Plannin~ Area Land Use and Transportation Plan,
as recommended by the Planning Commission, proposes office use for a
depth of approximately 500 feet off Route 10. The resulting land
area designated for office use would allow the ability to share
access to Route 10 and through the interior of the development, and
further ensure land use compatibility.
(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.)
CONDITIONS
(STAFF/CPC) 1.
The following conditions notwithstanding, the plan pre-
pared by Higgins Associates, Inc., dated April i1, 1986,
and the Textual Statement, dated August 6, 1986, shall be
considered the Master Plan. (P)
(STAFF/CPC) 2.
For Tract A, curb and gutter requirements shall be based
on the Chesterfield County Subdivision Ordinance. For all
other tracts, where curb and gutter are required at the
time of schematic plan review, concrete curb and gutter
shall be installed. Drainage shall be designed so as not
to interfere with pedestrian traffic. (EE)
(STAFF/CPC) 3.
Schematic or subdivision approval shall not be given by
the County until the size and location of the lake(s), the
retention storage volume, and permissible release rates
have been approved by the Engineering Department. The
plans for the retention basin shall be presented on a
minimum 1":50' grading plan. The design inflow hydrograph
for the lake shall be the SCS 24 hour duration 100 year
storm. (EE)
(STAFF/CPC) 4.
Dams shall be built at elevations such that on-site build-
ings or existing buildings downstream will not be jeop-
ardized should the dams fail. A dam failure analysis
shall be performed and submitted to the Engineering De-
partment for approval prior to, or concurrent with, final
road and drainage plan approval. (EE)
(STAFF/CPC) 5.
Prior to release of any building permits, or recordation
of right of way and/or subdivision plats, ownership and
maintenance of any lake or pond shall be established as
the responsibility of private entities. An indemnifica-
tion agreement shall be submitted to Chesterfield County,
care of the Environmental Engineering Department, to save
the County harmless of vectors, maintenance, and replace-
ment responsibilities. Upon completion of construction of
the facility, the structural integrity of the dam, the
required storage volume, the 100 year floodplain, and
general conformance of the constructed facility to the
design plan shall be certified by a professional engineer.
(EE)
(STAFF/CPC) 6.
Storm water will be collected from all developed areas of
Ironbridge through storm drainage systems and transported
to permanent water impoundments located within Ironbridge,
~ .. 2 36S097/BSAUG6/SEPT10GG
(STAFF/CPC) 7.
(STAFF/CPC) 8.
or otherwise be detained or retained, as determined to be
necessary at the time of schematic plan review. (EE)
Specific roadway improvements set forth in the transporta-
tion proffers are required by the time of full site devel-
opment, and are to be constructed in accordance with the
phasing plan approved by the Transportation Department.
The developer shall provide the Transportation Department
with additional traffic studies upon completion of each
phase, if requested. Roadway improvements shall be in-
creased or decreased by the developer, as required by the
Transportation Department, if these studies demonstrate
that traffic generation and distributions (solely by this
development) are materially different, as determined by
the Transportation Department, from projections set forth
in the traffic study prepared by Wilbur Smith and Associ-
ates, Inc. for this project. If satisfactory improvements
cannot be provided, the Planning Commission may reduce the
permissible densities to the extent that acceptable levels
of service are provided, as determined by the Transporta-
tion Department. (T)
The southernmost access road shall be constructed to a
three (3) lane typical section at its intersection with
Route 10. (T)
(STAFF/CPC) 9.
Ail public roads shall be bonded to meet State standards
for acceptance into the State system at the time of right
of way dedication to the County. (P)
(Note: This condition supersedes Section III. Multi-
family (Tracts F-1 and F-2), paragraph B. Development
Conditions, sub-paragraph 18.
Proffered Conditions
A. Traffic Proffered Conditions
(STAFF/CPC) 1.
In connection with Schematic Plan Review for portions of
the Property abutting Route 10, additional right of way
shall be dedicated to Chesterfield County so that the
distance between the property line abutting the right of
way of Route 10 and the existing centerline of the right
of way for Route 10 is approximately one hundred (100)
feet.
(STAFF/CPC) 2.
At the time of the first Schematic Plan Review for devel-
opment on the Property, an access plan for Route 10, the
Parkway, and the northernmost access road serving the
Property shall be submitted to, and approved by, the
Planning Commission. Thereafter, modifications to the
aforesaid access plan shall be subject to approval by the
Planning Commission.
3 86S097/BSAUG6/SEPT10GG
(STAFF/CPC)
0
To the extent such improvements are inadequate or not in
place at the time of development, the following roadway
improvements will be constructed in connection with the
development of portions of the Property directly served by
such roadway improvements, as specified:
(a)
The location of the intersection of the northernmost
access road to the Property and Route 10 shall center
approximately on the point of extension of the exist-
ing northern boundary of Parcel 114-5 (1)- 1 and the
western boundary of the Property, as shown on the
Chesterfield County Tax Maps. At the intersection of
the northernmost access road to the Property and
Route 10, a median break will be provided with two
exclusive left-turn lanes for southbound traffic
entering the Property and an exclusive left-turn lane
for northbound Route 10 traffic. A left-turn lane, a
through lane, and a right-turn lane will be provided
for westbound traffic on the northernmost access road
approaching Route 10. Further, a deceleration lane
will be provided for traffic traveling north on Route
10 to expedite turns onto the northernmost access
road to the Property.
(b)
At the intersection of the proposed Parkway, Lewis
Road and Route 10, a median break will be provided
with an exclusive left-turn lane for traffic north-
bound turning left from Route 10 onto Lewis Road, and
for a southbound traffic turning left from Route 10
to the proposed Parkway. Further, a deceleration
lane will be provided for traffic traveling north on
Route 10 to expedite right turns onto the Parkway.
At its intersection with Route 10, the Parkway will
have an exclusive left-turn lame, through lane, and
right-turn lane (a five-lane typical section). The
Parkway will then taper to a four lane, divided road
at its intersection with the northernmost access
road. It shall then taper to a two-lane typical
section and stub into the northern boundary of Tract
A. The developer shall be required to build only
that portion of the Parkway necessary to serve devel-
opment on the Property.
(e)
At the intersection with Edenshire Road, the
southernmost access road to the Property and Route
10, a median break will be provided with exclusive
left-turn lanes to serve traffic turning left from
Route 10 to the Property or Edenshire Road. At its
intersection with Route i0, the southernmost access
road will consist of one entering lane and one exit-
ing lane. Further, a deceleration lane will be
provided for traffic traveling north on Route 10 to
expedite right turns into the Property.
.' ~ 4 ~6S097/BSAUG6/SEPTlOGG
(STAFF/CPC)
(d) The developer will provide traffic signalization (as
warranted) at the following intersections:
(i) the intersection of the proposed Parkway, Lewis
Road and Route 10; and
(ii) the intersection of the northernmost access road
to the Property and Route 10.
(e)
The access road to Tract H-i, north of the Parkway,
will provide a right turn in and right turn out for
traffic generated by development on Tract H-1.
(f>
In connection with development of the Property, an
additional through lane for northbound Route 10 and
curb and gutter, adjacent thereto, will be installed
by the developer, phased as approved by the Planning
Commission, to correspond with development of por-
tions of the Property adjoining the additional
through lane.
(g)
In connection with the development of Tract J-2, the
developer will provide for the dedication of a stub
road, to provide eventual vehicular access for Prop-
erty lying south of Tract J-2, to the southernmost
access road serving the Property.
(h)
Any deviation from the design criteria set forth in
this Condition 3 shall be permitted only with the
approval of the Planning Commission, at the time of
Schematic Plan or Plan of Development Review.
Proffered Conditions Relating to Development Standards
The following proffered conditions shall be applicable with respect
to development of Tracts E, H-I, H-2, J-l, J-2, J-3, J-4, J-5, K-1
and K-2, except to the extent the development standards contained
herein are modified by the Planning Commission at Plan of Develop-
ment or Schematic Plan Review:
Yard and Height Requirements.
(a)
Yards. The following yard requirement shall apply to
any lot or parcel, except as may be modified by
Condition 4, below:
(i)
Setbacks along major arterials. All buildings
and drives shall have a minimum seventy-five
(75) foot setback from the proposed rights of
way Of major arterials as indicated on the
Chesterfield General Plan, as amended. [Parking
areas shall have a minimum one hundred (100)
foot setback from proposed rights of way of
5 86S097/BSAUG6/SEPT10GG
(STAFF/CPC)
mm
major arterials.] The parking area setback may
be reduced to seventy-five (75) feet when park-
ing areas are located to the side or rear of
buildings. Within these setbacks, landscaping
shall be provided in accordance with Condition
3, below.
(ii)
Front yard. The front yard setback shall be a
minimum of forty (40) feet from public rights of
way other than major arterials.
(iii)
Side yards. The side yard setbacks shall be a
minimum of thirty (30) feet. The minimum corner
side yard shall be forty (40) feet. One (1)
foot shall be added to each side yard for each
three (3) feet that the building height adjacent
thereto exceeds forty-five (45) feet or three
stories, whichever is less, subject, however, to
the provisions of Section 21-27 of the Zoning
Ordinance.
(iv)
Rear yar~.. The minimum rear yard setback shall
be forty (40) feet. One (1) foot shall be added
to each rear yard for each three (3) feet that
the building height adjacent thereto exceeds
forty-five (45) feet or three stories, whichever
is less, subject, however, to the provisions of
Section 21-27 of the Zoning Ordinance.
Development Standards.
(a)
Utility lines under~round. Ail utility lines such as
electric, telephone, CATV, or other similar lines
shall be installed underground. This requirement
shall apply to lines serving individual sites as well
as to utility lines necessary within the project.
Ail junction and access boxes shall be screened with
appropriate landscaping. Ail utility pad fixtures
and meters should be shown on the site plan. The
necessity for utility connections, meter boxes, etc.
should be recognized and integrated with the archi-
tectural elements of the site plan.
(b)
Loadin~ areas. Sites shall be designed and buildings
should be oriented so that loading areas are not
visible from any of the project perimeters adjoining
any "A," "R," "R-TH," or "R-MF" District or any
public right of way.
(c)
Architectural treatment. The exterior wall surfaces
(front, rear, and sides) of each individual building
visible from a public street shall be similar in
architectural treatment and materials to the other
<. .. 6 86S097/BSAUG6/SEPT10GG
(STAFF/CPC)
(d)
wall surfaces of such building. No block or metal
buildings shall be visible from any "A," "R," "R-TH"
or "R-MF" District or public right of way. Ail
rooftop equipment shall be shielded and screened from
public view.
Exterior lighting. Ail exterior lights shall be
arranged and installed so that no direct light proj-
ects into any adjacent "A," "R," "R-TH" or "R-MF"
District or public right of way. Lighting standards
shall be of a directional type capable of shielding
the light source from direct view.
(e)
D~iveways and parkin~ areas. Driveways and parking
areas shall be paved with concrete, bituminous con-
crete, or other similar material. Surface treated
parking areas and drives shall be prohibited. Con-
crete curb and gutter shall be installed around the
perimeter of all driveways and parking areas. Drain-
age shall be designed so as not to interfere with
pedestrian traffic.
(f)
Outside storage areas. Outdoor storage as permitted
by the underlying zoning districts, provided that all
outdoor storage areas shall be visually screened from
public streets, internal roadways, and adjacent
property. Screening shall consist of either a solid
board fence, masonry wall, dense evergreen plant
materials or such other materials as may be approved.
Ail such screening shall be of sufficient height to
screen storage areas from view.
Landscaping Requirements.
(a) Plant Materials Specifications.
(i) Quality.
Ail plant materials shall be living and in a
healthy condition. Plant materials used in
conformance with the provision of these speci-
fications shall conform to the standards of the
most recent edition of the "American Standard
for Nursery Stock," published by the American
Association of Nurserymen.
(ii) Size and Type.
(A)
Small Deciduous' Trees. Small deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than twelve (12) feet. A minimum
caliper of at least two and one-half (2-½)
7 86SO97/BSAUG6/SEPTlOGG
inches at the time of planting shall be
required.
(B) Large Deciduous Trees. Large deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than thirty (30) feet. A minimum
caliper of at least three and one-half
(3-½) inches at the time of planting shall
be required.
(C) Evergreen Trees. Evergreen trees shall
have a minimum height of five (5) feet at
the time of planting.
(D) Medium Shrubs. Shrubs and hedge forms
shall have a minimum height of two (2) feet
at the time of planting.
(iii) Landscaping Design.
(A) Generally, planting required by this sec-
tion should be in an irregular line and
spaced at random.
(B) Clustering of plant and tree species shall
be required to provide a pleasing composi-
tion amd mix of vegetation.
(C) Decorative walls and fences may be inte-
grated into any landscaping program. The
use of such walls or fences, when having a
minimum height of three (3) feet, may
reduce the amount of required plant mate-
rials at the discretion of the Director of
Planning.
(iv) Tree Preservation.
(A) Preservation of existing trees is en-
couraged to provide continuity, improved
buffering ability, pleasing scale, and image
within the Tracts covered hereby,
(B) Any healthy existing tree may be included
for credit towards the requirements of
these conditions.
(b) Maintenance.
(i) The owner, or his agent, shall be responsible
for the maintenance, repair, and replacement of
'~ 8 '"~36SO97/BSAUG6/SEPT1
~ ~ 0GG
(ii)
all landscaping materials as may be required by
the provisions of these conditions.
All plant material shall be tended and main-
tained in a healthy growing condition and free
from refuse and debris at all times. Ail un-
healthy, dying or dead plant materials shall be
replaced during the next planting season.
All landscaped areas shall be provided with a
readily available water supply. The utilization
of underground storage chambers to collect
runoff to be later used to irrigate plant mate-
rials is encouraged.
(c) Installation and Bondin~ Requirements.
(i)
(ii)
(iii)
Ail landscaping shall be installed in a sound,
workmanship-like manner and according to ac-
cepted, good planting practices and procedures.
Landscaped areas shall require protection from
vehicular encroachment by such means as, but not
limited to, wheel stops or concrete or bitumi-
nous curbs.
Where landscaping is required, no certificate of
occupancy shall be issued until the required
landscaping is completed in accordance with the
approved landscape plan. When the occupancy of
a structure is desired prior to the completion
of the required landscaping, a certificate of
occupancy may be issued only if the owner or
developer provides to the County a form of
surety satisfactory to the Planning Department
in an amount equal to the costs of the remaining
plant materials, related materials and installa-
tion costs.
Ail required landscaping shall be installed and
approved by the first planting season following
issuance of a certificate of occupancy.
(d) Arterial Frontage Landscaping.
Landscaping shall be required along Route 10 within
the required setback of any lot or parcel and shall
be provided except where driveways or other openings
may be necessary. The minimum required landscaping
for this setback shall be provided as per "Perimeter
Landscaping B" below.
9 86S097/BSAUG6/SEPT10GG
(e) Perimeter Landscaping.
Landscaping shall be required at the outer boundaries
or in the required yards of a lot or parcel and shall
be provided except where driveways or other openings
may be required. The minimum required landscaping
for all outer boundaries of any lot or parcel shall
be provided as per "Perimeter Landscaping A" below.
There shall be different landscaping requirements as
identified herein, which shall be provided as
follows:
(i) Perimeter Landscaping A.
(A)
At least one small deciduous tree for each
fifty (50) lineal feet and at least one
evergreen tree for each fifty (50) lineal
feet shall be planted within the setback
area.
(~)
At least one medium shrub for each twenty
(20) lineal feet shall be planted within
the setback area.
(C) Low shrubs and ground cover shall be dis-
persed throughout.
(ii)
Perimeter Landscapin~ B.
(A)
At least one large deciduous tree for each
fifty (50) lineal feet and at least one
evergreen tree for each thirty (30) lineal
feet shall be planted within the setback
area.
At least one small deciduous tree for each
fifty (50) lineal feet shall be planted
within the setback area.
(c)
At least one medium shrub for each fifteen
(15) lineal feet shall be planted within
the setback area.
(D) Low shrubs and groun~ cover shall be dis-
persed throughout.
OR:
(A) A minimum four (4) foot high undulating
berm, and
(B) Perimeter Landscaping A.
:' 10 "~6SO97/BSAUG6/SEPT10GG
Perimeter Landscapin~ C.
(A)
At least one large deciduous tree for each
fifty (50) lineal feet and at least one
evergreen tree for each thirty (30) lineal
feet shall be planted within the setback
area.
(B)
At least one small deciduous tree for each
thirty (30) lineal feet shall be planted
within the setback area.
(c)
At least one medium shrub for each ten (10)
lineal feet shall be planted within the
setback area.
(D) Low shrubs and ground cover shall be dis-
persed throughout.
OR:
(A) A minimum 5-6 foot high undulating berm,
and
(B) Perimeter Landscaping B.
(f) Landscaping Standards for Parking Areas.
(i) Interior parking area landscaping.
(A)
Any parking area'shall have at least twenty
(20) square feet of interior landscaping
for each space. Each required landscaped
area shall contain a minimum of one hundred
(100) square feet and have a minimum dimen-
sion of at least ten (10) feet. With this
landscaping, parking space size may be
reduced to 9.5x20 or 190 square feet.
The primary landscaping material used in
parking areas shall be trees which provide
shade or are capable of providing shade at
maturity. Each landscaped area shall
include at least one small deciduous tree.
The total number of trees shall not be less
than one for each two hundred (200) square
feet, or fraction thereof, of required
interior landscaped area. The remaining
area shall be landscaped with shrubs and
other vegetative material to complement the
tree landscaping.
11 86S097/BSAUG6/SEPT10GG
(STAFF/CPC)
e
(c)
Landscaping areas shall be reasonably
dispersed throughout and located so as to
divide and break up the expanse of paving.
The area designated as required setbacks
shall not be calculated as required land-
scaped area.
(ii) Peripheral parking area landscaping.
Peripheral landscaping shall be required along
any si~e of a parking area that abuts land not
in the right of way of a street such that:
A landscaped strip at least ten (10) feet
in width shall be located between the
parking area and the abutting property
lines, except where driveways or other
openings may be required. At least one
small deciduous tree shall be planted in
the landscaped strip for each fifty lineal
feet.
Permitted Variations in Yard Requirements.
The required minimum yards for any lot or parcel may be
reduced with the provision of additional landscaping:
(a)
Setbacks alon~ major arterials. The required setback
for buildings and drives along major arterials may be
reduced to fifty (50) feet with the provision of
landscaping in accordance with Condition 3, "Perime-
ter Landscaping C." The required setback for parking
areas may be reduced to fifty (50) feet with the
provision of landscaping in accordance with Condition
3, "Perimeter Landscaping C," and when such parking
areas are located to the side and rear of buildings.
(b)
Front yard. The required front yard setback along
public rights of way other than major arterials may
be reduced to twenty-five (25) feet with the pro-
vision of landscaping in accordance with Condition 3,
"Perimeter Landscaping C."
(c)
Side yard. The required side yard may be reduced to
ten (10) feet with the provision of landscaping in
accordance with Condition 3, "Perimeter Landscaping
B" (except when adjacent to residential or agricul-
tural districts).
(d)
Rear yard. The required rear yard may be reduced to
twenty (20) feet with the provision of landscaping in
accordance with Condition 3, "Perimeter Landscaping
B" (except when adjacent to residential or agricul-
tural districts).
~. , 12 ~6S097/BSAUG6/SEPT10GG
GENERAL INFORMATION
Location:
Existin~ Zoning:
Size:
Existing Land Use:
Adjacent Zonin~ & Land Use:
Utilities:
Environmental Engineering:
Fronts approximately 4,460 feet in two
locations on north llne of Iron Bridge Road
opposite Lewis Road. Tax Map 114-2 (1)
Parcel 2; 114-6 (1) Parcel 1; and 114-6 (1)
Part~ of Parcel 3 (Sheet 31).
R-7, R-15, and B-1 with Conditional Use
Planned Development
354 acres
Vacant
East
West
North - A & R-25; Single family
residential or vacant
South - A, R-15, & O; Single family
residential or vacant
- A, R-7, & R-25; Single family
residential or vacant
- A, R-7, & B-3; Virginia Power,
County landfill, Spencer Quik Stop,
medical offices, auto parts store, and
Lone Star Industries
30 inch public water line located across
Route 10 at Lewis Road. Use of public
water recommended and intended. No off-
site easements will be required.
Lies in Proctors Creek sewage drainage
area. 30 inch trunk sewer line located
approximately 9,000 feet to the east at the
intersection of Chester Road and Proctors
Creek. Must acquire off-site easements to
extend public sewer. Use of public sewer
is recommended and intended.
Terrain gently sloping to moderately steep
and, when cleared, has slight to severe
chance for erosion. Site deemed to be fair
for the proposed use. The site drains to
Great Branch Creek by way of a number of
tributaries conveying various amounts of
off-site upstream drainage through the
project. On-site creeks have been found to
be, in general, poorly drained swampy areas
and not well-defined. All creeks converge
in the region of the project into the Corps
of Engineers established floodplain of
Great Branch Creek.
13 86S097/BSAUG6/SEPTIOGG
Schools:
Since this area has remained undeveloped
with water conveyance through and from the
land in its existing state traveling very
slowly, there are no existing on- or off-
site drainage or erosion problems.
There are several anticipated drainage
and/or erosion control problems, based on
the proposed use. The road and lot layout
on the lower portion of the project does
not appear to be compatible with the exist-
ing Corps of Engineers 100 year floodplain
of Great Branch.
Also, with reference to Exhibit E which
says "...storm water will be collected from
developed areas of Ironbridge through storm
drainage systems and transported to a
permanent water impoundment located within
Ironbridge," our study of the topography
would indicate that much of the residential
development runoff will not be able to be
conveyed to the lake under the present
road, lot, and lake layout. In order to
accomplish the objective of Exhibit E, the
lake dam should be positioned at the most
downstream point of the project as is
feasible (Conditions 3, 5, and 6). Staff
would support a location in the Corps of
Engineers 100 year floodplain since this
area does not qualify for residential
development. This would also minimize, if
not entirely eliminate, the subjection of
homes to the potential liability of inunda-
tion due to dam failure (Condition 4). The
location of the lake at a point where the
entire project will drain naturally to it
also provides the basis for the most effec-
tive possible erosion and sediment control
plan for the project.
Another potential problem is that the
location of the northernmost portion of the
residential collector road appears to be on
an alignment which will necessitate the
storm sewering of a large drainage area
creek.
Staff estimates that approximately 858
school age children will be generated by
this request.
~ ' 14 '6 SOq 7/g.qAITc. a/.q~PT lnn~
Fire Service:
General Plan
(Central Planning Area
Land Use and Transpor-
tation Plan - Proposed):
Transportation:
Lies in Gates Elementary School attendance
zone: capacity - 652, enrollment - 641;
Salem Middle School zone: capacity -
1,350, enrollment - 1,144; Bird High School
zone: capacity - 1,800, enrollment -
1,536. Presently, there are plans to raise
the capacity of Bird High School. Overall,
additional space will be required to accom-
modate additional students generated by the
request.
Chester Fire Station, Company #1. At
present, fire service capability is good.
County water and fire hydrants for fire
protection must be provided in compliance
with nationally recognized standards.
Light commercial office
Low density residential
(1.51-3.0 units/acre)
Medium/high density residential
(4.01-7.0 units/acre)
High density residential
(7.01 units/acre or more)
Traffic generated by this proposed develop-
ment will be initially distributed along
Iron Bridge Road (Route 10), which had a
1985 traffic count of 18,650 vehicles per
day. The Master Plan proposes four access
points to Route 10; three of which align
existing crossovers and the other aligns a
proposed crossover. A detailed traffic
impact study has been submitted. Staff has
some reservations regarding the alignment
of an access to the shopping center, oppo-
site the Lone Star quarry access road. It
may be desirable to redesign the access so
that heavy truck traffic will be separated
from the shopping center traffic. The
Master Plan does not provide for a con-
nection between the development's residen-
tial road network and Chalkley Road. A
connection should be provided to eliminate
the need for Chalkley Road traffic to
utilize Route 10 in order to get to the
development. The development should also
provide for future connections to the
triangular-shaped property in the northwest
quadrant of the Chalkley Road/Route 10
15 86S097/BSAUG6/SEPT10GG
intersection to prevent road stripping of
this property. Due to the straight align-
ment of Deep Forest Road in the Autumn Oaks
Subdivision, further extension of this road
into this development may attract a high
volume of "cut-through" traffic. Staff,
therefore, does not recommend the con-
nection be extended. (See discussion below
for further analysis.)
DISCUSSION
The applicant is requesting amendments to a previously granted Condi-
tional Use Planned Development to modify the approved Master Plan rela-
tive to tract boundaries, uses within tracts, and bulk requirements in
R-7, R-15, and B-1 Districts.
There are eight (8) main differences between the original application and
the current request. Essentially, they are as follows:
The size of the lake (Tract 9 on the Original Master Plan) has
been reduced from approximately 42.6 acres to approximately 19
acres. However, much of the land formerly proposed for a lake
will be retained as common area.
Tract 7 om the Original Master Plan, which proposed 600,000
square feet of commercial development, will be divided into two
(2) separate uses on the Revised Master Plan: namely, 265,000
square feet of commercial development, and 200,000 square feet
of office/service development.
Tract I on the Revised Master Plan, shown as the northern
portion of Tract 6 on the Original Master Plan, is proposed for
development either as a hotel or housing for the elderly rather
than being restricted solely for hotel use.
Tract 2 on the Original Master Plan, proposed for development
as a child care center, has been relocated to the area shown as
Tract E on the Revised Master Plan.
e
Tract 10 on the Original Master Plan was proposed for the
storage of recreational vehicles. It is proposed that Tract
10, shown as Tract K-1 on the Revised Master Plan and Tract
K-2, as well, be authorized for retail development, and that
recreational vehicle storage be located adjacent to, or within,
the residential areas which they serve.
The required development standards for the major roadway,
extending from State Route 10 in a northeasterly direction
through the property (two (2) lane or four (4) lane), should be
determined at the time of development of the roadway, based on
whether Chesterfield County has made a commitment at the time
~ · 16 ~6 S097/BSAUG6/SEPT10GG
of the commencement of construction of such roadway, to extend
or cause the extension of this roadway to Centralia Road.
This amendment requests that the specific requirements in the
existing Ordinance regarding fire safety be replaced with an
overall comprehensive requirement that the developer comply
with the Chesterfield County Building and Fire Safety Code
requirements, in effect, at the time of development of the
various portions of the property.
Approximately 14.3 acres in the Route 10 corridor has been
added to the business-office classification, in compliance with
the proposed Central Plannin~ Area Land Use and Transportation
Plan.
The applicant's Textual Statement provides for bonding of construction in
public roads in the multifamily areas, prior to occupancy of the 100th
umit. Staff is concerned that the County be guaranteed that required
improvements in dedicated rights of way be made prior to, or in conjunc-
tion with, the dedication (Condition 9). It should be noted, however,
that it may not be necessary for the developer to dedicate the right of
way at a particular time. The Planning Commission, through schematic
plan approval, should be able to determine when dedication of public
rights of way are necessary.
Based on assumed land use and densities, this proposed development could
generate approximately 26,800 average daily trips; approximately the same
as that which could be generated under the existing zoning. These vehi-
cles will be initially distributed along Iron Bridge Road (Route 10),
which had a 1985 traffic count of 18,650 vehicles per day. Existing
zoning conditions required minimal improvements to Route 10. Proffers
and recommended conditions will ensure that significant road improvements
are provided.
A traffic analysis assessing the impact of this development was submit-
ted. The impact of the traffic was evaluated for a 10 year period (1996)
amd a 20 year period (2006). The Master Plan depicts four points of
access to Route 10. The southernmost access (residential collector)
aligns an existing crossover opposite. Edenshire Road. The major access
road (Parkway) aligns an existing crossover opposite Lewis Road. The
main access into the shopping center area aligns an existing crossover
opposite the quarry access road. The northernmost access road and a new
crossover align the entrance to the small shopping center development,
which is currently under construction on the south side of Route'lO.
Staff has concerns relative to the two northernmost accesses. The align-
ment of the shopping center access with the quarry road would cause
shopping center traffic to contend with truck traffic using the quarry,
and would create a potential safety problem. The main access for the
shopping center should be relocated northward. The new proposed cross-
over for the northernmost access road would serve this development, as
well as a small shopping center development on the south side of Route 10
17 86SO97/BSAUG6/SEPTlOGG
(Tax Map 114-1 (1) Parcel 11). Just south of the shopping center is a
parcel of land (Tax Map 114-5 (1) Parcel 1) totalling approximately 152
acres±. The potential development on this parcel could generate more
traffic than the small shopping center. The proposed crossover should,
therefore, be shifted southward approximately 200± feet near the property
line (between Tax Map 114-1 (1) Parcel 11 and Tax Map 114-5 (1) Parcel l)
to serve the large parcel, as well as possibly the shopping center. This
shift would also provide more equal spacing of crossovers along Route 10.
Even though the Master Plan does not reflect this shift, the applicant's
proffers address it. The applicant must receive VDH&T's approval for the
installation of a new crossover.
The major road improvements proffered by the applicant are as follows:
New crossover at the northernmost access road with dual left-
turn lanes for southbound Route 10 and a left-turn lane for
northbound Route 10.
A five-lane typical section for the northernmost access road
and the proposed Parkway at their intersections with Route 10.
Adequate left-turn lanes at both existing crossovers (Lewis
Road and Edenshire Road).
Additional lane of pavement and curb and gutter for the entire
property frontage abutting Route 10.
Exclusive right-turn lane at each location of access to Route
10.
Traffic signalization, if warranted, at the proposed Park-
way/Lewis Road/Route 10 intersection and northernmost access
road/Route 10 intersection.
In the proffers, the applicant did not include a right-turn lane (tot-
ally, a three-lane typical section) for the southernmost access road at
its intersection with Route 10, as indicated in the traffic analysis.
Staff recommends this typical section be provided to ensure an acceptable
level of service (LOS) at the intersection (Condition 8). These improve-
ments should provide an adequate LOS (LOS D or better) in both the A.M.
and the P.M. Peak Hours at the intersection on Route 10, except for the
intersection of Lewis Road/Parkway/Route 10. During the P.M. Peak hour
for the year 2006, this intersection could possibly operate at capacity
(LOS E). Based on the assumptions and conservative approach in the
analysis, the actual LOS at this intersection during the P.M. Peak may
actually be acceptable.
As development progresses on this project, Staff may require additional
traffic reports and recommend additional road improvements to ensure
~ 18 . 36SO97/BSAUG6/SEPTlOGG
acceptable LOS are achieved. If satisfactory road improvements cannot be
provided, densities on this project may have to be reduced. (Condition
7)
The applicant has proffered right of way dedication of 100 feet from the
centerline along Route 10, in accordance with the Central Planning Area
Land Use and Transportation Plan. A proffer condition has also been
offered which provides a stub road through the proposed office parcel
(J2) stubbing into the southern property line. Staff may recommend this
stub be extended southeastward to intersect with Chalkley Road as future
development occurs between this project and Route 10. The Master Plan
depicts several other locations for stub roads. At the time of tentative
subdivision review, or schematic plan review, Staff will make specific
recommendations regarding recommendation for providing adequate stubs to
adjacent parcels.
The amended request is in conformance with the proposed Central Planning
Area Land Use and Transportation Plan and meets the spirit and intent of
the original zoning. The proffered conditions, as well as conditions
recommended herein, will help to ensure that the project develops accord-
ingly and in a manner compatible with existing and proposed area
development.
CASE HISTORY
Planning Commission Meeting (7/15/86):
The Commission resolved to defer this case for thirty (30) days due to
concerns relative to drainage, traffic, and development standards in the
Route 10 corridor.
Staff (8/15/86):
Staff has had many discussions and meetings with the applicant to attempt
to resolve areas of concern. These concerns have been resolved anH the
analysis revised to reflect the resolution of the concerns.
Planning Commission Meeting (8/19/86):
On motion of Mr. Belcher, seconded by Mr. Cowan, the Commission recom-
mended approval of this request, subject to the conditions on pages 2 and
3, and the proffered conditions on pages 3 through 12.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 10, 1986, beginning at 7:00
p.m., will take under consideration this request.
19 86S097/BSAUG6/SEPTlOGG
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