12SN0217CASE MANAGER: Robert Clay
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0217
Cambridge Const.
Bermuda Magisterial District
East line of Iron Bridge Road
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December 12, 2012 BS
REQUEST: (AMENDED) Rezoning from Agricultural (A) to Community Business (C-3) on
1.6 acres plus conditional use planned development approval to permit exceptions
to ordinance requirements relative to buffers on this tract and on an adjacent .8
acre tract currently zoned Community Business (C-3).
PROPOSED LAND USE:
Commercial and office uses are planned.
PLANNING COMMISSION RECOMMENDATION
MR. PATTON ACKNOWLEDGED THE WITHDRAWAL OF THE REQUESTED SETBACK
EXCEPTION.
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to The Comprehensive Plan for
Chesterfield County, which designates the request property as Community Mixed
Use area, where an integrated mixture of concentrated commercial and higher
density residential uses with public spaces are appropriate.
B. While the property is not aggregated with adjacent property to the east, the
setback and buffer will allow an adequate developable area and appropriate
transition to property to the east.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
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(STAFF/CPC) The Textual Statement, dated November 14, 2012 shall be considered the
master plan for the buffer along the eastern property line of the site. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1. The following uses shall not be permitted:
a. Cocktail lounges and nightclubs
b. Liquor stores (P)
(STAFF/CPC) 2. No use shall be open to the public between the hours of 11 p.m.
and 6 a.m. (P)
(STAFF/CPC) 3. In addition to the requirements of the Zoning Ordinance for
commercial development in Emerging Growth Areas, all structures
shall incorporate Federalist and Colonial architectural design
features, similar to those displayed in the Chesterfield Meadows
Shopping Center. Detailed renderings depicting these requirements
shall be submitted to the Planning Department for approval in
conjunction with site plan review. (P)
(STAFF/CPC) 4. Prior to any site plan approval or within ninety (90) days of a
request by the Transportation Department, whichever occurs first,
100 feet of right-of--way along Route 10 immediately adjacent to
the property shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC) 5. Direct vehicular access to Route 10 shall be limited to one (1)
entrance/exit located at the southern property line. (T)
(STAFF/CPC) 6. The developer shall be responsible for the following
improvements;
a. Construction of an additional (i.e. third) lane of pavement
along Route 10 for the entire property frontage,
b. Construction of a separate right turn lane along Route 10 at
the approved access,
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c. Construction of a separate right turn lane along Route 10 at
State Route 1690. (T)
(STAFF/CPC) 7. Prior to any site plan approval, a phasing plan for the
improvements identified in Proffered Condition 6 shall be
submitted to and approved by the Transportation Department. (T)
GENERAL INFORMATION
Location:
The request property fronts the east line of Iron Bridge Road, across from Court Yard Road.
Tax IDs 774-657-1196; 774-658-0040 and 0616.
Existing Zonin
A and C-3
Size:
2.4 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and East - A; Vacant
South - C-3; Commercial
West - A, C-2, C-5 and I-1; Office, church or vacant
UTILITIES
Public Water Svstem:
The site is located within the Courthouse water pressure zone. There is a thirty (30) inch
water line extending along the western side of Iron Bridge Road approximately 180 feet
from the request site. There is also an eight (8) inch water line approximately 415 feet south
of the request site. Connection to the public water system is required by county code.
Public Wastewater Svstem:
The site is located within the Proctors Creek sewer service area. There is an eight (8) inch
wastewater line terminating on the southern portion of the request site. There is also an eight
(8) inch wastewater line extending along the western side of Iron Bridge Road
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approximately 150 feet west of the request site. Connection to the public wastewater
system is required by county code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property is flat and could drain in several directions. A small portion of the
site may drain via tributaries to Iron Bridge Lake with the remaining portion draining to
the northeast via intermittent tributaries of Great Branch. There are no existing or
anticipated on- or off-site drainage or erosion problems; however, due to the flatness of
the area, it is anticipated that off-site drainage easements would be necessary in order to
drain the property.
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, 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 could result in development of a 20,000 square foot shopping center, which
could generate approximately 2,400 average daily trips. This traffic will initially be
distributed along Route 10, which had a 2010 traffic count of approximately 28,000
vehicles per day in this area.
The Thoroughfare Plan, a component of the Comprehensive Plan, identifies Route 10 in
this area as a major arterial with a recommended right-of--way width of 200 feet. The
applicant has proffered to dedicate right-of--way in accordance with this plan. (Proffered
Condition 4)
The property has access to Route 10 via State Route 1690 and a shared driveway that also
serves an adjacent gas/convenience store. In order to limit conflict points (i.e. entrances)
along this heavily traveled corridor, no additional accesses should be provided to Route
10 to serve this property. The applicant has proffered to limit access to Route 10 to one
entrance, the existing one, at the southern property line. (Proffered Condition 5)
Route 10 in this area is a four (4) lane divided facility that will need to be widened to six
(6) and eight (8) lanes in the future as traffic increases. In order to mitigate the traffic
impact of this request, an additional westbound lane of pavement, which will serve as a
future through lane, should be constructed along Route 10 adjacent to the property.
Separate right turn lanes should also be provided at each entrance. The applicant has
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proffered to provide these improvements in accordance with an approved phasing plan.
(Proffered Conditions 6, 7)
Virginia Department of Transportation (VDOT~:
VDOT has reviewed this case and has the following comments:
• The parcel is subject to the Access Management Regulations for Principal
Arterials found in 24 VAC 30-72. Commercial access to the site to and from State
Route 10 (Iron Bridge) will be so governed.
• Taper and turn lane warrants for all proposed entrances shall be supplied at the
time of site construction plan submittal.
LAND USE
Comprehensive Plan:
The Comprehensive Plan for Chesterfield CountX, designates the request property as
Community Mixed Use area, where an integrated mixture of concentrated commercial and
higher density residential uses with public spaces are appropriate.
Area Development Trends:
The area is characterized by a mix of commercial, office and higher density residential uses,
as well as some undeveloped parcels. It is anticipated this area would continue to develop in
this manner, as suggested by the Plan.
Zoning HistorX:
On September 25, 1996 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved C-3 zoning on the southernmost portion of the
request property. This portion of the subject property was included in plans to develop
the adjacent convenience store with gasoline sales and the associated car wash to the
south. (Case 96SN0281)
On April 23, 1997 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case 96SN0281 on the southernmost
portion of the request property and the adjacent convenience store and associated uses
relative to the orientation of bay doors associated with a motor vehicle repair business.
(Case 97SN0194)
Development Standards:
The request property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buffers,
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utilities and screening of outside storage areas. The purpose of the Emerging Growth
District Standards is to promote high quality, well-designed projects. Should this request
be approved, development would be required to conform to the requirements of the
Zoning Ordinance for Emerging Growth Areas except as provided in the Textual
Statement relative to buffers. (Textual Statement)
Architectural Treatment:
Within Emerging Growth Areas, the ordinance addresses the architectural materials
(quality, appearance and detail) on building exteriors visible from any A, R, R-MF or O
district or any public right-of--way. In addition to these requirements, Proffered Condition
3 would require architectural design features similar to those in the Chesterfield
Meadows Shopping Center, as approved by the Planning Department.
Setback and Buffer:
Because the adjacent property to the east has the potential to be developed for residential
uses, the Zoning Ordinance would require a minimum seventy-five (75) foot buffer along
the eastern property line of the request site. The applicant has requested relief to this
buffer requirement and proposes that the landscaped setback also serve as the buffer.
CONCLUSION
The proposed zoning and land uses conform to The Comprehensive Plan for Chesterfield County,
which designates the request property as Community Mixed Use area, where an integrated mixture
of concentrated commercial and higher density residential uses with public spaces are appropriate.
While the property is not aggregated with adjacent property to the east, the setback and buffer
will allow an adequate developable area and appropriate transition to property to the east.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/19/12):
On their own motion and with the applicant's consent, the Commission deferred this case
to their August 21, 2012 public hearing.
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Staff (6/20/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than June 25, 2012 for consideration at the Commission's
August 21, 2012 public hearing.
Staff (7/13/12):
A revised Textual Statement and proffered conditions were received.
Planning Commission Meeting (8/21/12):
On their own motion and with the applicant's consent, the Commission deferred this case
to their November 15, 2012 public hearing.
Staff (8/22/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than August 31, 2012 for consideration at the Commission's
November 15, 2012 public hearing.
Staff (10/17/12):
To date, no new information has been received.
Applicant (11/14/12):
To address concerns from staff, the applicant withdrew the requested exception to
ordinance requirements relative to setbacks. The applicant also submitted a new textual
statement.
Planning Commission Meeting (11/15/12):
The applicant accepted the recommendation. There was no opposition present.
Mr. Patton acknowledged the withdrawal of the setback request.
On motion of Mr. Patton, seconded by Mr. Waller, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
and 3.
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AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, December 12, 2012 beginning at 6:30 p.m., will take
under consideration this request.
12SN0217-DEC12-BOS-RPT
12SN0217
TEXTUAL STATEMENT
November 14, 2012 (Revised)
Buffer adjacent to Tax LD. 774-658-2890: The required 40-foot rear yard setback with perimeter
landscape C shall be in lieu of the buffer required along the eastern property line.
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date