14SN0542CASE MANAGER: Robert Clay
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0542
W.S. Carnes, Inc.
Dale Magisterial District
North line of Iron Bridge Road
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Febn~ary 26, 2014 BS
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. WALLIN, PATTON, BROWN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the Comprehensive Plan suggests the property is appropriate for Corporate
Office use, given the development constraints relative to the individual parcel size
and configuration, and proxinuty to property currently zoned for commercial use,
it is unlikely that separate office developments would occur on these request
properties. As such, assemblage with the centrally located commercial tract under
one cohesive development schematic would be appropriate.
B. The proposed zoning and land uses, as linuted by proffered conditions, are
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
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION.)
PROFFERED CONDITIONS
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for
themselves and their successors and assigns, proffer that the property under consideration
will be developed according to the following proffers if, and only if, the request
submitted herewith is granted with only those conditions agreed to by the owner and
applicant. In the event this request is denied or approved with conditions not agreed to
by the owner and applicant, the proffers shall immediately be null and void and of no
further force or effect.
(STAFF/CPC) 1. Utilities. The public water and wastewater systems shall be used.
(U)
(STAFF/CPC) 2. Prohibited Uses. The following uses shall not be pernutted on the
Property:
a. Gasoline Sales
b. Automobile self-service station
c. Motor vehicle washes
d. Automobile service station
e. Motor vehicle repair
£ Motor vehicle sales and rental. (P)
GENERAL INFORMATION
Location:
The request property is located along the north line of Iron Bridge Road, west of Lori Road.
Tax IDs 769-662-7458 and 770-662-1615, 3320 and 3511.
Existing Zoriin
A
Size:
2 2 acres
Existing Land Use:
Vacant
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Adj acent Zoning and Land Use:
North and East - A and G5; Single-family residential, office or commercial
South - C-2, C-3, R-7 and A; Commercial, single- and two-fanuly residential or vacant
West - C-3 and G5; Commercial
UTILITIES
Public Water Svstem:
There is a sixteen (16) inch water line located along the north side of Iron Bridge Road.
The use of the public water system is recommended and has been proffered by the
applicant (Proffered Condition 1). Some of the C-3 uses will require the installation of a
baclcflow prevention device on the water service line which must be tested annually.
Public Wastewater Svstem:
There is a ten (10) inch wastewater line located within the adjacent Court Square Office
Park, approximately 610 feet from Tax ID 769-662-7458 and approximately 350 feet
from Tax ID 770-662-3320. The use of the public wastewater system is recommended
and has been proffered by the applicant (Proffered Condition 1). Due to the depth of the
wastewater line and the existing topography of the site, grading may be necessary to
insure that sufficient cover is provided over on-site lines. This will need to be determined
during preliminary site design. Some of the C-3 uses will require the installation of a
monitoring manhole to observe, measure, and sample the waste that is being discharged
exclusively from a given site.
ENVIRONMENTAL
Drainage and Erosion:
The property is exceptionally flat and the most workable direction to take the drainage
would be towards Route 10. This would put the project in the Lower Swift Creek
Watershed, as storm drainage facilities in Route 10 have outfalls to drainage systems that
eventually reach Swift Creek. On the downstream side of Route 10, there is a fairly large
wet pond Best Management Practice (BMP), which was installed with the development
of the Chesterfield Commons shopping center. This Storm Water Management/Best
Management Practice (SWM/BMP) appears to be strategically located so that offsite
easements conveying the water from this project through Route 10 could then convey the
drainage to this BMP. The BMP would need to be studied for its existing capabilities to
provide for stormwater management for the existing development it serves and a
determination made to see if an enlargement of this facility could accommodate
development of this project. A retrofit of this SWM/BMP makes the most sense, unless
limited capacity of facilities in Route 10 mandate on-site detention which would be very
difficult in view of the extreme flatness of the land.
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Standard development regulations will be sufficient to obtain a project stormwater
management design which will not be a detriment to the surrounding community.
PUBLIC FACILITIES
Fire Service:
The Airport Fire Station, Company Number 15, 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 not linut development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on shopping center trip rates, development of the
property could generate approximately 2,500 average daily trips (ADT). The applicant
has indicated the property will be developed in conjunction with the adjacent General
Business (GS) zoned property. This traffic will be distributed to Route 10, which had
2012 traffic counts of 25,955 vehicles per day. In 2012, this section of Route 10 from
Frith Lane to Greenyard Road was improved to the ultimate six (6) lane section.
At time of site plan, access easements may be required to serve adjacent properties.
Virginia Department of Transportation (VDOT):
No comments received, to date.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Corporate Office use.
Typical uses would include corporate headquarters, lawyer, accountant and real estate
offices; or medical laboratories. Under certain circumstances, within larger tracts
developed for office uses, integrated supporting retail and service uses would be
appropriate.
The Plan also locates the request properties within the Historic Courthouse Design Area.
Within this area nonresidential development should be visually compatible with, and
appropriately reflect the historic significance of the courthouse area.
Area Development Trends:
The area is characterized by a mix of office, commercial and public/senu-public
(Chesterfield County Government Center) uses and by vacant, agricultLirally-zoned
property, along this portion of the Iron Bridge Road Corridor. Courthouse Commons West
4 14SN0~42-2014FEB2Ei-BC)S-RPT
Shopping Center is located across Iron Bridge Road to the south. It is anticipated that office
and commercial uses would continue along this corridor, as suggested by the Plan.
Development Standards:
The request property lies within an Emerging Growth Area. New constriction must conform
to the requirements of the Zoning Ordinance which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas.
The properties are also located within the Courthouse Area Design District which
recognizes specified areas of the County as unique. The purpose of the Courthouse Area
Design District is to provide standards that will encourage and enhance Colonial and
Federalist architectural featires that are compatible with the historic strictures within, and in
proximity tq the Chesterfield County Courthouse Complex.
Architectural Treatment:
Located within the Courthouse Area Design District, buildings would be compatible with
Federalist and Colonial architecture as exemplified by the historic Chesterfield Courthouse,
by Castlewood, and by Magnolia Grange, with architectural feanires including articulation
of doors and windows, architectural ornamentation, and use of materials such as brick
and/or siding for walls and standing seam metal or simulated slate for roofs. No visible flat
or shed roofs would be permitted. Wall offsets and varied rooflines would be used on larger
buildings to create the appearance of several small buildings clustered together.
Within this District, architectural treatment must be compatible with buildings located
within the same project or within the same block or directly across any road, as determined
by the Director of Planning. Compatibility may be achieved through the use of sinular
building massing, materials, scale, colors or other architectural features. The Director of
Planning has indicated that compatibility should be achieved with the adjacent office
building located on Tax ID 770-662-1443.
Uses:
In an effort to mininuze the impact of C-3 uses on adjoining properties zoned or designated
by the Plan for office use, Proffered Condition 2 excludes uses pernutted in the C-1, C-2 and
C-3 Districts that are motor vehicle oriented, including gasoline sales, motor vehicle washes
and motor vehicle repair, sales and rental.
CONCLUSION
As proffered, the proposed zoning and land uses would continue to maintain compatibility with
existing and anticipated area development while permitting properties that individually are
constrained due to size and configuration, to be aggregated for development with adjacent
commercially-zoned property.
14SN0 X42-2014FEB2Ei-B( )S-RPT
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/21/14):
The Planning Comnssion meeting scheduled for January 21, 2014 was rescheduled to
January 23, 2014 due to inclement weather.
Planning Commission Meeting (1/23/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Brown, seconded by Mr. Patton, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Wallin, Patton, Brown and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, Febniary 26, 2014 beginning at 6:30 p.m., will talce
under consideration this request.
Ei 14SN0 X42-2014FEB 2Ei-B ( )S-RPT
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