13SN0527CASE MANAGER: Darla Orr
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0527
Balzer & Associates
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Febniary 26, 2014 BS
Dale Magisterial District
Southwest corner of Jessup and Iron Bridge Roads
REQUEST: Rezoning approval from Residential (R-7) to Community Business (C-3).
PROPOSED LAND USE:
Neighborhood Business (C-2) and certain Community Business (C-3) uses, as
linuted by Proffered Condition 4, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
AYES: MESSRS. WALLIN, PATTON, BROWN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses comply with the recommendations of the
Comprehensive Plan which suggest land uses, including Community and
Regional Mixed uses, alternative to the residential and office uses identified on
the Land Use Plan would be appropriate on the property with adequate land
assembly; employment of high quality, upscale architecture and site design; and,
the provision of adequate access and mitigating road improvements.
B. Land uses have been limited so as to support a positive first impression on visitors
and potential investors in this gateway area, as suggested by the Plan.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
C. The stream and associated Resource Protection Areas to the west and southwest
would provide an adequate transition between the proposed commercial uses and
area residential uses.
D. The proposed commercial uses would support the recent development of
significant tourism and recreation facilities along Ridgedale Parkway at Iron
Bridge Road, including Ulcrop Park, Mary B. Stratton Park Sports Fields and the
Collegiate School Aquatics Center.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS
NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Utilities. Public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2. Timbering. Timber management, for the purpose of enhancing the
health and viability of the forest, shall occur under the supervision
of a qualified forester, and will only be allowed upon the
submission and approval of the appropriate forest management
plan to include, but not limited tq erosion control, Chesapeake
Bay Act/Wetland Restrictions and the issuance of a land
disturbance permit by the Environmental Engineering Department.
Any other timbering shall be incorporated into the site
development erosion and sediment control plan/narrative as the
initial phase of infrastnicture constriction and will not commence
until the issuance of the actual site development land disturbance
permit. (EE)
(STAFF/CPC) 3. Architectural Standards. Architectural treatment of all buildings
shall be compatible with Exhibit A, prepared by Balzer and
Associates and dated April 8, 2013. Compatibility shall be
achieved through use of similar building massing, materials, scale,
colors and other architectural features, as determined by the
Planning Department at the time of plans review. In addition, all
buildings shall be subject to the following:
A. Buildings shall incorporate equal four sided architecture
such that no building exterior (whether front, side or rear)
shall consist of inferior materials or be inferior in quality,
appearance or detail to any other exterior of the same
building.
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B. A minimum of eighty percent (80%) of each facade,
excluding windows and doors, shall be a mixture of stone
and brick masonry. No concrete block shall be permitted.
C. Vertical architectural facade features shall be continued a
minimum of ten (10) feet in depth from the building facade.
D. Each entrance shall be accentuated with architectural
features to include, but not limited tq stnictured overhangs
and/or awnings.
E. All building mounted lighting shall be compatible with the
overall architectural style.
F. The color palette shall be limited to neutral and earth-toned
colors, unless otherwise approved by the Planning
Department at the time of plans review.
G. In addition to ordinance requirements for screening
mechanical equipment, buildings with a lower grade than
Ironbridge and Jessup Roads shall employ means, such as
an increase parapet height, to screen mechanical equipment
so as not to be visible from these roads.
H. The fascia panel of any gasoline and other canopies shall be
minimized by employing a pitched (A or hipped) roof
design using a roof material from the shopping
center/principle building. Support columns for any gasoline
and other canopies shall include a base and capital and shall
incorporate masonry materials compatible with the
shopping center/principal building.
L Drive-in windows shall be screened to reduce visibility of
the drive-in windows from public streets. This screening
shall be accomplished by building design, the use of
durable architectural walls or fences constricted of
materials and with a design comparable to the principal
building, and berms or other land forms. Such screening
shall be approved by the Planning Department in
conjunction with plan approval.
J. Pitched (A or hipped) roofs shall be used on all small
buildings, unless an alternate design is approved by the
Planning Commission during schematic plan review. (P)
(STAFF/CPC) 4. Uses. Permitted uses shall be limited as follows:
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A. Permitted uses in all Tracts:
1. Any permitted use in the C-2 District (except as
prohibited in 4.C below).
2. Contractors' offices and display rooms.
3. Liquor stores. (Not including privately owned
liquor stores.)
4. Motor vehicle washes accessory to gas sales.
5. Recreational establishments, commercial-indoor.
6. Repair services, excluding motor vehicle repair.
7. Restaurants, to include carry-out and fast food.
8. Schools -commercial, trade vocational and training
9. Secondhand and consignment stores, excluding
motor vehicle consignment lots, not to exceed 3,000
SF.
10. Veterinary hospitals without outside nlns.
B. Use limitations by Tract (as identified on Exhibit B
prepared by Balzer and Associates, dated October 7, 2013):
1. Convenience store use with gasoline sales shall only
be permitted within Tract A.
2. All uses permitted within Tract C shall be limited to
those uses permitted by right or with restriction in
the Neighborhood Business (C-2) District, unless
such uses are prohibited by 4.C.
C. The following uses shall not be permitted
1. Alternative financial institutions
2. Communications towers, unless the stricture is
architecturally incorporated into and compatible
with the design of a building used for a permitted
use
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3. Coin laundry
4. Funeral homes
(STAFF/CPC) 5. Irrigation. An underground automatic irrigation system shall be
provided and maintained for the landscaping along Route 10 and
Jessup Road. (P)
(STAFF/CPC) 6. Freestanding Lights. Freestanding parking lot lighting fixtures
shall not exceed twenty (20) feet in height. All canopy lighting
shall be of a recessed type. (P)
(STAFF/CPC) 7. Access.
A. Direct vehicular access from the property to Ironbridge
Road (Routel0) shall be limited to one access. The exact
location of this access shall be approved by the
Transportation Department. (T)
B. Direct vehicular access from the property to Jessup Road
shall be limited to one access, generally located towards the
western property line. The exact location of this access
shall be approved by the Transportation Department. (T)
(STAFF/CPC) 8. Dedication. Prior to any site plan approval, or within sixty (60)
days of a written request by the Transportation Department,
whichever occurs first, the following rights-of--way shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County:
A. Sixty (60) feet of right-of--way, on the west side of Route
10, measured from the centerline of that part of Route 10
immediately adjacent to the property; and
B. Thirty-five (35) feet of right-of--way, on the south side of
Jessup Road, measured from the centerline of that part of
Jessup Road immediately adjacent to the property. (T)
(STAFF/CPC) 9. Screening. A minimum eight (8) foot tall solid fence shall be
provided and maintained as generally shown on Exhibit B,
prepared by Balzer and Associates and dated May 14, 2013. Such
fence shall be constricted at a minimum with 6"X6" posts, 2"X6"
rails and 6" trim caps. The Planning Department shall approve the
exact design and location of the fence at the time of plans review.
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(STAFF/CPC) 10. Intercom. Intercoms shall be permitted as accessory to permitted
uses, provided that such systems are not audible to any adjacent
property used for residential purposes and any property located in
an A, R, R-TH or R-MF District. (P)
(STAFF/CPC) 11. Road Improvements. Prior to issuance of an occupancy permit on
the property, the following road improvements shall be provided:
A. Constriction of an additional lane of pavement along the
southbound lanes of Route 10 for the entire length of the
property frontage;
B. Constriction of additional pavement along the southbound
lanes of Route 10 at the approved access to provide a
separate right turn lane;
C. Constriction of a sidewallc along the entire property
frontage to Route 10 and Jessup Road. The exact design
and location of this improvement shall be approved by the
Transportation Department;
D. Constriction of additional pavement along Jessup Road to
provide afive-lane typical section (i.e. two (2) westbound
lanes and three (3) eastbound lanes) at its intersection with
Route 10. The exact design of this improvement shall be
approved by the Transportation Department;
E. Constriction of additional pavement along Jessup Road at
the approved vehicular access to provide left and right turn
lanes;
F. Full cost of traffic signal modifications at the Route
10/Jessup Road intersection, as determined by the
Transportation Department.
G. Dedication to Chesterfield County, free and unrestricted,
any additional right-of--way (or easements) required for the
improvements identified above. (T)
(STAFF/CPC) 12. Drainage. No impervious surface rmoff from the subject site shall
be directed toward the existing pond located to the south. (EE)
(STAFF/CPC) 13. Stormwater. The project stormwater management design shall
achieve an attenuation of the ten (10) year peals storm from the
developed contributing watershed to the pre-development ten (10)
year peals storm for the subject property draining generally to the
creels along the north property line. In addition, stormwater
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management design shall incorporate to the extent feasible, the use
of permeable pavement such as permeable concrete, permeable
asphalt or permeable paver systems. (EE)
(STAFF/CPC) 14. Pedestrian wallcs and amenities shall be provided and maintained
between uses. These pedestrian areas shall:
A. Be constricted of decorative paving units;
B. Include decorative pedestrian style lighting; and,
C. Incorporate benches, landscaped areas, plazas, water
features, display windows, and other pedestrian elements.
The exact design and location of these pedestrian areas shall be
approved by the Planning Department at the time of plans review.
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(STAFF/CPC) 15. A schematic plan shall be approved by the Planning Commission
prior to site plan approval when land uses require a building permit
involving a land area greater than 2,500 square feet. (P)
(STAFF/CPC) 16. Except for dnigstore use which shall be permitted to operate
continuously within atwenty-four (24) hour period, uses shall not
be open to the public between 12:00 a.m. and 6:00 a.m. (P)
(STAFF/CPC) 17. The fuel pump area shall be completely covered by a canopy.
Precipitation off the canopy shall not drain into the fueling area.
All drainage from the fueling area and the area of tractor trailer
offloading of fuel shall drain through an oil/grit separator then to a
Stormfilter or similar system that is designed to remove petroleum
products. (EE)
(STAFF/CPC) 18. Fuel sales shall only occur during hours that the associated
convenience store is open to the public. (P)
(STAFF/CPC) 19. The gas sales use shall be limited to 12 fueling positions. (P)
(STAFF/CPC) 20. The gas sales use shall be designed to minimize the visual impact
of the fueling areas from Route 10 and Jessup Road such as
through the use of decorative fencing, landscaping and orientation
of pumps. (P)
(STAFF/CPC) 21. Dumpsters shall not be serviced between the hours of 7:00 p.m.
and 7:00 a.m. (P)
(STAFF/CPC) 22. No building shall exceed a height of two (2) stories. (P)
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GENERAL INFORMATION
T ,~cati nn
The request property is located in the southwest quadrant of Jessup and Iron Bridge Roads.
Tax IDs 775-686-5943, 8044, 8720, 9744; 776-686-1206, 1722, and 1746.
Existing Zoning:
R-7
Size:
10.7 acres
Existing Land Use:
Single-fanuly residential and vacant
Adj acent Zoning and Land Use:
North, South and West - R-7; Single-family residential or vacant
East - R-7 and R-TH -Single-family residential or vacant
UTILITIES
Public Water Svstem:
The site is located within the Courthouse water pressure zone. There is a sixteen (16) inch
water line extending along the front of the property adjacent to Iron Bridge Road. There is
also a sixteen (16) inch water line extending along the northern side of Jessup Road. The
applicant has proffered to use the public water system. (Proffered Condition 1)
Public Wastewater Svstem:
The request site is located within the Falling Creels sewer service area. There is a six (6)
inch wastewater line extending along Iron Bridge Road that serves the request site that is
intended to serve the few homes in that area. The same line transitions to an eight (8) inch
wastewater line near the southeast corner of the request site. There is also a twelve (12) inch
wastewater line extending along the creels southwest of the request site. The applicant has
proffered to use the public wastewater system (Proffered Condition 1). The applicants
engineer will need to verify that adequate capacity is available in the existing lines to
serve the proposed development.
ENVIRONMENTAL
13SN0 X27-2014FEB2Ei-B( )S-RPT
Drainage and Erosion:
This site drains into a major tributary of Falling Creek. Staff recalls the culvert under
Jessup Road needing repair on at least two occasions as a result of high water volumes.
Secondary roads such as Jessup Road should have a design capacity for at least the ten
(10) year peak storm. As such, the project's stormwater management design would
achieve an attenuation of the ten (10) year peak storm from the developed contributing
watershed to the pre-development ten (10) year peak storm for the subject property
draining generally to the creek along the north property line (Proffered Condition 13). As
a supplement to the ten (10) year peak storm, the stormwater management design would
incorporate, to the extent feasible, the use of permeable pavement such as permeable
concrete, permeable asphalt or permeable paver systems (Proffered Condition 13). In
addition, no impervious surface nmoff would be directed toward the existing adjacent
property owners' pond to the south. (Proffered Condition 12)
The property is partially wooded and should not be timbered without first obtaining a
land disturbance permit from the Environmental Engineering Department and the
appropriate devices installed (Proffered Condition 2). This will ensure erosion control
devices are installed prior to any land disturbance.
Water Quality:
A Resource Protection Area determination must be made on the stream which forms the
rear/western boundary of the collection of the properties. This determination process may
find connected and contiguous wetlands to the perennial stream that could precipitate
significant alterations to the development site plan. This perennial stream and any
associated continuous and contiguous wetlands are subject to a 100 foot conservation
buffer.
On August 23, 2013, Environmental Engineering Water Quality reviewed information
submitted by the applicant concerning perennial flow and Resource Protection Area
designation (RPA) as these items relate to the subject property. Subsequently, Water
Quality confirmed perennial flow determination and the RPA features as submitted by the
applicant.
Proffer 17 is proposed to reduce the potential for spills, residual oils and fuels, and
contaminated fine material to enter the storm water system.
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:
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The property (10.7 acres) is located in the southwest quadrant of the Iron Bridge Road
(Route 10) and Jessup Road intersection. The applicant is requesting to rezone from
Residential (R-7) to Community Business (C-3).
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. The applicant has indicated that the property may be
developed as a drive-in bank, sit-down restaurant, fast-food restaurant with drive-thni,
gas station with convenience store, and additional retail; however, the applicant has not
proffered a maximum density. The applicant has proffered that gas sales shall be limited
to twelve (12) fueling positions (Proffered Condition 19). Based on the applicant's
proposal, development of the property could generate approximately 11,000 average
daily trips (ADT). This traffic will be distributed to Route 10 and Jessup Road, which had
2012 traffic counts of 37,689 and 5,947 vehicles per day, respectively.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right-
of-way width of 120 to 200 feet. Jessup Road is identified as a collector road with a
recommended right-of--way width of seventy (70) feet. The applicant has proffered to
dedicate sixty (60) feet of right-of--way measured from the centerline of Route 10 and
thirty-five (35) feet of right-of--way measured from the centerline of Jessup Road, in
accordance with that Plan. (Proffered Condition 2)
Access to major arterials and collector roads, such as Route 10 and Jessup Road, should
be controlled. The applicant has proffered to limit direct vehicular access to one (1)
entrance/exit along Route 10 and one (1) entrance/exit along Jessup Road, generally
located towards the western property line. (Proffered Condition 7)
The applicant submitted hirning movement counts at the Route 10 and Jessup Road
intersection. The Transportation Department did a traffic analysis of the site's traffic at
build-out, based on a twenty (20) year projection of local traffic. Based on the traffic
analysis, the intersection of Route 10 and Jessup Road will function at an overall Level-
of-Service D during both morning and afternoon peak hours at full build-out with 20-year
traffic projections, provided an additional eastbound left turn lane is provided on Jessup
Road at the Route 10 intersection. The applicant has proffered to constrict this
improvement prior to issuance of a certificate of occupancy. (Proffered Condition llD).
The traffic impact of this development must be addressed. The applicant has proffered to
constrict the following road improvements prior to issuance of a certificate of
occupancy: 1) additional lane of pavement along Route 10 for the entire property
frontage; 2) separate right turn lane along Route 10 at the approved access; 3) sidewallc
along the property frontage to Route 10 and Jessup Road; 4) additional pavement along
Jessup Road to provide afive-lane typical section at its intersection with Route 10; 5) left
and right turn lanes along Jessup Road at the approved access; and 6) full cost of traffic
signal modifications at the Route 10/Jessup Road intersection. (Proffered Condition ll)
Virginia Department of Transportation (VDOT~:
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The Virginia Department of Transportation has evaluated the second submission of the
subject traffic impact analysis (received at the Chesterfield Land Development office on
August 14, 2013) and finds that the report conforms to the requirements of Chapter 527
in regard to the accuracy of the methodologies, assumptions and conclusions presented in
the analysis. The Department's summary of the key findings of the traffic analysis are
attached. (Exhibit C)
Econonuc Development:
The rezoning of the 10.7 acres in the southwest quadrant of Jessup and Iron Bridge Roads
to Community Business (C-3) supports the recent development of significant tourism and
recreation facilities along Ridgedale Parkway at Iron Bridge Road, including Ulcrop Park,
Mary B. Stratton Park Sports Fields and the Collegiate School Aquatics Center. Visitors
utilizing these premier sports facilities would generate traveler spending at businesses
providing travel-related services such as food, lodging, retail, and similar functions. In
order to provide the level of service and maximize the economic impact, these services
should be provided on a 24-hour basis.
T A NTl T TCF
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Suburban Residential II
use (2.0 to 4.0 dwellings per acre), Neighborhood Office and, under certain
circumstances, Community and Regional Mixed use.
The Plan identifies property at the northeast and southeast quadrants of Chippenham
Parkway and Route 10 and at the northwest and southwest quadrants of Jessup Road and
Route 10, as areas where other uses, including Community Mixed and Regional Mixed
uses may be appropriate if adequate land is assembled to minimize the impact on
surrounding land uses; if high quality, upscale and innovative architecture and site design
is employed to provide a positive first impression on visitors and potential investors; if
adequate land is assembled to provide direct vehicular access to Route 10 without using
internal residential streets; and if mitigating road improvements are provided.
The Plan suggests appropriate Community Mixed Uses include commercial and office
uses that serve community wide trade areas and that generally attract customers living or
working within an approximate radius of ten (10) miles. The Plan identifies typical uses
could include large grocery and department stores, home centers, limited repair services
and other goods and services that are purchased on a less frequent basis than within
convenience or neighborhood business areas.
Similarly, the Plan suggests appropriate Regional Mixed Uses include commercial uses
which generally attract customers living or working within an approximate radius of
twenty (20) miles or more. Typical uses could include those found in community mixed
use areas except that uses tend to be on a much larger scale than those in other
11 13SN0~27-2014FEB2Ei-BOS-RPT
commercial areas. Regional Mixed Use areas could also include an integrated mixture of
highly concentrated corporate office, commercial, light industrial/research and
development and higher density residential uses with public spaces.
Area Development Trends:
The area is characterized by residential zoning and single family residential use. Residential,
office and commercial uses will continue in the area as suggested by the Plan.
Uses:
The Plan suggests regional and community nuxed uses would be appropriate on the request
property under certain circumstances designed to nuninuze the impact of proposed uses on
surrounding land uses and provide a positive first impression on visitors and investors in this
highly visible, gateway area for the county.
Pernutted uses would be linuted uses pernutted by-right or with restriction in the
Neighborhood Business (C-2) District plus only uses permitted in the Community Business
(C-3) District that are specifically listed (Proffered Condition 4.A.). To address concerns
expressed by area residents and members of the Planning Comnussion relative to a need to
mininuze the impact of more intense commercial uses on the surrounding area and at this
gateway into the County, other Community Business (C-3) uses such as outside storage,
motor vehicle sales, rental and repair, home centers, hotels and veterinary hospitals with
outside nuns would not be pernutted. (Proffered Conditions 4.A. and 4.C.)
To address concerns expressed by area residents and members of the Planning Comnussion
relative to the provision of transitional uses on the western portion of the property, Proffered
Condition 4.B. establishes use linutations within tracts, as shown on Exhibit B. Specifically,
uses on the western portion of the property (Tract C) would be linuted to only
Neighborhood Business (C-2) uses. Convenience store with gas sales would be linuted to
the eastern portion of the property at the intersection of Jessup and Iron Bridge Roads.
It is important to note that alternative financial institLitions (listed as prohibited uses in
Proffered Condition 4.C.) are not uses permitted by the Zoning Ordinance within the
Community Business (C-3) District and, therefore, would not be permitted uses even if they
are not specifically listed in the proffer. Alternative financial institLitions are defined by the
Zoning Ordinance as any check cashing establishment, motor vehicle title lender,
pawnbroker, payday lender, or precious metals dealers. The proffered condition excludes
these uses to ensure that the uses would not be permitted even if the ordinance was modified
to pernut the uses in a Community Business (C-3) District.
Intercoms would only be permitted as accessory to pernutted uses, provided such systems
are not audible to any adjacent property used for residential purposes and any property
located in an agricultLiral or residential zoning district. (Proffered Condition 10)
Hours of Operation:
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To address concerns expressed by area residents and members of the Planning Comnussion,
dnig stores would be the only use to operate constantly within atwenty-four (24) hour
period. All other uses must close between the hours of 12:00 a.m. and 6:00 a.m. daily.
To address concerns expressed by area residents and members of the Planning Comnussion,
proffered conditions would only pernut dnig stores to operate constantly within atwenty-
four (24) hour period, would only allow gasoline sales when the associated convenience
store is open and would limit hours for dumpster servicing. (Proffered Conditions 16, 18 and
21)
Site Design:
The request property is located within an Emerging Growth District Area. Development of
the request property must comply with the Zoning Ordinance requirements for commercial
uses within an Emerging Growth District. These standards promote high-quality, well
designed projects and address parking, landscaping, architectural treatment, setbacks,
buffers and screening. Additional development standards are discussed in applicable
sections of this report below.
The Zoning Ordinance only requires schematic plan approval when no master plan has been
approved for projects containing a nuxtLire of residential and non-residential uses. However,
to address concerns expressed by Planning Comnussioners relative to land use transitions,
Proffered Condition 15 requires the Planning Comnussion to approve a schematic plan for
uses prior to site plan approval when land uses require a building permit involving a land
area greater than 2,500 square feet.
Architectural Treatment:
The Plan suggests Community Business (C-3) uses are appropriate on the request property if
high quality, upscale and innovative architectLire and site design is employed. The proffered
conditions offered in this case would require the high quality, upscale architectLire and site
design suggested by the Plan. Proffered Condition 3 requires the architectural treatment of
all buildings to be compatible with Exhibit A, prepared by Balzer and Associates and dated
April 8, 2013. The proffer clarifies that compatibility will be achieved through the use of
sinular building massing, materials, scale, colors and other architectural features.
To ensure the high quality standards for architectural treatment are met throughout the
development, specific building elements and treatments have been guaranteed. Proffered
Condition 3 would require: all buildings to incorporate equal four-sided architectLire such
that no building exterior (whether front, side or rear) would consist of inferior materials or
be inferior in quality, appearance or detail to any other exterior of the same building; eighty
(80) percent of each building facade, to be a mixture of brick and stone; a minimum ten (10)
feet in depth to vertical architectural features; pitched roofs on smaller buildings and any
canopies; and, architectural features such as stnict~ired overhangs andlor awnings at each
entrance. In addition, building mounted lighting would be compatible with the architectural
13 13SN0~27-2014FEB2Ei-BOS-RPT
style; neutral andlor earth-toned colors would be used; and, architectural compatibility
would be required for any gasoline or other canopies.
To address concerns expressed by Planning Comnssion members and area citizens relative
to the impact of the proposed development on area properties, Proffered Condition 221imits
building height to a maximum of two (2) stories.
Visual Impacts:
To address concerns of area citizens and Planning Commission members relative to the
visual impact of uses on public streets, proffered conditions would reduce visibility of
drive-in windows and fueling stations associated with permitted uses from public streets.
Specifically, proffered conditions would require screening for all drive-in windows; limit
the number of fueling positions; and, require gas sales areas to be designed to minimize
visibility (Proffered Conditions 3, 19 and 20). Similarly, to reduce visibility of mechanical
equipment, buildings with a lower grade than Ironbridge and Jessup Roads would employ
means to screen rooftop mechanical equipment so that it is not visible from these roads.
Freestanding Lights:
Proffered Condition 6 linuts the height of parking lot lighting to a maximum of twenty (20)
feet. All canopy lighting would be a recessed type.
Pedestrian Areas:
The Plan encourages new developments to incorporate quality design standards for
pedestrian ways that create unique and viable places. Proffered Condition 14 would require
pedestrian wallcs and amenities to be provided and maintained throughout the development.
This proffer would require these pedestrian areas to be constricted of decorative paving
units, include decorative pedestrian style lighting and incorporate benches, landscaped areas,
display windows and other pedestrian elements. Sidewalks would be required along the
entire property frontage to Route 10 and Jessup Road. (Proffered Condition ll.C.)
Irrigation:
The Zoning Ordinance requires landscaping within building setbacks and requires the
property owner to maintain, repair and replace all required landscaping materials. Proffered
Condition 5 would require an underground automatic irrigation system to be provided and
maintained for the landscaping along Route 10 and Jessup Road.
Fencing:
To address concerns of area citizens relative to potential pedestrian traffic from the proposed
development and to provide additional screening, Proffered Condition 9 would require a
solid board fence to be provided in the location as generally shown on Exhibit B.
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CONCLUSION
The proposed zoning and land uses comply with the recommendations of the Comprehensive Plan;
provide a positive first impression as a gateway area of the County; provide an adequate
transition between the proposed commercial uses and area residential uses; and, would support
the recent development of significant tourism and recreation facilities along Ridgedale Parkway
at Iron Bridge Road.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/18/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their August 20, 2013 public hearing.
Staff (6/19/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than June 24, 2013 for consideration at the Commission's
August 20, 2013 public hearing.
Dale District Commissioner, Applicant, Staff and Area Citizens (6/19/13):
A meeting was held to discuss the proposal. Citizens expressed concerns relative to
traffic impacts, types of commercial uses proposed, hours of operation, crime and
protection of streams and an existing pond.
Applicant (7/24 and 8/7/13):
Revised proffered conditions were submitted.
Dale District Board of Supervisor, Dale District Commissioner, Applicant, Staff and Area
Citizens (8/1/13):
A meeting was held to discuss the proposal. Citizens expressed concerns relative to
traffic impacts, uses, hours of operation, crime, impacts on an area pond, stream
protection and the developable area of the property.
1~ 13SN0~27-2014FEB2Ei-BOS-RPT
Planning Commission Meeting (8/20/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their November 19, 2013 public hearing.
Staff (8/21/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than September 9, 2013 for consideration at the
Commission's November 19, 2013 public hearing.
Applicant (10/7 and 10/24/13):
Revisions to the proffered conditions and Exhibit B were submitted relative to uses, hours
of operation, schematic plan approval and drainage of fuel pump areas.
Dale District Commissioner, Applicant, Staff and Area Citizens (10/30/13):
A meeting was held to discuss the proposal. Citizens expressed opposition to the rezoning
citing concerns relative to increased traffic, impacts on residential areas, noise, types of
commercial uses proposed, hours of operation, crime, protection of streams and
proliferation of commercial uses in the area.
Staff, Applicant and Meadowbrook Farms Homeowners Association (11/7/13):
At the request of the Dale District Supervisor, staff and the Applicant's representative
attended the Association's meeting to answer questions about the request. Citizens
expressed concerns relative to traffic, impacts on residential areas, competition for
existing commercial uses, hotel and other proposed uses, noise, crime and proliferation of
commercial uses in the area.
Planning Commission Meeting (11/19/13):
The applicant accepted the recommendation
expressing concerns relative to increased
quality of life, crime, lack of quality in
proposed uses.
Citizens spoke in opposition to the request
traffic, noise, property values, residential
proposal, impact on the environment and
A citizen spoke in favor of the request, stating that services are needed for patrons of area
recreational facilities.
1Ei 13SN0~27-2014FEB2Ei-BOS-RPT
In response to questions from the Commission, the Assistant Director of Transportation
explained that scheduled improvements to Jessup Road were not a result of the pending
application, and discussed the levels of service for area roads with and without the
development and proffered road improvements.
Mr. Waller stated the location and number of gasoline pumps and canopies should be
addressed to minimize the visual impact on public roads. He added that the hours of
gasoline sales should only be allowed when the associated store is open.
Mr. Patton explained that the property will not remain residential given its location and
that, as conditioned, the proposed zoning and land use is appropriate.
Dr. Wallin stated that he believed some commercial uses would be appropriate in this
area and he would like to see the case deferred to discuss a better fit for the community.
Dr. Brown stated the case is complex and, while the community does not want the
property to develop, the Plan suggests the property is appropriate for commercial
development. He added that the developer has offered extensive proffered conditions in
an attempt to address concerns expressed by area citizens.
A motion of Dr. Brown to recommend approval of the request resulted in a tie vote.
AYES: Messrs. Brown and Patton.
NAYS: Messrs. Gulley and Waller.
ABSTAIN: Dr. Wallin.
The Commission discussed that the tie vote results in a deferral of the case to their next
meeting; however, the Comnssion agreed that a longer deferral was appropriate to allow
time for modifications to proposed uses and to consider transportation impacts.
On their own motion, with the consent of the applicant's representative, the Commission
deferred this case to their January 21, 2014 public hearing.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
Staff (11/20/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than November 25, 2013 for consideration at the
Commission's January 21, 2014 public hearing.
Applicant (12/10/13):
Revisions to proffered conditions were submitted.
17 13SN0~27-2014FEB2Ei-BOS-RPT
Dale District Board Member, Applicant, Staff and Area Citizens (1/9/14):
At the request of the Dale District Supervisor, staff attended a meeting the Supervisor
held with the Applicant and area citizens. Citizens expressed that if commercial uses
were approved, permitted uses should not include gasoline sales and fast food restaurant
use. Citizens stated concerns relative to traffic, impacts on residential areas and crime.
Applicant (1/16 and 1/21/14):
Revisions to proffered conditions were submitted.
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 accepted the recommendation. There was opposition present.
Those in opposition expressed concerns relative to intensity of proposed uses, Plan
recommendation, increased traffic, residential quality of life, crime, quality of proposed
architecture and impact on the environment.
Dr. Brown reviewed guarantees in the proffered conditions relative to architectural
standards, prohibited uses, reduced lighting, hours of operation, environmental controls
and mininzing visual impacts. He stated that the Transportation Department confirmed
road conditions in the area are projected to be better with this development and the
proffered road improvements than without them.
Mr. Waller stated that gasoline sales is permitted in a C-1 District and offered an example
of minimizing visibility of fueling areas used in the Midlothian Village. He added that the
intensity of uses proffered to be reduced to include more neighborhood business uses was
appropriate.
Mr. Patton stated the architectural quality guaranteed with this case was significant and
he felt it would be appropriate if architectural standards were established for the entire
Route 10 corridor. He added that the market will determine if a convenience store or fast
food use will be developed on the request property.
The Transportation Department confirmed levels of service projections with the proposed
development and that proffered road improvements are acceptable.
18 13SN0~27-2014FEB2Ei-BOS-RPT
The Environmental Engineering Department stated concerns relative to an adjacent pond
and headwaters of Falling Creels have been addressed with proffered conditions that
exceed ordinance requirements such as the provision for permeable pavers and protection
for fuel sales areas.
Dr. Wallin noted the number of changes made to the case since the Commission's
consideration of the case in November 2013. He acknowledged the case was difficult but
he agreed that commercial use as proposed is appropriate.
On a motion from Dr. Brown, seconded by Mr. Patton, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 8.
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 take
under consideration this request.
19 13SN0~27-2014FEB2Ei-BOS-RPT
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DEPARTMENT OF TRANSPORTATION
RICHMOND DISTRICT
2430 Pine Forest Drive
COLONIAL HEIGHTS, VA 23834
Gregory A. Whitley www.VDOT.Virginia.gov
COMMISSIONER
September 27, 2013
Darla Orr, Planning & Special Projects Manager
Chesterfield County Dept. of Planning
9800 Government Center Parkway
PO Box 40
Chesterfield, VA 23832-0040
(Sent Via E-mail)
SUBJECT: Gilliam Site -Chesterfield County Rezoning Case 13SN0527
Jessup Rd (Rt 643) /Iron Bridge Rd (Rt 10)
VDOT Rezoning Traffic Impact Analysis Acceptance
2"d Submission, Study Revision dated 8/9/13
Dear Ms. Orr:
In accordance with §15.2-2222.1 of the Code of Virginia and the Virginia Traffic Impact Analysis
Regulations, 24 VAC 30-155 (also known as Chapter 527), a traffic impact analysis was prepared by
Balzar and Associates on the rezoning for the proposed development project entitled Gilliam.
The Virginia Department of Transportation (Department) has evaluated the second submission of the
subject traffic impact analysis (received at the Chesterfield Land Development office on August 14,
2013) and finds that the report conforms to the requirements of Chapter 527 in regard to the accuracy
of the methodologies, assumptions and conclusions presented in the analysis. Summarized below are
key findings and recommendations as identified in the study. Also provided are comments related to
compliance with Access Management Regulation standards.
Description
Proposed is a mixed use commercial development on approximately 10.8 acres of land
located at the southwest corner of the existing intersection of Iron Bridge Road and Jessup
Road. The property is located in Chesterfield County and is zoned R-7, Residential. It is
proposed to be rezoned to C-3, Community Business District. Based on Chesterfield County
GIS, all adjacent parcels are zoned R-7, Residential.
WE KEEP VIRGINIA MOVING
Exh i bit C 13SN0527-3
Ms. Orr
September 27, 2013
Page 2 of 4
• The assumed uses of the parcel for the purpose of this study are as follows:
9,000 s.f. Retail
3,000 s.f. Drive-In Bank
8,000 s.f. Sit-Down Restaurant
3,300 s.f. Fast-Food Restaurant w/ Drive Thru
14-Pump Gas Station w/ Convenience Store
• The anticipated trips generated with the assumed site development are as follows (includes
deduction for internal capture and pass-by trips):
AM Peak - 293 Total Trips
PM Peak - 249 Total Trips
Weekday Traffic - 4599 VPD
Site development is anticipated to be constructed and in use in 2014. No phasing is
identified in the study.
Study Area Intersections
• Evaluated as part of the analysis were the following intersections:
Iron Bridge Rd. and Ridgedale Parkway (signalized)
Iron Bridge Rd. and Jessup Rd. (signalized)
Iron Bridge Rd. and West Rock Spring Dr./Lakemere Dr. (un-signalized)
Iron Bridge Rd. and Country Manor Lane (un-signalized)
Iron Bridge Rd. and Cogbill Rd. (signalized)
Existine Condition Intersection LOS. 2013
• Under 2013 existing conditions (no site generated traffic), the signalized intersections of
Iron Bridge Rd./ Ridgedale Parkway and Iron Bridge Rd./lessup Rd. operates at an overall
LOS of C or better during the AM and PM peaks. The signalized intersection of Iron Bridge
Rd./Cogbill Rd. operations at a LOS of C during the PM peak and of F during the AM peak.
• The approaches at each un-signalized intersection vary from an LOS of A to an LOS of F.
Backeround Condition Intersection LOS. 2020
• Under 2020 background conditions (future conditions without development), no significant
change in the LOS from existing conditions is anticipated at any of the signalized
intersections or un-signalized approaches.
Ms. Orr
September 27, 2013
Page 3 of 4
Buildout Condition Intersection LOS. 2020
Under 2020 buildout conditions (future conditions with development) there is only a slight
degradation (from existing conditions) in overall LOS at the Iron Bridge/Jessup Rd.
intersection. The PM LOS drops one level from B to C. No other change in LOS is anticipated
at the Ironbridge Rd./Jessup Rd. intersection during the AM peak or at the other signalized
intersections.
• Degradation in LOS is anticipated at various approaches at the un-signalized intersections,
with some approaches dropping from a LOS of E to a LOS of F.
Recommended (Developer Funded) Improvements
• Improvements as warranted by Department standards:
o Right turn lane/taper at the proposed right-in/right-out access along Iron Bridge Rd.
Additional right-of-way to be dedicated as necessary.
o Right turn taper at the full ingress/egress access along Jessup Rd. Additional right-of-
way to be dedicated as necessary.
o Left turn lane/taper at full ingress/egress access along Jessup Rd. with road
improvements as necessary to accommodate the lane. Additional right-of-way to be
dedicated as necessary.
• Improvements as noted in the anticipated proffers:
o Additional pavement to provide forthree southbound lanes along Iron Bridge Rd. for
the length of the property.
o Additional pavement along Jessup Rd. to provide afive-lane typical section with two WB
and three EB lane at the intersection with Ironbridge Rd.
o Signal modifications at the Ironbridge Rd./Jessup intersection to accommodate the
proposed lane configuration.
Access Manaeement
In addition to the Ch 527 findings noted above, the proposal was evaluated for compliance to the
spacing standards found in the Access Management Regulations 24 VAC 30-72 / 24VAC30-73. Identified
below are those findings.
Ironbridge Rd. Access -Required is 495', measured centerline to centerline (principal
arterial, 55mph) from the Ironbridge Rd./Jessup Rd. intersection to the proposed right-
in/right-out access along Ironbridge Rd. Proposed is a distance of 495'. The standard is met.
Ms. Orr
September 27, 2013
Page 4 of 4
• Jessup Rd. Access -Required is 335', measured centerline to centerline (collector, 35mph)
from the Ironbridge Rd./Jessup Rd. intersection to the proposed full access along Jessup Rd.
Proposed is a distance of 550'. The standard is met.
As noted in the Department's previous comment letter, although the Regulation spacing
standard is met, approval of the access location along Jessup Rd. as proposed should not be
assumed. Verification of compliance with the Road Design Manual (App. F) intersection and
stopping sight distances (both horizontal and vertical) will be required as part of the site plan
review process. Final access location approval is contingent on meeting said distances. It
appears that meeting the requirements may be compromised at the Jessup Rd. access location
as the road grade/alignment looking west could impede the sight lines. Shifting of the access
location, acquiring sight distance easements and/or modifying the existing geometry/grade of
Jessup Rd. may be required to obtain acceptable sight distances.
The purpose of the traffic impacts analysis report and the summary of findings can include assisting the
Planning Director, the Planning Commission and/or the Board of Supervisors in their decision-making
process regarding the proposed development. I am available at your convenience to meet with County
staff and/or Board/Commission members to discuss the findings and answer any questions. I'm also
available upon request to present these recommendations at any public meeting on the above
referenced project.
Finally, I ask that you arrange to have VDOT's summary of the key findings of the traffic analysis included
in the official public records (meeting minutes, staff report) on the proposed project and to have this
letter and the traffic impact analysis placed in the case file for the site plan application. The Department
will also make these documents available to the general public.
Should you have questions, I can be reached at 804-674-2384.
Sincerely,
Brian Lokker, PE
Area Land Use Engineer, Central
CC (Via E-mail): S. Adams (CDOT)
C. Burns (Balzer)
X. Keeton (VDOT)
J. Phillippee (VDOT)
A. Scherzer (Balzer)
R. Svejkovsky (VDOT}