14SN0586CASE MANAGER: Ryan Ramsey
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0586
Ironbridge Heating and Air
Dale Magisterial District
5512 Iron Bridge Road
September 17, 2014 BS
REQUEST: Conditional use to pernut a contractor's office plus conditional use planned
development to pernut exceptions to ordinance requirements relative to solid waste
storage areas in an Agricultural (A) District.
LAND USE:
Continued operation of a contractor's office is planned. Specifically, the current
property owner requests to transfer the conditional use approval to a new business
owner, incorporate signage and constrict a solid waste storage area (dumpster) on
the property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES2AND3.
AYES: MESSRS. WALLIN, BROWN, GULLEY AND WALLER.
ABSENT: MR. PATTON.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Comprehensive Plan suggests the property is appropriate for neighborhood
office use, which includes a mix of professional and administrative office uses.
Although considered a commercial use, the recommended conditions limit the
scale, character and intensity of the contractor's office to that of a business office;
thereby confornung to the Plan.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
B. Existing development standards and proposed conditions further ensure the
continued operation of the contractor's office is representative of and maintains
compatibility with existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. This conditional use shall be granted for a period of no more than
ten (10) years from the date of approval and shall be limited to
Ironbridge Heating and Air or any business entity for which
Anthony DePhillip is a controlling member for their use only and
shall not be transferable nor non with the land. (P)
(STAFF/CPC) 2. There shall be no outside storage. (P)
(STAFF/CPC) 3. There shall be no deliveries by any vehicle exceeding 4,000
pounds net weight and more than two (2) axles. (P)
(STAFF/CPC) 4. This use shall not be open to the public or employees between the
hours of 5:00 p.m. and 7:00 a.m. Monday through Friday, nor
between 5:00 p.m. on Friday and 7:00 a.m. on Monday. This
condition would not preclude individual employees from
perfornung office work, such as paper work and phone calls,
during other hours. (P)
(STAFF/CPC) 5. Except for security lighting, there shall be no exterior lighting. (P)
(STAFF/CPC) 6. With the exception of normal maintenance and improvements
necessary to meet the building code there shall be no additions or
exterior alterations to the stricture or detached garage to
accommodate this use, as shown on the Exhibit titled "Exhibit A"
dated July 28, 2014. (P)
(STAFF/CPC) 7. Driveways and parking areas shall have a nunimum surface of six
(6) inches of Number 21 or 21A stone. The perimeter of driveways
and parking areas shall be delineated by permanent means such as
bumper blocks, railroad ties, timbers or similar such treatment as
required by the Planning Department. Within sixty (60) days of
approval, all driveways and parking areas shall be delineated by
permanent means. (P)
(STAFF/CPC) 8. Within ninety (90) days of a written request by the Transportation
Department, sixty (60) feet of right -of--way, measured from the
centerline of Route 10 adjacent to the property, shall be dedicated,
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free and unrestricted, to and for the benefit of Chesterfield County.
(T)
(STAFF/CPC) 9. Direct access from the property to Route 10 shall be limited to one
(1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
(STAFF/CPC) 10. A solid waste storage area shall be permitted on the property as
follows:
a. The area shall be screened from view by a solid vinyl
fence.
b. The area shall be located to the rear of the existing
detached garage/storage building located along the southern
property line (as shown on Exhibit A).
c. The area shall not be serviced between the hours of 8:00
p.m. and 7:00 a.m. Such area shall be pronunently posted
with a sign not to exceed six square feet designating the
hours in which the solid waste storage area may be
serviced.
d. Within sixty (60) days of approval and prior to the solid
waste storage area installation, a detail of the fence and
gate shall be submitted to the Planning Department for
review and approval (P)
(STAFF/CPC) 11. One (1) freestanding sign shall be permitted subject to a maximum
of twenty four (24) square feet in area and a maximum of eight (8)
feet in height. The sign shall be amonument-styled sign. (P)
GENERAL INFORMATION
Location:
The request property is located on the west line of Iron Bridge Road, south of Jessup Road
and better known as 5512 Iron Bridge Road. Tax ID 776-685-1845.
Existing Zoning:
A
Size:
1.3 acres
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Existing Land Use:
Contractor's Office
Adjacent Zoning and Land Use:
North, South and West - R-7; Single-fanuly residential or vacant
East - R-TH with conditional use planned development; Multi-fanuly residential
UTILITIES
Public Water and Wastewater Systems:
The existing building is connected to the public water and wastewater systems. This use will
not impact the public water and wastewater systems.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
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 nunimal impact on Fire and
EMS.
County Department of Transportation:
Since this request will permit the continued operation of a contractor's office approved
with Case 12SN0229, it will have no additional traffic impact.
The Thoroughfare Plan, a component of the Comprehensive Plan, identifies Route 10
adjacent to the property as a major arterial with a recommended right-of--way width of
120 to 200 feet. Proffered Condition 8 requires dedication ofright-of--way in accordance
with this Plan.
Access to major arterials should be controlled in order to maintain a safe and efficient
road network. Proffered Condition 9 linuts access to Route 10 to one (1) entrance/exit.
4 14SN0~8Ei-2014SEP 17-BC)S-RPT
Vir ink is Department of Transportation (VDOT~:
VDOT has no objection to the transferring the existing business/land use of the property,
including the use of the existing access to Route 10, to a new owner. No additional traffic
impacts beyond those existing are anticipated with the site.
Additionally, VDOT notes that sign placement is not pernutted within the right-of--way of
Route 10. Sign placement shall be such that the sight line of exiting site traffic at the access
to Route 10 is not obstnicted.
LAND USE
Comprehensive Plan:
The Comprehensive Plan designates the request property for Neighborhood Office where
professional and adnunistrative office uses (doctor, lawyer, accountant and real estate
offices) are appropriate.
Area Development Trends:
Property to the west has been developed as the Rock Spring Farms Subdivision. Acreage
properties to the north and south are occupied by single-fanuly residential uses. Properties to
the east are developed for multi-fanuly residential uses (Braxton). The Plan anticipates
neighborhood office development along portions of the Route 10 corridor, including the
request property and adjacent parcels fronting the west line of Route 10.
Zonin H~ istor~:
On December 19, 2001 the Board of Supervisors granted rezoning from Residential (R-7)
to Agricultural (A) with a conditional use to pernut a contractor's office with conditional
use planned development to allow exceptions to bulls requirements on the subject
property (Case 02SN0142) to Linda and Jeffrey Bateman. Exceptions were given to the
number of parking spaces, side yard setbacks, driveway width requirements and to pernut
gravel drive and parking areas. Conditions of approval limited the operation to the
Bateman's for a period of ten (10) years, prohibited signage, outside storage, and
dumpsters, limited the hours of operation and types of deliveries to be made to the site,
restricted exterior lighting and limited access to Route 10.
On August 22, 2012 the Board of Supervisors approved a renewal of the conditional use
(Case 02SN0142) for Linda and Jeffrey Bateman (Case 12SN0229). Conditions of
approval continued to limit the operation to the Bateman's for a period of ten (10) years,
subject to the original conditions.
14SN0~8Ei-2014SEP 17-BC)S-RPT
Uses:
The property owners wish to convey the property and conditional use for a contractor's
office to the applicant, Ironbridge Heating and Air. This use is classified by the Zoning
Ordinance as a General Business (GS) use. Proffered conditions would continue to ensure
the use has the character of a professional office use rather than a contractor's office.
Specifically the conditions would linut the use to the applicant only, prohibit outside
storage, linut heavy trick traffic and hours of operation (Proffered Conditions 1 - 4).
Site Design:
As part of the previous zoning approval in Case 02SN0142, the property owners have
converted asingle-fanuly dwelling into a contractor's office. The property owners have also
constricted a garage for the storage and parking of vehicles. Proffered Condition 6
continues to prohibit any addition or exterior alterations of the contractor's office beyond the
principle building and detached garage. (Exhibit A)
Consistent with the temporary use and in an effort to linut the intensity of the use, outside
storage will be prohibited (Proffered Condition 2). Other than security lighting, no exterior
lighting will be pernutted (Proffered Condition 5). Conditions pertaining to the previously
approved exceptions for the number of parking spaces, side yard setbacks, driveway width
and paving of drives and parking areas will remain in effect on the subject property (Case
02SN0142). At a nunimum, all parking and drives associated with this business are required
to be graveled. (Proffered Condition 7)
An existing gravel parking and drive aisle area located within the side and rear yard have not
been delineated with a durable edging material. The delineation of these areas is required by
Condition 9 of Case 12SN0229 and an approved nunor site plan (03PM0147). The applicant
continues to proffer that these areas will be graveled with a nunimum depth of stone,
delineated by a permanent material and completed within sixty (60) days of approval
(Proffered Condition 7).
Solid Waste Storage Area:
The applicant's request would remove a previous condition of zoning that prohibited a
dumpster (solid waste storage area) from serving the contractor's office. Proffered
Condition 10 would pernut one (1) solid waste storage area to serve the contractor's office.
The solid waste storage area would be installed, screened and serviced according to the
linutations outlined in Proffered Condition 10. Prohibited service hours for the solid waste
storage area would be more restrictive than the ordinance requirement for dumpsters located
within 1,000 feet of residentiaUagriculturally zoned areas.
An amendment to a previously approved nunor site plan may be necessary to document the
screening and gate details for the solid waste storage area (03PM0147). The applicant's
proposed location of the solid waste storage area may also require the relocation of a
Ei 14SN0~8Ei-2014SEP 17-BC)S-RPT
previously approved parking space to accommodate a service vehicle to access the proposed
dump ster.
She:
A previous condition of zoning prohibited signage from identifying the contractor's office.
Proffered Condition 11 would pernut one (1) freestanding sign to identify the contractor's
office. The applicant has proffered to restrict the maximum sign area to twenty-four (24)
square feet and eight (8) feet in height, consistent with sign standards for office buildings in
Village Districts. The applicant's sign proposal is consistent with other single-fanuly
dwellings conversions located along major arterial corridors by proffering a freestanding
sign that is smaller than what the ordinance would normally pernut for an office outside of a
nonresidential community.
CONCLUSION
The Plan suggests that the property is appropriate for neighborhood office uses. A contractor's
office would typically be considered a General Business (GS) use; however, the conditions which
linut the scale, character and intensity of the operation, represent the characteristics of professional
office use.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/19/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Brown, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Wallin, Brown, Gulley and Waller.
ABSENT: Mr. Patton.
The Board of Supervisors, on Wednesday, September 17, 2014 beginning at 6:30 p.m., will take
under consideration this request.
14SN0~8Ei-2014SEP 17-BC)S-RPT
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14SN0586-1