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May 28, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SNO239
Sherry C. Gilliam
and
Michael B. Chaney
Dale Magisterial District
East line of Iron Bridge Road
REQUEST: Rezoning from Agricultural (A) to Corporate Office (0-2).
PROPOSED LAND USE:
Except as restricted by Proffered Condition 1, neighborhood and corporate office
uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. GECKER, LITTON, CUNNINGHAM AND STACK
ABSENT: MR. GULLEY
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. As conditioned, the proposed zoning and land use comply with the Central Area
Plan which designates the area as a Mixed Use Corridor where professional,
business, industrial and administrative offices as well as residential developments
of various densities are appropriate.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
B. Existing development standards further ensure quality development and land use
compatibility with existing and anticipated development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER CONDITIONS. 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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. The following uses shall not be permitted:
a. Churches and/or Sunday schools;
b. Convalescent homes, nursing homes, and rest homes;
C. Group care facilities;
d. Nursery schools and child or adult care centers;
C. Funeral homes or mortuaries;
f. Schools/colleges, public and private;
g. Schools, business; and,
h. Hospitals. (P)
(STAFF/CPC) 2. Prior to site plan approval, one hundred (100) feet of right-of-way
on the east side of Iron Bridge Road (Route 10) measured from the
centerline of that part of Route 10 immediately adjacent to the
property shall be dedicated, free and unrestricted to Chesterfield
County. (T)
(STAFF/CPC) 3. Direct access from the property to Route 10 shall be limited to one
(1) entrance/exit, and this access shall align with the existing
crossover on Route 10. Prior to final site plan approval, an access
easement, acceptable to the Transportation Department shall be
recorded across the property to ensure shared use of this access
with the adjacent property to the north and south. (T)
(STAFF/CPC) 4. Prior to issuance of a final occupancy permit(s) for any cumulative
development on the property that would generate a significant
increase in traffic above the volume of traffic that is generated by a
1,700 square foot day care facility as determined by the
Transportation Department, an additional lane of pavement (ie,
Third northbound lane) shall be constructed along Route 10 for the
entire property frontage. The developer shall dedicate to
Chesterfield County, free and unrestricted, any additional right-of-
way (or easements) required for this improvement. (T)
2 03 SNO239-MAY28-BOS
GENERAL INFORMATION
Location:
East line of Iron Bridge Road, north of White Pine Road. Tax IDs 771-671-7811, 7821,
7831 and 7901 (Sheet 17).
Existing Zoning:
Size:
A and A with Conditional Use to permit a day care center
10 acres
Existing Land Use:
Day Care Center and single family dwellings
Adjacent Zoning and Land Use:
North - A; Single family residential or vacant
South - A; Single family residential or vacant
East - A with Conditional Use Planned Development; Public/semi-public
(Park)
West - A and 0-2 with Conditional Use Planned Development; single family
residential, office or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the northwestern side of
Iron Bridge Road, adjacent to this site. The existing structure on this site is connected to
the public water system. Use of the public water system is required by County Code.
Public Wastewater System:
The public wastewater system is not available to serve the request site. The closest
extendable wastewater line is approximately two (2) miles east of this site. Use of the
public wastewater system is not required.
3 03 SN0239-MAY28-BOS
Private Septic System:
The Health Department must approve any new septic system or the expanded usage of an
existing septic system.
ENVIRONMENT
Drainage and Erosion:
The entire parcel drains to a small creek located on the rear quarter of the property. The
creek then drains north via other tributaries to Reedy Creek and then Kingsland Creek.
There are currently no on- or off-site drainage or erosion problems with none anticipated
after development.
PUBLIC FACILITIES
F1rP CPYvirt-
The Airport Fire/Rescue Station, Company Number 15, provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on fire and
EMS service.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on general office trip rates, development could
generate approximately 1,120 vehicles per day. These vehicles will be distributed along
Iron Bridge Road (Route 10), which had a 2001 traffic count of 28,871 vehicles per day.
The capacity of the four (4) lane section of Route 10 between Beulah Road and Route 288
is acceptable (Level of Service B) for the volume of traffic it currently carries.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right of
way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right of
way, measured from the centerline of Route 10, in accordance with that Plan. (Proffered
Condition 2)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal circulation (Division 5). Access to major
arterials, such as Route 10, should be controlled. There are several small parcels,
including the subject property, that front along the east side of Route 10 between
Whitepine Road and Reedy Creek. The Central Area Land Use Plan suggests that all of
these parcels would be appropriate for "Mixed Use Corridor" including residential
development, as well as professional, business, industrial and administrative offices.
There are two (2) existing crossovers on this section of Route 10; one (1) crossover that
4 03SN0239-MAY28-BOS
aligns Whitepine Road and one (1) located adjacent to the subject property. Parcels that
are located adjacent to crossovers should be developed so that access to that crossover is
provided to the surrounding area. Staff has developed an access plan for this area (see
attached).
The applicant has proffered that direct access from the property to Route 10 will be
limited to one (1) entrance/exit, and it will align the existing crossover on Route 10
(Proffered Condition 2). Proffered Condition 2 requires that an access easement be
recorded across the property to provide shared use of the Route 10 access with the
adjacent property to the north and south. There are two (2) existing single family homes
with direct access to Route 10 located on the subject property. It is the intent of this
condition that those single family driveways would remain until those parcels are
redeveloped for or serve as access to any non-residential use(s).
The traffic impact of this development must be addressed. Also located on the subject
property is a 1,700 square foot day care facility. The applicant has proffered that in
conjunction with any cumulative development on the property that would generate a
significant increase in traffic above the volume of traffic that is generated by the existing
day care facility, an additional lane of pavement will be constructed along Route 10 for
the entire property frontage (Proffered Condition 3). This condition would allow
approximately 6,700 square feet of general office space, or equivalent traffic generation,
to be developed on the subject property until the additional lane along Route 10 would be
required.
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
LAND USE
Comprehensive Plan:
The request property lies in an area designated as a Mixed Use Corridor on the Central
Area Plan. The Plan suggests the Mixed Use Corridor is appropriate for professional,
business, industrial and administrative offices, as well as residential developments of
various densities. The Plan also notes that nursery schools, child or adult day care
centers, kindergartens, hospitals and other places of assembly are not appropriate on Iron
Bridge Road between Kingsland Road and Route 288 due to the proximity to the Runway
Approach Surface at the County Airport.
5 03SN0239-MAY28-BOS
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and Corporate Office (0-2) and are
occupied by single family dwellings, office use, a public park or are vacant.
Zoning History:
The Board of Supervisors, upon favorable recommendations of the Planning
Commission, approved Conditional Uses to permit a day care center (The Little Play
School) on Tax ID 771-671-2640 (Case 79SO46) and to permit office uses on Tax ID
771-671-3152 (Case 81S036).
With approval of this zoning case, the existing uses to include the day care center and
single family dwellings will become legally non -conforming and as such are subject to
the requirements of Section 19-3 of the Ordinance.
Use Limitations:
As previously noted, the request property is designated as a Mixed Use Corridor within
the Central Area Plan. The Plan suggests office uses are appropriate on the request
property except that certain uses permitted in the Corporate Office (0-2) District such as
nursery schools, child and adult care centers, kindergartens, hospitals and other places of
assembly are not appropriate because of the proximity of the property to the Airport
Runway Approach Surface. Proffered Condition 1 prohibits these "assembly" uses.
Site Design:
The request property lies within an Emerging Growth Area. The purpose of the Emerging
Growth District Standards is to promote high quality, well-designed projects. Therefore,
redevelopment of the site must conform to the Emerging Growth District Standards of the
Ordinance which address access, parking, landscaping, architectural treatment, setbacks,
signs, buffers, utilities and screening of dumpsters and loading areas.
CONCLUSIONS
As conditioned, the proposed zoning and land use comply with the Central Area Plan which
designates the area as a Mixed Use Corridor where professional, business, industrial and
administrative offices as well as residential developments of various densities are appropriate.
Existing development standards further ensure quality development and land use compatibility
with existing and anticipated development within the surrounding area.
Given these considerations, approval of this request is recommended.
6 03 SN0239-MAY28-BOS
CASE HISTORY
Planning Commission Meeting (4/15/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gecker, Litton, Cunningham and Stack
ABSENT: Mr. Gulley
The Board of Supervisors, on Wednesday, May 28, 2003, beginning at 7:00 p.m., will take under
consideration this request.
7 03SN0239-MAY28-BOS
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