15SN0606
CASE NUMBER: 15SN0606 (AMENDED)
APPLICANT: Karl Johnson
CHESTERFIELD COUNTY, VIRGINIA
STAFF’SANALYSISMagisterial District: Bermuda
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
MARCH 11, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
KARL JOHNSON
(804-691-2918)
Planning Department Case Manager:
ROBERT CLAY (804-796-7122)
APPLICANT’S REQUEST
Rezoning from Agricultural (A) to Community Business (C-3) plus conditional use planned
development to permit exceptions to ordinance requirements relative to setbacks and buffers
(NOTES: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions and Textual Statementare located in Attachments 1and 2.)
RECOMMENDATION
RECOMMEND APPROVAL
Uses consistent with existing and anticipated area commercial
PLANNING
COMMISSION development
(2/19/15)
In anticipation of neighboring commercial uses, buffers and
setbacks unwarranted
RECOMMEND DENIAL
STAFF Does not comply with Comprehensive Plan
Setback and buffer exceptions premature without overall
development plan based on land aggregation
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
Does not comply with Plan. Specifically, fails to provide for:
a mix of commercial and higher density residential uses;
land aggregation and master planning to promote a mixed use
PLANNING
development; and
a coordinated plan of development to substantiate requested
setback and buffer exceptions.
FIRE-
CDOT-
VDOT-
UTILITIES-
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: COMMUNITY MIXED USE
The designation suggests the property is appropriate for an integrated mixture of concentrated commercial
and higher density residential uses located on tracts having sufficient size to accommodate such mixtures.
Map 3: Surrounding Land Uses & Development
Future Commercial use
(Kroger)
Garden Springs Apartments
Church
Commercial/Office uses
Iron Bridge Rd
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PLANNING
Staff Contact: Robert Clay(804-796-7122) clayr@chesterfield.gov
ZONING HISTORY
Case NumberBOS Action Request
Rezone Agricultural (A) to Community Business (C-3) plus
CUPD to permit exceptions to buffers on subject 1.6 acres
and an adjacent .8 acres zoned C-3. Prior to the
Commission’s consideration of the request, the applicant
Approvedwithdrew a previously requested setback exception along
12SN0217
(12/2012) the eastern property boundary. Proffered conditions
limited uses and hours of operation, and addressed
architectural treatment.
This property is located west of, and adjacent to, the
current request property.
PROPOSAL
The request property, whichwasoriginally part of a29 acre tract located to the north and east,
has been recently purchased by the applicantwith the intent of developing this property in
conjunction with adjacentzoned property to the west. Setback and bufferexceptions are
requested adjacent to the parent tract (Textual Statement, Attachment 2).
Proffered conditions limiting uses, hours of operation and architectural treatment are consistent
with those accepted on the adjacent C-3 zoning to the west (Case 12SN0217).Proffered elevations
offer architectural treatment similar to Chesterfield Meadows Shopping Center.
The requested setback and bufferexceptions and proffered conditions are as detailed in the below
chart and Attachments 1 and 2:
GeneralOverview
Requirements Details
Ordinance requires forty (40) foot setback andseventy-
five(75) foot buffer adjacent to Tax I.D. 774-658-2988.
Setbacksfor Buildings, Parking and
Buffers are inclusive of setbacks.
Drives; and buffers
Deletion of required setback and buffer requested
Textual Statement
Cocktail lounges, night clubs and liquor stores prohibited
Uses
Proffered Condition2
Prohibited between 11 p.m. and 6 a.m.
Hours of Operation
Proffered Condition 3
Emerging Growth with Federalist and Colonial
Architectural Treatment
architectural features;conformance with elevations
Proffered Condition 4
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The Comprehensive Plan suggests properties bound by Centralia Road to the north, Iron Bridge
Parkway to the south, Iron Bridge Boulevard to the east and Iron Bridge Road to the west are
appropriate for an integrated mixture of concentrated commercial and higher density
residential uses located on tracts having sufficient size to accommodate such mixtures.
Partitioningthe remaining agriculturally-zoned property within this Community Mixed Use area
for strip commercial developmentis not in keeping with the recommendations of the
Comprehensive Planand inhibits the achievement of a coordinated mixed use development.In
addition, relief to required setbacks and bufferswithout the benefit of a development plan for
the remaining undeveloped properties is premature given the possibility that adjacent property
may develop for residential uses.The Zoning Ordinance would require a setback and buffer on
commercially-zoned property adjacent to property zoned or planned for residential
development.
A conceptual development plan has been offered by the applicant for informational purposes,
only. (Attachment 4)
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Greg Smith (804-706-2012)smithgd@chesterfield.gov
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
Nearby Fire and Emergency Medical Service (EMS)Facilities
Fire Station The Chester Fire Station, Company Number 1
EMS Facility The Chester Fire Station, Company Number 1
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037)banksj@chesterfield.gov
Staff Contact: Steve Adams (804-751-4461) adamss@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifiescounty-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and it is anticipated to be
minimal.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT Land Use Regulations
-
Traffic Impact Analysis (24VAC30-155)
-
Access Management (24VAC30-73)
-
Subdivision Street Acceptance (24VAC30-91/92)
-
Land Use Permit (24VAC30-151)
VDOT has no comment on this case.
Summary
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Sizeof Existing LineConnection Required by County Code?
Serviced?
WaterNo8”Yes
WastewaterNo8”Yes
Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Doug Pritchard (804-748-1028)pritchardd@chesterfield.gov
Environmental Engineering has not comment on this request.
CASE HISTORY
Applicant Submittals
11/5/14Application submitted
12/21/14Revised proffers and Textual Statement were submitted
1/15/15Application Amended. Revised proffers and Textual Statement were submitted.
2/13/15Revised Proffered Condition and elevations weresubmitted
Community Meeting
Issues Discussed:
Match Chesterfield Meadows Architecture
Access through property to larger remaining A parcel
1/12/15
Elimination of buffer
Elevations
Planning Commission
1/20/15Action -Deferredto February 17, 2015
2/17/15The Planning Commission meeting scheduled for February 17, 2015 was
rescheduled to February 19, 2015 due to inclement weather.
2/19/15 Citizen Comments
No citizens spoke to this case.
Commission Discussion
The Commission noted their support for this case:
Community meeting was conducted; no opposition
Property would be assembled with adjacent C-3 tract as one
development
Consistent with existing and anticipated area commercial development
Buffers and setbacks unwarranted
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Patton; Seconded: Waller
AYES:Gulley, Waller, Brown, Patton and Wallin
The Board of Supervisors on Wednesday, March11, 2015, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“CPC” – Recommended by thePlanning Commission
(CPC) 1. The Textual Statement, dated January 15, 2015, shall be considered the
master plan for the setback and buffer along the eastern property line of
the site. (P)
(CPC) 2. The following uses shall not be permitted:
a.Cocktail lounges and nightclubs
b.Liquor stores (P)
(CPC) 3. No use shall be open to the public between the hours of 11 p.m. and 6
a.m. (P)
(CPC) 4.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. Further, any
buildings shall be in general conformance with the elevations in Attachment
3 entitled “Proposed Elevations for Retail Space; 10901-11001 Ironbridge
Road” dated June 17, 2014, relative to architectural style, materials, colors,
details and other design features. The exact building treatment shall be
approved at the time of site plan approval. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
15SN0606
TEXTUAL STATEMENT
November 5, 2014
December 19, 2014 (Revised)
January 15, 2015(Revised)
Setback adjacent to Tax I.D. 774-658-2988: There shall be no setback or buffer from the
property identified as Tax I.D. 774-658-2988.
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ATTACHMENT 3
CONCEPTUAL ELEVATIONS
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ATTACHMENT 4
CONCEPTUAL DEVELOPMENT PLAN
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