15SN0643
CASE NUMBER: 15SN0643
APPLICANT: Ironbridge Baptist Church
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: DALE
10900 Iron Bridge Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JULY 22, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JACK R. WILSON, III PLC
(804-425-9474)
Applicant’s Contact:
IRONBRIDGE BAPTIST CHURCH
(804-796-6868)
Planning Department Case Manager:
Darla Orr (804-717-6533)
APPLICANT’S REQUEST
Rezoning from Agricultural (A) and Light Industrial (I-1) to Neighborhood Business (C-2) with
Conditional Use Planned Development to permit an existing communications tower to remain
and to reduce buffer requirement along the western property boundary.
Commercial uses and retention of an existing 195 foot communications tower are planned.
(NOTES: A. Conditions may be imposed or the property owner may proffer conditions.
B. A condition, proffered conditions, a Textual Statement and Exhibits are located in Attachments 1 - 6)
RECOMMENDATION
PLANNING RECOMMEND APPROVAL
COMMISSION
JUNE 16, 2015
RECOMMEND APPROVAL
Neighborhood commercial land use complies with
Comprehensive Plan
Existing communications tower has no apparent adverse
STAFF
impacts on area properties
As conditioned, addresses impacts of uses on area
development
Buffer reduction adjacent to waste transfer station appropriate
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING -
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: NEIGHBORHOOD BUSINESS
The designation suggests the property is appropriate for commercial uses (located completely within
enclosed buildings) that serve neighborhood-wide trade areas.
Map 3: Surrounding Land Uses & Development
Ironbridge
Baptist Church
Existing and anticipated
multifamily residential
and commercial use
Existing communications
tower
Existing waste
Ironbridge Rd
transfer station
Existing and anticipated
commercial and
industrial use
Landfill Dr
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezone 8.7 acre tract to Light Industrial (M-1)(part of
the subject property) with Conditional Use Planned
Development to permit use and bulk exceptions
APPROVED
86SN0102
Commercial/industrial complex planned
10/22/1986
Conditions addressed uses, setbacks, architectural
treatment, lighting, screening, parking, landscaping,
signage and road improvements
Rezoneto Light Industrial (M-1) with Conditional Use
Planned Development plus amendment of
Conditional Use Planned Development on a 16.4
acre tract (part of the subject property)
APPROVED
87SN0141
11/25/1987
General commercial/industrial complex planned
Conditions addressed uses, setbacks, screening,
lighting, landscaping, parking, drainage and road
improvements
Conditional Use Planned Development and
98SN0216APPROVED Substantial Accord Determination to permit 195 foot
98PD0268 5/27/1998 communications tower
Conditions address fencing, treatment and cessation
PROPOSAL
Neighborhood Commercial Use
The applicants have indicated that rezoning is sought to permit development of a grocery store
and Neighborhood Commercial (C-2) uses. Uses identified in the chart below as “Prohibited Uses”
would not be permitted. Design guidelines are also outlined in the chart:
General Overview–Rezoning
Requirements Details
Textual Statement is master plan
Master Plan
Condition
Dry cleaning(pick up or drop off) and laundry and
pressing uses (including coin operated uses)
Massage clinics
Prohibited Uses
Funeral homes or mortuaries
Pet shops, including pet grooming
Proffered Condition 6
Design Standards (parking, lighting, Emerging Growth District Standards
setbacks, screening & signage) Zoning Ordinance
Grocery store similar to the elevations on Exhibit A
All other buildings compatible with Ironbridge
Architecture
Baptist Church
Proffered Condition 5 and Attachments4 and 5
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Exception to Buffer Requirement
With this request, the applicant is seeking relief to the fifty (50) foot buffer requirement along the
western property boundary, except where such boundary is adjacent to the existing 195 foot
communications tower. Approval of the buffer requirement is appropriate given:
Thewestern adjacent property, while zoned residentially, is occupied by a county-operated
municipal waste transfer station
The Comprehensive Plan suggests the adjacent property is appropriate for industrial land
use which includes moderate to intense manufacturing uses
The exception will permit future use of the Landfill Drive access
Communications Tower
Retention of an existing 195 foot communications tower is planned (Attachment 3). The
communications tower has existed on the property since 1998 with no known adverse impacts on
area properties. Proffered conditions would ensureno greater impact on the area:
General Overview – Communications Tower
Requirements Details
Maximum of 195 feet
Height
Textual Statement I.1
Gray or other neutral color
Design
Monopole
Textual Statement Items I.1. and 3
Daytime – medium intensity strobe
Nighttime – soft blinking lights
Lighting
Upward reflection
Textual Statement Items I. 3
Based enclosed by 6 foot fence designed to preclude
Security
trespassing
Textual Statement Item I.2
Permitted to Route 10 or Landfill Drive
Access
If relocated, must be approved during plans review
Textual Statement Item I.5 and Attachment 3
Must be removed if unused for 12 months
Cessation of Use
Textual Statement I.4
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Greg Smith (804-706-2012) smithgd@chesterfield.gov
This request will have a minimal impact on fire and emergency medical service (EMC).
Nearby Fire and 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
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and recommendations are
detailed in the chart below:
RecommendationApplicant’s Proposal
Right of Way Dedication
Offered as Recommended.
100 feet along Route 10 for property frontage.
Proffered Condition 1.
Vehicular Access Control
Offered as Recommended.
Two (2)accesses onto Route 10, shared with
Proffered Condition 2.
property to the north.
Road Improvements Offered as Recommended.
Proffered Condition 3.
Additional lane along Route 10 for property frontage.
Right turn lane along Route 10 at each site access.
Adequate left turn lane(s) along Route 10 at the
existing crossover that serves the property.
Sidewalk along Route 10 for property frontage.
Traffic signal modifications at the existing crossover
that serves the property.
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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)
Location of all proposed access points
must comply with Access Management
Regulation spacing standards between
entrances/intersections.
Limited parcel frontage does not permit
adequate spacing (495’ required) for a
second access to the site, in addition to
one located at the existing signalized
intersection, requiring VDOT evaluation
of an exception to those standards.
Recommend applicant consult with
VDOT on evaluation of the exception
prior to site plan submittal as
Department acceptance of a second
access is not guaranteed.
Proffered Condition 2
Subdivision Street Acceptance (24VAC30-91/92) -
Land Use Permit (24VAC30-151)
-
Summary
-
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W ATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 30” Yes
Wastewater No 8”Yes
The proposed use will have a minimal impact on the public water and 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 no comment on this request.
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CASE HISTORY
Applicant Submittals
04/27/2015 Application submitted
Community Meeting
06/10/2015 Discussion
No concerns with proposal
Questions about road improvements for other area development
Planning Commission Meeting
6/16/2015 Citizen Comments:
No one spoke to this request
Commission Discussion:
Dr. Brown noted the use is appropriate given the surrounding
commercial use and complies with Plan
Recommendation –APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT
1 AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 2
Motion: Brown Seconded: Waller
AYES: Gulley, Waller, Brown, Patton and Wallin
The Board of Supervisors on Wednesday, July 22, 2015, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
CONDITION
Note:
(STAFF/CPC) – Recommended by the Planning Commission and Staff
“STAFF/CPC” The Textual Statement, dated May 29, 2015, shall be considered the Master
Plan. (P)
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ATTACHMENT 2
PROFFERED CONDITIONS
Note:
(STAFF/CPC) – Recommended by the Planning Commission and Staff
“STAFF/CPC” 1. Dedication. Prior to any site plan approval, or within sixty (60) days of a
written request by the Transportation Department, whichever occurs
first, one hundred (100) feet of right-of-way, on the west 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 and for the benefit of Chesterfield County. (T)
“STAFF/CPC” 2. Access.Direct vehicular access from the property to Route 10 shall be
limited to two (2) entrances/exits. One (1) access shall generally be
located towards the northern property line, and the second access shall
generally be located midway of the Route 10 property line and align the
existing crossover on Route 10. The exact location of the accesses shall
be approved by the Transportation Department. Prior to final site plan
approval, an access easement, acceptable to the Transportation
Department, shall be recorded from Route 10 at the proposed Route 10
access that aligns the existing crossover on Route 10 to the adjacent
property to the north. (T)
“STAFF/CPC” 3. Road Improvements. To provide an adequate roadway system, the
Developer shall be responsible for the following road improvements. The
exact design and location of these improvements shall be approved by
the Transportation Department.
a.Construction of an additional lane of pavement along the
eastbound lanes of Route 10 for the entire property frontage;
b.Construction of additional pavement along the eastbound lanes of
Route 10 at each approved access to provide a separate right turn
lane;
c.Construction of additional pavement, if required, along the
westbound lanes of Route 10, as determined by the
Transportation Department to provide for adequate left turn
lane(s) at the existing crossover on Route 10.
d.Construction of a sidewalk to VDOT standards along Route 10 for
the entire property frontage;
e.Full cost of traffic signal modifications at the Route 10/private
drive intersection, if warranted, as determined by the
Transportation Department; and,
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f.Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the
improvements identified above. (T)
“STAFF/CPC” 4. Phasing Plan.Prior to any site plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 3, shall
be submitted to and approved by the Transportation Department. (T)
“STAFF/CPC” 5. Architecture. Any grocery store developed shall be substantially similar
to the elevations shown on Exhibit A, “Aldi Store TBD” dated November
12, 2014, and prepared by MS Consultants, Inc. The architectural
treatment of all other buildings, including materials, color and style, shall
be compatible with the church located on Tax ID 773-657-part of 4168.
(P)
“STAFF/CPC” 6. Prohibited uses. The following uses shall be prohibited on the Property:
a, Dry cleaning, pick-up and drop-off; coin-operated dry cleaning;
pressing; laundry and laundromat.
b. Massage clinics.
c.Funeral homes or mortuaries.
d.Pet shops, including pet grooming. (P)
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ATTACHMENT 3
TEXTUAL STATEMENT
May 29, 2015
Communications Tower. The existing communications tower identified on Attachment
I.
3 shall be permitted to remain subject to the following conditions:
1The tower shall be a monopole with a maximum height of 195 feet.
2. The base of the tower shall be enclosed by a minimum six (6) foot high fence,
designed to preclude trespassing.
3. The treatment, color and lighting system for the tower shall be as follows:
a.The tower shall be grey or another neutral color, acceptable to the
Planning Department.
If lighted, lighting during the daylight hours shall be limited to medium
b.
intensity strobe lights with upward reflection and lighting during night
time shall be limed to soft blinking lights. (P)
4.At such time that the tower ceases to be used for communications purposes for
a period exceeding twelve (12) consecutive months, the owner/developer shall
dismantle and remove the tower and all associated equipment from the
property.
Access to the tower shall be permitted from either Route 10 (Ironbridge Road) or
5.
Landfill Drive. If relocated from the location identified on Attachment 3, the
exact location and design of the access shall be approved at the time of plans
review. (P)
Buffers: Except where adjacent to the existing communications tower, there shall be
II.
no buffer required along the western boundary of the Property. (P)
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ATTACHMENT 4
EXISTING TOWER AND ACCESS
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ATTACHMENT 5
GROCERY STORE ELEVATION
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ATTACHMENT 6
ADJACENT IRONBRIDGE BAPTIST CHURCH
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