16SN0685
CASE NUMBER: 16SN0685
APPLICANT: Ironbridge Road Properties, LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
12240 & 12250 Iron Bridge Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
AUGUST 24, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JACK R. WILSON, III, PLC
(804-425-9474)
Applicant’s Contact:
IRONBRIDGE ROAD PROPERTIES
(804-717-5000)
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
APPLICANT’S REQUEST
Rezoning from Corporate Office (O-2) to Neighborhood Business (C-2) plus conditional use
planned development to permit exceptions to ordinance requirements relative to buffers and
setbacks.
Commercial uses as limited by Proffered Condition 1 are planned. Setback and buffer reductions
are requested along the southern property boundary.
Notes:
A.Since the Commission’s consideration of this request, the applicant has revised Proffered Condition 1 and
the Textual Statement as outlined in Attachments 1 and 2.
B.Conditions may be imposed or the property owner may proffer conditions.
C.Proffered conditions and Textual Statement are located in Attachments 1 and 2.
RECOMMENDATIONS
PLANNING RECOMMEND APPROVAL
COMMISSION
(7/19/2016)
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS (CONTINUED)
RECOMMEND APPROVAL
While the Comprehensive Plansuggests the property is
appropriate for a mix of office and residential uses, the
proposed C-2 zoning is consistent with neighboring commercial
zoning along Iron Bridge Road
STAFF
Proffered limitations on uses, hours and access provide for
appropriate land use transition on eastern edge of existing
commercial center
As conditioned, Ordinance exceptions minimize impactson
neighboring residential use
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan-Chester Special Area Plan
Classification: Office/Residential Mixed Use
The designation suggests the property is appropriate for professional and administrative offices, with residential develo
of varying densities, but not new multifamily, or townhouses unless age-restricted.
Supporting retail and service uses are appropriate when part of a mixed use center of aggregated acreage under a
development plan with access to intersecting transportation corridors.
Map 3: Surrounding Land Uses & Development
Iron Bridge Rd
Commercial
Office
W. Booker Blvd
Single family residential –
Carver Home Sites Subdivision
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PLANNING
Staff Contact: Jane Peterson (804-778-1045) petersonj@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezone R-7 to O-2 with conditional use of 1 acre, R-7 to O-2
of 0.8 acres and C-3 to C-3 of 9.1 acres, all with conditional
use planned development to permit ordinance exceptions.
Approved
Within the O-2 portion that is subject of current request,
05SN0276
(08/2005)
limitations included:
O-2 uses plus bank
No access to West Booker Boulevard
Setbacks (and buffers)per Ordinance
PROPOSAL
Neighborhood Business (C-2) uses are proposed. As proffered, certain C-2 uses have been
excluded that, based on the potential level of activity, may be considered incompatible with the
neighboring residential uses. While the Ordinance does not limit hours of operation for uses in the
C-2 District, hours have been restricted in consideration of neighboring residential development.
These hours are consistent with Ordinance limitations found in Neighborhood Office (O-1) and
Convenience Commercial (C-1) Districts.
The following chart provides an overview of the applicant’s proposed limitations:
General Overview
Requirements Details
Neighborhood Commercial (C-2), with exclusions such as
convenience store, gasoline sales, veterinary clinics,
Uses
among others noted.
Proffered Condition 1
Not open to public between 9:00p.m. and 6:00 a.m.
Hours of Operation
Proffered Condition 5
Exceptions are requested to building and parking setbacks, and buffers adjacent to the Residential
(R-7) property to the south. These exceptions include provisions for reduction or elimination of
setbacks and buffers should this adjacent residential property be rezoned and/or redeveloped for
non-residential use. The chart on the following page provides an overview of these exceptions.
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Ordinance Exceptions
Requirements Details
Ordinance requires thirty (30) feet adjacent to
residential (Emerging Growth)
Building & Parking Setbacks
Reduction to twenty (20) feet proposed adjacent to
residential
Textual Statement Item 2
Ordinance requires fifty (50) feet adjacent to
residential, planted with 1.5 times Perimeter
Landscape C
Reduction to twenty (20) feet proposed adjacent to
residential, planted with 1.5 times Perimeter
Buffers
Landscape C and supplemented with 6 foot wood or
vinyl privacy fence
Said fence is to tie into existing commercial fence to
west so as to tighten separation between commercial
and adjacent residential properties
Textual Statement Item 1
While suggesting a mix of office and residential uses at this location,the Comprehensive Plan
recognizes the importance of effective transitions between commercial, office and residential
land uses, to include parcel aggregation, access limitations and topographical features or
natural breaks. As proffered, access to the request property will be provided only through the
existing commercial development to the west. This development aggregation, combined with
proffered limitationson uses and hours, provides an appropriate land use transition on the
eastern edge of this existing commercial center.
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station
EMS Facility
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.
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
Vehicular Access Control.
Offered as Recommended
No access to
Iron Bridge Road(Route 10).
Proffered Condition 2
Vehicular Access Control.
Offered to address
No access to
West Booker Boulevard.
neighborhood concerns.
Proffered Condition 2
Road Improvements.
Offered as Recommended
A sidewalkalong Route 10 for the entire property
Proffered Condition 3
frontage.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT has no comment on this request.
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WATER 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/Yes 16”Yes
Wastewater Yes 8”Yes
Utilities Issues
Tax ID 780-652-2380 is currently connected to public water. There is an
existing easement for wastewater from existing lot line to existing
manhole on the western side of parcel for connection. The proposed
request will not impact the public water and wastewater systems.
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Located within the Lower Swift Creek and Proctors Creek
Watersheds
Geography
Drains east-southeast through Carver Home Sites Subdivision and
under Carver Heights Drive through tributaries to Ashton Creek
Off-site drainage problems exist through Carver Home Sites
Subdivision, as the roadside ditches are inadequate with little or
no grade
Any stormwater drainage that will discharge to the eastern or
southern boundary into Carver Home Sites Subdivision, either the
drainage shall be retained and released at a rate that can be
Drainage
handled by the existing storm sewer system
Improvements to the downstream storm sewer system needed to
handle this development shall be made, or the stormwater
runoff shall be diverted away from Carver Home Sites into
existing facilities related to previously developed portions of the
land area for this development
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CASE HISTORY
Applicant Submittals
2/3/16 Application submitted
3/15, Revised proffered conditions and textual statement submitted
3/28, 4/5,
4/14, 4/19
& 5/9/16
7/20/16 A revised proffered condition and textual statement submitted clarifying buffer
planting density
Community Meetings
4/13/16Issues Discussed:
Overview of proposed uses, access limitations and buffer/setback
reductions
Attendees requested consideration of the following:
A fencing plan that would preclude trespassing onto adjacent residential
property
Limitationon hours of operation
7/13/16Issues Discussed:
Applicant provided overview of changes to proffered conditions based
on input from first community meeting
Attendees noted concerns relative to potential impacts on Carver Home
Sites neighborhood, to include traffic, real estate taxes and
redevelopment pressures
Planning Commission Meetings
5/17/16
Citizen Comments
Several citizens spoke to the deferral, noting an interest in participating in
the planned community meetingand future public hearing.
Commission Discussion
Mr. Sloan noted that as a result of recent feedback received on the case, an
additional community meeting was warranted.
Action – DEFERRED TO JULY 19, 2016 ON COMMISSION’S MOTION
AND WITH THE APPLICANT’S CONSENT
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Planning Commission Meetings(Continued)
7/19/16
Citizen Comments
There was opposition present to the request. Those opposed noted
concerns relative toimpacts of the proposed development on the Carver
Homes Sites subdivision, to include
preservation of long-standing community experiencing recent home
construction
increased traffic
impacts on property values
lack of enhancement to neighborhood
Commission Discussion
In response to the Commission’s questions, the applicant noted no prospective
tenant has been identified for the property; two community meetingswere
held; and proffers for fencing and hours of operation resulted from arequest of
neighboring residential owners.
Mr. Sloan noted through the community meetings, he understands the position
of the adjacent residential land owners on the request; that a focus of the
ComprehensivePlan update needs to be creating effective land usetransitions
between non-residential uses and adjacent to older neighborhoods; and in
comparing the current O-2 and proposed C-2 zoning requirements, as proffered,
he believes the performance of the property will not materially change given
restrictions on access, uses, fencing and buffer density.
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Freye
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, August 24, 2016, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Notes:
A.The following conditions were recommended by the Planning Commission only
B.On July 20, 2016, the applicant revised Proffered Condition 1 and the Textual Statement.
The original Proffered Condition 1is notated with “(CPC)” and is followed by the proffer
revision, notated with “(MODIFIED)”. This modification is a clarification in the Textual
Statement (referenced by Proffered Condition 1) relative to the planting density within
the required buffer. Originally, the Textual Statement referenced Perimeter Landscape C.
This has been corrected to one and one-half (1.5) times Perimeter Landscape C, noted in
bold and underlined in the Textual Statement. Staff finds this modification to be reflective
of the intent understood by both staff and the Planning Commission forthe buffer
planting density; therefore, should the Board wish to approve this request, the language
of the modified proffer is acceptable.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
1.(CPC) The master plan shall be that set forth in theTextual Statement dated May 9,
2016. (P)
1.(MODIFIED) The master plan shall be that set forth in the Textual Statement dated July
20, 2016.(P)
2.Access. No direct vehicular access shall be provided to Iron Bridge Road (Route 10) or
West Booker Boulevard. Access to the Property shall be through the adjacent
properties located at Tax IDs 779-652-9791 and 780-652-0565. (T)
3.Road Improvements. Prior to the issuance of an occupancy permit, the following road
improvement shall be completed, as determined by the Transportation Department:
a.Construction of a sidewalk along Route 10 for the entire Property frontage.
b.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvement identified above. (T)
4.Prohibited Uses. The following uses shall be prohibited:
a.Automobile accessory store;
b.Automobile Self-Service Station;
c.Automobile Self-Service Station, Unmanned;
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d.Convenience store;
e.Grocery store;
f.Department store;
g.Drug Store;
h.Dry Cleaning Pick Up, Drop Off and Coin Operated;
i.Funeral homes or mortuary;
j.Furniturestore;
k.Gasoline Sales;
l.Health club;
m.Laundromat;
n.Meat or seafood market;
o.Rental of health and party equipment;
p.Rental of small home hardware, tools and equipment;
q.Sporting goods sales;
r.Toy store; and
s.Veterinary clinic. (P)
5. Uses shall not be open to the public between 9:00 p.m. and 6:00 a.m. daily. (P)
6.Drainage: For any stormwater drainage that will discharge to the eastern or southern
boundary into Carver Heights Home Subdivision, either the drainage shall be retained
and released at a rate that can be handled by the existing stormsewer system,
improvements to the downstream stormsewer system needed to handle this
development shall be made, or the stormwater runoff shall be diverted away from
Carver Home Sites into existing facilities related to previously developed portions of the
land area in this zoning case. (EE)
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ATTACHMENT 2
TEXTUAL STATEMENT
Date: July 20, 2016
Except where otherwise stated below and in the proffered conditions, development
shall conform to the requirements for C Districts in an Emerging Growth District Design
Area:
1.A 20 foot buffer planted with 1 ½times Perimeter Landscaping C shall be provided
along the southern property line adjacent to Tax ID 780-652-1666. Within this
buffer, a six (6) foot tall vinyl or wooden privacy fence shall be installedthe full
length of the buffer, and shall tie into the fence located on Tax ID 780-652-0565. The
exact design and treatment of the fence and landscaping within the buffer shall be
approved by the Planning Department in conjunction with site plan approval. The
fence shall be maintained in good condition and appearance.
This buffer requirement shall be eliminated if Tax ID 780-652-1666 is zoned for a
nonresidential use.
2.The building and parking setback along the southern property line adjacent to Tax ID
780-652-1666 may be reduced to 20 feet provided such reduction still
accommodates the required buffer. However, if Tax ID 780-652-1666 is zoned for a
nonresidential use, these setbacks may be reduced to 10 feet with planting of
Perimeter Landscaping B; or if Tax ID 780-652-1666 is zoned for a nonresidential use
and developed as part of the project on the subject property, these setbacks shall be
eliminated
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