91SN0161J~ne-26~-~99~-BS
July 24, 1991BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0161
Ukrops Supermarkets, Inc.
Dale Magisterial District
Northwest quadrant of Iron Bridge
and Halls Run Roads
REQUEST: Rezoning from Office Business (0) to Community Business (C-3).
PROPOSED LANDUSE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF TI~]~ PROFFERED CONDITIONS ON PAGES 2, 3 AND
4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ae
Although the Central Area Land Use and Transportation Plan designates
the property for medium density residential and office uses, the
property is currently zoned Office Business (0) with Conditional Use
Planned Development to permit a limited number of cox~ercial use
exceptions. This portion of the Iron Bridge Road corridor is
characterized by a mix of office, commercial and public/semi-public
zoning and land uses. The proposed zoning and land uses conform to
area zoning and development patterns.
Property southwest of the request site, at the intersection of Halls
Run and Sambar Roads, has recently been zoned to Neighborhood Office
(O-1) to provide an appropriate transition between anticipated office
and commercial uses on the request property, commercially zoned
property east of the O-1 tract, and existing residential development
in Deerfield Estates Subdivision. It is anticipated that 0-1 zoning
will occur on the remaining property along Halls Run Road, southwest
of the request site.
The proposed zoning and land uses are compatible with adjacent B-2
zoning to the south.
(STAFF/CPC)
(STAFF/CPC)
aa.
Recreational establishments, commercial-indoor.
Material reclamation receiving centers.
Office warehouses.
Motor vehicle washes.
Direct access to Route 10 shall be limited to one (1)
entrance/exit. This access shall be designed and
constructed to be shared with the adjacent property located
in the Southwest corner of the Courthouse Road
Relocated/Route 10 Intersection. Upon request by the
Transportation Department, access easement(s) acceptable to
the Transportation Department, shall be granted to ensure
shared access.
To provide for an adequate roadway system at the time of
complete development, the developer shall be responsible for
the following.
Construction of additional pavement and curb and gutter
along the Southbound lanes of Route 10 to complete the
third through lane across the entire property frontage
plus a separate right turn lane at the approved access.
Construction of a concrete sidewalk along Route 10 for
the entire property frontage, concurrent with
installation of pedestrian crosswalks/signal at the
Courthouse Road relocated/Route 10 intersection by
others.
Construction of additional pavement along the Eastbound
lanes of Courthouse Road relocated at the approved
access to provide a right turn lane.
Construction of a left turn lane along the westbound
lanes of Courthouse Road relocated at the approved
access.
The developer shall dedicate, free and unrestricted, to
and for the benefit of Chesterfield County, any
additional Right of Way (or easement) required for the
improvements identified above.
Prior to any site plan approval, a phasing plan for the
required road improvements shall be submitted to and
approved by the transportation department.
Prior to obtaining a building permit, one of the following
shall be accomplished for fire protection:
For building permits obtained on or before June 30,
1991, the owner/developer shall pay to the County
$150.00 per 1,000 square feet of gross floor area. If
the building permit is obtained after June 30, 1991,
3 91SN0161/PC/JULY24I
PUBLIC FACILITIES
Utilities:
Water:
The request site lies within the Courthouse Pressure Zone, and water
is supplied by the Appomattox River Water Authority Treatment Plant.
A twelve (12) inch water main is located along the north side of the
request site. The results of a computer-simulated flow test indicate
that adequate flow and pressure should be available to supply the
domestic and fire protection needs of the proposed site. The use of
the public water system is required by Ordinance (Chapter 20, Article
II) and intended.
Wastewater:
The request site lies within the Kingsland Creek Drainage Basin and is
served by the Proctors Creek Wastewater Treatment Plant. A twelve
(12) inch wastewater line is located at the northeast corner of the
property along Iron Bridge Road. The results of a computer-simulated
hydraulic analysis indicate that adequate capacity is available to
support the proposed use. The use of the public wastewater system is
required by Ordinance (Chapter 18, Article XI, Section 20-194) if more
than 3,000 gallons of water are used per day. Use of public
wastewater is intended.
Drainage and Erosion:
The request property is extremely flat and poorly drained. Existing
outfalls may be inadequate. Drains south, under Halls Run Road and
ultimately to Swift Creek, north and east, under Courthouse and Iron Bridge
Roads and ultimately to Proctor's Creek. Watercourse between Sambar and
Deerfield Roads, south of the request site, is experiencing severe erosion
and, if drainage from the entire request site is directed to this
watercourse, erosion will be severely accelerated. Off-site drainage
easements and improvements may be necessary to accommodate increased runoff
from development on the request property.
The request property exhibits some wetlands characteristics. In
conjunction with first site plan submission, documentation from the Corps
of Engineers that development will be permitted with respect to wetlands
must be submitted to Environmental Engineering.
Fire Service:
Airport Fire Station, Company #15. County water flows and fire hydrants
must be provided for fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire
protection services. (Proffered Condition 4)
5 91SN0161/PC/JULY24I
the development standards of the' "new" Zoning Ordinance for office
commercial and industrial districts in Emerging Growth Areas.
Site Design:
The request property lies within the Iron Bridge Road Emerging Growth Area.
New construction must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters
and loading areas.
Architectural Treatment:
In addition to the architectural requirements of the Zoning Ordinance, the
applicant has proffered that all buildings will be similar to and equal in
quality to the Centre Court Office Building, located north of the request
property. (Proffered Condition 1)
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e.,
dumpsters, garbage cans, trash compactors, etc.) be screened from view of
adjacent property and public rights of way by a solid fence, wall, dense
evergreen plantings or architectural feature, be separated from any
residentially zoned property or any property being used for residential
purposes by the principal building, and that such area within 1,000 feet of
any residentially zoned property or property used for residential purposes
not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition,
sites must be designed and buildings oriented so that loading areas are
screened from any property where loading areas are prohibited and from
public rights of way.
Given the size and shape of the property coupled with frontage on three (3)
public roads, special consideration must be given to the screening of any
loading areas during site plan review.
Conclusions:
Although the Central Area Land Use and Transportation Plan designates the
property for medium density residential and office uses the property is
currently zoned Office Business (0) with Conditional Use Planned
Development to permit a limited number of commercial uses. In addition,
this portion of the Iron Bridge Road corridor is characterized by a mix of
office, commercial and public/semi-public zoning and land uses. The
proposed Community Business (C-3) zoning and land uses conform to area
development patterns. It should also be noted that property southwest of
the request site, at the intersection of Halls Run and Sambar Roads, has
recently been zoned to Neighborhood Office (0-1) to provide an appropriate
transition between anticipated office and commercial uses on the request
property, commercially zoned property east of the 0-1 tract, and existing
residential development in Deerfield Estates Subdivision. It is
anticipated that this pattern of transitional rezoning will continue along
Halls Run Road. Further, property immediately to the south is zoned to
7 91SN0161/PC/JULY24I
Planning Commission Meeting (5/21/91):
The applicant accepted the recommendation and further agreed to amend
Proffered Condition 2 to eliminate motor vehicle washes from the uses
permitted.
A representative of the adjacent property owner to the south (i.e., the B-2
property to the south) came forward and expressed concern that the proposed
zoning and land uses failed to comply with the Central Area Plan. He
further stated that the Zoning Ordinance requirements and proffered
conditions were not sufficient to properly guide development.
Mr. Miller stated that he felt the proposed development would be an asset
and quality project for the area.
On motion of Mr. Miller, seconded by Mr. Belcher, the Commission
recommended approval of this request and acceptance of the proffered
conditions on pages 2, 3 and 4.
AYES: Messrs. Warren, Perkins, Belcher and Miller.
ABSENT: Mrs. Boisineau.
Applicant (5/24/91):
A revised Proffered Condition 2 was submitted in writing to delete motor
vehicle washes from the uses permitted.
Board of Supervisors Meeting (6/26/91):
The applicant accepted the Planning staff's and Commission's
recommendation.
A representative of the adjacent property owner to the south expressed
concern that the proposed zoning would not be in compliance with the
Central Area Plan.
At the request of Mr. Daniel, the applicant agreed to a thirty (30) day
deferral to allow time for himself, the applicant and adjacent property
owners to meet and discuss the proposed zoning.
On motion of Mr. Daniel, seconded by Mr. Currin, the Board deferred this
case for thirty (30) days.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 24, 1991, beginning at 2:00 p.m.,
will take under consideration this request-
91SN0161 / PC/JULY24I
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UKROP'S SUPER MARKETS, INC.
91SN0161
7. There shall be no fuel dispensers located between Route
10 and the principal building associated therewith.
UKROP'S SUPER MARKETS, INC.
By:
The development standards of the "new" Zoning Ordinance and the
proffered conditions ensure quality development and land use
compatibility with area residential uses.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECO~NDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENq)ED BY THE
PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The architectural style of all buildings shall be similar to
and equal in quality to Centre Court Office Building located
opposite this site on Courthouse Road. Architectural plans
shall be submitted to the Planning Department for approval
in conjunction with site plan review. The Developer shall
notify all adjacent property owners prior to site plan
submittal.
(STAFF/CPC) 2.
The following uses shall be excluded from the permitted C-3
uses:
a. Automobile service stations.
b. Carpenter and Cabinetmakers offices and display room.
c. Contractors' offices and display rooms.
d. Electrical, plumbing or heating supply sales, service and
related display rooms.
e. Feed, seed and ice sales.
f. Fraternal uses.
g. Greenhouses or nurseries.
h. Hospitals.
i. Hotels.
j. Pawn shops and second hand stores.
k. Repair services including body, major engine and
transmission repair or motor vehicles.
1. Schools commercial, trade, vocational and training.
m. Taxidermist.
n. Theaters.
o. Commercial Kennels.
p. Automobile and motorcycle - sales and service.
q. Outside storage.
r. Frozen food locker and sales.
s. Funeral homes or mortuaries.
t. Occult sciences such as palm readers, astrologers, fortune
tellers, tea leaf readers, prophets, etc.
u. Rental of health and party equipment; and small home
hardware, tools and equipment.
v. Rest, nursing and convalescent homes and other group care
facilities.
w. Towers.
x. Temporary outdoor Christmas tree sales.
Y. Cocktail lounges and nightclubs.
z. Liquor stores.
2 91SN0161/PC/JULY24I
the amount of the required payment shall be adjusted
upward or downward by the same percentage that the
Marshall Swift Building Cost Index increased or
decreased between June 30, 1991, and the date of
payment. With the approval of the County's Fire Chief,
the owner/developer shall receive a credit toward the
required payment for the cost of any fire suppression
system not otherwise required by law which is included
as a part of the development.
or
The owner/developer shall provide a fire suppression
system not otherwise required by law which the County's
Fire Chief determines substantially reduces the need
for County facilities otherwise for the protection.
(STAFF/CPC)
There shall be no automobile self service stations or fast
food restaurants located along Courthouse Road.
(STAFF/C?C)
Fast food restaurant uses shall be limited to the Route 10
frontage.
GENERAL INFORMATION
Location:
South line of Courthouse Road and northwest quadrant of the intersection of
Iron Bridge and Halls Run Roads. Tax Map 79-15 (1) Parcel 32 (Sheets 22
and 31).
Existing Zoning:
0 with Conditional Use Planned Development
Size:
6.02 acres
Existin~ Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-TH, B-1 and O with Conditional Use Planned Development; Office or
vacant
South - R-15, 0-1, B-2 and B-2 with Conditional Use (to permit a restaurant
with drive-through window); Single family and two-family residential
or vacant
East A; Public/semi-public (Chesterfield County Courthouse)
West - R-15; Single family residential
91SN01617PC/JULY24I
Transportation:
This request will not limit development to a specific land use, therefore,
it is difficult to anticipate traffic generation. Based on a fast food
restaurant with drive through window and specialty retail trip rates,
development could generate approximately 3,943 average daily trips. These
vehicles will be distributed along Route 10, which had a 1989 traffic count
of 19,580 vehicles per day, and Courthouse Road Relocated and Old
Courthouse Road, which had 1991 traffic counts of 5,271 and 222 vehicles
per day, respectively.
Development of this property must adhere to the Zoning Ordinance relative
'to the access and internal circulation (Article 7). Mitigating road
improvements must be provided for the requested densities to achieve an
acceptable level of service. The applicant has proffered to construct: 1)
additional pavement and curb and gutter along Route 10 to complete the
third through lane for the entire property frontage, plus a separate right
turn lane at the approved access; 2) a concrete sidewalk along Route 10 for
the entire property frontage; and 3) left and right turn lanes along
Courthouse Road Relocated at the approved access (Proffered Condition 3).
At time of site plan review, specific recommendations will be provided
regarding access and internal circulation to include shared access with the
property in the southwest corner of the Courthouse Road Relocated/Route 10
intersection.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation
Plan, which designates the property for medium density residential (1.51 to
4.00 units per acre) and office uses.
Area Development Trends:
Properties along this portion of the Iron Bridge Road Corridor are
characterized by a mix of office, commercial, and public/semi-public zoning
and land uses.
Zoning History:
On September 23, 1981, the Board of Supervisors, upon a favorable
recommendation by the Planning Commission, approved rezoning with
Conditional Use Planned Development on the request property and property to
the north (Case 81S073) to permit a mixed use development with residential
townhouse, office, commercial and industrial uses (Halinda). The request
property was zoned Office Business (0); however, use exceptions, to permit
medical and dental offices; laboratories; family and child care centers;
public and private clubs; and indoor recreational, facilities, were granted
with the approval of Case 81S073. Conditions of zoning approval for Case
glS073 were designed to ensure quality development and land use
compatibility with area residential uses. These conditions were similar to
6 91SN0161/PC/JULY24I
permit a fast food restaurant. Given these considerations, plus the
development standards of the "new" Zoning Ordinance and the proffered
conditions, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/16/91):
There was opposition present.
At the request of the applicant, the Commission deferred this case for
thirty (30) days to allow the applicant an opportunity to meet with
adjacent property owners and discuss the proposal.
Staff (4/17/91):
The applicant was advised in writing that any new or revised information
should be submitted no later than April 22, 1991, for consideration at the
May 21, 1991, Planning Commission meeting.
Staff, Applicant, Dale District Commissioner, and ~Owners
Commercially Zoned Property South of the Request Site (4/23/91):
o f Adjacent
A meeting was held to discuss the proposal.
The adjacent property owners expressed concern that the requested
commercial zoning and land uses do not conform with the Central Area Plan
and suggested that the proposal should be more specific relative to uses
and development standards. The adjacent property owners also suggested
that the property should be zoned with a Conditional Use and that site
plans should be submitted to the Planning Commission for approval.
The applicant agreed to amend the proposal to exclude additional uses and
to require notification of adjacent property owners of the time of site
plan submission to the Planning Department.
Applicant (4/26/91):
The applicant submitted revised proffered conditions as discussed herein.
Specifically, Proffered Condition 1 was revised to require the applicant to
notify all adjacent property owners of the date of site plan submission to
the Planning Department. Proffered Condition 2 was modified to exclude
additional uses.
8 91SN0161/PC/JULY24I