91SN0200July 24, 1991BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0200
Henry E. Myers, Jr.
Matoaca Magisterial District
Southwest line of Iron Bridge Road
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
Commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval, subject to the applicant addressing the transportation
concerns, as outlined herein. This recommendation is made for the following
reasons:
The applicant has failed to address the transportation concerns
outlined in the Transportation Section of this "Request Analysis and
Recommendation." If these concerns are not adequately addressed,
denial of this request would be appropriate.
Although the Central Area Land Use and Transportation Plan designates
the request property and surrounding area for office use, adjacent
properties to the southeast, east and west have been zoned and
developed commercially. Therefore, the proposed Community Business
(C-3) zoning and land uses conform to area zoning and development
trends.
Adjacent property to the southwest is zoned Agricultural (A) and is
currently vacant; however, it is anticipated that this property will
eventually be developed for residential uses. Access for any
residential development on this property is required, by conditions of
a previous zoning, to be provided to Greenyard Road (Case 89SN0104).
Therefore, the proposed commercial zoning and land use on the request
property should have a minimal impact on future residential
development on this adjacent property.
The development standards of the "new" Zoning Ordinance and the
proffered conditions ensure quality development and further ensure
land use compatibility with future area residential development on
adjacent property to the southwest.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMEIfDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY TI{E
PLANNING COMMISSION,)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The following uses shall be excluded from the permitted C-3
USES:
Me
g.
h.
i.
Cocktail lounges and nightclubs
Fraternal uses
Hospitals
Hotels
Laboratories
Pawn shops and second-hand shops
Taxidermies
Theaters
Commercial kennels
(STAFF/CPC) 2.
(STAFF/CPC) 3.
The architectural treatment of all buildings shall be
similar to, and equal in quality to, Chesterfield Meadows
West Shopping Center. Detailed renderings depicting these
requirements shall be submitted to the Planning Department
for approval in conjunction with the site plan review.
Public sewer shall be used.
(STAFF/CPC) 4.
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,
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
2 91SN0200/PC/JULY24M
Fire Chief determines substantially reduces the need
for County facilities otherwise for the protection.
(STAFF/CPC)
Access to Iron Bridge Road shall be limited to the existing
site road that serve the Chesterfield Meadows West Shopping
Center located towards the southern property line; a
right-turn-in only on Iron Bridge Road located approximately
250 feet north of the site road's intersection with Iron
Bridge Road; and one (1) additional entrance/exit located
approximately midway between Iron Bridge Road's
intersections with Centralia and Krause Roads. The exact
location of accesses shall be approved by the Transportation
Department.
(STAFF/CPC)
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 Iron Bridge Road for the
entire property frontage to provide a turn lane.
bo
Construction of additional pavement and curb and gutter
along the existing site access road at its intersection
with Iron Bridge Road to improve the radius along the
in-bound lane (i.e., northwest corner of intersection).
Closing the existing crossover on Iron Bridge Road
adjacent to the property, unless otherwiJe approved by
the Transportation Department.
(STAFF/CPC)
(STAFF/CPC)
Full cost of any traffic signal modifications warranted
by the proffered improvements, excluding relocation of
the pole or upgrade to mast arms, at the Centralia
Road/site road/Iron Bridge Road intersection.
Prior to any site plan approval, a phasing plan for required
road improvements shall be submitted to, and approved by,
the Transportation Department.
The existing spring site may be renovated and restored. The
existing spring site shall not be eliminated by the
development of this property..
GENERAL INFORMATION
Location:
Southwest line of Iron Bridge Road, across from Centralia Road. Tax Map
95-12 (t) Part of Parcel 44 (Sheet 31).
3 91SN0200/PC/JULY24M
Existing Zoning:
A, and A with Conditional Use Planned Development
Size:
3.0 acres
Existing Land Use:
Office or vacant
Adjacent Zoning & Land Use:
North - A, and A with Conditional Use; Commercial or vacant
South - A; Yacant
East - B-B; Commercial
West - B-1 with Conditional Use Planned Development; Office and commercial
PUBLIC FACILITIES
Utilities
Water:
Use of the public water system is required by Ordinance (Chapter 20,
Article II) and intended. Adequate flow and pressure should be
available to supply the domestic and fire protection needs for the
proposed uses.
Wastewater:
Use of the public wastewater system intended (Proffered Condition 3)
and may be required by Ordinance, if proposed uses utilize more than
3,000 gallons of water per day.
Drainage and Erosion:
Drains southwest and ultimately to Swift Creek via tributaries and a
downstream pond (Tyler's Pond). Existing downstream pond experiencing silt
build-up and, due to on-site conditions, the existing dam spillway on this
pond is not functioning. Dam failure could occur from additional runoff
due to development of the request property. On-site retention/detention
should be utilized, based upon a ten (10) year post-development storm event
and a two (2) year pre-development release rate. Off-site easements and
drainage improvements may be required.
Fire Service:
Chester Fire Station, Company #1. Provide County water flows and fire
hydrants for fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
4 91SN0200/PC/JULY24M
The proposed zoning and land uses will generate additional need for fire
protection services. Proffers have been received to address this need.
(Proffered Condition 4)
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on fast-food
restaurant with drive-through window trip rates, development could generate
approximately 3,793 average daily trips. These vehicles will be
distributed along Iron Bridge Road (Route 10) which had a 1989 traffic
count of 23,100 vehicles per day.
The Thoroughfare Plan identifies Iron Bridge Road as a major arterial with
a recommended right of way width of 120 to 200 feet. The applicant is
unwilling to dedicate 100 feet of right of way, measured from the
centerline of Iron Bridge Road, in accordance.with that Plan.
Development of this property must adhere to the Zoning Ordinance relative
to access and internal circulation (Article 7). There is an existing
crossover along Iron Bridge Road between the intersections of Krause Road
and Centralia Road. In accordance with the approved crossover plan, the
applicant has proffered to close that existing crossover. (Proffered
Condition 6. c.)
In conjunction with development of the adjacent property to the south
(i.e., Chesterfield Meadows West Shopping Center), a site access road was
constructed on the subject property aligning the Centralia/Iron Bridge
Roads intersection. The applicant has proffered that direct access to Iron
Bridge Road will be provided via the site access ~oad; an entrance/exit
located approximately midway between the intersections of Krause Road and
Centralia Road; and a right-turn in-only entrance located approximately 250
feet north of the Centralia Road/site access road/Iron Bridge Road
intersection. (Proffered Condition 5)
Mitigating road improvements must be provided for the requested densities
to achieve an acceptable level of service. The applicant has proffered to
construct the following: additional pavement and curb and gutter along
Iron Bridge Road for the entire property frontage; additional pavement and
curb and gutter along the existing site access road to improve the radius
in the northwest corner which will provide a four-lane typical section at
its intersection with Iron Bridge Road; and full cost of signal
modification at the Centralia Road/site access road/Iron Bridge Road
intersection excluding relocation of any poles or upgrade to mast arms
(Proffered Condition 6). However, the applicant has not agreed to provide
a right-turn lane along Route 10 at each approved access.
Without a commitment to dedicate right of way along Iron Bridge Road and
provide right-turn lanes, the Transportation Department cannot support this
request.
5 91SN0200/PC/JULY24M
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation
plan, which designates the property for office use.
Area Development Trends:
Property along this portion of Iron Bridge Road is zoned agriculturally or
commercially and is occupied by a mix of office and commercial uses or
remains vacant.
Zoning History:
On February 7, 1973, the Board of Zoning Appeals granted a special
exception on the request property to permit a two-family dwelling (Case
73A018).
On July 24, 1972, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved a Conditional Use Planned Development
to permit conversion of the previously approved two-family dwelling to
office use (Case 74S079).
Site Design:
The request property lies within an Emerging Growth Area. Within Emerging
Growth Areas, uses that have drive-in windows and uses with gasoline pumps
are only permitted when incorporated into a project of one (1) or more
parcels with an aggregate size of ten (10) acres or more. The request
property consists of three (3) acres; however, access to Iron Bridge Road,
for the request property and the adjacent shopping center to the south
(Chesterfield Meadows West), is designed to be shared. The combined
acreage of the request property and adjacent shopping center exceeds the
ten (10) acre requirement.
Architectural Treatment:
In addition to the requirements of the Zoning Ordinance, the applicant has
proffered that all buildings will be similar to, and equal in quality to,
Chesterfield Meadows West Shopping Center, located on adjacent property to
the southeast. (Proffered Condition 2)
Buffers & Screening:
Adjacent property to the south is zoned Agricultural (A) and is currently
vacant. The Plan designates this property for residential use. Therefore,
the Zoning Ordinance requires a seventy-five (75) foot buffer along the
southern boundary of the proposed Community Business (C-3) tract, adjacent
to this agriculturally zoned property.
91SN0200/PC/JULY24M
Conclusions:
Although the Central Area Land Use and Transportation Plan designates the
request property for office use, adjacent properties to the east and west
have been zoned and developed commercially. The proposed Community
Business (C-3) zoning and land use conform to area zoning and development
trends.
In addition, although adjacent property to the south is zoned Agricultural
(A) and is currently vacant, it is anticipated that this adjacent property
will eventually be developed for residential uses. Access for any
residential development on this adjacent property is required, by
conditions of a previous rezoning, to be provided to Greenyard Road (Case
89SN0104). As a consequence, residential development would be oriented
away from commercial development along Iron Bridge Road and towards
existing residential development to the south.
Given access ~equirements, the development standards of the "new" Zoning
Ordinance and the proffered conditions, quality development and land use
compatibility, with future area residential development on adjacent
property to the south, can be ensured. However, as noted herein, the
applicant has failed to adequately address transportation issues, as
discussed in the Transportation Section of this "Request Analysis and
Recox~endation." Approval of this request would only be appropriate if the
transportation impacts are adequately addressed.
CASE HISTORY
Planning Commission Meeting (6/18/91):
The applicant indicated that installation of an additional lane of
pavement, in excess of that already proffered, along Route 10 plus
dedication of additional right of way along Route 10 would render
development uneconomically feasible.
The Transportation Department stated that the requested improvements are
necessary to facilitate anticipated traffic flows in the area.
Mr. Belcher stated that the additional improvements requested by the
Transportation Department were excessive and, in his opinion, not
exclusively necessitated by this development.
The applicant agreed to preserve the historic spring site which is located
on the property.
On motion of Mr. Belcher, seconded by Mr. Perkins, the Commission
reco~nended approval of this request and acceptance of the proffered
conditions on pages 2 and 3.
AYES: Messrs. Warren, Perkins, Belcher and Mrs. Boisineau.
ABSTAIN: Mr. Miller.
7 91SN0200/PC/JULY24M
Applicant (7/1/91):
The applicant submitted Proffered Condition 8 in writing.
The Board of Supervisors on Wednesday, July 24, 1991, beginning at 2:00 p.m.,
will take under consideration this request.
91SN0200/PC/JULY24M
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THIS PLAT DOE% NoT E'EFLECT THE
ADDiTiONAL E~IGHT OF WAY TAKEN
FOR TI-IF_ 9klIDENING OF I~OUTE I0
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