84S082November 28, 1984 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
84S082
Pioneer Financial Services
Matoaca Magisterial District
Southeast quadrant of Iron Bridge and Centralia Roads
REQUEST:
Rezoning from Agricultural (A) and Office Business (O) to Conve-
nience Business (B-l) of 11.65 acres; from Convenience Business
(B-i), Residential (R-12) and Residential Townhouse for Sale (R-TH)
to Office Business (O) of 5.4 acres; and from Residential Townhouse
for Sale (R-TH) to Residential (R-12) of 14.7 acres; plus Condi-
tional Use Planned Development to permit use and bulk exceptions.
RECOMMENDATION
Recommend approval of reconfiguration of zoning lines and amendment of
previously imposed conditions relative to house size as stated in the
following conditions for these reasons:
Am
Be
Reconfiguration of the zoning classifications as proposed by this
application will be compatible with area development, provided the
conditions stated herein are imposed.
The Textual Statement assures preservation of the historically and
architecturally significant structure of Wrexham.
Dwelling sizes, as proposed by this application, are compatible with
typical house sizes in Courthouse Green South and the proposed town-
house in the Halinda project.
II.
Recommend denial of the request to allow the Convenience Business (B-I)
tracts (Tracts D and E) to be developed in accordance with the amended
Master Plan and Textual Statement for the following reasons:
The amended Master Plan and Textual Statement represent a typical
strip commercial development. Approval of the amended request could
be contrary to the Commission's and Board's policies relative to
commercial development along the Route 10 corridor.
The conditions stated herein insure that the shopping center (Tracts
D and E) will be developed in accordance with the spirit and intent
of the original zoning approval. Specifically, the center will have
an internal orientation and not be representative of typical strip
commercial development.
CONDITIONS
The following conditions notwithstanding, the Textual Statement and
Exhibits A through T shall be considered the Master Plan. (P)
Concrete curb and gutter shall be installed around the perimeter of
all driveways and parking areas in Tracts B, C, D and E. Drainage
shall be designed so as not to interfere with pedestrian access.
However, this condition shall not apply to Tract B if developed for
single family homes. (EE)
(Note: This condition should be added to Textual Statement II.
Conditions.)
Be
A fifty (50) foot buffer shall be maintained along Centralia and
Iron Bridge Roads. A fifteen (15) foot buffer shall be maintained
along the length of the proposed north/south eighty (80) foot right
of way and along the east/west road. These buffers shall be planted
and/or bermed in a manner that will effectively screen rear yards
and parking areas from view of public roads. No access shall be
permitted to Route 10 or Centralia Road except via public roads and
a single private driveway to Centralia Road from Tract E. No indi-
vidual lot access shall be permitted to the proposed north/south
public road from Tract A. Access to the internal public road system
from Tracts B, C, D and E shall be determined at the time of sche-
matic plan review. A conceptual landscaping plan depicting this
requirement shall be submitted to the Planning Commission for
approval in conjunction with schematic plan review for those sites
abutting these buffers. Detailed landscaping plans shall be submit-
ted to the Planning Department for approval in conjunction with
final site plan review. This condition may be modified by the Plan-
ning Commission at the time of schematic plan review, provided the
spirit and intent of this condition is carried forth. (P)
(Note: This condition supersedes Textual Statement II. Condition 12. and
III. Tract A, 2.; and Tract E, 4. and 5. This condition precludes indi-
vidual lot or private access to Route 10 and the north/south road, and
limits individual lot or private access to the east/west road and
Centralia Road.)
Additional pavement and curb and gutter shall be installed along
Iron Bridge and Centralia Roads. In conjunction with the first
schematic plan submission, a plan showing ultimate pavement widening
and the phasing of the construction shall be submitted to the Trans-
portation Department for approval. (T)
(Note: This condition supersedes Textual Statement II. Condition 16.)
84S082/BSOCT4/JN
A crossover with a left-turn lane shall be constructed in Iron
Bridge Road aligned with the proposed east/west road. No other new
crossovers shall be constructed. (T)
(Note: This condition supersedes Textual Statement II. Condition 17.)
e
If Tract B is developed for office use, a thirty (30) foot buffer
shall be maintained between Tract A (Single family residential) and
Tract B (Office). This buffer shall be landscaped to screen the
view of the office development from the adjacent residential tract.
A conceptual landscaping plan depicting this requirement shall be
submitted to the Planning Commission for approval in conjunction
with schematic plan review. Detailed landscaping plans shall be
submitted to the Planning Department for approval in conjunction
with final site plan review.
(Note: This condition supersedes Textual Statement III. Tract B, 1.
Offices e.)
If Tract B is developed for single family residential, all require-
ments outlined in the Textual Statement and conditions stated herein
which apply to Tract A shall be complied with. Also, a thirty (30)
foot buffer shall be maintained between Tract E (Convenience Busi-
ness) and Tract B (Office). This buffer shall be landscaped to
screen the view of the shopping center from adjacent residents. A
conceptual landscaping plan depicting this requirement shall be sub-
mitted to the Planning Commission for approval in conjunction with
schematic plan review. A detailed landscaping plan shall be submit-
ted to the Planning Department for approval in conjunction with
final site plan submission. (P)
(Note: This condition supersedes Textual Statement III. Tract B, 2. Sin-
gle Family Residences b.).
A thirty (30) foot buffer shall be maintained between Tracts C and
D. This buffer shall be landscaped to screen the view of the shop-
ping center from adjacent residents. A conceptual landscaping plan
depicting this requirement shall be submitted to the Planning Com-
mission for approval in conjunction with schematic plan review. A
detailed landscaping plan shall be submitted to the Planning Depart-
ment for approval in conjunction with final site plan submission.
(?)
(Note: This condition supersedes Textual Statement III. Tract D, e.)
e
Any cluster homes or condominium homes developed in Tract C shall
comply with square footage requirements specified for townhouses.
(Note: This condition should be added to Textual Statement III. Tract C,
2. Cluster Homes and 3. Condominium Homes.)
3 84S082/BSOCT4/JN
10.
Tracts D and E shall have an architectural style and site design
similar to Sycamore Square. In conjunction with schematic plan re-
view, colored renderings shall be submitted to the Planning Commis-
sion for approval. (P)
(Note: This condition supersedes Textual Statement III. Tract D, a and c
and Tract E, 14. and Statement.)
11.
Textual Statement III. Tract D, d and Tract E, 5. pertaining to
landscaping of parking areas shall be deleted and shall be super-
seded by III. Tract D, f. and g. (P)
12.
Textual Statement III, Tract D, f. and g. pertaining to landscaping
of parking areas shall apply to landscaping of parking areas in
Tracts B and E, as well. However, this condition shall not apply to
Tract B if developed for single family homes. (P)
(Note: This condition should be added to Textual Statement III. Tracts B
and E.)
13. SIGNS
He
One freestanding sign identifying Tracts B, D and E, not to
exceed 100 square feet in area shall be permitted. This sign
shall identify the nature of the development and the tenants
therein. This sign may be illuminated, but shall not be lumi-
nous. The sign shall not exceed a height of twenty-five (25)
feet. The sign shall blend with the architectural style of the
development. Directional signs (entrance/exits) shall be per-
mitted and shall be governed by the minimum requirements as
outlined in the Zoning Ordinance under §21-60 (e).
Each separate commercial or office building shall be permitted
one (1) sign attached to the facade, not to exceed a total
aggregate area of 0.5 square feet for each one (1) foot of
building frontage. These signs shall also blend with the
architectural style of the development.
de
Prior to erection of any signs, colored renderings shall be
submitted to the Planning Commission for approval. This pack-
age shall include typical styles, colors, areas, and lettering.
No other advertising signs, other than those identifying the
name and nature of the commercial establishments, shall be per-
mitted (i.e., advertisement of products or services).
Residential Tracts A and C and Tract B, if developed for res-
idential use, shall be permitted signs as governed by the Zon-
ing Ordinance. (P)
(Note: This condition supersedes Textual Statement III. Tract D, h.
3 (Signage), Tract E, 3. and should be added to Tract B.)
84S082/BSOCT4/JN
14.
An all-weather pedestrian path shall be provided between the res-
idential and commercial areas. The specific location and design of
this path shall be determined at the time of schematic plan review.
(?)
(Note: This condition should be added to Textual Statement II. Con-
ditions.)
15.
Tracts B, D and E area shall be designed to facilitate traffic move-
ments within the tract and to preclude unnecessary use of public
roads. (P)
(Note: This condition should be added to Textual Statement II.
Conditions.)
16.
Outdoor lighting in Tract B shall not exceed a height of fifteen
(15) feet and shall be positioned so as not to project into adjacent
residential properties. Lighting fixtures in Tracts B, D and E
shall blend with the colonial architectural style of development.
(Note: This condition should be added to Textual Statement II. Condi-
tions, and supersedes III. Tract E, 8.)
17.
If no loading or driveway areas abut the southern boundary of Tract
D, a fifty (50) foot buffer shall be maintained along the southern
boundary; otherwise, a seventy-five (75) foot buffer shall be main-
tained. A fifty (50) foot buffer shall also be maintained along the
southern boundary of Tract C. Other than pedestrian ways and drain-
age and/or utility improvements, no facilities shall be permitted
within this buffer. If existing vegetation is evergreen, and dense
enough to screen these uses from adjacent property to the south, no
additional planting shall be required. However, where existing veg-
etation does not effectively screen the subject property, additional
planting shall be required. A conceptual landscaping plan shall be
submitted to the Planning Commission for approval in conjunction
with schematic plan review. A detailed landscaping plan shall be
submitted to the Planning Department for approval in conjunction
with site plan review.
(Note: This condition should be added to Textual Statement II.
Conditions.)
18.
Within Tracts D and E, all uses permitted by the Zoning Ordinance
for Convenience Business (B-i) Districts shall be permitted. In
addition, the following use or square footage exceptions shall be
permitted:
a. 1. One grocery store, not to exceed 35,000 gross square feet.
2. One other store, not to exceed 35,000 gross square feet.
5 84S082/BSOCT4/JN
These two (2) stores shall not be located within the same
structure or physically attached. No other stores shall exceed
the 12,000 square foot limitation.
b. Health clubs
Ce
Veterinarian clinic, provided there is no overnight boarding.
Print shops
e. Liquor store
Ce
Ail buildings located within 200 feet of Route 10 or Centralia
Road shall be limited to the following uses: banks, savings
and loans, or any other use permitted in the Office Business
(0) District.
(Note: This condition supersedes Textual Statement III. Tract E, a
through i and 13.)
19. Parking spaces and sizes for Tracts B, D and E shall be provided in
accordance with Zoning Ordinance requirements.
(Note: This condition supersedes Textual Statement III. Tract E, 6.)
GENERAL INFORMATION
Location:
Southeast quadrant of Iron Bridge and
Centralia Roads. Tax Map 96-9 (1) Parcels
5 and 6 (Sheet 31).
Existing Zoning:
A and O, B-i, R-TH and R-12 with Condi-
tional Use Planned Development
Size:
74.0 acres
Existing Land Use:
Adjacent Zoning & Land Use:
Utilities:
Single family residential (i.e., the his-
torical structure of Wrexham) or vacant
North - A and A with Conditional Use to
permit offices and R-9; Vacant
South - A and A with Conditional Use to
permit offices; Single family residen-
tial or vacant
East - A; Single family residential or
vacant
West - A; Vacant
16 inch public water line located along
Centralia Road. Use of public water
intended.
84S082/BSOCT4/JN
Environmental Engineering:
Schools:
Fire Service:
General Plan:
Transportation:
Lies in Proctors Creek sewage drainage
area. Closest trunk sewer line located
along Crooked Branch Creek at Centralia
Road. Must acquire off-site easements.
Use of public sewer intended.
Drains to Crooked Branch and Proctors
Creek. No existing erosion problems.
Property at terminus of Hollyberry Drive
experiences flooding problems. Existing
outfall channel could be inadequate to ac-
commodate additional runoff. An overall
drainage study must be performed and sub-
mitted to Environmental Engineering for ap-
proval. May be necessary to acquire off-
site easements.
Estimate approximately 102 students will be
generated. Lies in Salem Elementary School
attendance zone: capacity - 809, enroll-
ment - 718; Salem Middle School zone: ca-
pacity - 1,350, enrollment - 1,145; and
Bird High School zone: capacity - 1,600,
enrollment - 1,265.
Chester Fire Station, Company #1. At pre-
sent, fire service capability adequate.
County water and fire hydrants must be pro-
vided in compliance with nationally recog-
nized standards.
Single family residential
Vehicular movements will be distributed
along Route 10 and Centralia Road which had
1982 traffic tabulations of 17,005 and
7,405 vehicles per day, respectively. The
original Master Plan for this project pro-
posed one (1) access to Route 10 and two
(2) accesses to Centralia Road, all of
which were to be public roads. All indi-
vidual sites would access these public
roads internally. The revised Master Plan
proposes essentially the same public road
connections to Centralia Road and Route I0
but, in addition, shows a total of five (5)
private drives to Tract E (i.e., shopping
center). Three (3) of these private drives
access Centralia Road and two (2) access
Route 10. Other than the crossover at
Centralia Road, there are no existing
crossovers on Route 10 to serve this
84S082/BSOCT4/JN
property. The amended Master Plan proposes
construction of two (2) new crossovers.
One would align with the proposed east/west
public road. The second crossover would
align with the main private access to the
shopping center. The spacing between these
crossovers (approximately 450 feet) does
not satisfy VDH&T minimum standards for
arterial crossover spacing. Any new cross-
overs should be located to serve not only
the request parcel, but also future devel-
opment south of the request parcel and west
of Route 10. (Condition 5)
The amended Master Plan does not conform to
the spirit and intent of the original zon-
ing approval. Specifically, the amended
plan proposes a proliferation of access
points to both Centralia Road and Route 10.
Consistent with the Commission's and
Board's policies, access to public roads
should be limited to minimize conflict
points and resulting traffic congestion.
Further, by developing an internal collec-
tor road network, the impact on the exist-
ing road network is minimized because turn-
ing movements are concentrated on the inte-
rior of the site. (Conditions 3 and 4)
DISCUSSION
On August 26, 1981, the Board of Supervisors, upon a favorable recommen-
dation from the Planning Commission, rezoned the majority of the request
parcel to Office Business (O), Convenience Business (B-i), Residential
Townhouse for Sale (R-TH) and Residential (R-12) with a Conditional Use
Planned Development. The portion of the current request, not included in
the original zoning approval, lies at the corner of Centralia and Iron
Bridge Roads. That property is.currently zoned Agricultural (A) and is
occupied by the historical structure of Wrexham. The applicants' Textual
Statement provides that "No occupancy permit will be issued for any
building in Tract E until Wrexham has been relocated from the tract. The
new location of Wrexham shall be subject to Planning Commission approval"
(see Textual Statement III, Tract E, 12).
Although the revised Master Plan conforms to the majority of the condi-
tions imposed by the Board of Supervisors for the single family residen-
tial, townhouse and office tracts, it deviates substantially from the
spirit and intent of the original zoning, with respect to the commercial
tract.
The conditions stated herein insure that the B-1 tracts (Tracts D and E)
are developed in accordance with the original conditions of zoning.
84SO82/BSOCT4/JN
Where Staff has recommended that the amended Textual Statement be mod-
ified or superseded, recommended conditions are similar to those imposed
under the original zoning.
Tract A is proposed for conventional single family residential develop-
ment in accordance with Residential (R-12) bulk requirements. There are
two (2) major deviations from the original approved zoning: (1) house
size and (2) buffers and lot frontage along the north/south arterial.
Original conditions of zoning required that all dwelling units have a
minimum of 1,800 gross square feet. This application proposes the fol-
lowing finished dwelling sizes in Tract A:
Rancher - 1300 sq. ft.
Two-story, Cape Cod and Tri-levei - 1500 sq. ft.
The proposed dwelling units would be similar in general style and quality
of construction to Treemont Subdivision with a minimum price of $70,000,
based on 1984 prices (see Textual Statement III, Tract A). The proposed
dwelling sizes are representative of homes in Courthouse Green South to
the north.
Original conditions of zoning did not permit lots to front along either
Centralia Road or the proposed north/south eighty (80) foot right of way.
The applicants' Master Plan shows lots fronting the north/south road but,
at the same time, the Textual Statement precludes individual lot access
to the road via buffer conditions. Staff's original assessment of the
north/south road indicates that the road would carry substantial amounts
of traffic since it is intended to be an extension of an approved collec-
tor road through the proposed development of Ironbridge, south of the
request site. Staff maintains that lots fronting this road are not con-
ducive to residential lifestyles and individual lot access would inhibit
traffic flow. Staff has recommended that the original concept of devel-
opment be maintained. (Condition 3)
Tract B is proposed for either office or single family residential use.
If developed for office use, the tract would have a colonial architec-
tural theme consistent with previous zoning approval. Staff has recom-
mended that buffers be provided consistent with previous zoning approval
to screen the office tract from adjacent residential development (Tracts
A and C) (Conditions 3 and 6). Tract B could also be developed for sin-
gle family residential use in accordance with requirements of Tract A.
Also, a buffer would be required between the residential use and Tract E
(shopping center ). (Condition 7)
Tract C is proposed for one of three (3) residential dwelling types:
townhouses, cluster homes or condominiums. Densities proposed are the
same as approved under the original zoning. Dwelling unit size is
requested to be reduced from 1,800 square feet to 1,200 square feet for 1
and 2 bedroom and 1,400 square feet for 3 bedroom townhouse structures.
The size of cluster and condominium structures is not addressed in the
Textual Statement. The townhouse unit size proposed is the same as
approved for the Halinda project. Staff has recommended that the
9 84S082/BSOCT4/JN
townhouse unit sizes also be applicable to cluster or condominium units.
(Condition 9)
Tracts D and E are proposed for commercial development. The applicants'
Master Plan and Textual Statement represent a substantial deviation from
the original zoning approval. Although the applicants have indicated
that the shopping center will be developed in the "conventional layout of
Gayton Crossing Shopping Center in Henrico County," the Textual Statement
and Master Plan fail to portray this character. While a similar archi-
tectural design is proposed, the site design is a major deviation from
the Gayton Crossing project. Gayton Crossing is designed in a "U" shape
with shopping access to both outside legs of the "U." Loading areas are
located between the buildings. Staff maintains that the proposed plans
are representative of typical strip development and, approval of the'
plans as proposed, could establish an unfavorable precedent for similar
development along Route 10. Staff maintains that the original concerns
expressed relative to commercial development of this property are still
palatable; therefore, it is recommended that conditions similar to those
previously imposed be carried through this amendment. (Conditions 10,
11, 12, 15, 16, 17 and 18)
CASE HISTORY
Planning Commission Meeting (6/19/84):
At the request of the applicants, the Commission deferred this case for
sixty (60) days to allow the applicants an opportunity to address the
Staff's and Commission's concerns.
Staff (6/20/84):
The applicants were advised in writing that any new information should be
submitted to Planning Staff no later than June 25 for evaluation and rec-
ommendation to the Commission on August 21.
Staff and Applicants (6/29/84):
Staff met with the applicants to discuss the concerns outlined in the
Staff Report.
Staff (7/26/84):
To date, a revised Master Plan and Textual Statement were not received.
Planning Commission Meeting (8/21/84):
The Commission deferred this case for sixty (60) days to allow revision
of the Master Plan and Textual Statement.
10
84S082/BSOCT4/JN
Applicants and Staff (9/14/84):
Revised Master Plan and Textual
assessment is contained herein.
Statement were
submitted. Staff's
Planning Commission Meeting (10/16/84):
The applicants indicated their desire to develop a shopping center
similar to Gayton Crossing in Henrico County and requested that Condition
10 (on page 4) be amended accordingly. Also, the applicants requested
that Condition 18 (on pages 5 and 6) be modified to allow larger stores
and a drive-in restaurant along Route 10.
The applicants also indicated that Wrexham Hall may remain at the site
rather than relocated as stated in the Textual Statement.
On motion of Mr. O'Connor, ~seconded by Mr. Miller, the Commission
recommended approval of this request, subject to the conditions on pages
2, 3, 4, 5 and 6 with the following modifications:
10.
Tracts D and E shall have an architectural style and site design
similar to Gayton Crossing Shopping Center in Henrico County. In
conjunction with schematic plan review, colored renderings shall be
submitted to the Planning Commission for approval. (P&CPC)
(Note: This condition supersedes Textual Statement III. Tract D, a and c
and Tract E, 14. and Statement.)
18.
Within Tracts D and E, all uses permitted by the Zoning Ordinance
for Convenience Business (B-i) Districts shall be permitted. In
addition, the following use or square footage exceptions shall be
permitted:
ao
One grocery store, not to exceed 45,000 gross square feet.
(C?C)
One other store, not to exceed 45,000 gross square feet.
(CPC)
These two (2) stores shall not be located within the same
structure or physically attached. No other stores shall exceed
the 12,000 square foot limitation.
fe
Ail buildings located within 200 feet of Route 10 or Centralia
Road shall be limited to the following uses: banks, savings
and loans, drive-in restaurants or any other use permitted in
the Office Business (O) District. (CPC)
11 84SO82/BSOCT4/JN
20.
In conjunction with the first schematic plan submission in Tract E,
the site of the relocation of Wrexham Hall shall be submitted to the
Planning Commission for approval. No occupancy permit shall be
issued for any building in the tract until Wrexham Hall has been
relocated from that tract.
(Note: This condition supersedes Textual Statement III, Tract E 13.)
(P&CPC) '
AYES: Messrs. Miller and O'Connor.
ABSENT: Messrs. Belcher, Cowan, Thomas and Dodd.
In summary, the Commission recommended changes as requested by the
applicant with the exception of allowing Wrexham Hall to remain'on the
site. Staff recommended against this change because it was felt that the
proposed "Gayton Crossing" type shopping center would not be compatible
with the architectural style and historic character of Wrexham Hall.
Planning Commission Meeting (il/15/84):
Staff would note concern about Condition #10 as recommended by the Plan-
ning Commission. The shopping center depicted on the applicant's Master
Plan does not reflect a development style in keeping with the Gayton
Crossing Shopping Center. Gayton Crossing Shopping Center is constructed
with concealed service areas and an overall layout that is not represen-
tative of a typical "strip" shopping center. The applicant's Master Plan
shows a strip center with Gayton Crossing architectural style on the
front. However, loading and service areas will be visible from Centralia
Road, the proposed office development and probably from the proposed
single family residential area. The effect of a typical strip center is
not softened in the applicant's plan by additional building in front of
the center to create smaller parking/pedestrian courts.
If Condition 10 is imposed per the Commission's recommendation, Staff
will expect major revisions to the Master Plan prior to schematic plan
approval.
The Board of Supervisors on Wednesday, November 28, 1984, beginning at 2:00
p.m., will take under consideration this request.
' 12 84S082/BSOCT4/JN
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84S082
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845082-1
L.
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TRACT E
TRACT B
o
TRACT C
.TRACT
TRACT A
TRACT B
TRACT C
TRACT D
TI~T E
PLAN DATA'
ACREAGE LAND USE
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TRACT A
APPROVED LANE) USE PLAN
~ENTRALIA
PLAN DATA
TRACT ACREAGE LAND USE
TRACT A
TRACT B
TRACT C
TRACT O
~E
30.5 AC.
I0.0 AC.
12.5 AC.
5. 7 Ac.
15,3 AC.
TRACT E
.TRACT A
TRACT
TRACT C
AMENDED LAND USE PLAN
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84 $08Z-5
AMENDED
MASTER
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CHARLES C. TOWNES. C.L.S.
CHARLES E, TOWNES, P.E,, C,L.S.
JEFFREY T. COLLINS, P.E., C,L.S.
CHARLES C. TOWNES & ASSOCIATES, P.C.
Consulting Engineers, Planners, Land Surveyors
1804) 526-6766
August 9, 1984
MAILING ADDRESS
POST OFFICE BOX 97
COLONIAL HEIGHTS, VA. 23834
OFFICE ADDRESS
110 NORFOLK AVENUE
County of Chesterfield
Mr. Stanley R. Balderson
Planning Department
Chesterfield, Virginia 23832
RE: Chesterfield Meadows
C.U.P.D. Application
Dear Mr. Balderson;
This application and request for a condition use planned
development on Tax Map 96-9 Parcels 5 and 6 is intended to super-
cede alt previous applications and approvals. In lieu of attempt-
ing to amend those areas and conditions which we wish to modify
this application is a total restatement of the zoning request.
The application enclosed consists of the following items:
1. Standard Land Use Amendment Application
2. Exhibit A Master Plan
3. Exhibit B Site Schematic of Tract E
Exhibits D,E,F,G and H - Gayton Crossing
5. Exhibit O Office Type Structure
6. Exhibit T Townhouse Structure
7, Textual Statement
We have met on several occasions with your staff and believe
that this application is complete. We appreciate that assistance
forwarded by your Department and look forward to bringing this
project to fruition. If you or your staff should have any
questions, please do not hestitate to contact me.
Sincerely,
.]TC:dlp
Enclosures
3effrey
T. Collins, P.E.
I. INTROOUCTION
The property which is the subject of this Conditional Use
Planned Development Application consists of a 74,0 acre parcel
fronting on the East line of iron Bridge Road (Route 10)
beginning at the South line of Centralia Road and extending
southwardly 1220+ feet to the South property line. The parcel
runs eastwardly along the South line of Centralia Road for
1892+ feel to the East property l'ine. The parcel shown on
Chesterfield County Tax Map 96-9 as Parcel (1) 5 and 6,
The development project proposed under this application is
referred to herein as Chesterfield Meadows. It will be a
mixed use development including single family residences,
cluster homes or townhouses, offices and a shopping center.
The site is located directly on a major arterial highway in an
area of mixed ]and use with excellent potential for future
development of moderate intensity land uses. The development
incorporates an overall land use arrangement and design
features to achieve compatibility with surrounding development
and effective site planning.
This application and accompanying Exhibits and Textual
Statement is presented in accordance wi th the requirements
contained in the Chesterfield County Zoning Ordinance.
II. CJ])NDITIONS
Exhibit A~ attached to and make a part of this application, is
a Master Plan showing land uses by tracts~ proposed streets~
buffers, and related information~ as required by the
Chesterfield County Zoning Ordinance. The Master Plan serves
as a statement of intent and purpose by the Property Owners.
The general layout and form of development for the shopping
center and townhouse area are represented in Exhibits A and B.
Conditions set forth by the applicant in this application
shall' evidence th.e good faith of the Property Owners to under-
take development of Chesterfield Meadows, in accordance with
sound planning and development principles and codes and
regulations established by Chesterfield County.
Schematic plans shall' be submitted for approval by
Chesterfield County before any development is undertaken~ and
such 'schematic plan approval may include conditions to the
extent .they are consistent with the Master Plan.
Drawings depicting specific architectural character of build-
ings and nature of landscape improvements sha]'l-be submitted
for approval as a part of Schematic Plan Approval.
Except where expressly referred to herein, approval of this
application does no[ grant to the Developer the right to con-
struct facilities in the future which do not conform with
regulations and standards then in effect. Should County
standards be revised so as to be more or less restrictive than
those established herein, the County may require construction
to adhere to these standards which are more restrictive and
permit construction meeting l'ess restrictive standards.
The developer shal'l' provide an accurate account of the drain-
age situation, showing existing drainage and the impact this
project will' have on the site and the surrounding area. The
developer shal-l' submit a plan to Environmental. Engineering
which will~ provide for on and off-site drainage control. The
plan shal'l' explain the method and show the facil'ities to be
util'ized in the hydraulic engineering of this project. This
plan shall. be approved by the Planning Comrnission at the time
of schematic approval for the first building construCted and
in conjunction with Environmental. Engineering. This plan
shall be approved prior to the clearing of any land and
implemented prior to the issuance of any occupancy permit.
10.
12.
The developer shall' submit a plan for erosion and sediment
control to Environmental Engineering. Such a plan shall be
comprised of vegetative and engineering practices (as outl'ined
in the "Erosion and Sediment Control Technical Handbook"
published by the 3ames River Soil' and Water Conservation
District) to be utilized as erosion and sediment control
measures for the project. The plan shall' be approved by
Environmental. Engineering prior to the issuance of any build-
ing permit and implemented prior to clearing any land.
On-site retention shall, be provided for that runoff which
would drain to Tyl'er's Pond. This retention shal'l-be designed
to store a fifty (50) year full'y developed condition with a
release rate of ten (10) year undeveloped condition.
A hydraulic analysis shall be submitted to Environmental'
Engineering for that area which drains to the North. If this
analysis indicates that the existing downstream culverts and
ditches are inadequate~ on-site retention for that area shal'l
be provided. This retention shall have a storing capacity for
a twenty-five (25) year storm with a release rate of two (2)
years.
Public water and sewer shall be used and the Developer shal'l
submit water and sewer plans for approval to the Utilities
Department prior to the issuance of any building permit. All
necessary water~ sewer and drainage easements~ as may be
determined by the County Right-of-Way Engineer~ shall be
granted to the County of Chesterfield prior to the issuance of
any building permit.
internal commercial, office and high density residential
parking areas shall be curbed in a manner acceptable to
Development Review at the time of site plan approval. This
curbing shal'l' be for the purpose of channelizing traffic.
A twenty (20) foot buffer shall be maintained along Central'ia
Road and a thirty (30) foot buffer along Route i0. A fifteen
(15) foot buffer shal.l· be maintained al'ong the length of the
North/5outh eight (80) foot right-of-way (as described herein)
and along the'East/West roadway from the Western boundary of
the R-12, C.U. area to the East/West road's intersection with
the North/South eight (80) fool right of-way. Other than
public roads~ utilities and drainage improvements, no
facilities shal'l' be permitted within these Suffer areas.
These buffers shal be planted and/or bermed in a manner that
will effectively screen the rear yards and park- lng areas
from view of the public roads. A landscaping plan depicting
this requirement shall be submitted to the Planning Commission
for approval in conjunction with schematic plan review for
those areas which abut these buffers. This plan may be
modified at the time of schematic plan approval by the
Planning Commission as long as the spirit and intent is
carried forth.
1). A thirty (30) foot buffer shal-I be maintained between the
proposed Convenience Business (B-l) area (Tract D) and the
proposed Residential (R-I2, C.U.) area (Tract C). This buffer
shall' be landscaped in accordance with the "Minimum Guidelines
for Landscape Buffers"). In conjunction with schematic plan
review, a I'andscaping plan shal'l be submitted to the Planning
Commission for approval.
14.
15.
16.
Recreational facilities to include a club house, tennis courts
and/or basketball' courts shai,l' be provided within the proposed
R-i2, C.U. area and shall' contain a minimum of ten percent
(10%) of the gross acreage. Plans for the facilities shal'l' be
submitted to the Planning Commission for approval in
conjunction with the schematic plan review.
Thirty-five (35) feet of right-of-way, measured from the..
centerline of Central'ia Road, for the entire length of the
property which abuts Centralia Road, shal'l be dedicated Lo and
for the County of Chesterfield, free and unrestricted. This
dedication shall' be accomplished prior to the issuance of any
building permit.
In order to provide adequate ingress and egress for right and
left turn movements, a minimum of twelve (12) feet of
additional pavement shall be constructed along both Iron
Bridge and Centralia Roads. As the frontage along the respec-
tive roads develops, the additional payment shall be con-
structed. These lanes shall be constructed to State sLandards
and taken into the State system prior to the issuance of any
occupancy permits.
I7. Crossovers shall be constructed in Iron Bridge Road so as to
align with i) the proposed East/West road and 2) the main
entrance Lo the shopping center. Left turn Janes shal! be
constructed to facilitate safe traffic movement into the
development from Iron Bridge Road. These facil'ities shal'l' be
designed and constructed to Virginia Department of Highways
and Transportation standards.
18. The applicant shall' dedicate a right-of-way of not less than
sixty (60) feet for the East/West coll'ector street and any
additional' right-of-way required for the construction of a
four-lane divided roadway from Iron Bridge Road 200 feel
eastward. The four lanes will' require a i00 foot taper to a
two-lane roadway for the remaining l'ength of the East/West
road. This dedication shall' be acc ornplished prior to the
issuance of any occupancy permit.
19.
Access shall not be permitted to the East/West roadway within
200 feet of Iron Bridge Road.
III. DESCJAIPTION OF ZE~qING CLASSIFICATIONS, COWDITICNAL DEVELORvENT
CONTROLS /NMID LAND USES FE}IR PROPOSED TRACTS
All' Tracts
A tract may be increased or decreased in area by no more .than
i0% as a result of obtaining precise property line and topo-
graphic survey data or to facility orderly site development.
Such adjustments~ within the limit's noted~ may be indicated at
the time schematic plans are submitted for approval. The
general configuration of tracts shal'l not be altered and tract
to tract relationships shal'l' remain general'ly as shown on the
Master Plan. Designated buffer strips and other site develop-
merit features and controls shown on the Master PI'an shal'l not
be al'tered.
TRACT A
Acreage: ;~0.5+
Proposed Zoning: R-12, Single-Family Residential
Land Use-" All uses and requirements as outl'ined in Article
7 of the Chesterfiel'd County Zoning Ordinance
with the following conditions:
1. N~ Jots shall front on Central'ia Road.
2. Any lot whose rear or side lot l'ine roi'lows the right-of-
way line of Centralia Road shall be provided with a forty
(40') landscaped buffer strip across which there shal'l' be no
vehicular ingress or egress to such l'ots.
3. No more than one street connection to Central'ia Road shal'l'
be provided for the Tract. Such street shal'l' be at least 80
feet in width and shall' extend uninterrupted to the southern
property line. ~
4. AI'I' residential units shal'l' meet the fol'lowing finished
gross liveabl'e area square footage requirements:
Rancheir - 1,300 Sq. Ft.
Two Story - 1,500 Sq. Ft.
Cape Code - 1,500 Sq. Ft.
Tri-Level' - 1,500 Sq. Ft.
5. The general style and quality of construction shaI'l be as
shown in the accompanying photographs of existing dwellings in
Treemont Subdivision.
6. The minimum price shal'l be $70,000.00 based on 1984
currency value.
Statement: This tract is proposed to be developed wiLh con-
ventional single-family homes in accordance with
regulations of the Zoning Ordinance for the R-12 District and
modifications thereto as specified herein.
TR/~]:T B
Acreage: I0.0
Proposed Zoning: O, Office-Business District
Land Use: Al'l' uses and requirements as outlined in Article
i6 and Article 7, of the Chesterfield County Zoning Ordinance
with the loll'owing conditions:
1. Offices
a. Lots developed for office use and construction thereon
shal'l' conform with requirements of the Zoning Ordinance for
the O Office-Business District except as further restricted
herein.
b. No building shall have a height greater than three (3)
stories or ~5 feet.
e. No more than twenty-five (25) percent of the land area
within the tract may be occupied by buildings.
d. No lot developed for office use shal'l' have driveway access
directly from Centralia Road. A single public or private
street intersection serving development within the tract may
be provided as shown on the Master Plan.
e. Continuous twenty five (25) foot buffer strip shal'l be
provided adjacent to the common tract boundary between Tract A
and Tract B to visually separate office uses from residential-
uses in Tract A.
f. The general styling of buildings shal'l' be consistant with
the attached photograph.(see Exhibit O)
g. The general' style of construction shal'l' maintain a
Colonial theme.
2. Single Family Residences
a. Residential' use of the tract shal'l' be consistent with the
pattern and nature of residential, development provided by
Tract A and shal-I· be accomplished by the extension of a street
from Tract A through Tract B, intersec;ting with Central'ia
Road.
b. AI'I requirements for Tract A regarding lot orientation~
lot area, yards and buffer shal'l' be applicable in Tract B,
7
TF~T C
Acreage: 12.5+
Proposed Zoning: R-12, Conditional Use
Land Use: 1. Townhouses; 2. Cluster Homes;
3. Condominium 'Homes
Density, Lot Coverage, Height, Yards, Parking, and Buffer
Strips
1. Townhouses
a. AI*I' l'ots developed for townhouse residences shal'l conform
to the following requirements:
1. Lot Area. Each dwelling, together with its acces, sory
buildings, hereafter erected shal'l' be located on a lot having
an area of not less than one thousand five hundred twenty
(1~520) square feet, and a front width of not less than
eight'een (18) feet, except end units which shal'l' have a l'ot
area of' not less than two thousand three hundred twenty
(2,320)' square feet and a width of not l'ess than twenty-nine
(29) feet.
2. Percentage of Lot Coverage. AI'I buildings, including
accessory buildings, on any lot shall not cover more than
forty percent of the area of such lot. No accessory building
except for a private garage on any lot shall cover more than
one hundred (100) square feet.
3. Front Yard. Each Lot shal'l' have a front yard having a
depth of not [ess than twenty-five (25) feet.
4. Side Yard. A side yard of not l'ess than ten (10) feet
in width shall' be provided for each end residence in the
building except that corner side yards shal'l' not l'ess than
twenty-five (25) feet.
5. Rear Yard. Each lot shal'l have a rear yard of not less
than twenty-five (25) feet in depth measured from the rear
main building l'ine.
6. Common Areas. A minimum common area of ten (10) feet in
width shal'l' be provided for each exposed side, front, and rearl
of all lots of a block, except the side, front and rear of any
Jot or lots fronting or abutting a public street.
8
7. Dwell'ing Size. Each unit shal'l have the fol'lowing
minimum square footages of finished gross l'iveab[e floor area:
i and 2 Bedroom Units - 1,200 square feet.
3 Bedroom Units - 1L~00 square feet.
8. Limitation on Number of Units. The total' number of
units in a group of attached townhouses shal'l' not exceed ten
(ZO).
9. Architectural' Treatment. The general' styl'e and appear-
ance of the townhouse units shall' be simil'ar in nature to the
attached photograph.(see Exhibit T). These photographs are
intended to depict architectural' styl'ing and not the size of
the unit. The attached floor plans and elevations represent
the intent in regard to the townhouse sizing.
10. Common Areas and Ownership of Property. In the event
common areas are provided which are not contained in lots or
streets conveyed to individual' owners, said common areas shal'l
be maintained by and be the sole responsibility of the
developer-owner of the townhouse development until such time
as the developer-owner conveys such common area to a non-
profit corporate owner whose members shal'l be all of the
individual owners of townhouses in the townhouse development
or to a non-profit council of co-owners as provided for under
Title 55-79.1 et seq of the Code of Virginia (1950), as
amended (Horizontal' Property Act). Said land shall be
conveyed Lo and be held by such non-profit corporate owner or
such non-profit council' of co-owners sol'ely for recreational
and parking purposes of the owners of the individual' townhouse
lots in such townhouse development. In the event of such con-
veyance by the developer-owner to a non-profit corporate
owner, deed restrictions and covenants, in form and substance
satsifactory to the Commonweal'th's Attorney of the County of
Chesterfield, Virginia, shal'l' provider among other things,
that any assessments, charges and costs of the maintenance of
such common areas shall' constitute a pro-rata l~ien against the
individual townhouse lots, inferior in l'ien and dignity onl'y
to taxes and bona fide duly recorded deeds of trust on each
Lownhouse lot. An applicant, seeking Lo subject properly to
townhouse development under this Article whose ownership or
interest in the property is held by a val'id l'ease, shall'' pro-
vide for an initial' term of not less than five hundred (500)
years, in such ]'ease. i
11. Density. Density of development shal'l' not exceed
eight dwelling units per gross acre. Gross acreage is defined
as all' land within the exterior boundaries of the tract lots~
private drives~ parking area, recreational' areas, publ'ic
streets and other publ'ic or semi-public uses established as
part of the development plan.
12. Recreational' Area Required. An area convenientl'y
accessible to and included within the townhouse development of
not less than ten percent (10%) of' the gross acreage shal'l' be
provided for suitable recreational' use by the occupants of the
townhouse development, and in no event shal'l less than 1.5
acres shal'l be so provided. A site plan of the recreational~
facilities shal'l' be submitted to the Planning Director for
approval' and incorporated in the master deed as approved
before recording. Occupancy permits for' townhouses shall be
issued only when the recreational' facil'ities have been
completed according to approved plan, or when the whole pro-
ject, including recreational facil'ities, has been fifty
percent (50%) completed, or when the developer-owner furnishes
bond with approved surety to the County satisfactory to the
Planning Director and Commonwealth's Attorney.
13. AI'I private driveways and parking areas shal'l' be at
least fifteen feet (15') from the right-of-way line of any
existing or proposed public road.
2. Cluster Homes
a. The lot area for each dwell'lng shal'l be not Jess than
4,000 square feet provided that common open space equival'ent
to the amount by which each lot is reduced below 5000 square
feet shal'l-be provided within 500.feet of each such lot.
b. The minimum l'ot width at the street right-of-way shall be
20 feet provided the minimum l'ot width at the building line
shal'J' be 50 feet. Not more than 30 percent of al'l I'ots
developed may hav'e lot widths at the street line of l'ess than
40 feet of width.
c. AI'I' buildings on any l'ot including accessory buildings
shal'l' not have a height greater than two (2) stbries and shal'l
not cover more than fifty percent (50%) of the area of the
lot. No accessory buil'ding (except garages) shal'l' cover more
than one hundred (100) square feet.
10
d. Each lot not fronting on a through street shal'l have a
front yard which shai~l, be at l'east ten (10) feet in depth
provided that at least two parking spaces shal'l' be provided on
the lot or in a common parking area, Lots fronting on a
through street shal'l' have a front or rear yard of no l'ess than
thirty feet (30~), Setbacks and indentations of buil'ding on
adjacent.lots shal'l' be varied in such a manner as to create
spatial' variety. In no case shal'l, the front yard on a corner
lot be less than twenty-two feet (22').
e. Each lot shal'l, have at l'east one side yard. Such side
yard or sum of two side yards shal'l' be no l'ess than ten feet
(10') provided that there shal'l' be no windows or other open-
ings over two (2) square feet in area adjacent to a side yard
which is less than five feet (5~). The minimum distance
between buildings may be reduced to eight feet (8') (and the
required yards likewise) provided that the corners of the
buildings overlap not more than fourteen feet (14'); that
there are no openings over two (2) square feet in area of such
walls at such a location and that there sha]'l' be no more than
four (4) adjacent units with the side yards so reduced.
f. Each lot shall-have a rear yard of not less than twenty-
five (25) feet except in cases in which the rear lot line of a
lot abuts common open space which has a minimum width adajcent
to the lot of thirty (30) feet if wooded or fifty (50) feet if
non-wooded. Then the rear yard of such lot may be reduced to
fifteen feet
g. The density of development sha]'l' not exceed five (5)
dwelling units per gross acre,
h. Fences up to three (3) feet in height in the front yard,
and in all' other yards fencing up to seven (7) feet in height
may be used provided that it is whoi'ly within the property
lines and conforms with the corner side yard requirements.
i. Recreational. facil'ities shal'l' be provided in accordance
with requirements outl'ined for Townhouse Development (1
above).
3. Condominium Homes
a. Homes constructed in Tract C under a condominium ownership
arrangement may be of the townhouse, or cluster type or a
combination thereof.
b. The overal,l, density of such residential development shall
not exceed seven (7) units per gross acre.
11
c. No structure may be erected to a height greater than two
(2) stories.
d, No more than twenty-five (25) percent of the tract may be
occupied by structures.
e, Ali attached residential units shall' maintain a fifteen
(15) foot setback from all dirveway and parking areas, Ali'
units shall' have a minimum rear yard of twenty five feet
(25'). Ali groups of contiguous units shal'l' maintain a mini-
mum separation of forty (40) feet from one group to another.
Ali' detached units shal'i' maintain the yard requirements as
outlined for Cluster Homes,
f. Recreational facii'ities shall' be provided for condominium
development in accordance with requirements outl'ined for
Townhouse Development.
Street Dedication
a. A dedicated street~ sixty feet (60') in width shai'l' be
extended adjacent to the Tract to connect Iron Bridge Road and
the proposed North-South collector street in Tract A~
generally as shown in the Master Plan,
b. Other streets within the tract may be private or public
provided that ail l'ots or structures shall' have access to a
dedicated street by a common easement within five hundred feet
(500').
Statement: The development of Tract C will' provide transi-
tional uses between single-family detached residential'
development in Tract A and commercial' development in Tract D.
The location of Tract C within the larger site enables
construction of housing of a type which is gaining in popul'ar-
ity due to economy; in siLe development and construction costs
without generati'ng land use or community design 'confl'icts,
I2
TRACT D
Acreage: 5.7
Proposed Zoning: B-l, Convenience Business District
Land Use: AI'I' uses and requirements as outl'ined in Article 17
of the Chesterfield County Zoning Ordinance with
the foll'owing additional' conditions:
a. Al'l' buildings shal'[' be of a compatibi'e architectural'
nature with the buildings constructed in Tract E.
b. No building shal'l' have a height greater than three (3)
stories.
c. Any building l'oeated within 200 feet of the right-of-way
of Route l0 shal'l' be sited and treated architectural'l'y so as
to provide the appearance of a front building wal'l with a
building entrance facing Route 10.
d. The number of parking spaces provided shal'l' be in conform-
ance wi'th zoning requirements of the B-1 Convenience Business
District. Parking areas may not be situated closer than 30
feet from the Route l0 right-of-way. Parking areas shal'l con-
tain at least four (~) square feet of landscaped space for
each one hundred (100) square feet of paving and be spaced so
as to break up expansive areas of pavement.
e. T~e buffer strip shown on the Master Plan (Exhibit A)
along the tract boundary between Tract D and Tract C shal'l be
left in its natural' state provided that evergreen trees and
shrubs or other approved screening shal'l be added to effect a
screening effect of 50% opacity or greater to a height of at
least five (5) feet above existing grade.
f. Commercial' and office parking areas sha]'l have at l'east
ten (10) square feet of interior landscaping for every two (2)
spaces. Each landscaped area shal'l' contain a minimum of fifty
(50) square feet and shal'l' have a minimum dimension of at
least five (5) square feet and shall' include at ['east one tree
havigg a clear trunk of at l'east five (~5) feet, with the
remaining area adequately l'andscaped with shrubs, ground cover
or other authorized l'andscaping material' not to exceed three
(3) feet in height. The total' number of trees shal'l not be
less than one (1) for each two hundred (200) square feet or
fraction thereof of required interior landscaped area. Such
landscaped areas shal'l' be l'ocated in such a manner so as to
divide and break up the expanse of paving. The area
designated as required setbacks shal'l' not be calculated as
required landscaped area.
g. A strip of land at ['east five (5) feet in depth located
between the abutting right-of-way and the off-street commer-
cial' and office parking areas(s) or other vehicular use
area(s) which is exposed to an abutting right-of-way shal'l-be
landscaped. Such l'andscaping shal'l' incl'ude one tree for each
fifty (50) lineal feet or fraction thereof. Such trees shal-l'
be located between the abutting right-of-way and off-street
parking area(s) or other vehicular use area(s) and shal'l' be
planted in an area of at l'east twenty-five (25) square feet
with a dimension of at l'easL five (5) feet. The remainder of
required landscaped areas shal'l' be planted with grass~ ground
cover~ or other landscape treatment excluding pavement. Al'l-
property other than the required landscaped strip lying
between the right-of-way and off-street parking areas(s) or
other vehicular use area(s) shal'l' be pi'anted with grass~ or
other ground cover.
h. The following sections as described under Tract
(Signage)~ & (Parking), 8 (Lighting), 9 (Access)~
(Setback).
]4
TP~T E
Acreage: 15.3+
Proposed Zoning: B-I~ Convenience Business District
Land Use: AI'I' uses and requirements as outl'ined in Article 17
of the Chesterfield County Zoning OrdinaHce with
the foll'owing conditions and exceptions:
a. One grocery store larger than '12,000 square feet floor
area, but, not to exceed 45,000 square feet of fl'oor area.
bo One department store larger than 12,000 square feet floor
area, but not to exceed 60,000 square feet floor area
c. Heal'th Clubs ·
d. Hardware/Garden with outside storage to be screened
e. Liquor Store
f. Restaurants with Drive-in window
g. Small' animal verterinarian clinic without kennel' or
overnight stays except for recuperation from surgery
h. Self-service gas station with car wash and convenient food
exclusive of any garage or service capability.
i. Print shop.
1. AI'I' buildings devoted to retail' commercial, use shall not
exceed, in the aggregate, 125,000 square feet of gross
leaseable floor area.
2. All buildings shall be two (2) stories or less in height.
3. One (1) free-standing indenLification sign for a shopping
center, not exceeding 25 feet in height, to be located within
the tract, shall be permitted. Such signs shall not exceed
100 square feet in area and will comprise of an opaque front
with cut out letters and l'ighting from within. Each business
may display one identification sign affixed to the building
facade unless said business has an exposed side wal-l' and in
that case the tenant may display two identification signs.
The grocery store may have 2 additional' signs not to exceed 16
square feet each which idenltify special' features (ie bakery,
deli, etc.). The tenants i:dentification signs wiI'l be tr'ans-
lucent individual' l'etters and l'i~hted from within. The
grocery store, drug store and ot er tenants with more than 60
feet lineal' frontage may have l'etter sizes not to exceed 36,,
in height and .5 square feet of area per lineal' front foot.
Other in-line stores may have letters a maximum of 18" in
height and areas as follows depending on their frontage:
15
-Frontage 0 - 20 - i8 square feet
-Frontage 21 - 40 - 24 square feet
-Frontage 41 - 60 ;50 square feet
-Free standing buildings will' be allowed 1
square foot sign area for each ] foot of
building frontage.
-Free standing buildings along Route 10 will'
be all'owed 1 free standing sign per business
not to exceed 8 feet in height and 16 square
feet in area. The bui.lding at the corner of
Central'ia Road and Route 10 wil'l be al'lowed 1
sign on each road, The signs wil.l~ be used for
the identification of the business only, with the
exception a service station may util'ize al'l'owabl'e
free standing sign space to identify the pricing
of gasoline,
-An al'ternative to individual-letters for tenant
identification may be sign cans similar to signs
used at Gayton Crossing Shopping Center. This
al'ternative would require submittal, of a eompl'ete
sign package to the Planning Corrrnission for their
review and approval.
If the Supervisors adopt a new sign ordinance prior to the
developer obtaining schematic approval for the tract
buildings, the above sign conditions shall be revised to coin-
cide with the more restrictive conditions adopted unless the
develo, per obtains subsequent approval from the Board of
5uperv isors.
4. Off-street parking spaces shal'l' be provided in accordance
with requirements of the B-1 Convenience Business District,
except as further restricted herein. The developer wil'l mini-
mize the visual' impact of parking within two hundred feet of
Route 10 by landscaping/engineering the common areas in
accordance with plans to be approved by the PI'arming Com-
mission. The plan will' al'l'ow for visibil'ity of the buil'dings.
The developer wil'l' submit elevations' to be approved by the
Planning Staff during the site plan .approval' stage. The free
standing buildings along Route ]0 wil'l-utilize buil'ding
material's similar to the in-line stores. Individual' free
standing pad users wil 1' submit plans of their exteriors wi th
al'tered roof l'ines in order to maintain indentification of
their business but the :plans shal'l' be of a compatible nature
and will' have to be approved by the PI'arming Commission.
5. Al'l' parking areas located within 400 feet of Iron Bridge
Road shal'l' provide at least two (2) square feet of landscaped
surface for each 100 square foot of paved surface. The park-
ing area shall' have at least 10 square feet of interior land-
scaping for every two parking spaces. Each landscaped area
shall' contain a minimum of 50 square feet and shall' have a
minimum dimension of at least 5 square feet.
6. Parking spaces shal'l' be 9.5 feet by I8 feet with a minimum
of 60 feet from center of double parking aisl'e to center of
double parking aisle.
7. 35 feet of right-of-way~ measured from the centerl'ine of
Central'ia Road, for the entire length of the property which
abuts Central'ia Road, shal'l-be dedicated to and for the County
of Chesterfield, free and unrestricted. This dedication shal,l'
be accomplished prior to the issuance of any buil'ding permit.
8. Outdoor lighting shal'l' be positioned so as not to project
l'ight into adjacent properties. Light fixtures shal'l' blend
with the style of the development.
9. Access shal-l' not be permitted to the East/West roadway
within 200 feet of Iron Bridge Road.
10. No building may be located within thirty (30) feet of a
tract boundary.
ii. The- development of the tract wil'l be phased whereby
parking l'ot improvements, util'ities, landscaping and service
areas will be developed to support the phased developments of
any building improvements.
12. No occupancy permit will be issued for any building in the
tract until "Wrexham" has been relocated from the tract. The
new lqcation of "Wrexham" shall be subject to Planning
Commission approval.
1:~. The buildiqg pad site at the intersection of Central'ia and
Iron Bridge Roads shall be restricted from being util'ized as a
self-service gas station.
14. The rear of the tract shall be bermed to bl'ock the vlsi-
bil'ity of the service area to Tract B. The rear of the
buildings located within 150' of Central'ia Road shal'l' util'ize
the same building material's and maintain the same appearance
as the side of the stores.
17
Statement: The shopping center proposed as the principle use
in Tract E will' be a high quality development incorporating
berming of the perimeters, landscaping the interior and the
perimeters, and a building design for the line stores which
will' be comparabl.e to Cayton Crossing Shopping Center in
Henrieo County.(see Exhibits D,E,F,C and H) The conventional.
layout of the Gayton Crossing Shopping Center will' be util'ized
and the intent is for the publ'ie travelling on the adjacent
roads to perceive the Colonial. character of the design. The
roof lines, canopies, columns, and outside hand rail's wil'l be
util'ized in a simil.ar manner to Gayton Crossing. Store fronts
which will' be recessed from the front l'ine of the canopy wil'l
be conventional, plate glass and fra-ne windows with brick or
wood bulkheads.
Free standing buildings al'ong Route 10 wil'i' also util'ize the
Col'onial-theme ,in their design. Roof l'ines wil'l vary in pitch
depending on tenant criteria standards. However, no fl'at
roofs will' be visible from the roads.
Amendments Proposed to Conditions Recommended
by the Planning Commission for Chesterfield Meadows
Pioneer Financial Services
Case number 84S082
1. Present for Applicant.
a. D. R. Farren (Pioneer Financial Services)
.b. Willis Blackwood (S. L. Nusbaum & Company, Inc.)
c. ~=~ Ukrop (Ukrops Supermarkets)
d. David S. Cohn (Attorney-at-Law)
e. Warren Vaughan (Architect)
f. Dexter Williams (Traffic Engineer)
g. Jeff Collins (Civil Engineer)
2. Rezoning Request. The Applicant respectfully asks
the Board of Supervisors to accept, with only the following
few modifications and clarifications, the Planning
Commission's recommendation that the 5 tracts of the ~~
acre Chesterfield Meadows property be rezoned for
residential, office and convenience business uses upon 20
conditions. In other words, these modifications and
clarifications are to the conditions attached to the
Planning Staff recommendations (most recently revised by the
Planning Staff for this hearing) as amended by the Planning
Commission at its meeting on October 16, 1984.
As to Condition 3 about certain buffers, the
Applicant makes two requests. The first
request is to have the buffers along Route 10
and Centralia Road be 25 feet wide rather
than 50 feet wide as recommended by the
Planning Staff. However, the Applicant
agrees to use 3 to 4 foot high berms and
planted materials to screen rear yards and
parking areas. These modified buffers will
effectively screen the property and will be
consistent with buffers that the Board of
Supervisors has permitted in comparable
developments such as Magnolia Grange. The
second request is to have for Tract E two
private driveway accesses to Route 10 and two
private driveway accesses to Centralia Road
(rather than one on Centralia Road and none
on Route 10 as recommended by the Planning
Staff). However, the Applicant agrees that
the private driveway access to Centralia Road
nearest Route 10 shall be restricted to right
turns into and out of Tract E. This request
is consistent with good planning and with the
precedent the Board of Supervisors
established earlier this year in rezoning the
Courthouse Commons development.
Ce
d®
ee
As to Condition 4 about pavement width, the
Applicant requests a technical change. This
is to substitute the words "12 feet of" for
the word "Additional" at the beginning of
that condition. By this change the Applicant
merely clarifies that the additional pavement
that it agrees to construct will be 12 feet
in width.
As to Condition 5 about crossovers, the
Applicant asks the Board of Supervisors to
delete the last sentence. Again, this is
merely a housekeeping change. It reflects
the fact that the VDH&T rather than
Chesterfield County controls the location of
crossovers. Of course, the Applicant will
comply with any decision of the VDH&T as toT
this property.
As ~to~ condition 10 which provides for the
architectural style and site design of the
shopping center to be similar to Gayton
Crossing, the Applicant asks only that a
sentence be inserted for clarification. This
sentence provides that "[t]he concept of the
site designs for Tracts D and E as submitted
is acceptable". This insertion clarifies
that the Applicant's plan does in fact have
an architectural style and site design
similar to Gayton Crossing.
As to Condition 13 about signs, the Applicant
asks that one freestanding sign in compliance
with this Condition be permitted on each of
Route 10 and Centralia Road (rather than only
one such sign for the entire development).
These signs may be illuminated and have an
opaque face with cut-out letters. Again, the
Applicant believes this signage to be
consistent with good planning, the need to
identify the development and precedent
recently established by the Board of
Supervisors in other zoning cases (e.g., the
Halinda development). At the same .time, the
Applicant agrees to delete Condition 13(b)
and to have the word "sizes" inserted in
Condition 13(c) so that the Planning
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f®
ge
Commission will be in a position to consider
the sizes, styles, colors, areas and
lettering of signs as part of the Planning
Commission's total sign package review.
As to Condition 17 about certain buffers, the
Applicant requests the following two
amendments. First, if no loading or driveway
areas abut the southern boundary of Tract D,
a 25 foot buffer (rather than a 50 foot
buffer as recommended by the Planning Staff)
shall be maintained along the southern
boundary; otherwise, a 35 foot buffer (rather
than the 75 foot buffer as recommended by the
Planning Staff) shall be maintained. The
Applicant agrees to include within this 35
foot buffer berms or planted materials when
the adjacent property develops for
residential use. This modification is
consistent with the Planning Staff's
recommendation in Condition 8 for a 30 foot
buffer along the eastern line of Tract D
where it abuts the multi-family use on Tract
C. In any event, the Applicant believes that
its proposed buffers as so bermed and planted
will be consistent with good planning and
adequate. Second, the Applicant asks that no
buffer be required along the southern
boundary of Tract C (rather than the 50 foot
buffer as recommended by the Planning Staff).
As to this Tract C buffer, Tract C is to be
developed with residences. Therefore, rear
yard setbacks already required under the
County's zoning ordinance will create
adequate buffers between this residential
Tract C and the undeveloped contiguous
property. No additional buffer is necessary.
As to Condition 18 about store size, the
Applicant asks only that the other store not
exceed 58,000 feet (rather 45,00~0 feet). The
Applicant believes that the Planning
Commission had intended to approve this
larger number, but, in the complexity of this
case, voted on the smaller number in error.
In any event, having the other store at
58,000 feet will certainly be consistent with
- 3 -
the scale of the shopping center and will
permit the Applicant to bring to the
neighborood a needed, quality store that is
unable to occupy a smaller space. In
addition, the Applicant needs the right to
have these stores be within the same
structure or be physically attached.
Finally, in Condition 18(f) the Applicant
asks that retail space and restaurants (with
or without drive-in windows) be added as
permitted uses.
As to Condition 19 about parking, the
Applicant asks that the sizes of parking
spaces for Tracts B, D and E be 9.5 feet by
18 feet (rather than 10 feet by 20 feet as
recommended by the Planning Staff) with a
minimum of 60 feet from center of double
parking aisle to center of. double p~rking
aisle. The size of these spaces is
consistent with the size of modern
automobiles, is supported by the tenants of
the development and will permit more of the
site to remain available for green space. In
any event, this change will not decrease the
width of the aisles.
As to Condition 20 about Wrexham Hall, the
Applicant asks for a revision so that the
Applicant can either have Wrexham Hall remain
at its existing location on site or relocated
to a location approved in advance by the
Planning Commission. Please note that if
Wrexham Hall is to remain on site, it will
blend well with the colonial look of the
shopping center. In addition the Applicant
commits to the Board of Supervisors that the
exterior of Wrexham Hall will be preserved
and that the Applicant will, by quality
landscaping, create a harmonious transition
between Wrexham Hall and the shopping center.
November 28, 1984
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