04SN0273-Aug25.pdfJuly 20, 2004 CPC
August 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0273
Kahn Properties South LLC
Dale Magisterial District
Northeast quadrant of Iron Bridge and Centralia Roads
REQUEST:
Amendment to Conditional Use Planned Development (Case 97SN0165) relative to
access.
PROPOSED LAND USE:
Commercial uses are planned. Previous conditions of zoning prohibited direct access
to Centralia Road. The applicant is seeking amendment to Case 97SN0165 in order
to be allowed a temporary access to Centralia Road.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
In order to reduce potential congestion and accidents, adequate access spacing from a
signalized intersection is critical. The property does not have sufficient frontage on Centralia
Road to provide adequate access separation from the Route 10/Centralia Road intersection.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
Providing a FIRST CHOICE Community Through Excellence m Public Service
P~COMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC"
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITION
ARE
The property owner (the "Owner") in this zoning case, pursuant to Subsection 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and
their successors or assigns, proffer that the development of the Properties known as Chesterfield
County Tax Identification Numbers 773-661-0235 and 772-661-8240 (the "Properties") under
consideration will be developed according to the following conditions if, and only if, the request for
CUPD amendment is granted. In the event the request is denied or approved with conditions not
agreed to by the Owner, the proffers and conditions shall immediately be null and void and have no
further force or effect.
(CPC)
Location:
One (1) temporary right-in only access shall be permitted from Centralia Road, the
exact location and design to be approved by the Transportation Department. This
temporary right-in only access from Centralia Road shall be closed at such time that
an access easement is recorded and a shared access is constructed from Centralia
Road, across the adjacent parcel, known as Tax ID 773-661-3333, to the property.
(r)
(NOTE: This condition modifies Proffered Condition 7 of Case 97SN0165. All
other conditions of approval for Case 97SN0165 remain in effect.)
GENERAL INFORMATION
Northeast quadrant of Iron Bridge and Centralia Roads. Tax IDs 772-661-8240 and 773-661-
0235 (Sheet 25).
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
3.0 acres
Existing Land Use:
Vacant
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Adjacent Zoning and Land Use:
North - A with Conditional Use and R-9; Office (Chesterfield Historical Society) and
single family residential
South - C-2 with Conditional Use Planned Development; Commercial
East - C-2 with Conditional Use Planned Development; Vacant
West - C-3 with Conditional Use Planned Development; Commercial
UTILITIES
This request will not impact the public water and wastewater systems. The use of the public water
and wastewater systems is required as an existing condition for zoning under Case 97SN0165.
(Proffered Condition 1)
ENVIRONMENTAL
This request will have no impact on these facilities.
PL~LIC FACILITIES
Fire Service:
The Airport Fire Station, Company Number 15, currently provides fire protection and
emergency medical service (EMS). This request will have only minimal impact on fire and
EMS. When the property is developed, the number of hydrants, quantity of water needed for
fire protection, and access requirements will be evaluated during the plans review process.
Transportation:
In 1997, the Board of Supervisors approved rezoning of the property from Agricultural (A) to
Neighborhood Business (C-2) (Case 97SN0165). As part of that rezoning, the Board
accepted a proffered condition that no direct access will be provided from the property to
Centralia Road (Proffered Condition 7 of Case 97SN0165). The applicant is now requesting
to amend that proffered condition to permit direct access (right-in only) fi'om Centralia Road
(Proffered Condition). In this proffered condition there is no commitment to construct a right
mm lane.
Development must adhere to the Zoning Ordinance relative to access and intemal circulation
(Article 7). Traffic generated from development of the property will be initially distributed
along kon Bridge Road (Route 10), which had a 2004 traffic count of 35,118 average daily
trips (ADT), and Centralia Road which had a 2002 traffic count of 9,900 ADT. The
Thoroughfare Plan identifies both Route 10 and Centralia Road as major arterials. The
property is located at the northeast comer of the Route 10/Centralia Road intersection, and
has approximately 150 feet of frontage along Centralia Road. Typical access spacing along
roadways such as Centralia Road should be approximately 500 feet. In order to reduce
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potential congestion and accidents, adequate access spacing from a signalized intersection,
such as Route 10/Centralia Road, is critical. The property does not have sufficient frontage
on Centralia Road to provide adequate access separation from the intersection; therefore, the
Transportation Department cannot support this request.
As part of the original rezoning requests on the subject property and the adjacent property to
the east (the "Adjacent Property"), an access plan was developed for both sites, including
access to Route 10 and Centralia Road. In order to provide internal circulation between the
sites and access to both major arterials, interconnecting driveways were planned.
Specifically, a current zoning condition on the subject property allows one (1) direct access
from the property to Route 10 (Proffered Condition 7 of Case 97SN0165). The property is
also planned to have additional access through the Adjacent Property to Centralia Road. The
Adjacent Property is zoned Neighborhood Business (C-2). As part of the rezoning approval
on the Adjacent Property (Case 97SN0160), the Board accepted a proffered condition that
allows a direct access to Centralia Road. In addition, another proffered condition requires the
developer of the Adjacent Property to record an access easement (Proffered Condition 15 of
Case 97SN0160) to provide shared use of the Centralia Road access with the subject
property. This access easement must be recorded prior to site plan approval for development
on the Adjacent Property. Likewise, an existing proffered condition on the subject property
(Proffered Condition 7 of Case 97SN0165) requires recordation of an access easement from
Route 10 to the Adjacent Property. These easements will allow access to Route 10 and
Centralia Road for both properties. The applicant, however, desires to have access to
Centralia Road until development occurs on the Adjacent Property. As was stated earlier, the
property does not have sufficient frontage on Centralia Road to provide adequate access
separation from the Route 10/Centralia Road intersection; therefore, the Transportation
Department cannot support this request.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan, which suggests the
property is appropriate for mixed use corridor uses. The Plan notes that certain neighborhood
commercial uses may be appropriate at this location with appropriate access, architectural
design compatible with provisions of the Plan and design controls that provide protection of,
and compatibility with, the adjacent residential neighborhood.
Area Development Trends:
The request property lies in the vicinity of the Iron Bridge/Centralia Road intersection. The
area immediately surrounding the Iron Bridge/Centralia Road intersection is characterized by
commercial uses or is vacant. Properties to the north are characterized by office and single
family residential uses. Property to the south, south of Centralia Road, has been developed for
commercial uses within the Chesterfield Meadows Shopping Center complex. Adjacent
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property to the east is zoned C-2 and is currently vacant. Property to the west is zoned and
developed for commercial uses.
Zoning History:
On November 28, 1979, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning from Residential ~-9) to Agricultural (A) with
Conditional Use to pen~t office use on a portion of the request property and adjacent property
to the east. (Case 79S101-A)
On April 23, 1997, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning from Agricultural (A) to Neighborhood Business (C-
2) with Conditional Use to pemfit outside public address systems on the subject property (Case
97SN0165). Conditions of zoning approval for this request prohibited direct access from the
property to Centralia Road. Access to Centralia Road was to be via a future cross-access to the
adjacent property to the east.
CONCLUSIONS
As part of rezoning approval for the subject property (Case 97SN0165), the Board accepted a
proffered condition that no direct access will be provided from the property to Centralia Road.
Typical access spacing along roadways such as Centralia Road should be approximately 500 feet.
The property is located at the northeast comer of the Route 10/Centralia Road intersection, and only
has approximately 150 feet of frontage along Centralia Road.
In order to reduce potential congestion and accidents, adequate access spacing from a signalized
intersection is critical. The property does not have sufficient frontage on Centralia Road to provide
adequate access separation from the Route 10/Centralia Road intersection.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/20/04):
The applicant did not accept staWs recommendation, but did accept the Commission's
recommendation. One (1) person spoke in opposition to the request stating safety concerns and
a previous zoning agreement to provide shared access.
Mr. Litton noted the proposal would allow for a temporary access only, would reduce
congestion and meets Virginia Department of Transportation standards.
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On motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended approval
and acceptance of the Proffered Condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 25, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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CONCEPTUAL PLAN
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