04SN0273-Mar9.pdf~eptembc~2, 2004
December4~5,200~*, Eg
March 9, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
· ? -,
04SN0_7.~
Kahn Properties South LLC
Dale .Magisterial District
Northeast quadrm~.t of Iron Bridge and Cemralia Roads
REOUEST: Amendment to Co~ditional [:'se Planned Development (Case 97SN 0165) relative to
access.
PROPOSED LAND USE:
Commercial uses are planned. Previous conditions of zoning prohibited direct access
to Centratia Road. The applicant is seeking amendment to Case 97SN0165 in order
to be allowed a temporm-y access to Central/a Road.
PLANNING CO.MMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2. ' -
STAFF RECOMMENDATION
Recommend den. iai t!br the following reason:
In order to reduce potemiaI cm~gestion and accidems, adequate access spacing t'kom a
signalized intersection is critical. The property does not have sufficient fi'enrage 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 PiROFFER
CON DITION S. TI tE CON.DITION S NOTED WITH "STAFF/CPC" W.ERE AGREE.D UPON BY
BOTH STI'AFF AND THE COMMISSION. CONDITIONS WITH ONI,Y A "STAFF" ARE
I?rovicting a FIRST CHOICE community through excellence in public service
RECOMMENDED SOLELY BY STAt:F. CONDITIONS WITH ONLY A "CPC'" ARE
ADDITIONAL CONDITIONS ECOMMENDED BY THE PLANNING COMMISSION..)
PROFFERED CONDITION
The property owner (the "Owner") in this zoning case, pursuant to Subsection 15.2-2298 of the (,?ode
of Virginia (t 950 as amended) and the Zoning Ordinance 1~ Chesterheld County? lbr themselves and
their successors or assigns, proffer that the development of the Properties known as Chesterfield
County Tax Identification Numbers 773~66t-0235 and 772-661-8240 (the "Properties") under
consideration will be developed according to the tollowing conditions if', a.;~d only it', the request for
C[~PD amendment is grained. In the event the request is denied or approved ¥~ith conditions not
agreed to by the Owner, the proftbrs and conditions shall immediately be null and void and have no
Ihrther force or eftbct.
(CPC)
One ( 1 ) temporao- right-in only access shall be .permitted fi'om Centralia Road, the
exact location, and design to be approved by the Trm~sportation Department. Th. is
tempo'rary right-in only access fkom Centralia Road shall be closed at such time ~hat
a:n access easement is recorded m~d a shared access is constructed from Centratia
Road, across the a4jacent parcel, known as Tax ID 773-661-3333, lo the property.
(Tr) ·
('NOTE: This condition modifies .Proffered Condition 7 of Case 97SN0165. All.
other conditions of approval/'or Case 97SN0165 remain in e:ffect.)
GENERAL IN'FORMATION
Location:
Northeast quadrant of Iron Bridge and Centralia Roads. Tax IDs 772~661-8240 and 773-661~
0235 (Sheet
.Existing. Zoning:
C-2 with Conditional Use Planned Develo.pm. ent
Size:
3.0 acres
Exist_lng Land Use:
Vacant
'2 04S N()273- M?, R9- t3
A~diacen.t Zoning an.d Land Use:
.North - A with Conditional Use m~d R-9; Office (Chesterfield .Historical Society) and
single family residential
,?
South - C-_ with Conditional Use Plm~ned Development; Commercial
East - C-2 with Cc ndtttonal Use Planned Development; Vacant
West - C-3 with Conditional Use Planned Development; Commerci. al
UTILITIES
This request will not impact the public water and wastewater svstems.~ The use of the public water
and wastewater ssstems is required as an existing condition t.br zoning under Case 97SN01.65.
(Proffered Condition 1.)
ENVIRONMEN'FAL
This request will have no impact on these lhcitities.
PUBLIC 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 requiremenls will be evaluated during the plans review process.
Trm~sportation:
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 profl~bred condition that no direct access will be provided from the property to
Centralia Road (Proffered Condition 7 of Case 97SN0165). The applicm~t is now requesting
to amend that proffered condition to permit direct access (righbin only)fi'om Centralia Road
(Proffered Condition). tn this proffered condition there is no commitment to construct a fight
turn lane.
Development must adhere to the Zoning Ordinance relative to access and internal circulation
(Article 7). Traffic generated fi'om devel opm en t o f the property wil 1 be ini rial ty distri b u.ted
along Iron Bridge Road (Rome I0), wh. ich had a 2004 traffi, c count of 35,118 average daily
trips (ADT), and Centmlia Road which had a 2002 traffic count of 9,900 ADT. The
Thoroughfare Plan identifies both Route 10 and Centralia Road as ma. ior arterials, The
property is located at the northeast corner of the Route 10/Centralia Road intersection, and
has approximately 150 tbet of fi'outage along Cen.tralia Road. Typical access spacing along
roadways such as Cen.tralia Road should be approximately 500 feet. In order to reduce
3 !..)4SN(/273 M
potent/al 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 fi'om the Jntersectiom therelbre, the
Transportation Department cannot support this request.
As pan of the original rezoning requests on the subjec.t property and the ac[jacent property to
the east (the "Adjacent Property"), an access plan was developed fbr 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 ~ve:t'e planned.
Specifically, a current zoning condition on the subject properly allows one (t) direct access
Ikom 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 C entralia Road, The
A4jacent Property is zoned Neighborhood Business (C-2). As part of the rezonine approval
on the Adjacent Property (Case· 9 ~ ~ '
7SN0160.), the Board accepted a proffered condition that
allows a direct access to Centratia Road. In addition, another proffered condition requires the
developer of the Ad_,jacent Property to record an access easement (Proffered Condition 15 of
Case 97SN0160) to provide shared use of the Centralia Road access with the sub. ject
property, This access easement must be recorded prior to site plan approval lbr development
on the A4iacent Property. Likewise, an existing prof~bred condition on the subject property
(Proffbred Condition 7 of Case 97SN0165)requires recordation of an access easement fi*om
Route 10 to the Adjacent Property. These easements will allow access to Ro'ute t0 and
Centratia Road for both properties. The applicant, however, desires to have access to
Centralia Road until development occurs on the A4jacent Prope~y. As was stated earlier, the
property does not have sufficient t¥ontage on Centratia Road to provide adequate access
separation ti'om the Route t0/Centralia Road intersection; theretbre, the Transportation
Department cannot, support this request.
LAND USE
Comprehensive Plan:
The request property lies within the boundm'ies of the Central Area Pta2, which suggests the
property is appropriate lbr mixed use corridor uses. The Plan notes tlhat certain neighborhood
commercial uses may' be appropriate at this location with appropriate access, architectural
design c.ompatible with provisions of the Plan and design controls that provide protection
and compatibility with, the adjacent residential neighborhood.
Development Trends:
The request property lies in the vicinity of the Iron Bridge/Centralia Road intersection. Th.e
area immediately surrounding tile Iron Bridge/Centratia Road intersection is characterized bv
commercial uses or is vacant. Properties to tile north are chm'acterized by office and single
tbnnily residential uses. Property to the south, south of Centralia Road, has been developed for
commercial uses within the Chesterfield Meadows Shopping Center complex. Ad, jacent
4 04SN0273-M:\ R9-
property to the east is zoned C-2 and is currently vacant. Property to the west is zoned and
developed i.br commercial uses.
Zoning History:
On November 28, ] 979, the Board of Supervisors, upon a t:avorabie recommendation Ii'om the
C ' '
Plmming omm~ss~.on, approved rezoning from Residential (R-9) to Agricultural ('A) with
ondmonal 'Use to permit office use on a portion of the request Property and ac[iacent property
to the east. (Case 79S 10 I-A)
On April 23, t997, the Board of Supervisors, upon a fhvorable recommendation Ikom the
Plm~ning Commission, approved rczoning t?om Agricultural (A) m Neighborhood Business (C-
2) with Conditional Use to permit outside public address systems on the subject property' (Case
97SN0t 65). Conditions of zoning approval fbr this request prohibited direct access f¥om 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 i%r the subject property (Case 97SN0165),~ the Board. accepted a
proffered condition, that no direct access will be provided fi-om the property to Centralia Road.
I :p~cal access spacing along roadways such as Cemralia Road should be approximately 500 fbet.
The property is located at the northeast corner of the Route t 0/Cen tratia Road intersection, and only
has approximately t 50 feet of fi'ontage along Centralia Road.
tn order to reduce potential congestion and accidents, adequate access spacing ii*om a signalized
intersection is critical. The property does not have sufficient frontage on Central.ia Road to provide
adequate access separation from the Route 10/Centratia Road intersection.
Given these considerations, denial of this request is recommended.
CASE HI'STORY
Planning Commission Meeting (.7/20/04):
The applicm~t did not accept stall's recommendation, but did accept the Commission's
recommendation. ()ne (i) person spoke in opposition to the request stating safety concerns
a previous zoning agreement' to provide shared access.
M'r, Litton noted the proposal would allow ibr a temporary access only, would reduce
congestion and meets Virginia Department of Transporiation standards.
5 {)4SN0273-MARg. [3( )S
On motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended app.roval
and acce.ptm~ce of the Proflbred Condition on. page 2,
AYES: Unm~imous.
Board of Supervisors Meeting (8/25/04):
At the request of' the applicant, the Bom'd det~u-ed this case to September 22, 2004.
Staff (8/26/04):
The applicant was advised in writing that any new' or revised i. nfbrmation should be submitted
no later than August 30.. 2004, i~br consideration at the Board's September --.oo.~ 2004, public
hearing. Also, the applicant was advised that a $230.00 del:brral fee is due prior to the public
hearing.
Staff (9/2/04):
To date, no new inlk)rmation has been received nor has the def'krral ti:,e been .paid.
Staff (9/9/04):
The deferral fee was paid.
.Board of Supervisors .Meeting (9/22/04):
At the request of the applicant, the Board deferred this case to December I5, 2004.
Staff' (9/23/04):
The applicant was advised in writing that an.y significm~t new or revised intbrmation should be
submitted no later than October 11, 2004, l'br consideration at the Board's I)ecember public
hearing. The applicant was also advised that a $130.00 dei:brral fee was due.
Applicant (9/28/04):
The deferral l~e was paid.
6 04SN0273-MAR9-BOS
Staff (I 1/23/04):
To date, no new in£onna[ion has been received.
Board of Supervisors' Meeting (12/15/04):
At the request of the appticani, the Board deibrred this request to March 9, 2005.
Staff ( 12/20/04):
The applicm~t was advised in writing that any significant, new or revised inlbrmation should be
submitted no Iater t'hm~ February 2, 2005, fbr consideration at the .Board's March public
hearing. Also, the applicant was advised that a $130.00 deferral fee was due.
Applicant (12/22/04):
The $130.00 deferral fee was paid.
Staff' ('2/25/05):
'Fo date, no new in:fbrmmion has been subnfitted.
The Board of Supervisors, on Wednesday, March 9, 2005, beginning at 7:00 p.m., will take under
consideration this .request.
? 04SNO273~MAR9-BOS
/
/:
' / '~0G
//
/ / m
.//
!
/%
.
o
CONCEPTUAL PLAN
/
/
/
/
f
t
I
1
!
I
I
I
/
\
\
\
\
\
\
\
\
?
/
/
/
/
Ij
'-.. '~-, ---'. ,,
.......
l
\
~Z