05SN0276-Aug24.pdf
,^..UgMst 16, 2005 CPC
August 24, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
05SN0276
Sonny Currin
Bermuda Magisterial District
South line of Iron Bridge Road
REQUEST: Rezoning from Residential (R-7) to Corporate Office (0-2) with Conditional Use of
one (1) acre, Residential (R-7) to Corporate Office (0-2) of 0.8 acres and
Community Business (C-3) to Community Business (C-3) of 9.1 acres, all with
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
Commercial and office uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO CONDITIONS 1 AND 2 AND ACCEPTANCE OF
PROFFERED CONDITIONS 2 THROUGH 9 ON PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing minimum yard requirements of the
Ordinance; and removal of use, outside storage and architectural compatibility exceptions relative to
a landscape contractor's shop and storage yard. Recommend that Textual Statement Items II, III.b.,
IV.b. and references to a landscape contractor's shop and storage yard in Item I not be accepted.
Recommend that Proffered Condition 1 not be accepted and the Condition recommended by staff be
imposed. This recommendation is made for the following reasons:
A. With the exception of a landscape contractor's shop and storage yard, the
proposed zoning and land uses conform to the Chester Plan which suggests that
the proposed C-3 portion of the property is appropriate for community scale
Providing a FIRST CHOICE community through excellence in public service
commercial development and the proposed 0-2 portion of the property is
appropriate for office uses and residential development of varying densities. A
landscape contractor's shop and storage yard is first permitted in a General
Business (C-5) District and is therefore inconsistent with the recommendations of
the Plan.
B. With the exception of a landscape contractor's shop and storage yard, the
proposed zoning and land uses are representative of and compatible with existing
and anticipated area development.
C. The Textual Statement permits reduced setbacks for structures bordering
residentially-zoned properties to the east and south. Retention of the full setbacks
is necessary to provide appropriate land use transitions between conflicting land
uses.
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
CONDITIONS
(STAFF)
With the exception of Items II, III.b., IV.b. and references to a landscape contractor
business in Item I, the Textual Statement dated August 4,2005, shall be considered
the Master Plan. (P)
(CPC)
1.
With the exception of Item ILa), the Textual Statement dated August 4,
2005, shall be considered the Master Plan. (P)
(CPC)
2.
The temporary modular building shall be located generally at the rear of the
subject property in close proximity to the outdoor storage as shown on the
site plan titled "Chester Southern States", prepared by Dean E. Hawkins,
ASLA and dated September 19,2001. (P)
(NOTE: This condition is in addition to Textual Statement IV. b.)
PROFFERED CONDITIONS
1. Master Plan. The Textual Statement dated April 8, 2005, and revised
August 4,2005, shall be considered the Master Plan. (P)
(STAFF/CPC)
2.
Utilities. Public water and wastewater systems shall be used. (U)
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OSSN0276-AUG24-BOS
(STAFF/CPC)
(STAFF /CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
3.
Timbering. Except for the timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or diseased
trees, there shall be no timbering on the Property until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
4.
Architecture. Except as noted in Textual Statement Item IV, the
architectural treatment of buildings, to include materials, color and
style, shall be compatible with the Boulders Commons Office
Condos, except that brick shall incorporated into a minimum of thirty
(30) percent of the total square footage of the building façade.
Compatibility may be achieved through the use of similar building
massing, materials, scale, colors or other architectural features. (P)
5.
Transportation. Prior to any final site plan approval, one hundred
(100) feet of right of way on the south side of Ironbridge Road
(Route 10), measured from the centerline of that part of Route 10,
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
6.
Access. Oirect access ("Route 10 Access") from the property to
Route 10 shall be limited to one (1) entrance/exit, generally located
at the western boundary of the parcel identified as Tax ID 779-652-
9168. The exact location of this access shall be approved by the
Transportation Department. No direct access shall be provided from
the parcel identified as Tax 10 780- 652-2380 to West Booker
Boulevard. (T)
7.
Road Improvements. To provide an adequate roadway system, the
developer shall be responsible for the following:
a. Construction of additional lane of pavement along the
eastbound lanes of Route 10 for the entire property frontage;
b. Construction of an additional lane of pavement along the
eastbound lanes of Route 10 at the Route 10 Access and at
the West Booker Boulevard intersection to provide a separate
right turn lane;
c. Construction of additional pavement along the westbound
lanes of Route 10 at the crossover that aligns West Booker
Boulevard to provide an adequate left turn lane. The exact
length of this improvement shall be approved by the
Transportation Department;
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OSSN0276-AUG24-BOS
(STAFF/CPC)
(STAFF/CPC)
d. Construction of additional pavement along West Booker
Boulevard to provide a three-lane typical section (i.e., one (1)
southbound lane and two (2) northbound lanes) at its
intersection with Route 10. The exact length of this
improvement shall be approved by the Transportation
Department;
e. Full cost of traffic signalization at the West Booker
BoulevardIRoute 10 intersection, if warranted as determined
by the Transportation Department;
f. Construction of a sidewalk along the south side of Route 10
for the entire property frontage. The exact design and
location of this improvement shall be approved by the
Transportation Department; and
g. Dedication to Chesterfield County, free and unrestricted, any
additional right-of-way (or easements) required for the
improvements identified above. In the event the developer is
unable to acquire any "off-site" right-of-way that is necessary
for any improvement described in Proffered Condition 7, the
developer may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be
borne by the developer. In the event the County chooses not
to assist the developer in acquisition of the "off-site" right-of-
way, the developer shall be relieved of the obligation to
acquire the "off-site" right-of-way and shall provide the road
improvements within available right-of-way as determined
by the Transportation Department. (T)
8.
Phasing. Prior to any final site plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 7,
shall be submitted to and approved by the Transportation
Department. The approved phasing plan shall require, if warranted as
determined by the Transportation Department, the right turn lane
along Route 10 at the West Booker Boulevard intersection as
identified in Proffered Condition 7.b. and the road improvements
identified in Proffered Conditions 7.c, 7.d, and 7.e. to be provided
with any development that includes access to West Booker
Boulevard. (T)
9.
Drainage. For any storm water drainage that will discharge to the
eastern boundary into Carver Homes Sites Subdivision either the
drainage shall be retained and released at a rate that can be handled
by the existing storm sewer system, or improvements to the
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OSSN0276-AUG24-BOS
downstream storm system needed to handle this development shall
be made. (EE)
GENERAL INFORMATION
Location:
South line of Iron Bridge Road, also west line of West Booker Boulevard and located in the
southwest quadrant of the intersection of these roads. Tax IDs 779-652-9168 and part of
6471 and 780-652-1448, 1556, 1685 and 2380 (Sheet 26).
Existing Zoning:
R-7 and C-3
Size:
10.9 acres
Existing Land Use:
Commercial or vacant
Adjacent Zoning and Land Use:
North
South
East
West
- C-2 with Conditional Use Planned Development; Vacant
- R-MF with Conditional Use Planned Development; Vacant
- C-2 and R-7; Single family residential or vacant
- C- 3; Commercial
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of Iron
Bridge Road that terminates adjacent to the western boundary of the request site. In
addition, there is a six (6) inch water line along West Booker Boulevard that feeds a small
section of sixteen (16) inch line in Iron Bridge Road adjacent to the eastern boundary ofthis
site. In conjunction with the development of this site, a sixteen (16) inch water line will
need to be extended across the request site connecting the two existing lines. Use of the
public water system is intended. (Proffered Condition 2)
Public Wastewater Svstem:
This site is within the service area of the Piney Branch Wastewater Pump Station which is
now under construction adjacent to Carver Heights Drive approximately 1,800 feet
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OSSN0276-AUG24-BOS
southwest of this site. Use of the public wastewater systcm is intended (Proffered Condition
2). The proposed on-site wastewater collection system for this development as well as any
off-site lines, will need to be sized and installed at a depth that is adequate to serve the
adjacent Carver Home Sites Subdivision.
ENVIRONMENTAL
Drainage and Erosion:
The majority of property drains east-southeast through Carver Home Sites Subdivision and
then under Carver Heights Drive through tributaries to Ashton Creek. Parts of the property
are wooded and should not be timbered without first obtaining a land-disturbance permit
from the Environmental Engineering Department and the appropriate devices are installed.
(Proffered Condition 2)
There are currently no on-site drainage or erosion problems with none anticipated after
development. There are however off-site drainage problems through Carver Home Sites
Subdivision down through Carver Heights Drive. The roadside ditches are inadequate with
little or no grade. The applicant has proffered to address these drainage concerns.
(Proffered Condition 9)
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This request will
have minimal impact fire and EMS.
Transportation:
The property (10.9 acres) is currently zoned Residential (R-7) on 1.8 acres and
Community Business (C-3) on 9.1 acres. The applicant is requesting rezoning of the 1.8
acres to Corporate Office (0-2) and retaining the C-3 on the 9.1 acres. Based on shopping
center trip rates, development/redevelopment of the entire property could generate 7,190
average daily trips.
Vehicles generated by this development will be initially distributed along Iron Bridge
Road (Route 10) and West Booker Boulevard, which had 2005 traffic counts of 26,082
and 365 vehicles per day, respectively. The capacity ofthe four (4) lane section of Route
10 between Branders Bridge Road and Lewis Road is acceptable (Level of Service D) for
the volume of traffic it currently carries. No public road improvements in this part of the
county are currently included in the Six-Year Improvement Plan; except for a safety
project on Chalkley Road to improve the curve between Gravelneck Drive and Inge
Wood Circle, scheduled for construction in Summer 2006. Preliminary engineering work
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has begun on a shoulder improvement project along Chalkley Road north of Route 10,
and is being funded by cash proffers.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right
of way measured from the centerline of Route 10, in accordance with that Plan.
(Proffered Condition 5)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance, relative to access and internal circulation (Division 5). Access to major
arterials, such as Route 10, should be controlled. The applicant has proffered that direct
access from the property to Route 10 will be limited to one (1) entrance/exit (the "Route
10 Access"), located generally midway of the C-3 tract (i.e., towards the western
boundary of the parcel identified as Tax ID 779-652-9168) (Proffered Condition 6). This
proffer will require that, in conjunction with additional development or redevelopment of
the property, the existing access to Route 10 that serves current commercial development
on the property will be closed and the Route 10 Access constructed. The Route 10 Access
will be limited to right-turns-in and right-turns-out.
The property has frontage on West Booker Boulevard in two (2) locations, the northern
section and the southern section. The northern section is located adjacent to Route 10,
and has approximately 200 feet of frontage on West Booker Boulevard. Due to the
proximity of the West Booker Boulevard/Route 10 intersection, access to West Booker
Boulevard should not be provided through the northern section of the property. The
applicant has proffered to restrict access through the northern section of the property to
West Booker Boulevard (Proffered Condition 6). The applicant plans to access West
Booker Boulevard through the southern section.
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy.
The Policy suggests that subdivision streets anticipated to carry 1,500 vehicles per day or
more should be designed as "no-lot frontage" collector roads. The right of way for West
Booker Boulevard was recorded with the Carver Home Sites Subdivision. The Carver
Home Sites Subdivision was recorded prior to the adoption of the Stub Road Policy. The
Chester Plan suggests that all the lots within the Carver Home Sites Subdivision would be
appropriate for office/residential mixed use. The 2005 traffic count on West Booker
Boulevard towards Route 10 was 365 vehicles per day. Traffic generated by this
development traveling along that street is anticipated to exceed the acceptable
subdivision street volume as defined by the Stub Road Policy.
The traffic impact of this development must be addressed. With development of the existing
commercial development, an additional lane of pavement was constructed along the
eastbound lanes of Route 10 for part of the property frontage. The applicant has proffered to:
1) construct an additional lane of pavement along the eastbound lanes of Route 10 for the
entire property frontage; 2) construct additional pavement along the eastbound lanes of
Route 10 at the Route 10 Access and at the West Booker Boulevard intersection to provide
separate right turn lanes, based on Transportation Department standards; 3) construct
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05SN0276-AUG24-BOS
additional pavement along the westbound lanes of Route 10 at the crossover that serves
West Booker Boulevard to provide an adequate left turn lane; 4) construct additional
pavement along West Booker Boulevard to provide a three-lane typical section (i.e., one (1)
southbound lane and two (2) northbound lanes) at its intersection with Route 10; 5) provide
traffic signalization at the West Booker BoulevardIRoute 10 intersection, if warranted; and
6) construct a sidewalk along the south side of Route 10 for the entire property frontage.
(Proffered Condition 7)
The developer may need to acquire "off-site" right of way for some of the proffered road
improvements along West Booker Boulevard. According to Proffered Condition 7, if the
developer needs off-site right of way for any of the proffered road improvements and is
unable to acquire it, the developer may request the County to acquire the right of way as a
public road improvement. All costs associated with the acquisition will be borne by the
developer. If the County chooses not to assist with the right of way acquisition, the
developer will not be obligated to acquire the off-site right of way, and will only be
obligated to construct road improvements within available right of way. (Proffered
Condition 7)
The applicant has proffered that a phasing plan will be submitted for the proffered road
improvements (Proffered Condition 8). According to Proffered Condition 8, the approved
phasing plan will require the road improvements along West Booker Boulevard, including
the improvements at the West Booker BoulevardIRoute 10 intersection, to be provided with
any development that includes access to West Booker Boulevard, if warranted as
determined by the Transportation Department.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Chester Plan which suggests community scale
commercial uses are appropriate on the proposed C-3 portion of the property and
office/residential uses are appropriate on the proposed 0-2 portion of the property.
Area Development Trends:
Properties to the north and west are zoned Neighborhood Business (C-2) and Community
Business (C-3) and are developed for commercial uses or are currently vacant. Property to
the south is zoned Residential Multifamily (R-MF) and is currently vacant while property to
the east is zoned Residential (R-7) and Neighborhood Business (C-2) and is occupied by a
single family residence or is currently vacant. It is anticipated that properties immediately
surrounding the intersection of Iron Bridge and South Chalkley Roads will develop for
commercial and higher density residential development, with office uses providing an
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appropriate transition along the edges to less dense residential developments, consistent with
the recommendations of the Plan.
Zoning History:
On April 14, 1999, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved a rezoning often (10) acres from Neighborhood Business (C-2) and
Community Business (C-3) to Community Business (C-3) with Conditional Use Planned
Development to permit outside storage and sale of merchandise, in excess of then (10)
percent of the gross floor area of a home center use, on the easternmost five (5) acres (Case
99SNOI40). This property incorporated the C-3 portion of the current request.
Development Standards:
The request property lies within an Emerging Growth Area. Unless specifically addressed
by proffered conditions, redevelopment of the site or new construction must conform to the
requirements of the Zoning Ordinance for Emerging Growth Area Standards. These
standards address access, parking, landscaping, architectural treatment, pedestrian access,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading area, except as
noted in the Textual Statement.
Uses:
An exception is requested to permit a bank or savings and loan at the southwest quadrant of
the intersection of Iron Bridge Road and West Booker Boulevard within the 0-2 portion of
the request property (Textual Statement). Although such use is first permitted in the
Convenience Business (C-l) District, it is considered no more intense than other permitted
0-2 uses and will continue to provide an appropriate land use transition to the west.
An exception is requested to permit a landscape contractor's shop and storage yard within
the C-3 portion of the request property. Such use is first permitted in a General Business
(C-5) District. Until recently, a garden center operated on this C-3 property. A landscape
contractor directly associated with this center was also located on-site as accessory to this
operation. The garden center has recently closed and this request would permit a
contractor's shop and storage yard to operate independent of any permitted nursery or
greenhouse business. The Chester Plan suggests this portion of the development is
appropriate for C-3 uses. Therefore, this use is inconsistent with the recommendations of
the Plan and is not representative of area development. Staff does not support this use
exception and recommends that Item IILb. of the Textual Statement not be accepted.
Currently, within the Community Business (C-3) District, outside storage is restricted to no
more than ten (10) percent of the gross floor area of the principal use. An exception is
requested to permit greenhouses, nurseries and a landscaper contractor's office and storage
yard to exceed the percentage with a limitation of 30,000 square feet of outsides storage area
per user (Textual Statement Item I). This exception is consistent with that granted for home
center uses as part of the original zoning (Case 99SNOI40), and would be appropriate for
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OSSN0276-AUG24-BOS
nursery and greenhouse operations subject to screening requirements of the Ordinance as
noted herein. As previously noted, staff does not support the use exception to permit a
contractor's office and storage yard and, as such, recommends that references to outside
storage exceptions for such use not be accepted.
Buffers and Screening:
Adjacent properties to the east and south of the proposed C-3 tract are zoned Residential (R-
7) and Multifamily Residential (R-MF). The Zoning Ordinance requires a minimum
seventy-five (75) foot buffer along the eastern and southern portions of this C-3 site. On
June 15, 1999, in conjunction with the approval of a site plan for Chester Southern States
located on Tax ID 779-652-9168, the Commission approved a reduction in this buffer to
thirty (30) feet along the eastern property line adjacent to the R-7 properties (Case
99PR0348). Further, this same development was not required to provide a buffer to the
south adjacent to the R-MF property as this R-MF property was previously zoned Light
Industrial (I-I).
Adjacent properties to the north and south of the proposed 0-2 tract are zoned Residential
(R-7). The Zoning Ordinance requires a minimum fifty (50) foot buffer along the northern
and southern portions of this 0-2 site.
At the time of site plan review, the buffer requirements may be waived or modified. In
addition, at such time that adjacent residential property is zoned or utilized for non-
residential use, the buffer can be further reduced or eliminated. Given that the applicant is
seeking a reduction is setbacks adjacent to Rand R-MF properties as discussed herein, it is
anticipated that an associated buffer reductions will also be sought.
With the approval of this request, outside storage would be permitted. Outside storage
areas must be screened from view of adjacent properties on which such uses are not
permitted or do not exist and public rights of way. Therefore, such uses must be screened
from the adjacent R-7 and R-MF properties and Iron Bridge Road.
Minimum Yards:
Currently, within Emerging Growth Area Districts, the Ordinance requires a setback for
buildings, drives and parking areas of thirty (30) feet for side yards and forty (40) feet for
rear yards when adjacent to Rand R-MF Districts. An exception is requested to reduce this
setback to ten (10) feet for side yards and twenty (20) feet for rear yards where adjacent to
these districts (Textual Statement Item II). The Commission did not recommend reduction
in the side yard setback (Condition 1 as recommended by the Commission). These
proposed setback reductions do not accomplish the intent of the Ordinance in providing a
physical separation between residential and commercial uses. Further, R-MF property to the
south, through zoning, has been permitted to develop at a setback reduced from fifty (50)
feet to thirty (30) feet, thereby providing only a minimum separation of fifty (50) feet
between commercial and residential land uses should this setback exception be granted.
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OSSN0276-AUG24-BOS
Staff recommends that the proposed development adhere to Ordinance requirements for
setbacks from R and R-MF Districts and that this exception not be granted.
Architectural Treatment and Compatibility:
Architectural treatment of buildings, including materials, color and style, must be
compatible with buildings located within the same project. Compatibility may be
achieved through the use of similar building massing, materials, scale, colors and other
architectural features. Exceptions to this compatibility requirement have been requested.
The first exception applies to the existing garden center buildings whereby new
construction within the proposed project would not be required to be architecturally
compatible with these buildings. As such, any exterior alterations to, or replacement of
these structures would require architectural compatibility with new construction within
the project (Textual Statement Item IV.a). An exception is also requested to permit the
proposed contractor's shop to be temporarily located within a modular building (Textual
Statement Item IV.b). As with the garden center buildings, staff recommends that any
redevelopment or new construction comply with the architectural compatibility
requirements of the Ordinance and does not support this exception to use a modular
building. At a minimum, should this exception is approved, consideration should be
given to establishing the location of this modular building to the southern portion of the
C-3 development to minimize its visual impact upon the remaining portion of the
development. (Condition 2 as recommended by the Commission)
In response to concerns of the Bermuda District Commissioner, a specific architectural
treatment for buildings within this project has been proffered. (Proffered Condition 4)
CONCLUSION
With the exception of a landscape contractor's shop and storage yard, the proposed zoning and
land uses conform to the Chester Plan which suggests that the proposed C-3 portion of the
property is appropriate for community scale commercial development and the proposed 0-2
portion of the property is appropriate for office uses and residential development of varying
densities. A landscape contractor's shop and storage yard is first permitted in a General Business
(C-5) District and is therefore inconsistent with the recommendations of the Plan and is not
representative of nor compatible with existing and anticipated area development.
The Textual Statement permits reduced setbacks for structures bordering residentially-zoned
properties to the east and south. Retention of the full setbacks is necessary to provide
appropriate land use transitions between conflicting land uses.
Given these considerations, approval of this request is recommended subject to the applicant
addressing minimum yard requirements of the Ordinance; and removal of use, outside storage and
architectural compatibility exceptions relative to a landscape contractor's shop and storage yard.
Recommend that Textual Statement Items II, IlL b., IV.b and references to a landscape contractor's
shop and storage yard in Item I not be accepted. Recommend that Proffered Condition 1 not be
accepted and the Condition as recommended by staff be imposed.
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05SN0276-AUG24-BOS
CASE HISTORY
Staff (8/9/05):
References to "Carver Heights Subdivision" in the Utilities section of this "Request
Analysis" was corrected to refer to "Carver Home Sites"
Applicant (8/16/05):
Proffered Condition 4 was amended.
Planning Commission Meeting (8/16/05):
The applicant accepted the Commission's recommendation. There was opposition present.
Concerns were expressed relative to commercial encroachment into Carver Home Sites
Subdivision.
Mr. Wilson indicated he did not support reduction of the side yard setback requirements.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended approval
of this request subject to Conditions 1 and 2 and acceptance of Proffered Conditions 2
through 9 on pages 2 through 5.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 24, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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OSSN0276-AUG24-BOS
Textual Statement
Currin Commercial
Case No.: 05SN0276
,'\pril 12, 2005
Re'lised July 7,2005
Re';ised }..ugust 1, 2005
August 4, 2005
Rezone from R-7 to 0-2, R-7 to 0-2 with Conditional Use and C-3 to C-3, all with a Conditional
Use Planned Development ("CUPD") to permit use and ordinance requirement exceptions as
defined herein.
I) An exception to the requirement that outside storage not exceed the ten (10) percent of the
gross floor area of the principal use for greenhouses, nurseries and a landscape contractor's
office and storage yard. In no case shall the storage yard(s) exceed 30,000 square feet per
user.
II) Yard Requirements for Emerging Growth.
a) Side yards.
i) A twenty (20) foot exception to the thirty (30) foot side yard adjacent to A, R, RTH,
RMF, or MH Districts.
b) Rear yard.
i) A twenty (20) foot exception to the forty (40) foot rear yard adjacent to A, R, RTH,
RMF, or MH Districts.
III) Uses
a) In addition to those uses permitted by right or with restrictions in the Corporate Office
(0-2) District, banks and savings and loan associations with or without drive-in windows
shall be permitted on Tax IDs 780-652-1685 and 2380.
b) In addition to those uses permitted by right or with restrictions in the Community
Business (C-3) District, a landscape contractor's office and storage yard shall be
permitted within the C-3 portion ofthe property.
IV) Architectural Compatibility
An exception to the requirement for architectural compatibility within a project for the
following:
a) Existing improvements identified on the site plan titled "Chester Southern States",
prepared by Dean E. Hawkins, ASLA, and dated September 19,2001. Should such
buildings be structurally altered or replaced, they shall be subject to architectural
compatibility requirements of the Ordinance as well as any proffered conditions that
address architectural treatment.
b) A temporary modular building for the purpose of housing a landscape contractor's office
for a maximum of two (2) years from the date of issuance of a building permit for this
building. At the end ofthe two (2) years, the temporary modular building shall be
removed from the property.
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