19SN0593
CASE NUMBER: 19SN0593
APPLICANT: John Netto
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JULY 24, 2019
BOS Time Remaining:
365 DAYS
Applicant Contact:
JOHN NETTO (804-869-6155)
Planning Department Case Manager:
1.0 Acre 7239 Ironbridge Road
DREW NOXON (804-748-1086)
1.0 Acre 5941 Willowbranch Drive
REQUEST
Rezoning of one (1) acre from Residential (R-12) to Neighborhood Office (O-1), and one (1) acre
from Agricultural (A) to Neighborhood Office (O-1) to permit an adult daycare plus conditional use
planned development to permit exceptions to Ordinance requirements related to building size,
drive isle width and a buffer.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Conditions, Textual Statement and Exhibits are located in Attachments 1- 4.
SUMMARY
The applicant currently operates an adult daycare center on the adjacent property to the north
(5941 Willowbranch Drive). According to the applicant, this facility has reached its maximum
capacity for client needs. The property is zoned Residential (R-12) with conditional use planned
development to permit Corporate Office (O-2) uses including an adult daycare center.
Development of a new adult daycare center serving citizens with special needs is planned at
7239 Ironbridge Road, which is currently zoned Agricultural (A). The use would be located in a new
single-story building containing 8,100 square feet (gross floor area).
Rezoning of both properties to Neighborhood Office (O-1) is planned. Conditional use planned
development is requested to permit exceptions to Ordinance requirements as follows:
Increase in building square-footage when located within 200 feet of residentially-zoned
property
Reduction in width of drive isle on portion of 5941 Willowbranch Drive, and
Reduction of the eastern buffer on 5941 Willowbranch Drive parcel
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
Complies with uses suggested by Comprehensive Plan
Provides flexibility of development standards to accommodate use on a
STAFF
challenging site
Residential character maintained
As conditioned, minimizes impacts on area development
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Comprehensive Plan
Classification: NEIGHBORHOOD OFFICE
The designation suggests the property is appropriate for professional and administrative offices or similar
uses.
Surrounding Land Uses and Development
Existing office use
Single-family uses
-Willowhurst & Parker
Estates
Single-family uses
-Watermark
Willowbranch Dr.
5941 Willowbranch Dr.
-Existing adult daycare
7239 Ironbridge Rd.
Commercial/business use
Ironbridge Rd.
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoned to Residential (R-12), plus conditional use planned development
99SN0166
Permits Corporate Office (O-2) uses on a 0.9-acre portion of the property
Approved
(known as 5941 Willowbranch Dr.)
(5/1999)
7239 Ironbridge Road not subject to this rezoning
Proposal
An adult daycare center is first permitted in the Neighborhood Office (O-1) District. The northern
parcel (5941 Willowbranch Drive) currently permits Corporate Office (O-2) uses (as approved under
Case 99SN0166) and is developed for an adult daycare center. Both subject properties would be
rezoned to Neighborhood Office (O-1) to permit expansion of the adult daycare use under consistent
development standards. With approval of this request, other Neighborhood Office (O-1) uses would
also be permitted. Neighborhood Office (O-1) uses comply with Comprehensive Plan
recommendations and provide transition to single-family residential uses to the east. The conditions
listed on page 10 address site layout, building design and quality exterior materials to further
minimize impacts of the use on surrounding properties.
Ordinance Exceptions
Building Size (Textual Statement Item 1):
The Neighborhood Office (O-1) District requires that where a project is within 200 feet of a
residentially-zoned parcel, building size shall be limited to 5,000 square feet of gross floor area. The
proposed building at 7239 Ironbridge Road contains 8,100 square feet (gfa) and is located
approximately 115 feet from the nearest residential property on Willowbranch Drive. With existing
vegetation, buffering, and a one-story building design, visual impacts on nearby single-family
dwellings will be minimized.
Driveway Width (Textual Statement Item 2):
The Zoning Ordinance requires that two-way drives serving more than 30 parking spaces have a
minimum width of 24 feet. The existing building and parking areas at 5941 Willowbranch Drive are
served by a 22-foot wide drive providing access from Willowbranch Drive. At the time the existing
adult daycare center at 5941 Willowbranch Drive was developed, the parking areas serving the use
did not exceed 30 spaces, thus a 22-foot wide drive way was constructed, in compliance with the
Ordinance. The applicant plans to construct a 24-foot wide drive for the new parking areas, however
the existing 22-foot wide drive, extending from Willowbranch Drive to the point where the new
driveway is the be constructed (approximately 125 linear feet), will be maintained. The Fire
Department has indicated the maintenance of the 22-foot drive to serve both buildings is
acceptable.
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Buffer (Textual Statement Item 3):
The applicant requests a 5-foot reduction to the required 40-foot wide buffer along the east side of
5941 Willowbranch Drive. This buffer is located between a drive isle providing access to existing and
proposed parking areas on the overall site and the residential property to the east. This reduction
would accommodate utility extensions from Willowbranch Drive to the proposed building at
7239 Ironbridge Road. The existing buffer area is currently occupied by dense vegetation.
A condition has been provided regarding supplemental plantings in this buffer area where necessary
to minimize views of the project from nearby residential development.
COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-751-4461) adamsst@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The applicant
is requesting rezoning from Agricultural (A) and Residential (R-12) to Neighborhood Office (O-1)
for two (2) acres. Based on single tenant office trip rates, the development could generate
approximately 150 average daily trips (ADT). The vehicles generated by this property will be
distributed via Willowbranch Drive to Iron Bridge Road (Route 10), which had a 2018 traffic count
of 32,000 vehicles per day.
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the
traffic generated by a proposed development, including acceptable levels of service. Conditions
include:
Dedication (Condition 2):
100 feet of right-of-way dedication along the east side of Route 10 (Thoroughfare Plan).
Access (Condition 3):
No direct vehicular access from the property to Route 10.
Owner to record an access easement from Willowbranch Drive access to the adjacent
property to the south.
Staff supports the request.
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate and
timely response to emergencies.
Nearby Fire/EMS Facilities
Airport Fire Station, Company Number 15
Additional Fire and EMS Comments
The applicant plans to maintain the existing 22-feet wide drive isle on the 5941 Willowbranch
Drive parcel which will provide fire department access to both buildings. This width will
accommodate Fire & EMS needs.
This request will have 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.
UTILITIES
Staff Contact: William Payne III (804-751-4336) paynew@chesterfield.gov
The subject property is located within mandatory water and wastewater connection areas.
The applicant should be advised that trenchless construction would most likely be required to
provide water service from Iron Bridge Road. The applicant has requested an alternative connection
to the waterline in Willowbranch Drive, which would include combining properties and a reduced
buffer. This alternative is acceptable to the Utilities Department.
northern property line of 7239 Iron Bridge Road. Connection of the proposed building to public
wastewater is required.
All water and wastewater design and construction must comply with the latest revision of the
The Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties are generally flat and drain in two directions. The northern half drains
north and west to Willowbranch Drive and Iron Bridge Road, and then to Kingsland Creek. The
majority of the property located at 7239 Iron Bridge Road drains south through privately owned
properties to an existing culvert under Beulah Road and to an unnamed tributary to Reedy Creek.
The properties are both located within the Kingsland Creek Watershed.
Drainage
As previously mentioned, the northern portion of the subject properties drains north towards an
existing inlet on the southern side of Willowbranch Drive, which is inadequate and cannot handle
any additional drainage. Increased runoff from new impervious areas should be directed to the
existing storm sewer system along Iron Bridge Road.
The southern portion of the subject properties currently sheet flows south into privately owned
residential properties. There are no existing stormwater systems and/or drainage easements along
the rear or sides of these lots; therefore, drainage shall be designed so that runoff from the proposed
development is directed away from these existing lots and directed towards Iron Bridge Road. For
any portions of the development that cannot be captured and directed towards Iron Bridge Road
and will sheet flow to the south, the 100-year post-development discharge rate should not
exceed the 100-year pre-development discharge rate (Condition 5).
Stormwater Management
The development of the subject properties will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for water quality and quantity.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
2/4/19 Application submitted
2/12/19, Application revised
3/27/19 &
4/5/19
6/7/19, Textual Statement submitted
6/10/19 &
6/11/19
Community Meeting
4/29/19 No citizens attended
Planning Commission
6/18/19 Citizen Comments:
No citizens spoke to this request.
Action APPROVAL SUBJECT TO THE CONDITIONS IN ATTACHMENT 1.
Motion: Jones Second: Stariha
AYES: Freye, Jones, Sloan, Stariha
ABSENT: Jackson
The Board of Supervisors on Wednesday, July 24, 2019, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
CONDITIONS
Note: The following conditions are recommended by both the Planning Commission and Staff.
1.Master Plan.
a)The Textual Statement dated June 11, 2019 shall be considered the master plan.
b)The property shall be developed as generally depicted on the Preliminary Site Plan
(Exhibit A) dated June 11, 2019, and produced by Richard L. Baird, Jr. P.E., with
respect to the general location and orientation of buildings and the general layout
of parking and drives.
c)The proposed building shall be in general conformance to the exterior elevations
depicted in Exhibit B, dated June 6, 2019, and produced by Timmons Kelley
Architects. (P)
2.Dedication. Prior to any site plan approval or within sixty (60) days of a written request
by the Transportation Department, whichever occurs first, one hundred (100) feet of
right-of-way on the east side of Iron Bridge 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)
3.Access.
a.There shall be no direct vehicular access from the property to Route 10.
b.Prior to final site plan, an access easement, acceptable to the Transportation
Department, shall be recorded from the Willowbranch Road access to serve the
adjacent property to the south. (T)
4.Bikeway Dedication. Prior to any site plan approval or within sixty (60) days of a written
request by the Planning Department, whichever occurs first, an additional 10-foot wide
right-of-way along the entire property frontage parallel to the ultimate right-of-way for
Ironbridge Road shall be dedicated to accommodate a future shared-use path. (P)
5.Stormwater Runoff. Drainage from the development of the property shall be collected
and directed towards Iron Bridge Road. For any portions of the development which will
drain to the south, the 100-year post-development discharge rate shall not exceed the
100-year pre-development discharge rate. (EE)
6.Utilities. The public water and wastewater systems shall be used. (U)
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7.Architecture. Exterior wall surfaces shall consist of brick, stone or cultured stone,
architectural masonry, cementitious siding and trim, LP smart side, Hardiplank, exclusive
of windows, doors, cornices, accent bands, and architectural treatments which may be
constructed of vinyl, metal, fiberglass, E.I.F.S., stucco, or other comparable materials as
approved by the Director of Planning. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
Submitted 6/11/2019
Development of the subject property shall meet the following standards:
1.Building size:
A maximum building size of 8,100 square feet (gross floor area) shall be permitted on the
property known as 7239 Ironbridge Road (GPIN 773-765-1543).
2.The existing north/south driveway on the property known as 5941 Willowbranch Drive
(GPIN 773-675-1653), and serving existing parking areas, shall have a minimum width of
22 feet.
3.A 35-foot buffer shall be provided along the eastern property boundary adjacent to the
property known as GPIN 773-675-2660.
a.Additional plantings shall be provided within the 35-foot buffer as determined by
the Planning Department at time of plans review to minimize views of site
development from adjacent residential properties.
b.A privacy fence with a minimum height of 6 feet shall be maintained for the length
of the 35-foot buffer.
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ATTACHMENT 3
EXHIBIT A, CONCEPTUAL SITE LAYOUT
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ATTACHMENT 4
EXHIBIT B, CONCEPTUAL EXTERIOR ELEVATIONS
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