06SN0290-June26July • 2006 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO290
Michael B. Chaney
Dale Magisterial District
East line of Ironbridge Road
REQUEST: Rezoning from Agricultural (A) and Corporate Office (0-2) to General Business (C-
5).
PROPOSED LAND USE:
Commercial, office and light industrial uses, as restricted by Proffered Condition 12,
are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend denial for the following reason:
The proposed zoning and land use does not conform to the Central Area Plan which
designates the area as a Mixed Use Corridor where professional, business, industrial and
administrative offices as well as residential developments of various densities are
appropriate.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY O WNER(S) MAY PROFFER OTHER 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
Providing a FIRST CHOICE community through excellence in public service
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(CPC) 1. Except for 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
installed. (EE)
(CPC) 2. Direct vehicular access from the property to Iron Bridge Road (Route 10)
shall be limited to one (1) entrances/exit located towards the northern
property line. The exact location of this access shall be approved by the
Transportation Department. (T)
(CPC) 3. Within sixty (60) days of a written request or prior to site plan approval,
whichever occurs first, one hundred (100) feet right-of-way on the east side
of Route 10 measured from the centerline of the roadway immediately
adjacent to the property shall be dedicated, free and unrestricted, to
Chesterfield County. (T)
(CPC) 4. Prior to any site plan approval, an access easement, acceptable to the
Transportation Department, shall be recorded from Route 10 to the adjacent
property to the south. (T)
(CPC) 5. The owner/developer shall be responsible for the following:
A. Construction of an additional lane of pavement along Route 10 for the
entire property frontage.
B. Construction of a separate right turn lane based on Transportation
Department standards;
C. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the improvements
identified above. (T)
(CPC) 6. Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 5, shall be submitted to
and approved by the Transportation Department. (T)
(CPC) 7. Screening of outside storage areas shall be accomplished by the use of
durable opaque fences and gates constructed of masonry pillars with solid
sections made of comparable materials to the principal building and using a
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design compatible to the principal building. Screening of outside storage
areas from Iron Bridge Road (Route 10) and Tax ID #771-671-0202 (unless
and until it is rezoned to allow non-residential use) shall be accompanied by a
brick, EFIS, stone, or masonry wall and an opaque fence design compatible
with the principal building. This design shall also be generally compatible to
the wall/fence design utilized on Tax ID #772-672-3298. (P)
Note: This requirement is in addition to the screening requirements of the
Zoning Ordinance.)
(CPC) 8. Freestanding business signs shall be of a monument style. No exterior
illuminated signs shall be permitted with the exception of one (1) project
sign. (P)
(CPC) 9. Freestanding light fixtures shall not exceed a height of twenty (20) feet
measured from the top of curb. (P)
(CPC) 10. No building shall exceed 30,000 gross square feet in area. (P)
(CPC) 11. Each building exterior (all sides) shall be constructed with a Concrete
Masonry Unit (CMU), brick or metal with an Exterior Insulation Finishing
System (EIFS) finish for a height of eight (8) feet measured from ground
elevation (excluding openings for doors, windows or similar features). Any
building exterior which faces an unscreened outside storage or loading area
on an adjacent property, which faces an on -site outside storage area serving
the subject building that is screened in accordance with Proffered Condition
7, or any building exterior that is deemed to be adequately screened due to,
but not limited to, topography, vegetation or similar features shall not be
required to be constructed of the above materials provided the architectural
treatment of the side otherwise complies with the Zoning Ordinance. (P)
Note: This requirement is in addition to the architectural requirements of the
Zoning Ordinance.)
(CPC) 12. Permitted uses shall be limited to the following:
A. Within 220 feet from the ultimate right of way of Iron Bridge Road,
permitted uses on Tax ID 771-671-5480 shall be limited to:
i. Uses permitted by right or with restrictions in the Corporate
Office (0-2) District.
ii. Contractors' offices and display rooms
B. Building material sales yards, not including concrete mixing.
3 06SNO290JULY26-BOS
C. Contractor's shops and storage yards.
D. wholesaling houses and distributors.
E. Carpenter and cabinetmakers' offices and display rooms.
F. Contractors' offices and display rooms.
G. Electrical, plumbing or heating supply sales, service and related
display rooms.
H. Greenhouses or nurseries.
I. Warehouses for permitted uses, provided that such buildings shall be
set back a minimum of 100 feet from adjacent R, R-TH, R-MF or O
Districts or A Districts that are shown on the comprehensive plan for
R, R-TH, R-MF or O use when loading/warehouse areas are oriented
toward such properties. The 1 oo-foot setback shall be landscaped
according to section 1 ]-513(a)(4) of the Development Standards
Manual. when loading/warehouse areas are oriented away from
adjacent R, R--TH, R-MF or O Districts, setbacks shall be governed
by the setbacks of this district.
J. Continuous outside display of merchandise for sale, as accessory to a
permitted use, provided that:
i. Merchandise shall be located under a pedestrian way that does
not exceed 16 feet in width;
ii. No more than five percent of the gross floor area of the
principal use shall be used for outside display purposes; and
iii. Merchandise is displayed so that it does not obstruct
pedestrian access.
GENERAL INFORMATION
East line of Ironbridge Road, north of white Pine Road. Tax IDs 771-671-5480 and parts of
1114, 1627115 2640 and 3152. (Sheet 17).
Existin Zonin :
O-2 and A
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Size:
16 acres
Existing Land Use:
Vacant/wooded
Ad' acent Zoningand Land Use:
North, South and East -- A; Single family residential, public/semi-public (public park) or
vacant
West - A and 0-2 with Conditional Use Planned Development; single family residential,
office or vacant
T TTTT .TTTF
Public Water System:
A sixteen (16) inch water line extends along the northwest side of Iron Bridge Road, opposite
this site. The public water system is available to serve this site. Use of public water is required
by County Code.
Public Wastewater System:
There is an existing twenty-one (21) inch wastewater trunk line extending along Reedy Branch
that terminates adjacent to Indian Springs Road, approximately 11,000 feet east of this site.
The public wastewater system is not available to serve this site.
Individual Septic Systems
The Health Department must approve any new or expanded use of individual septic systems to
support the proposed uses.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the north and east to two (2) perennial streams that make up
the head waters of Reedy Creek and eventually Kingsland Creek. The property is heavily
wooded and should not be timbered without obtaining a land disturbance permit from the
Department of Environmental Engineering and the appropriate devices installed (Proffered
Condition 1). This will ensure that proper erosion control measures are in place prior to
development.
5 06SNO294 JULY26-BOS
There are no on- or off -site drainage or erosion problems known at this time and none are
anticipated after development.
PUBLIC FACILITIES
Fire Service:
Airport Fire Station, Company Dumber 15 currently provides fire protection and emergency
medical service. This request will have a minimal impact Fire and EMS
Transportation:
The applicant has proffered to limit uses on the property as outlined in Proffered Condition
12. Based on general office trip rates, development of the property could generate
approximately 1,600 average daily trips (ADT). These vehicles will initially be distributed
along Iron Bridge Road (Route 10), which had a 2003 traffic count of 30,048 vehicles per
day. This section of Route 10 was functioning at an acceptable level (Level of Service B) for
the volume of traffic it carried during peak hours.
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 3)
Development must adhere to the Development Standards Manual (Article VII) in the Zoning
Ordinance relative to access and internal circulation (Division 1, Subdivision V). Vehicular
access to major arterials such as Route 10 should be controlled. The applicant has proffered
to limit direct vehicular access from the property to Route 10 to one (1) entrance/exit located
towards the northern property line (Proffered Condition 2). The applicant has also proffered
to record an easement across the property to share this access with the adjacent property to
the south. (Proffered Condition 4)
The traffic impact of this development must be addressed. The applicant has proffered to
construct an additional eastbound lane and separate right turn lane along Route 10, based on
Transportation Department standards (Proffered Condition S). Proffered Condition 6 allows
for a phasing plan for these improvements to be approved by the Transportation Department.
The Transportation Department anticipates requiring construction of the additional
eastbound lane with the initial development on the property and the separate right turn lane if
traffic at the approved entrance/exit is anticipated to exceed 3,000 vehicles per day.
Specific recommendations regarding access and internal circulation will be made during site
plan review.
6 06SNO290 J ULY26-BOS
Comprehensive Plan. -
The request property lies in an area designated as a Mixed Use Corridor on the Central Area
Plan. The Plan suggests the Mixed Use Corridor is appropriate for professional, business,
industrial and administrative offices, as well as residential developments of various densities.
The Plan also notes that nursery schools, child or adult day care centers, kindergartens,
hospitals and other places of assembly are not appropriate on Iron Bridge Road between
Kingsland Road and Route 288 due to the proximity to the Runway Approach Surface at the
County Airport.
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and Corporate Office (0-2) and are
occupied by single family dwellings, office use, a public park or are vacant.
Zoning History:
On May 28, 2003, upon a favorable recommendation from the Planning Commission, the
Board of Supervisors approved rezoning of a portion of the request property from
Agricultural (A) to Corporate Office (0-2) subject to conditions which control vehicular
access to Ironbridge Road and which prohibit "assembly" uses such as nursery schools, child
and adult care centers, kindergartens, hospitals and other places of assembly because of the
proximity of the property to the Airport Runway Approach Surface.
Use Limitations:
To address concerns of the Dale District Planning Commissioner, Proffered Condition 12
limits permitted uses.
Site Design:
The request property lies within an Emerging Growth District Area. The zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening of mechanical equipment. The purpose of the Emerging Growth District Standards
is to promote high quality, well -designed projects. Development of the request property will
be subject to these Ordinance standards, except as provided herein relative to building size
and architectural treatment, lighting, and signage. (Proffered Conditions 8, 9, 10 and 11)
Further, to address a concern of the Dale District Planning Commissioner, Proffered
Condition 7 requires screening of outside storage areas to be accomplished by the use of
durable opaque fences and gates constructed of masonry pillars with solid sections made of
comparable materials to the principal building and using a design compatible to the principal
7 06SN0290 JULY26-BOS
building, as well as being generally compatible with screening provided on a mini -warehouse
facility located north of the request property on Tax ID 772-672-3298.
CONCLUSIONS
The proposed zoning and land use does not conform to the Central Area Plan which designates the
area as a Mixed Use Corridor where professional, business, industrial and administrative offices as
well as residential developments of various densities are appropriate.
Given this consideration, denial of the request is recommended.
CASE HISTORY
Planning Commission Meeting (6/20/06):
The applicant did not accept staff s recommendation but did accept the Planning
Commission's recommendation. There was no opposition present.
Mr. Litton stated while the proposed uses did not fully comply with the Plan, the
development would be compatible with area development to the north.
On motion of Mr. Litton, seconded by Mr. Gulley, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 26, 2006, beginning at 7:00 p.m., will take under
consideration this request.
8 06SNO290 JULY26-BOS
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