06SN0336
September 19, 2006 CPC
October 25, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0336
Greenacres Limited Partnership
Bermuda Magisterial District
North line of Iron Bridge Road
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
With approval of this request, uses would be limited to those permitted by right or
with restrictions in the Neighborhood Business (C-2) District plus those Community
Commercial (C-3) uses noted in Proffered Condition 3.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the proposed the Central Area Plan suggests the property is appropriate for a mix
of office and residential uses, the proposed uses, with the exception of fast food
restaurants, are consistent with those permitted on the adjacent property to the north and
would promote integration of these two tracts as part of a coordinated development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(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
Providing a FIRST CHOICE community through excellence in public service
BY STAFF. CONDITIONS WITH ONLY A "epc" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or
assigns, proffers that the development of the properties known as Chesterfield County Tax IDs 777-
653-3990-00000 (2.5 acres) and 777-653-8491-00000 (1.9 acres) from A to C-3 with restricted uses
will be developed as set forth below; however, in the event the request is denied or approved with
conditions not agreed to by the Owner-Applicant, these proffers and conditions shall be
immediately null and void and of no further force or effect.
(STAFF/CPC)
1.
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)
(STAFF/CPC)
2.
Transportation.
A. Dedications/Recordation.
a. Prior to any site plan approval or within 60 days of
from a written request by the Transportation
Department, whichever occurs first, one-hundred
(100) feet of right of way on the north side of
Ironbridge Road (Route 10), measured from the
centerline of that part of Route 10 inunediately
adjacent to the property shall be dedicated free and
unrestricted, to and for the benefit of Chesterfield
County.
b. Prior to any site plan approval, a fifty (50) foot wide
right-of-way for a Special Access Street (the "Site
Road") from Route 10 to the northern property line
shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. The exact location
of this right-of-way shall be approved by the
Transportation Department.
c. Prior to any site plan approval, an access easement,
acceptable to the Transportation Department, shall be
recorded across the property to provide shared use of
the Site Road with the adjacent properties to the east.
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06SN0336-0C25-BOS
B. Access.
Direct access from the property to Route 1 0 shall be limited
to one (1) entrance/exit. The entrance/exit shall align the
existing crossover on Route 1 0 that serves Branders Creek
Drive. The exact location of this access shall be approved by
the Transportation Department.
c. Road Improvements.
To provide an adequate roadway system, the developer
shall be responsible for the following. The exact design and
location of these improvements shall be approved by the
Transportation Department.
a. Construction of additional pavement along the
westbound lanes of Route 10 at the Site Road
intersection to provide a separate right turn lane,
based on Transportation Department standards.
b. Construction of additional pavement along the
eastbound lanes of Route 10 at the existing
crossover that serves the Site Road to provide an
adequate left turn lane.
c. Construction of a sidewalk to VDOT standards
along Route 10 for the entire property frontage.
d. Construction of additional pavement along the Site
Road at its intersection with Route 10 to provide a
four-lane typical section (i.e., one (1) northbound
lane and three (3) southbound lanes.
e. Construction of an additional lane of pavement
along the westbound lanes of Route 10 for the entire
property frontage.
f. Full cost of traffic signal modification at the Route
1 O/Site Road intersection.
g. Dedication to Chesterfield County, free and
unrestricted, any additional right-of-way (or
easements) required for the improvements identified
above.
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06SN0336-0C25-BOS
Phasing.
Prior to any site plan approval, a phasing plan for the
required Road Improvements, as identified in Proffered
Conditions 2(e) a-g, shall be submitted to and approved by
the Transportation Department. (T)
(STAFF/CPC)
3.
Uses shall be limited to those permitted by right or with restrictions
in the Neighborhood Business (C-2) district plus the following uses:
(a) Contractors' office and display rooms.
(b) Fraternal/charity uses.
( c) Schools - connnercial, trade, vocational and training.
(d) Recreational establishments, commercial-indoor.
(e) Hotels.
(f) Theaters, except drive-in theaters.
(g) Repair shops, excluding motor vehicle repair.
(h) Electrical, plumbing or heating supply sales, servIce and
related display rooms. (P)
(STAFF/epe)
4.
Utilities. The public wastewater system shall be used. (D)
(STAFF/epe)
5.
Prior to site plan approval, the developer shall submit certification
to the Planning Department that the last known representative of
the Ironbridge Property Owners Association (IPOA) has been
notified in writing of the submission of the site plan to the County
for review and approval. The site plan application shall not be
considered complete until such certification has been submitted to
the Planning Department. The fifteen (15) day period for appeals
to the Planning Commission shall not commence until such
certification has been provided. (P)
GENERAL INFORMATION
Location:
North line of Iron Bridge Road across from Branders Creek Drive. Tax IDs 777-653-3990
and 8491 (Sheet 25).
Existing Zoning:
A
Size:
4.4 acres
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06SN0336-0C25-BOS
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and West - C-2 with Conditional Use Planned Development;
South - C-5 and C-3; Commercial, public/semi-public or vacant
East - A; Single family residential
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the south side of Ironbridge
Parkway approximately 450 feet north of the request site. In addition, a sixteen (16) inch
water line extends along Iron Bridge Road, adjacent to this site. Use of the public water
system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line that terminates adjacent to Iron
Bridge Parkway, approximately 500 feet north of this site. Use of the public wastewater
system has been proffered. (Proffered Condition 4)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the north and lUlder Ironbridge Parkway to Ironbridge Lake.
There are currently no known on- or off-site drainage or erosion problems and none are
anticipated after development.
The property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will ensure
that adequate erosion measures are in place prior to any land disturbance. (Proffered
Condition 1)
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1 and the Airport Fire Station currently
provide fire protection and emergency medical service. This request will have a minimal
impact fire and EMS.
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06SN0336-0C25-BOS
Transportation:
The applicant is requesting rezoning of the property (4.4 acres) from Agricultural (A) to
Community Business (C-3). This request will not limit development of the property to a
specific land use; therefore, it is difficult to anticipate traffic generation. Based on
shopping center trip rates, development could generate approximately 3,990 average
daily trips. These vehicles will he initially distributed along Iron Bridge Road (Route 10),
which had a 2005 traffic count of22,126 vehicles per day. The capacity of the four-lane
section of Route 10 between Branders Bridge Road and Lewis Road is acceptable (Level
of Service B) for the volume of traffic it carries.
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 one hundred
(100) feet of right of way measured from the centerline of Route 10, in accordance with
that Plan. (Proffered Condition 2.A.a)
Development of the property 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. Along the Route 10 property
frontage is an existing signalized crossover that serves Branders Creek Drive. The
applicant has proffered that direct access from the property to Route 10 will be limited to
one (1) public road (the "Site Road"), designated as a special access street, that will align
that existing signalized crossover (Proffered Conditions 2.A.b and 2.B). The Site Road is
anticipated to extend to the north and to connect with Ironbridge Parkway. Proffered
Condition 2.A.c requires that an access easement be recorded across the property to
provide shared use of the Site Road with the adjacent properties to the east. (Proffered
Condition 2.A.c)
The traffic impact of this development must be addressed. The applicant has proffered the
customary road improvements that include an additional lane of pavement and a sidewalk
along the Route 10 frontage, a separate right turn lane at the Site Road intersection based on
Transportation Department standards, an adequate left turn lane at the Route 10 crossover,
and traffic signal modification at the Route 10/Branders Creek Drive/Site Road intersection
(Proffered Condition 2.C). Since the only access to Route 10 will be the Site Road, most of
the proffered road improvements will need to be provided with the initial development of
the property.
At time of site plan review, specific recommendations will be provided regarding access and
internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for mixed use corridor uses to include office and residential uses of various
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06SN 0 336-0C25- BOS
densities. The Plan suggests that commercial uses in this area be located along the south
line of Iron Bridge Road, immediately east and west of the Chalkley Road intersection,
with a mix of office and residential uses located west, north and south of this commercial
node to provide appropriate transitions to established residential developments and to
avoid typical strip commercial development along the Route 10 Corridor.
Area Development Trends:
The area is characterized by a mix of office and residential uses along the north line of Iron
Bridge Road and commercial uses to the south surrounding the intersection of Iron Bridge
and Chalkley Roads.
Property north of and adjacent to the subject property is currently vacant. This property was
zoned in 1986, and subsequently amended in 1987, permitting Convenience Business (B-1)
uses (now the equivalent of Neighborhood Business (C-2) uses under current Ordinance
requirements) and several use exceptions as part of the Ironbridge mixed use development
(Cases 86S097 and 87SN0035). These permitted uses are- more intense than the
residential/office mix suggested for the immediate area under the current Central Area Plan,
adopted in 1997.
Development Standards:
The property lies within an Emerging Growth District Area. Development must conform to
the Emerging Growth District requirements which address access, parking, landscaping,
architectural treatment, setbacks, lighting, pedestrian access, signs, buffers, utilities and
screening of dumpsters and loading areas. The proffers require notification of the
lronbridge Property Owners Association of site plan submitted. (Proffered Condition 5)
Uses:
Proffered Condition 3 restricts uses on the property to those permitted by right or with
restrictions in the Neighborhood Business (C-2) District plus several uses first permitted by
right in the Community Business (C-3) District. The proposed uses, are consistent with
those permitted on the adjacent property to the north and would promote integration of these
two tracts as part of a coordinated development
CONCLUSION
While the proposed the Central Area Plan suggests the property is appropriate for a mix of office
and residential uses, the proposed uses are consistent with those permitted on the adjacent
property to the north and would promote integration of these two tracts as part of a coordinated
development.
Given these considerations, staff recommends approval of this request.
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06SN0336-0C25-BOS
CASE HISTORY
Applicant (9/14/06 and 9/19/06):
Revised proffered conditions were submitted.
Planning Commission Meeting (9/19/06):
The applicant accepted the recommendation. There was opposition present expressing
concerns relative to the proposed road between Iron Bridge Road and Ironbridge Parkway
indicating that the connection would result in increased traffic and congestion in the
Arbor Landing Subdivision.
Mr. Wilson noted that the applicants had proffered to notify the residents of site plan
submission at which time traffic concerns would be addressed.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 4.
AYES: Messrs. Wilson, Gecker, Bass, Gulley and Litton.
The Board of Supervisors, on Wednesday, October 25, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SN0336-0C25- BOS
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