06SN0327
September 19,2006 CPC
No'vernbcr 16, 2006 CPC
December 13, 2006 BS
ST AFF'S
REQUEST ANALYSIS
AN"D
RECOMMENDA TION
06"SN032"7
(AMENDED)
Dean E~ Hawkins, ASLA
Dale Magisterial District
Off the east line of Iron Bridge Road
REQUEST: (AMENDED) Rezoning from Agricultural (A) to General Business (C-5)~
PROPOSED LAND USE:
Commercial uses, as restricted by Proffered Condition 3, are planned~ Specifically,
an expansion of the existi"n"g project to the southwest is proposed~
PLANNING COMMISSION RECO"MMENDA TION
RECOMMEND DENIAL.
AYES: MESS"RS. WILSON, GECKER, BASS AND LITTON~
ABS"ENT: MR~ GULLEY~
STAFF RECOMMENDATION
Recommend approval for the following reasons:
While the proposed zoning does not conform to the Central Area Plan, given existing area
zoning and land uses and the restrictions outlined herein, approval would be appropriate~
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
TH"E PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOT-ED WITH nSTAFF/CPCft WERE AGREED UPON" BY BOTH STAFF AND THE
COMMISSION~ CONDITIONS WITH ONLY A "ST AFFn ARE RECOMMENDED SOLELY
Providing a FIRST Cf!OICE cOffilllunity through excellence in public service
BY STAFF~ CONDITION"S WITH ONLY A HCPClt ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION~)
PROFFERED CONDITIONS
(ST AFF)
(ST AFF)
(ST AFF)
(STAFF)
(ST AFF)
(ST AFF)
(ST AFF)
l~
Except for timbering approved by the Virginia 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 erosion and sediment control devices have been installed. (EE)
2.
The Developer shall be responsible for th"e full cost of traffic signalization
of the Route 10/Quaiff Lane intersection, if warranted as determined by
the Transportation Department (T)
3.
The uses pennitted shall be restricted to the following:
a. Contractor's shop and storage yard;
b"~ Freight forwarding, packing and crating services;
c~ Wholesaling houses and distributors;
d. W arehouses~
e~ Outside Storage as accessory to any uses permitted herein;
f C>ffices. (P)
4.
The public water system shall be used. (D)
5~
Freestanding light fixtures shall not exceed: a height of twenty five (25)
feet All exterior lights, both freestanding and building mounted", shall
have a concealed light source. (P)
6~
The property shall be developed as part of GPIN 772-672-3298 and be
subject to the Ordinance standards as part of a project consisting of the
property at GPIN 772-672-3298~ (P)
7.
The outside storage area shall be developed generally in the location as
depicted on the Preliminary Site Plan, prepared by Dean E. Hawkins,
ASLA, dated 9 September 2006~ (P)
2
06SN0327-DEC13-BOS
GENERAL INFORMATION
Location:
East line of Iron Bridge Road, south of Kingsland Road~ Tax IDs 772-673-Part of3836 and
Part of9738 (Sheet 17).
Existing Zoning:
A
Size:
8~6 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land U"se:
North, South and East - A; Single-family resid"ential
West - C-5; Commercial, office or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the west side of Iron Bridge
Road" approximately 700 feet west of the request site~ In addition, a twelve (12) inch water
line extends across Iron Bridge Road and continues along a portion of Quaiff Lane and
tenninates approximately 620 feet west of this site.. Use of the public water system is
intended~ (Proffered Condition 4)
Public Wastewater System:
The public wastewater system is not available to serve this site~ The request site is within
the Reedy Branch Creek drainage basin and there is an existing fifteen (15) inch wastewater
trunk line along a portion of Reedy Branch Creek that terminates 6,000 feet east of this site.
Use of a private septic system is planned~
3
06SN0327 -I)EC13-BOS
Individual Septic Systems:
The Health Department must approve use of septic systems.
EN.VIRON.MENT AL
Drainage and Erosion:
The subject property sheet flows to the south across the adjacent property to a tributary of
Kingsland Creek. There are no existing. or anticipated on- or off-site drainage or erosion
problems~ There are no apparent watercourses located on the property that would provide a
viable outfall therefore it appears acquisition of off-site easements will be necessary~
Proffered Condition 1 prohibits tim.bering without obtaining a land disturbance pennit
from the Dep.artment of Environmental Engineerin..g and requires the appropriate devices
be installed. This will ensure that proper erosion control measures are in place. prior to
development
PUBLIC FACILITIES
Fire Service:
The Airport Fire Station currently provides fire protection and emergency medical service
(EMS)~ This requ.est will have a minimal impact on fire and EMS~
Transportation:
The property is approximately nine (9) acres located at the end of Quaiff Lane- on the east
side of Iron Bridge Road (Route 10). The applicant is requesting rezoning from
Agricultural (A) to General Business (C-5). Based on trip rates for a shopping center,
development could generate approximately 6,000 average daily trips~ This traffic will be
distributed to Route 10. Route lOin this area had a 2003 traffic count of 30,048 vehicles
per day and was function-ing at an acceptable level (Level of Service B) based on the
amount of traffic it earned during peak hours~
The applicant has proffered to install a traffic signal at the Route lO/Quaiff Lane
intersection if one is warranted (Proffered Condition 2)~ During site plan review, the
traffic generation and distribution of the proposed development will be analyzed~ If the
proposed development is anticipated to cause the Route lO/Quaiff Lan.e intersection to
warrant a traffic signal, the developer will be required to post a surety for the cost of
installing a traffic signal at that intersection~ Once the development is constructed, the
Virginia Department of Transportation (VD.OT) will determine whether the intersection
warrants a traffic sibTflal based on actual traffic countsK If VDOT determines that a traffic
signal is warranted, the developer will be asked to install it
4
06SN0327-DEC13-BOS
LAND USE
Comprehensive Plan:
Lies within the bo.undaries of the Central Area Plan which su.ggests the property is
appropriate for community mixed use~ Appropriate uses would include community-scale
C-3 uses and office uses as well as integrated to.wnhouse or multifamily uses~
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and General Business (C-5) and are
occupied by single...farnily dwellings, commercial and office uses or are vacant The Plan
anticipates community~scale commercial and office uses along this portion of the Route
10 corridor.
Staff acknowledges that properties to the west are zoned General Business (C-5),
inconsistent with the Plan~ The current proposal is intended to accommodate expansion
of the existing office/warehouse facility located to. the southwest (Tax ID 772-672-3298).
It may be appropriate to accommodate such expansion provided. certain guarantees are
offered to insure a unified project (Proffered Condition 6)
Use Limitations:
Proffered Condition 3 limits permitted uses to those listed, and includes some General
. Business (C-5) uses. The C-5 uses are- not consistent with the uses suggested by the Plan.
It may be appropriate, given the adjacent C-5 zoning, to accommodate expansion of that
project with the use limitations offered.
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-d.esigned projects~ Development of the
request property will be subject to these Ordinance standards~ Further restrictions have
been proffered relative to lighting (Proffered Condition 5)~ In addition, in response to
concerns from the Dale Distri.ct Commissioner, the applicant has offered that any outsid.e
storage area would be located as depicted in the plan submitted with the application~
(Proffered Condition 7)
CON.eLUSION
While the proposed zoning does not conform to the Central Area Plan, given existing area zoning
and land uses and the restrictions outlined herein, approval would be appropriate.
Therefore, approval of this request is recommended~
5
06SN0327 ~DE(:13-BOS
CASE HISTORY
Planning Commission Meeting (9/19/06):
At the request of the applicant, the Commission deferred this case to November 16, 2006.
Staff (9/21/06):
The applicant was advised in writing that any significant, new or revised information
sh.Quld be submitted no later than September 25, 2006, for consideration at the
Commission's Novem.ber 16, 2006, public hearing. Also, the applicant was advised that
a $130.00 deferral fee must be paid prior to the Commission's public hearing..
Applicant, Staff and District Commissioner (9/28/06):
A meeting was held concerning this request The applicant agreed to limit uses and offer
a more specific plan. There was also discussion about the lack of well water on an
adjacent property~
Applicant (9/29/06):
The $130~OO deferral fee was paid.
Staff (10/16/06):
Revised proffers and plan were received. In addition, the application was amended to
include a request to allow outside storage.
Applicant, Adjacent Owner (Ms~ Taylor), Staff and Distri.ct Commissioner (10/18/06):
A meeting was held to discuss concerns of an adjacent property owner regarding the
impact on their welL
Applicant (10/27/06):
Revised proffered conditions were submitted.
6
06SN0327-D}~C13-BOS
Applicant (11/6/06):
Revised proffered conditions were submitted~ The Conditional Use request to allow
outdoor storage was withdrawn since such use is allowed in the C-5 District
Planning Commission Meeting (11/16/06):
The applicant accepted staff s recommendation, but did not accept the Planning
Commission's recommendation~ There was opposition present Concern was expressed
that the existing development had adversely impacted a private well on adjacent property
and exacerbated flooding in the area~ There was concern that the additional development
would worsen these problems~
Messrs. Gecker and Bass indicated that the drainage concerns could be addressed with a
proffer for a performance standard regarding runoff.
M.r~ Litton indicated that the zoning for the existing development required that if the well
on the adjacent property were contaminated by the project, the developer would extend
public water~ He indicated that while the well has not been contaminated, there is some
indication that he development m.ay have adversely impacted the amount of water in the
welL He indicated that he also had concerns regarding the height of any outside storage
areas~
On motion of Mr. Litton~ seconded by Mr* Gecker, the Commission recommended denial
of this request
AYES: Messrs~ Wilson, Gecker, Bass and Litton.
ABSENT: Mr~ Gulley.
The Board of Supervisors, on Wednesday, December 13, 2006, beginning at 7 :00 p*m~, will take
under consideration this request.
06SN0327-DJ~:C13-B()S
:2 .' /~
/ ." ... f----/!,i/ . - 1_'/ j Ii; ~;
\----'f.\ / 1_ " /7. "
:"1....--J,\------~~- I ,Y II' -----' .
:;;.--\,\ . ~;r- "/ "( / / '\
~\ .../j I a::~ > /.' __--J
' .~-~ \ i-~\ \- G"S /''/ j ~~~L---- J-~::;t:~,
~~ ~~W^i~../.. / ~-,I N~ '_'~!' ,
~I'. p..\-' ./ , I ' 'i! I lJ:')-'-"
\\?\?'. \.,\ tJ.Ot4-N~ / j II' ! ~ 1\-/
~'. \ ~~ \ ow;. -"..-/ ! ~--1 J ~ -L.---J R ;' ,/
. · G../ ~ f ~~~R~ -!\~_~__._._._.. ,
.",... :~. \ .' ./ f" ~'\ \' \ '--~! I,.l... .-.l,
;,\~",\,,~~~\ . / ./ lL--.~ \ \ \ \. ~ ,
, -./ /. \"\'/ !t!.l~, , ,
>)<::\y~\ /~~j / / ~
/"\ \ ,. f ~ "i ! j. ---.-=-----t /! ~.
lff~~~\ ~-- \ C~~~ - ~ t
)~L jm---~ \ \ !~~ ii' __________ ~
~'>\~. - - --~\ \! Qj/ /~ r '"
\ 'I ~ ~ .. - - - .. \ , / i...J-.-- i / ~~
LM~"!' \ \ \----~ ! ~ / ,
~\::i;.r\-\-.J"\ \ 1/ / / J.
~' ~~,\_-~~--l, CI) II !/ ;' f
~i=\ \ \ \ \\~ \-----.~1/ S' / __
...o;;c~&- '~,\ \ ~ /! ijj' I \
. }', \\ (\ /1 ~,' ./ <( .
.~ I\'. \ \ )I) i I (
liji. \ ! \ ":::> \\ <(0' ;' l
) i I I i I ~ ~ \ \ I ....K....:::..::::.,..'::::.---------------1
., ." \ \ !! ! \........ ~ \ \! :~:~::t.~t:t:::::::(:i::t::::~:::::::, "
. '() I I () ! () , . " :.....,....... w.....,.......... ,
.LtlLJ I \ ~ f. ~~ ;, \ ,~.,twii!I:I!lli~il~!ml~l~ \
" - - - - -... .., .. ~, / ""'01; / ... I.) .. ..:.~:/....... ..~..... L. ..~~.&. ....~ ..
' - - .. ~~ j if ,/ ::{:::;,:.:.:.:.,::...........,... .,
.--.,-.-,.--..-.7---~ ;;" ~ ~~~ /1/,/ .....::~:~~~~~~I % .:-;~/ ~3 \
'6 ~ ill I 1.0 . LL -------.
,I i. ! II ! I LL I
; / i " ~ ~ () : B '
( .... / / I~,' ~ ~ t
\ ~ / /100 '~, I A' \
;, '..J!~, /
i I ilC)( ~ ~ !~ : 1.0 / /
i '.1...... I () J. ~ .. I / j_ /
~-- ' / ";- (), Q:: ~ . () ~-- .--.--.
~--/ I I : '~~ ; Q/~ : ;1
, j I 1 & A; I~
I i I i '-VO<< ~... ~ ;,
, / / ~ IJ I ~ ~~~~
,l //ll ' ~I I 1\ U~~
' ! / '\ 0 i'
/~-~~~ : ~~J
t;L-;~/ "( _____ L'--r~--,
' ,-',/ --------/. I
1 !! ---- ,.._~ t "(
\ 1// ~/1_~~. ~
\1//// ,~ ~ \ ~ !
i' / / / ___________________~
i/' : ,.
/f .l
l"-
I
a::
-----------------\
"(
<(
~
~UJ
id~
~~
<:~
~~
o
<!Jf:t:
~~\
f2
~ ,
\\
\
\..
\""
'\..'''.
/
I
\'\.. '.
...~ ~
...,
Q)
Q)
LL
o
o
c.o
,----. C
C UJ
w ffi
C It
ZII)O,,-
W I o::~
~ (JO 0.. 0
WM
OZ
~I- z 0
~ <( ~....
M.. UJC
Q N u..Z
Z Q) wO
~ f:~i P-~ g
o ~ i"Lj
~- ---_...__......_.......................~.-.-.-.-.-
~.
__~_^NM"'~----- -- n__ - n ".7"
~.:....- .,/'.~.~ x~~':':r ~ ~..:o:.i.i ..:. .-.::::::~:-~ ~it::.
1. ~tf
: i!f~
~ ~ ~t~
i .J'li j
J~:
un :i
~'..l:...~-Iol"
"~~.~~~,
'~
..............."'-
~~~~
/ t
c<:' _....-:.\" '_ "_', ''''''''... '_ ->.'
E-<:_~:-~_~~ ~;:~;~~~:~:,".,"
.........---.... ..... ----~~-
-~<, ^"----.. --- ~~
--.........~---........-..........~
.-.........,
~
ia~
c~
's~
. - ....
"EY)
~
t;:J
.gf e=
~ ~.i: Q,) ~
J'::.cC-t.
I E- = =.-=
t e~=-
~
\"
~l~.
\~<~~\
~W\\
~~'
(~
\..-"\....-...J.
'1.....
'~~~~\(ii::e:71
!l'.'i
e.'.
~ i
"\ .
') '.
.1
\\\\ \
{\.t."'h \
\~~~~ \
t~{~ ~ \~
tw \
,-.:
.~~-.::.;1, f ,~
f t- t
~ii ;;S
tti:1
\~~
0<0 SNO 321-(