06SN0327
&;
Dean E. Hawkins, ASlA
landscape Architects & land Development planners
23 January 2007
Mr. Robert V. Clay
Planning Department
County of Chesterfield
P.O. Box 40
Chesterfield, VA 23832
RE: The Ironbridge Propety, LP
Case No.: 06SN0327
Dear Mr. Clay:
I hereby submit the following proffer for the above referenced case:
PROFFER
/"
Ct ....8': No stormwater runoff from impervious surfaces developed on the
request parcel shall be released onto the property located at 7611 Iron
Bridge Road, also known as GPIN: 772-672-7848-00000.
Please contact me with any questions or comments.
~~
Dean E. Hawkins
5741 Ellinwood Road Chester, Virginia 23831 Tele. (804)748-6519 Fax: (804)748-0234 E-mail dehawk4@comcast.net
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Septem.eer 19, 2008 CPC
November 16, 2006 CPC
DeeefFlber 13,2006 BS
January 24,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA nON
06SN0327
(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 existing project to the southwest is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. WILSON, GECKER, BASS AND LITTON.
ABSENT: 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.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/Cpe" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
Prm>iding a FIRST CHOICE community through excellence in public sen-ice
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING eOMMISSION.)
PROFFERED CONDITIONS
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(ST AFF)
(STAFF)
1.
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 the full cost of traffic signalization
of the Route lO/Quaiff Lane intersection, if warranted as determined by
the Transportation Department. (T)
3.
The uses permitted 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. Warehouses.
e. Outside Storage as accessory to any uses permitted herein;
f. Offices. (P)
4.
The public water system shall be used. (U)
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)
8.
The Developer shall retain and release stormwater onsite, or improve the
culvert under Kingsland Road and outfall ditch, or provide a combination
of onsite storm water retention and improving the culvert and outfall at
2
06Sr--:0327 -jAN24-BOS
Kingsland Road, such that Kingsland Road does not flood during a 10-
year storm.
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 Use:
North, South and East - A; Single-family residential
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
terminates 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
06SN 0327 -J A...."J 24- BOS
Individual Septic Systems:
The Health Department must approve use of septic systems.
ENVIRONMENT AL
Drainage and Erosion:
The subject property sheet flows to the south across the adjacent property to a tributary of
Kingsland Creek. To address concerns relative to flooding along Kingsland Road, the
applicant has proffered to retain onsite or perform off site improvements or provide for a
combination of the two. 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 timbering without obtaining a land disturbance permit
from the Department of Environmental Engineering 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 request 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 (e-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 functioning at an acceptable level (Level of Service B) based on the
amount of traffic it carried during peak hours.
The applicant has proffered to install a traffic signal at the Route IO/Quaiff Lane
intersection if one is warranted (Proffered eondition 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 10/Quaiff Lane 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 (VDOT) will determine whether the intersection
warrants a traffic signal based on actual traffic counts. If VDOT determines that a traffic
signal is warranted, the developer will be asked to install it.
--1-
06SN 0327 -J AN 24- BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for community mixed use. Appropriate uses would include community-scale
C-3 uses and office uses as well as integrated townhouse or multifamily uses.
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and General Business (C-5) and are
occupied by single-family 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 rD 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 eondition 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.designed 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 District Commissioner, the applicant has offered that any outside
storage area would be located as depicted in the plan submitted with the application.
(Proffered Condition 7)
CONCLUSION
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 -JAN24- 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
should be submitted no later than September 25,2006, for consideration at the
Conunission's November 16,2006, public hearing. Also, the applicant was advised that
a $130.00 deferral fee must be paid prior to the eommission'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 $130.00 deferral fee was paid.
Staff (1 0/16/06):
Revised proffers and plan were received. In addition, the application was amended to
include a request to allow outside storage.
Applicant, Adj acent Owner (Ms. Taylor), Staff and District Commissioner (10/18/06):
A meeting was held to discuss concerns of an adj acent property owner regarding the
impact on their well.
Applicant (10/27/06):
Revised proffered conditions were submitted.
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06SN0327-]A.l'\!24-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 e-s 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.
Mr. 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 the development may 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.
A YES: Messrs. Wilson, Gecker, Bass and Litton.
ABSENT: Mr. Gulley.
Board of Supervisors' Meeting (12/13/06):
On their own motion, the Board deferred this case to January 24,2007.
Staff (12/14106):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than December 18, 2006, for consideration at the Board's
January public hearing.
7
06SN 0327 -J ~\N 24- BOS
Applicant (1111/07):
An additional proffered condition to address concerns of an area property owner relative
to drainage problems in the area was submitted.
The Board of Supervisors, on Wednesday, January 24,2007, beginning at 6:30 p.m., will take
under consideration this request.
8
06S~0327 -J AN24--BOS
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