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February 26, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0199
Henry E. Myers, Jr.
Dale Magisterial District
Southeast quadrant of Iron Bridge and Lori Roads
REQUEST:
Rezoning from Agricultural (A) and Community Business
Community Business (C-3).
(B-2) to
PROPOSED LAND USE:
Commercial uses are planned. The applicant has proffered to restrict
uses to all permitted or restricted Neighborhood Business (C-2) uses,
plus one (1) ~utomobile service station, a C-3 use.
PLANNnlG COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE. OF THE. PROFFERED CONDITIONS ON PAGES l~ 2 AND
3.
STAFF RECOMMENDATION
Recommend denial for the. following reason:
While the Central Area Land Use and Transportation Plan designates the
property for office and light commercial uses, a more orderly development
would be achieved if additional property were. included in this request to
achieve an overall site design with coordinated access and internal traffic
circulation; compatible architectural treatment;. and appropria.te land use
transitions. The applicant has not indic.a:t.ed. a willingness to inc~ude.
additional property in the.request to address these concerns.
(NOTE: THE CONDITIONS NOTlID WITH "STAFF Icpc" WERE AGItEED UPON BY BOTH STAPP AND
THE COMMISSION. CONDITIONS WITH ONLY A. tlSTAFFft ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" .ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION. THE ONLY CONDITION THAT MAY BK IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER MAY PROFYER OTHER. C'ONDITIONS.)
PROFFERED CONDITIONS
(STAFF/CPC)
1.
Uses shall be restricted to all permitted Or restricted
Neighborhood Business (C - 2) uses plus one ( 1) automobile
service station.
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
2.
The architectural treatment of all buildings, to include any
service station, shall be similar to, and equal in quality
to, Chesterf ield Meadows West Shopping -Center. Further, the
architectural treatment of any service station shall be
similar to, and equal in quality tOJ that approved by the
Planning Commission on November 20, 1990, and as shown on
the elevations prepared by Freeman/Morgan Architects, dated
8/27/90 for Bellgrade Texaco at the intersection of Huguenot
Road and Promenade Parkway. Pump canopies shall be attached
to the main building, be constructed of the same or simi l;1T
materials as tbe main bui.lding, and be architectura1J..y
compatible with the main building.. Detailed renderings
depicting these requirements shall be submitted to the
Planning Department for approval in conjunction with site
plan review.
3.
Public sewer shall be used..
4.
Prior to obtaining a buj1rling p~t, one of the following
shall be accompliShed far fire protection:
a. For building peDIIits obtained on or before June 30,
1991 J the owner I developer shall pay to tbe County
$150.00 per 1,000 square feet of gross floor area. If
tbe building permit is obtained after June 30, 1991,
the am01.W.t of the required payment shall be adjusted
upward or downward by the same percentage t.ha1: the
Marshall Swift Building Cost Index increased or
decreased between June 30 , 1991, and the date of
payment. With the approval of the County! s Fire Chief,
the owner/developer shall recei ve a credi t toward the
required payment fo~ the cost of any fire suppression
system not otherwise required by law whiCh is inCluded
as a part of the development.
OR
b. The owner J developer shall provide a f ire suppress ion
system not otherwise. required by law whic.b the County's
Fire Chief determines substantially reduces the need
for County facilities otherwise for the protec.1:.ian...
5.
Access to Iron Bridge Road shall be limited to one ( 1 )
entrance! exit. The exact location of this access shall. be
approved by the Transportation Department.
6.
Prior to issuance of an occupancy permit for the initial
development, additional pavement shall be constructed along
the northbound lanes of Iron Bridge Road to provide a
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91SN0199/Pc/FEB26G
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right-turn lane at the 'approved access and extend north to
the existing Lori Road turn lane. Prior to issuance of any
occupancy permit for more than one site, the additional lane
shall be extended to the southern bounda.l:y line of' the
subject property.
(STAFF/CPC)
7.
Prior to issuance of any occupancy pennits, the property
owner shall provide to the County $8,000 far the
construction of a sidewalk across the Route 10 frontage of
the subject property. Unless the construction of a sidewal..k
is committed as detennined by the Transportation Department
between the subject property and Beach Road. within five (5)
years of the date of payment to the County,. the $8,000 shall
be returned to the. property owner.
(STAFF/CPC)
8.
The additional runoff generated by development of this
property shall' be directed towards the. existing. culverts
located under Lori Road.
(STAFF/CPC)
9.
The required setback along Lori Road shall be maintained as
a buffer and shall comply with Sections. 21. 1- 226 through
21.1-288 of the Zoning Ordinance.
GENERAL INFOBMATION.
Location:
Southeast quadrant of Iron Bridge and Lori Roads.. Tax Map 95-3 (1) Parcel
].and Tax Map 95-7 (1) Parcel 2 (Sheet 31)..
Ex.istin~ Zonin~:
A and B-2
Size:
6.0 acres
ExistinR Land Use:
Vacant
Adjacent Zonin~ & Land Use:
North - A; PubliC/Semi-public (Chesterfield County Central Library)
South - B-1 and A; Commercial or vacant
East - A and R-TH; Vacant or townhouse residential
West - R-15, 0, and 0 with Conditional Use; Single
family residential, office~ commercial or vacant
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91SN0199!PC/FEB26G
PlmLIC FACILITIES
Utilities
Water:
Use of the public water system is required by Ordinance (Chapter 20,
Article II) and intended. Adequate flow and pressure sbould be
available to supply the domestic and f ire protection needs for the
proposed use.
'Wastewater:
Use of the public wastewater system intended (Proffered Condition 3)
and may be required by Ordinance if proposed uses utilize more than
3,000 gallons of water per day.
Draina~e and Erosion:
Drains to Swift Creek.. No existing or anticipated on- or off-site drainage
or erosion problems. Due to the recently compl.e-ted VDOT Route 10 widening
proj ect, adequate downstream outfalls should exist. The applicant has
submitted a proffered condition requiring that the additional runoff
generated by the development be directed toward the existing. cu1.verts und.e.:r
Lori Road. (Proffered Condition 8)
The request property has same weT 1 ~nrl~ characteristics. In conj'CIl.Ction
with first site plan submission~ documentation f.ram the Corp.s of Engineers
that development will be permitted with respect to wetlands must be
su bmi tted to Environmental Engineering..
Fire Service:
Airport Fire Station, Company 1115. Provide County water flows and fire..
hydrants for fire protection purposes in compliance with natianally
recognized standards (i. e., National Fire Protection Association and
Insurance Services Office).
The proposed zoning and land uses will. generate additional need far fire.
protection services. Proffers bave been received to a.d.dress this. need.
(Proffered Condition 4)
Transportation~
This request will not limit development to a specific land use, therefore,
it is difficult to anticipate traffic generation. The applicant has
indicated. that a tn;:lY;mtnn of two (2) uses could be developed.. Based upon
automobile service station and convenience m::l,...lc~t trip rates.. development
could generate approximately 2~ 966 average daily trips. These vehicles
will be distributed along Lori Road, which had a 1990 traffic count of
3,102 vehicles per day, and Iron Bridge Road (Route lO)~ which had a 1989
traffic count of 19,580 vehicles per day.
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91SN0199!PC/FEB26G
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Development of this property must adhere to the Zoning Ordinance relative
to access and internal circulation (Article 7). Given the antic.ipated
density of deve-lopment.. an additional right-turn. lane on Route 10 is not
required. The applicant has committed to participate in the constrnc.tion
of a sidewalk along Route 10 (Proffered Condition 7).. Access to Lori Road.
wi1l be restricted based upon the. proffered buffer condition (Proffered
Condition 9). Access to Lori Road will not be approved by the.
Transportation Department unless the devel.oper constrnc.ts necessary tm:n
lanes on Lori Road. The applicant has proffered that direct access to
Route 10 will be limited to one (1) entrance/exit (Proffered Condition 5).
This access should be located. towards' the southe.rn property line to. provide
adequate separation from the Lori Road/Deerfield Drive/Route 10
intersec.tion..
Hi tigating road improvements must be provided for the requested densities
to achieve. an accep_table leve~ of service. The. applicant bas proffered to
construct additional pavement along Route 10. 'Proffered- Condition 6)
At the time of site plan. review,. the. Transportation. Department will make.
specific recommendations regarding' access, inte:rn.a.l. circulation and-
mitigating road. improvements.. Based upon the proffered conditions and the
applicant I s intent to restrict the density of development,. the
Transportation Department can. support this request.
LAND USE.
General Plan:
Lies wi thin the boundaries of the Central Area Land. Use and Transl1ortation
Plan, which designates the property for office and light commercial uses..
Area Development Trends:
This portion of the Iron Bridge Road corridor is characterized by a mix of
agricultural, residential, office and commercial zonings. and. land uses and
publicI semi -public. use ( Chesterfield County Courthouse Complex) . The
request property is part of. a larger tract" of land-,. lying between Iron
Bridge and Lori Roads and currently. z.oned Agricul:tural. (A), which is owned
by the applicant.. This tract is vacant, with the exce.ption of one (1.)
single family residence along Lori Road,. in the vicinity of the Courthouse.
Camp lex.
Site Desian:
The request property lies within an Emerging Growth Area.. Within Emerging
G"rowth Areas~ uses- that have drive-in windows-,. such as banks. and savings
and loans, and uses with gasoline pumps are only permitted when
incorporated into a project of one (1) or more parcels with an aggregate.
size of ten (10) acres or more. The request property, which consists of
six (6) acres, fails to conform to this ten (10) acre requirement. At a
minimumt an overal~ access plan. for the request property" plus additional.
acreage to satisfy the ten (10) acre requirement, must be submitted and
approve.d in conjunction with site. plan review.
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91SN0199/PC/FEB26G
The applicant has agreed to provide a buffer along Lori Road to m2n1m1ze
the impact of the commercial uses on adjacent residential and
public/semi-public uses. (Proffered Condition 9)
Archite.ctural Treatment:
In addition to the architectural requirements of the Zoning Ordinanca, the
applicant has proffered that all buildings will be similar to. and equal in
quality to, Cbesterf.ie.ld Meadows West Shopping Center, located on the west
line of Iron Bridge Road, across from Centralia Road. Further .. the
applicant has proffered that any service station developed on the property
would be similar to, and equal in qualit.y to, that approved for Be.l.lgra.de.
Texaco. (Proffered Condition 2)
Conclusions:
The Central Area Land Use and Transportation Plan des; g:rr::l-t-P~ the property
for office and light commercial uses-_ While some limited retail use may be
appropriate on the subject property, a more orderly deve~opment would be
achieved if additiana~ property were inc~uded in this request to ac.hieve. an
overall site design with coordinated access and internal traffic
circulation, co:mpatible. architectural treatment, and appropriate land use
transitions. Speci.f.i.cally, the reques.t property is part of a larger tract
of land lying between Iron Bridge and Lori Roads whicb is owned by the
applicant. This larger tract totals approy; umtely thirty-two ( 32) acres,
including the request p.roperty, and is designated on the. Cent:ra.1 Area Plan
for office and light commercial uses.. The appli.cant has not indicated a
willingness to include this entire tract in tbe request a The applicant has
stated that a consultant has indicated that a majority of the adjacent
property is occupied by wetlands; however, there is no indication from the
Corps of Engineers that the property is not developable. Until there is a
definitive anSwer on the deve10pability of the entire trac.t,. staff is not
in a. position to support piecemeal zoning and development in the area.
Inclusion of additional property would also address the Ordinance relative.
to the ten (10) acre requirement for uses with drive-in windows or gas
pumps..
CASE HISTORY
Planning Commission Meeting (6/18/91):
At the request of the applicant~ the Commission deferred this case for
ninety (90) days to allow time for the app1icant to meet with concerned
ci tizens, the Commission from the District and staff in an attempt to
resolve concerns expressed herein.
Staff (6/19/91):
The applicant was advised in writing that any new information should. be
submitted no later than July 15, 1991, for consideration at the
Commission's September pub~ic hearing.
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91SN0199/PC/FEB26G
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Staff (8/29/91):
As of this writing, no new information has been submitted.
Applicant (9/17/91):
The applicant submitted two (2) additional. proffered conditions~ to address
concerns relative to drainage and. buffering along Lori Road. ( Proffered.
Conditions 8 and 9)
Applicant (9!19/91):
The applicant submitted revised Proffered Conditions 6 and 7 to address
transportation concerns.
Planning Commission Meeting (9/19/91):
The Commission deferred this case for sixty (60) days to allow the Dale
District Commissioner to study the proposal. further ~
Staff (9/23/91):
The applic.ant was advised in writing that. any significant new or revised
information should be submitted no later than October 7, 1991, for
consideration at the Commission t s November public hearing.
Planning Commission Meeting (11/19/91):
The applicant did not accep.t the staff's recommendation, but did accept the
P~anning Commission's recomm.endation.
There was opposition present. from. the Branch t s Colony townhouse commttn-t ty-.
Concern was expressed that the development would adversely impact the
adj acent res.ident.ia.l neighborhood.
Mr · Miller stated that. the proffered conditions would require a buffer
along Lori Road. and that Mr. Myers did not intend at t.h.i..s time to access
Lori Road.
On motion of Mr. Miller, seconded by Mr~ Belcher, the Commission
recommended approval of this request and acceptance of the proffered
conditions on pages 1, 2 and 3.
AYES: Messrs. Miller j Belcher and Mrs. Bo is ineau "
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91SN0199jpC/FEB26G
NAY: Mr. Warren..
ABSENT: Mr. Perkins.
Board of Supervisors' Meeting (12/11/91):
On motion of M.r. Daniel, seconded by Mr. Applegate, the Board deferred this
request for sixty (60) days to allow Mr. Daniel time to study the request
further.
AYES: Unanimous ·
The Board of Supervisors on Wednesday, February 26, 1992, beginning at 7: 00
p.m., will take under consideration t.bi.s request..
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