02SN0142-Dec19.pdfDecember 19, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0142
Linda E. and Jeffrey L. Bateman
Dale Magisterial District
5512 Iron Bridge Road
REQUEST:
Rezoning from Residential (R-7) to Agricultural (A) with Conditional Use to permit
a contractor's office and Conditional Use Planned Development to permit exceptions
to bulk requirements (number of parking spaces, side yard setbacks and driveway
width) and to development standards (paving of drives and parking).
PROPOSED LAND USE:
A contractor's office is planned. Specifically, the applicant plans to convert an
existing single family residence for office use and to construct a garage for storage
and parking of vehicles associated with the use.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gulley
ABSENT: Gecker
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service
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The Central Area Plan suggests the property is appropriate for a mix of uses to
include professional, business, industrial and administrative offices. Although a
contractor's office is generally considered a commercial use, the recommended
condition and proffered conditions limit the scale, character and intensity of this
operation to that of a business office; therefore, the proposed use conforms with the
Plan.
Existing development standards and proposed conditions further ensure land use
compatibility with existing and anticipated area residential and office development.
The proposed exceptions to development standards and bulk requirements are
appropriate given that the use is temporary.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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 STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF)
A fifty (50) foot buffer shall be provided along the western property line. This buffer
shall comply with the requirements of Sections 19-520(a), 19-521 (a), (b), (e), (f), (h)
and 19-522(a)(2) of the Zoning Ordinance. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The following conditions not withstanding, the plan prepared by
Balzer and Associates, dated October 10, 2001 and entitled
"Ironbridge Road Master Plan" and the Textual Statement dated
October 29, 2001 shall be considered the Master Plan. (P)
(STAFF/CPC) 2.
This Conditional Use shall be granted for a period of no more than
ten (10) years from the date of approval and shall be limited to
Bateman Heating & Air for their use only and shall not be
transferable nor run with the land. (P)
(STAFF/CPC)
3. There shall be no signs to identify this use. (P)
(STAFF/CPC)
4. There shall be no outside storage. (P)
(STAFF/CPC)
5. There shall be no dumpsters. (P)
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(STAFF/CPC)
There shall be no deliveries by any vehicle exceeding 4,000 pounds
net weight and having more than two (2) axles. (P)
(STAFF/CPC)
This use shall not be open to the public or employees between the
hours of 5:00 p.m. and 7:00 a.m. Monday through Friday, nor
between 5:00 p.m. on Friday and 7:00 a.m. on Monday. This
condition would not preclude individual employees from performing
office work, such as paper work and phone calls, during other hours.
(P)
(STAFF/CPC)
8. Except for security lighting, there shall be no exterior lighting. (P)
(STAFF/CPC)
With the exception of normal maintenance and improvements
necessary to meet the building code there shall be no additions or
exterior alterations to the structure to accommodate this use, other
than the additional garage as shown on the Master Plan. Such garage
shall be architecturally compatible with the existing dwelling on the
property, as required by Section 19-570 of the ordinance for buildings
within the same project. (P)
(STAFF/CPC)
10.
Driveways and parking areas shall have a minimum surface of six (6)
inches of No. 21 or 2lA stone. The perimeter of driveways and
parking areas shall be delineated by permanent means such as bumper
blocks, railroad ties, timbers or similar such treatment as required by
the Planning Department. (P)
(STAFF/CPC)
11.
Prior to any site plan approval, sixty (60) feet of right-of-way on the
west side of Route 10, measured from the centerline of that part of
Route 10 immediately adjacent to the property, shall be dedicated free
and unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC)
12.
Direct access from the property to Route 10 shall be limited to one (1)
entrance/exit. The exact location of this access shall be approved by
the Transportation Department. (T)
GENERAL INFORMATION
Location:
West line of Iron Bridge Road, north of West Rock Spring Drive and is better known as 5512
Iron Bridge Road. Tax ID 776-685-1845 (Sheet 11).
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Existing Zoning:
R-7
Size:
1.3 acres
Existing Land Use:
Single family residence
Adjacent Zoning and Land Use:
North, South and West - R-7; Single family residential or vacant
East - R-TH with Conditional Use Planned Development; Multi-family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the western side of Iron
Bridge Road, adjacent to the request site. The existing structure is connected to the public
water system. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along the western side
of Iron Bridge Road, adjacent to the request site. The existing structure is connected to the
public wastewater system. Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains east to Route 10 and then via storm sewer systems and tributaries to
Falling Creek Reservoir. Currently, there are no known on- or off-site drainage or
erosion problems and none are anticipated after development.
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PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dale Fire/Rescue Station, Company 11. This use
will have a minimal impact on tim/rescue services.
When the property is developed, the number of hydrants and quantity of water needed for
fire protection will be evaluated during the plans review process.
Transportation:
This request will permit the operation of a contractor's office on the property for a period of
no more than ten (10) years (Proffered Condition 2). The applicant has proffered that there
will be no additions or exterior alterations to the existing structure on the property, other than
the construction of a new garage as indicated on the Master Plan (Proffered Condition 9).
Based on general office trip rates, development could generate approximately thirty (30)
average daily trips. These vehicles will be distributed along Iron Bridge Road (Rome 10),
which had a 2001 traffic count of 37,693 vehicles per day.
The Thoroughfare Plan identifies Rome 10 as a major arterial with a recommended right of
way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60) feet of right
of way, measured from the centerline of Route 10, in accordance with that Plan. (Proffered
Condition 11)
Access to major arterials, such as Rome 10, should be controlled. The applicant has
proffered to limit direct access from the property to Route 10 to one (1) entrance/exit
(Proffered Condition 12). The existing driveway on the property will serve as this access.
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for a mix of uses to include residential development of various densities, except
multi-family, as well as professional, business, industrial and administrative offices.
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Area Development Trends:
Property to the west has been developed as the Rock Spring Farms Subdivision. Acreage
properties to the north and south are occupied by single family residential uses. Properties to
the east are developed for multi-family residential uses or are vacant. The Central Area Plan
anticipates continued residential and office development in this area with commercial nodes
located at strategic intersections. One of the goals of the Plan is to insure that typical strip
commercial development does not occur by providing transitional uses between the
commercial nodes.
Uses;
The applicant intends to operate a contracting business from the subject property. Such uses
are classified by the Zoning Ordinance as a General Business (C-5) use. However, the
applicants have offered a number of proffered conditions which insure that the use has the
character of a professional type office use rather than a contractor's office which tends to be a
more intense use. Specifically, the proffers prohibit outside storage, limit heavy track traffic
and limit hours. (Proffered Conditions 4, 6 and 7)
Site Design:
As indicated by the attached plan, conversion of an existing single family dwelling for the
operation of a contractor's office is proposed. Also, the applicants desire to construct a
garage for storage and parking of vehicles. (Proffered Condition 9)
Since the proposed use is a General Business (C-5) use, although the proffered conditions
limit the intensity, the applicants have agreed to limit the time period of the Conditional Use
as well as preclude any additions or alterations to the existing structure, except as necessary
for normal maintenance and building code compliance (Proffered Conditions 2 and 9).
Proffered Conditions would allow for the construction of a detached garage for storage
purposes along the southern boundary of the property, as generally depicted on the Master
Plan. Such garage would be architecturally compatible with the existing dwelling on the
property. The time period will allow for the reevaluation of the appropriateness of the use
should the applicant wish to continue operation beyond the ten (t 0) years through a renewal
of the Conditional Use. If the applicant has operated in a manner consistent with the proffers
and at an intensity representative of professional office use, as suggested by the Plan, renewal
may be appropriate with conditions allowing additions, but requiring compliance with
current development standards such as paving and landscaping. Until a permanent use is
established, it may be appropriate to allow exceptions to paving, driveway widths, setbacks
and number of parking spaces. (Proffered Condition 10 and Textual Statement)
The plan depicts a single access to Iron Bridge Road with a driveway accessing a parking
area to the front and rear of the building. The applicants have requested an exception to the
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requirement to pave drives and parking areas (Textual Statement, Item 4). Treatment of
these areas would follow Ordinance requirements for gravel surfaces without concrete curb
and gutter (Proffered Condition 10). The applicant has also requested bulk exception to
encroach into the required thirty (30) foot side yard setback for parking and to permit a
driveway width of less than twenty (20) feet (Textual Statement, Items 1 and 2). These
exceptions will permit the applicant to maintain the driveway at its current location and
width and to make use of an existing paved area of the property for parking. Further, an
exception to the provision of the number of parking spaces required by the Ordinance is
proposed (Textual Statement, Item 3). Specifically, the Ordinance requires fifteen (15)
parking spaces, calculated at one (1) space for every 200 square feet of gross floor area. The
applicant proposes the provision of seven (7) parking spaces. As a contracting business
where work is performed off-site with limited on-site employee contact, this proposed
reduction in the number of parking spaces would be appropriate.
Consistent with the temporary use and in an effort to limit the intensity of the use, there will
be no outside storage, dumpsters or signs identifying this use (Proffered Conditions 3, 4 and
5). Other than security lighting, no exterior lighting will be permitted. (Proffered Condition
8)
Buffers:
As previously noted, properties to the north, south and west are zoned residentially and are
occupied by single family residences or remain vacant. Although the Plan suggests that
properties to the north and south are appropriate for office development, the Plan indicates
that property to the west (Rock Spring Farms Subdivision), be maintained for residential
single family use. Therefore, to minimize the visual impact of this proposed operation from
this western residential development, the imposition of a fifty (50) foot buffer along the
western property line of the subject property would be appropriate. (Condition)
CONCLUSIONS
The Central Area Plan suggests that the property is appropriate for a mix of office and residential
uses. A contractor's office would typically be considered a General Business (C-5) use; however,
the proffered conditions which limit the scale, character and intensity of the operation, represent the
characteristics of professional office use. Given the time limitation for this Conditional Use, the
renewal process will ensure the operation's continued compliance with the Plan in maintaining a
professional office character. The requested exceptions to paving and setbacks for parking and
drives, driveway width and number of parking spaces are consistent with a temporary use. The
appropriateness of these exceptions will be reevaluated if renewal of the Conditional Use is
requested.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Applicant (11/20/01):
Proffered Condition 9 was amended to correctly reference the building code, generally.
Planning Commission Meeting (11/20/01 ):
The applicants indicated that the adjacent residents in Rock Spring Farms had requested that
the buffer outlined in the condition recommended by staff not be imposed. It was stated that
the adjacent owners felt the buffer would create security problems and that by not providing
the buffer, they could easily view the property when the applicants were not on the property.
There was no opposition present.
Mr. Litton stated that normally a buffer would be desired adjacent to residential uses, but
given the neighborhood's desires, he would not recommend the buffer.
On motion of Mr. Litton, seconded by Mr. Gulley, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gulley
ABSENT: Mr. Gecker
The Board of Supervisors on Wednesday, December 19, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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AND ASSOCIATES, INC.
J
REFLECTING TOMORROW
TEXTUAL
STATEMENT
October 29, 2001
Beverly Rogers
Chesterfield County Planning Department
PO Box 40
Chesterfield, VA 23832
BATEMAN HEATING & AIR
BALZER PROJECT NO.: C0100111
Dear Beverly,
Relative to the above referenced case, we hereby request the following bulk exceptions and
development standards:
1) A fifteen (15) foot exception to the thirty (30) foot side yard setback requirement for
drives and parking.
2) An eight (8) foot exception to the twenty (20) foot driveway width requiremem.
3) An eight (8) space exception to the fifteen (15) space parking requirement.
4) An exception to the paving of parking and driveway areas.
If you have any questions or comments, please do not hesitate to call me at 794-0571.
Sincerely,
BALZER AND ASSOCIATES, INC.
Andrew M. Scherzer
Vice President
AMS/wdj
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