07SN0375
August 21, 2007 CPC
September 18, 2007 CPC
October 16, 2007 CPC
October 24, 2007 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
07SN0375
Ironbridge Corner, L.C.
Bermuda Magisterial District
Ecoff Elementary; Salem Middle; and Bird High Schools Attendance Zones
Northeast quadrant of Ironbridge Parkway and Iron Bridge Road
REQUEST:Rezone from Neighborhood Business (C-2) to Community Business (C-3) with
Conditional Use to permit multi-family residential uses plus Conditional Use
Planned Development to permit multi-family residential usesand exceptions to
Ordinance requirements.
PROPOSED LAND USE:
Multi-family residential and commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing concerns relative to fully addressing
the impacts of the proposed development on capital facilities in accordance with the Board of
Supervisors’ policy; the transportation concerns; and Police Department concerns. This
recommendation is made for the following reasons:
A.While the proposed zoning and land uses conform to the Central Area Plan which
suggests the property is appropriate for community-scale commercial use
including shopping centers, other commercial and office uses and integrated
townhouse or multi-family residential uses, the proffered conditions do not
íËÎÇÔÙÔÏÖ Ü ÷ôëêé úõîôúø ÚÎÐÐÈÏÔÉÄÉÕËÎÈÖÕ ØÅÚØÑÑØÏÚØ ÔÏ ÍÈÛÑÔÚ ÊØËÇÔÚØ
adequately address the impacts of this development on necessary capital facilities,
as further discussed herein.
B.The proposal fails to address the Transportation Department’s concerns relative to
access controls to Ironbridge Road, and widening of Ironbridge Road, and
transportation impacts.
C.The proposal fails to address the Police Department’s security concerns, as
discussed herein.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) 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 CONDITIONSRECOMMENDED 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 property known as Chesterfield
County Tax IDs 774-656-6361 from C-2 with CUPD to C-3 with a Conditional Use to permit
RMF and a CUPD to permit bulk exceptions, and subject to the conditionsand provisions of the
Textual Statement will be developed as set forthbelow; however, in the event the request is
denied or approved with conditions not agreed to by the Applicant, these proffers and conditions
shall be immediately null and void and of no further force or effect.
(STAFF/CPC)1.Master Plan. The Textual Statement last revised September 24,
2007, and the Plan entitled, “TGM REALTY – SCHEMATIC
LAYOUT”, prepared by Balzer, dated April 29, 2007, and last
revised on September 17, 2007, shall be considered the Master
Plan. (P)
(STAFF/CPC)2.Timbering. Except for the timberingapproved 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)
(CPC) 3. Transportation.
A.Prior to any site plan approval, in conjunction with
recordation of the initial subdivision plat or within ninety
(90) days of a written request by the Transportation
êï
îúé ûîêëíé
Department, whichever occurs first, one hundred (100) feet
of right-of-way, measured from the centerline of Route 10
immediately adjacent to the property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield
County.
B.Direct vehicular access from the property to Route 10 shall
be limited to two (2) entrances/exits.
C.The developer shall be responsible for the following:
1.Construction of a separate right turn lane along
Route 10 at each the approved access,
2.Construction of an adequate left turn lane along the
southbound lanes of Route 10 at the existing
crossover at Landfill Drive, and
3.Dedication to Chesterfield County, free and
unrestricted, of any additional right-of-way (or
easements) required for the improvements identified
above.
4.Construction of a sidewalk to VDOT standards
along Route 10 and Ironbridge Parkway for the
entire property frontage.
5.Prior to any site plan orconstruction plan approval,
whicheveroccursfirst,a phasing plan for the
required road improvements, as identified in
Proffered Condition 32C. above, shall be submitted
to the Transportation Department. (T)
(STAFF/CPC)4.Utilities. Public water and wastewater systems shall be used. (U)
(CPC) 5. Age Restriction. Except as otherwise prohibited by the Virginia
Fair Housing Law, the Federal Fair Housing Act, and such other
applicable federal, state or local legal requirements, dwelling units
shall be restricted to “housing for older persons”, as defined in the
Virginia Fair Housing Law and no persons under 19 years of age
shall reside therein. (P & B & M)
(CPC) 6. Cash Proffer. The applicant, sub-divider, or assignee(s) shall pay
the following to the County of Chesterfield, prior to the issuance of
a building permit for all dwelling units in excess of 80, for
êï
îúé ûîêëíé
infrastructure improvements within the service district for the
property:
a.$10,269 per dwelling unit, if paid prior to July 1, 2007; or
b.The amount approved by the Board of Supervisors not to
exceed $10,269 per dwelling unit adjusted upward by any
increase in the Marshall and Swift Building Cost Index
between July 1, 2006, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2007. At the
time of payment, the $10,269 will be allocated pro-rata
among the facility costs as follows: $602 for parks and
recreation, $348 for library facilities, $8,915 for roads, and
$404 for fire stations. Payments in excess of $10,269 shall
be prorated as set forth above.
Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law.
Should Chesterfield County impose impact fees at any time during
the life of the development that are applicable to the property, the
amount paid in cash proffers shall be in lieu of or credited towards,
but not in addition to, any impactfees, in a manner as determined
by the County. (B & M)
(STAFF/CPC)7.A maximum of one hundred (100) dwelling units shall be
permitted. (P)
GENERAL INFORMATION
Location:
Northeast quadrant of the intersection of Ironbridge Parkway and Iron Bridge Road. Tax
ID 774-656-6361
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
23 acres
Existing Land Use:
Vacant/wooded
êï
îúé ûîêëíé
Adjacent Zoning and Land Use:
North - C-2 with CUPD;Commercial or vacant
South – C-2 with CUPD; Commercial, pubic/semi-public, multi-family residential or
vacant
East- R-TH; Vacant
West- C-3, R-7 & I-2; Commercial, office or vacant
UTILITIES
Public Water System:
There is an existing thirty (30) inch water line extending along the west side of Ironbridge
Road, opposite this site. In addition, there is an existing sixteen (16) inch water line
extending along the north side of Ironbridge Parkway, adjacent to this site. Eight (8) inch
water lines were stubbed out from the existingsixteen (16) inch line for future extension on-
site. Use of the public water system has been proffered. (Proffered Condition 4)
Public Wastewater System:
There is an existing ten (10) inch wastewater sub-trunk line extending along the northern
boundary of this site. In addition, there is an existing ten (10) inch wastewater trunk line
extending along Ironbridge Boulevard approximately 900 feet east of this site. An eight (8)
inch wastewater line is proposed with developmenton adjacent property to the east to
extend from the existing line in Ironbridge Boulevard and terminate adjacent to the eastern
boundary of this site. Use of the public wastewater system has been proffered. (Proffered
Condition 4)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the east to Ironbridge Lake and then to Great Branch.
There are currently no known on- or off-site drainage or erosion problems and none are
anticipated after development. The subject property is wooded and, as such, should not
be timbered without obtaining a land disturbance permit from the Department of
Environmental Engineering and the appropriate erosion control devices being installed.
This will insure that adequate erosion control measures are in place prior to any land
disturbance. (Proffered Condition 2)
PUBLIC FACILITIES
The need schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County’s adopted Public Facilities Plan, the Thoroughfare Plan and the Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this “Request Analysis”.
êï
îúé ûîêëíé
Fire Service:
ThePublic Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six (6) new stations, the Plan also recommends the expansion of five (5)
existing stations.
Based on 100 dwelling units, this development will generate approximately twenty-eight
(28) calls for fire and emergency medicalservice each year.The applicant has not
addressed the impact on fire and EMS.
The Chester Fire Station, Company 1, and Chester Fire Station, Medic 1 currently
provide fire protection and emergency medical service. When the property is developed,
the number of hydrants, quantity of water needed for fire protection, and access
requirements will be evaluated during the plans review process.
Schools:
Occupancy is limited to “housing for older persons”; therefore, this development will
have a minimal impact on schools. (Proffered Condition 5)
Libraries:
Consistent with the Board of Supervisors’ Policy, the impact of development on library
services is assessed county-wide. Based on projected population growth, the Chesterfield
CountyPublic Facilities Plan (2004) identifies a need for additional library space
throughout the County. The development noted in this case would most likely affect the
Chester Library or the Central Library. The Public Facilities Plan identifies a need for
additional library space in the Chester area. The applicant has not addressed the impact of
this development on library facilities.
Parks and Recreation:
ThePublic Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or
expanded special purpose parks to provide water access or preserve and interpret unique
recreational, cultural or environmental resources. The Plan identifies shortfalls in trails
and recreational historic sites. The applicant has not offered measures to address the
impact of this proposed development on the infrastructure needs of Parks and Recreation.
Police:
A portion of the project will be occupied by high density residential uses. With the
support of the County Administration, the Police Department seeks to have developers of
new high density residential projects implement its recommendations for Crime
êï
îúé ûîêëíé
Prevention Through Environmental Design (CPTED) which are planning and designing
principles that constitute proactive crimeprevention tools. Through CPTED principles,
proper design and effective use of the environment can lead to a reduction in the fear and
incidents of crime. In addition, the Police Department recommends that high density
residential projects either enter into a contract for the permanent presence of a police
officer on the premises or annually submit a security plan to the Police Department for
review and approval. The applicant has not addressed the Police Department’s security
concerns in its submissions; accordingly, the Police Department does not support this
request.
Transportation:
The property is twenty-three (23) acres located in the northeast corner of the intersection
of Iron Bridge Road (Route 10) and Ironbridge Parkway. The applicant is requesting
rezoning from Neighborhood Business (C-2) with a Conditional Use Planned
Development (CUPD) to Community Business (C-3) witha Conditional Use to permit
Multifamily Residential (R-MF) and a CUPD to permit exceptions to the ordinance.
Development of half the property as a shopping center and half the property as
apartments could generate approximately 8,400 average daily trips (ADT). This traffic
will initially be distributed along Route 10, which had a 2005 traffic count of 26,153
ADT and was functioning at an acceptable level (Level of Service C) based on the
volume of traffic it carried during peak hours.
TheThoroughfare Plan identifies Route 10 as a major arterial. Access to major arterials
should be controlled. Due to the limited property frontage and the existing accesses that
have been developed in this area, vehicular access fromthe property to Route 10 should
be limited to one (1) entrance/exit that aligns with the crossover at Landfill Drive. The
applicant has proffered to limit access from the property to Route 10 to two (2)
entrance/exits. (Proffered Condition 3.B)
The traffic impact of this development must be addressed. An additional (i.e. third) lane
of pavement was constructed along Route 10 from Ironbridge Parkway to the creek that
runs through the property. This additional lane of pavement should be constructed for the
remainder of the property frontage (approximately 400 feet); however, when asked, the
applicant was not willing to commit to this improvement.
Area roads need to be improved to address safety and accommodate the traffic increase
generated by this residential development. The applicant’s request for this residential
development is not consistent with the Board of Supervisors’ Cash Proffer Policy. As
development continues in this part of the county, traffic volumes on area roads will
substantially increase. Cash proffers alone will not cover the costs of the improvements
needed to accommodate the traffic increases. Without the applicant addressing the traffic
impact of the residential development and committing to limit access to and provide
additional widening along Route 10, the Transportation Department cannot support this
request.
êï
îúé ûîêëíé
TheThoroughfare Plan recommends a 200 foot wide right of way for Route 10 in this
area. The applicant has proffered to dedicate 100 feet of right of way along Route 10 in
accordance with this Plan. (Proffered Condition 3.A)
The applicant has proffered to construct a right turn lane at each approved access
(Proffered Condition 3.C.1). The existing southbound left turn lane along Route 10 at
Landfill Drive will need to be extended to accommodate the additional traffic generated
by this request. The applicant has proffered to provide an adequate left turn lane along
Route 10 at this existing crossover (Proffered Condition 3.C.2). Proffered Condition
3.C.3 requires the developer to dedicate any additional right of way required to construct
these improvements.
As stated earlier, without the applicant addressing the traffic impact of the residential
development and committing to limit access to and provide additional widening along
Route 10, the Transportation Department cannot support this request.
Fiscal Impacts on Capital Facilities:
PERUNIT
Potential Number of New Dwelling Units 100*1.00
Population Increase 272.002.72
Number of New Students
Elementary0.000.00
Middle 0.000.00
High 0.000.00
TOTAL0.000.00
Net Cost for Schools 0.000.00
Net Cost for Parks 60,400604
Net Cost for Libraries 34,900349
Net Cost for Fire Stations 40,500405
Average Net Cost for Roads 894,2008,942
TOTAL NET COST $1,030,000$10,300
*Based on a proffered maximum of 100 dwelling units (Proffered Condition 7). The actual
number of dwelling units and corresponding impact may vary.
The need for schools, parks, libraries, fire stations, and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan, and Adopted
Capital Improvement Program and further detailed by specific departments in the applicable
sections of this request analysis.
êï
îúé ûîêëíé
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on roads, parks, libraries, and fire stations
at $10,300 per unit. The applicant has been advised that a maximum proffer of $10,269 per unit
would defray the cost of the capital facilities necessitated by this proposed age-restricted
development, as it will have no increased impact on school facilities.
The applicant has offered cash for all dwelling units in excess of the 80 dwelling units currently
permitted on the property (Proffered Condition 6). This would be equivalent to paying $2,054
per dwelling unit on each of the 100 units. The applicant has been advised that, per the cash
proffer policy, credits are not given for those dwelling units permitted under existing conditions
of zoning or agricultural lots. The conditions, as proffered by the applicant, do not adequately
address the development’s impact on capital facilities.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
Staff recommends the applicant fully address the impact of all units on capital facilities.
The Planning Commission and the Board of Supervisors, through their consideration of this
request, may determine that there are unique circumstances relative to this request that may
justify acceptance of proffers as offered for this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for community-scale commercial development including shopping centers,
other commercial and office uses, and integrated townhouse or multi-family residential
uses.
Area Development Trends:
Surrounding properties to the north, south and west are zoned commercially and are
occupied by commercial and office uses or are vacant. Property to the east is zoned
Residential Townhouse (RTH) and is currently vacant. Community scale commercial
and office uses with integrated higher density residential use may continue in the area as
suggested by the Plan.
Zoning History:
In 1979, the Board of Supervisors, granted zoning for the Ironbridge mixed use
development. A portion of the subject property was included in this zoning.
Subsequently, several other zonings and amendments occurred which included portions
of the subject property (property south of the creek). The current zoning permits
êï
îúé ûîêëíé
commercial and office uses and elderly housing on the southern portion of the request
site.
In 1987, the Board of Supervisors, granted Office Business (O) and Convenience
Business (B-1) with Conditional Use Planned Development on the northern portion of the
request property (north of the creek) that zoning allows office, commercial and industrial
uses.
Site Design:
The twenty-three (23) acre tract proposed for Community Business (C-3) zoning with
Conditional Use and Conditional Use Planned Development may be developed for multi-
family units on the eastern portion of request property with commercial uses permitted
along Ironbridge Road and Ironbridge Parkway, as shown on the Conceptual Plan and
described in the Textual Statement.
The Conceptual Plan divides the property into two (2) development tracts: the
Residential Multi-family and Commercial Area (Area I) and the Commercial Area (Area
II). The boundaries of Tracts may be modified, including their location and size and
divisions into sub-tracts, provided they generally maintain their relationship with each
other and any adjacent properties.
Setbacks:
Exceptions are requested to the required setbacks along Ironbridge Parkway. The
Ordinance provides for a fifty (50) foot setback whereas the applicant desires a thirty-five
(35) foot setback.
Multi-family Residential and Commercial Area (Area I):
Uses permitted by right or with restrictionsin the Multi-family Residential (R-MF) and
the Community Business (C-3) Districts are proposed in this area (Textual Statement II).
Residential units within this area would conform to the requirements of the Multi-family
Residential Townhouse (R-MF) Zoning District except as provided in the Textual
Statement relative to parcel size, pavement widths, building heights and setbacks along
Ironbridge Parkway. (Textual Statement I .B., C., and D and II.B)
Commercial use within this area would conform to the requirements of the Zoning
Ordinance for Emerging Growth Areas except as provided in the Textual Statement
relative to parcel size, pavement widths, building heights and setbacks along Ironbridge
Parkway (Textual Statement I .B., C., and D and III.B). The purpose of the Emerging
Growth District standards is to promote high quality, well-designed projects. These
standards address access, landscaping, architectural treatment, setbacks, signs, buffers,
utilities and screening of dumpsters and loading areas.
êï
îúé ûîêëíé
Commercial Area (Area II):
The portion of the property designated as the Commercial Area (Area II) could be
developed for Community Business (C-3) uses (Textual Statement III.A). Development
of this area would be required to meet the Zoning Ordinance requirements for
development within an Emerging Growth District area, except as provided for in the
Textual Statement relative to parcel size, pavement widths, building heights and setbacks
along Ironbridge Parkway (Textual Statement I .B., C., and D and III.B). As previously
noted, the purpose of the Emerging Growth District standards is to promote high quality,
well-designed projects. These standards to address access landscaping, architectural
treatment, setbacks, signs, buffers, utilities and screening of dumpsters and loading areas.
Residential Density:
Proffered Condition 7 limits residential development to a maximum of one hundred (100)
dwelling units on that portion of the property designated as the Residential Multi-family
and Commercial Area (Area II).
Age Restriction:
Proffered Condition 5 limits occupancy of the proposed dwelling units to “housing for
older persons” as defined by the Virginia Fair Housing Law. While during the initial
marketing of the project this restriction may be clear to prospective occupants, there is a
risk that long-term, dwelling units may be sold or rented to individuals that do not meet
this age-restriction. Given staff’s inability to pro-activelyenforce this condition prior to
the purchase or occupancy of dwelling units, staff recommends that this proffer not be
accepted.
CONCLUSIONS
While the proposed zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for community-scale commercial use including shopping centers, other
commercial and office uses and integrated townhouse or multi-family residential uses, the
proffered conditions do not adequately address the impacts of this development on necessary
capital facilities as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the
needs for roads, schools, parks, libraries and fire stations is identified in the Public Facilities
Plan, the Thoroughfare Plan and the Capital Improvement Program, and the impact of this
development is discussed herein. The proffered conditions do not mitigate the impact on capital
facilities in accordance with the Board of Supervisors’ policy, thereby insuring adequate service
levels are maintained and protecting the health, safety and welfare of County citizens.
The proposal fails to address the Transportation Department’s concerns relative to access
controls and to widening of Ironbridge Road, as discussed herein.
êï
îúé ûîêëíé
Therefore, staff recommends approval subject to the applicant fully addressing the impacts of the
proposed development on capital facilities in accordance with the Board of Supervisors’ policy,
the concerns of the Police department, and the transportation concerns, as discussed herein.
______________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (8/21/07):
At the applicant’s request, the Commission deferred this case to September 18, 2007.
______________________________________________________________________________
Staff (8/22/07):
The applicant was advised in writing that any new or revised information should be
submitted no later than August 27, 2007, for consideration at the Commission’s
September public hearing. The applicant was also advised that a $500.00 deferral fee
must be paid
______________________________________________________________________________
Applicant (8/28/07 and 8/29/07):
Revised proffered conditions and Textual Statement were submitted.
______________________________________________________________________________
Staff (8/29/07):
To date, the deferral fee has not been paid.
______________________________________________________________________________
Applicant (9/12/07):
The deferral fee was paid.
Planning Commission Meeting (9/18/07):
On their own motion, the Commissiondeferred this case to October 16, 2007.
Staff (9/19/07):
The applicant was advised in writing that any significant new, or revised information
should be submitted no later than September 24, 2007, for consideration at the
Commission’s October 16, 2007, public hearing.
êï
îúé ûîêëíé
Applicant (9/24/07 and 9/27/07):
Revised proffers and Textual Statement were submitted.
Staff (10/4/07):
If the Commission acts on this case on October 16, 2007, it will be considered by the
Board of Supervisors on October 24, 2007.
Applicant (10/12/07):
Revisions to proffered conditions and to the Textual Statement were submitted.
Planning Commission Meeting (10/16/07):
The applicant did not accept staff’s recommendation, but did accept the Commission’s
recommendation. There was no opposition present.
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. Gecker, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, October 24, 2007, beginning at 6:30 p.m., will take
under consideration this request.
êï
îúé ûîêëíé
This page is blank.
TEXTUAL STATEMENT
September 24, 2007
This is a request to rezone 23 acres of the Property under consideration to C-3 with a Conditional
Use to permit RMF and a Conditional Use Planned Development (CUPD) to permit ordinance
requirement exceptions as described in this Textual Statement, and as provided in the
accompanying proffers. Except as qualified herein, uses permitted in the C-3 District and RMF
District shall be permitted throughout the property as described in this Textual Statement, and as
delineated on a Master Plan entitled “TGM REALTY SCHEMATIC LAYOUT”, prepared by
—
Balzer, dated April 29, 2007, and last revised on September 17, 2007, and as provided in the
accompanying proffers.
I.General Conditions
(A) To accommodate the orderly development of the Property, the uses shall be located in
the area as generally depicted on the Master Plan, but their location and size, including
further divisions into sub-tracts, may be modified by the submittal of a Conceptual Plan
for review and approval by either the Planning Department or the Planning Commission
at the election of the developer, so long as the parcels generally maintain their
relationship with each other and any adjacent properties. Such Plan shall be subject to
appeal in accordance with the provisions of the Zoning Ordinance for Site Plan appeals.
The mixing of uses within a tract may be permitted if a Mixed Use Plan is
submitted for review and approval by either the Planning Department or the Planning
Commission at the election of the developer. Such review will be subject to appeal in
accordance with the provision of the Zoning Ordinance for Site Plan appeals. The
Mixed Use Plan shall address the land use transitions and compatibility between the
different uses within a tract. Land use compatibility and transitions may include, but not
necessarily limited to, the exact locations of uses, buffers and site design.
(B)Access roads, private streets and driveways. Access roads, private streets and driveways
shall have a minimum pavement width of 24 feet.
(C)Heights of Buildings: No building or structure shall exceed a height of four (4) stories,
except offices, hospitals and hotels, which may be constructed a height of 12 stories, or
120 feet, whichever is less. There shall be no required reduction in building height
based on adjacent property uses.
(D)Setbacks along Ironbridge Parkway. All buildings, drives and parking areas shall have a
minimum 35 foot setback from the right-of-way of Ironbridge Parkway. Within these
setbacks, landscaping shall be provided in accordance with perimeter landscaping C.
II. Area I Residential Multi-family and Commercial Area.
—
(A)Uses. Uses permitted shall be limited to:
1. Uses permitted by right or with restriction in the Residential Multi-family (RMF)
This page is blank.
District.
2. Uses permitted by right or with restrictions in the Community Business (C-3)
District.
(B)Requirements for Residential Use. Development of Residential Multi-family uses
shall conform to requirements of the Zoning Ordinance for RMF zoning districts
except as set forth in Section I above and as follows:
1. The minimum parcel size shall be 5acres.
2. The density shall not exceed ten (10) dwelling units per gross acre.
(C)Requirements for Commercial Use. Development of Commercial uses shall conform
to the requirements of the Zoning Ordinance for Emerging Growth District Standards
except as set forth above.
III. Area II Commercial Area.
—
(A)Uses. Uses permitted shall be limited to uses permitted by right or with restrictions in
the Community Business (C-3) District.
(B)Requirements. Except as set forth above, development shall conform to the Emerging
Growth District Standards.
Carrie E. Coyner, Agent
2
This page is blank.
This page is blank.
This page is blank.