CASE NUMBER: 16SN0565 (AMENDED) APPLICANT: C.A.H. Investments, LLC

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1 CASE NUMBER: 16SN0565 (AMENDED) APPLICANT: C.A.H. Investments, LLC STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: JUNE 22, 2016 BOS Time Remaining: 365 DAYS Applicant s Agent: ANDREW SCHERZER ( ) Applicant s Contact: C.A.H. INVESTMENT, LLC ( ) Planning Department Case Manager: DARLA ORR ( ) CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL 3801 Warbro Rd APPLICANTS REQUEST (AMENDED) Amendment of conditional use planned development (Case 98SN0176) relative to uses and to permit exceptions to setbacks in a Light Industrial (I-1) District. Specifically, the applicant proposes to expand the list of permitted commercial uses and reduce setbacks along Hull Street Road for parking and drives. Commercial and light industrial uses are planned. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered Conditions, Textual Statement, a tract plan, Traffic Impact Analysis (TIA) approval letter and conditions of approval of Case 98SN0176 are located in Attachments 1 5. PLANNING COMMISSION (5/17/2016) STAFF RECOMMEND APPROVAL RECOMMEND APPROVAL RECOMMENDATIONS While Plan suggests Corporate Office/Research and Development/Light Industrial uses are appropriate, amendment of existing zoning at corner of Hull Street and Warbro Roads would permit commercial development compatible with existing area development while maintaining transition to residential development to north and east and serving as the eastern edge of commercial uses focused at this intersection Exception to setback requirement from Hull Street Road appropriate to offer flexibility for drive aisle locations and to accommodate sidewalks Providing a FIRST CHOICE community through excellence in public service

2 Department SUMMARY OF IDENTIFIED ISSUES Issue PLANNING - BUDGET AND MANAGEMENT - FIRE - PARKS AND RECREATION - LIBRARIES - SCHOOLS - CDOT - VDOT - UTILITIES - ENVIRONMENTAL ENGINEERING - REVITALIZATION SN JUN22-BOS-RPT

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4 Map 2: Comprehensive Plan Classifications: CORPORATE OFFICE/RESEARCH & DEVELOPMENT/LIGHT INDUSTRIAL This designation suggests that corporate office, research, laboratories and light manufacturing and assembly uses would be appropriate. Map 3: Surrounding Land Uses & Development Single family residential Genito Estates & St. Regents Lake Industrial use Warbro Rd Hull Street Rd Commercial use Commercial use and vacant 4 16SN JUN22-BOS-RPT

5 ZONING HISTORY PLANNING Staff Contact: Darla Orr ( ) Case Number BOS Action Request 98SN0176 PROPOSAL APPROVED 7/29/1998 Rezoned request property and property to the north (Tract V of Case 98SN0176) from C-3 to I-1 with CUPD to permit limited commercial development: 25,000 square feet of C-1 uses, excluding convenience store and gasoline sales permitted at corner of Warbro and Hull Street Roads Carpenter, contractors and cabinetmakers offices and display rooms and electrical, plumbing or heating supply sales, service and display rooms with limited retail space permitted Light Industrial uses to east along Hull Street Road and to north. Planned to provide transition between commercial and area residential use and to prevent strip commercial development along Hull Street Road Development of a grocery store is planned at the corner of Hull Street and Warbro Roads; however, the existing zoning (Case 98SN0176) limits commercial use at this location to 25,000 square feet which would not accommodate the proposed store. The applicant requests to amend Condition 27 of Case 98SN0176 to remove the square footage limitation and permit C-1 and C-3 uses on the request property as outlined in the proffered conditions and Tract Plan (Attachments 1 and 3). While the expanded commercial uses are not suggested by the Plan, the subject property is bound to the north and east by a Resource Protection Area (RPA) which would serve as a transition between expanded commercial uses and area residential use and establish a boundary to discourage strip commercial development continuing east along Hull Street Road. In addition, the proposed uses are compatible with area development. A Conditional Use Planned Development is requested to reduce the setback for parking and drives along Hull Street Road from 50 to 30 feet. Landscaping within the buffer would still be required to meet Landscaping C (same as required for the 50 foot setback). The RPA to the north pushes development towards the corner of Hull Street and Warbro Roads. The setback exception would also accommodate sidewalks along Hull Street Road. Buildings would not be permitted at this reduced setback. 5 16SN JUN22-BOS-RPT

6 The following is an overview of the development standards: Requirements Master Plan Uses Setbacks and Landscaping Additional Development Design Standards General Overview Details Textual Statement shall serve as Master Plan Proffered Condition 2 Uses permitted by Case 98SN0176 would be permitted in all Tracts o Light Industrial (I-1) uses and carpenter, contractors and cabinetmakers offices and display rooms and electrical, plumbing or heating supply sales, service and display rooms with limited retail space permitted Additional commercial uses permitted in Tracts A and B o Tract A C-3 o Tract B C-1 Tract Plan and Proffered Condition 1 Hull Street Road Reduced from 50 feet to 30 feet with Perimeter Landscaping C Textual Statement Route 360 West Design District addresses setbacks, landscaping and architecture PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten ( ) battena@chesterfield.gov This request will have minimal impact on fire and EMS. Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station Swift Creek Fire Station, Company Number 16 EMS Facility Swift Creek Fire Station, Company Number SN JUN22-BOS-RPT

7 COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below: Recommendation Vehicular Access Control Access to Hull Street Road (Route 360) limited to two (2) entrances/exits (the Eastern Access, and the Western Access ). Access to Warbro Road limited to two (2) entrances/exits (the Northern Access, and the Southern Access ) Applicant s Proposal Offered as Recommended. Proffered Condition 3. Road Improvements Additional pavement along Route 360 to provide a separate right turn lane at the Eastern Access. Additional pavement along Route 360 to provide an adequate left turn lane at the crossover that will serve the Eastern Access. A raised median in the Eastern Access to preclude vehicles exiting the site to turn left onto Route 360. Additional lane of pavement along Route 360 from the western edge of the Eastern Access to Warbro Road. Additional pavement along Route 360 to provide a separate right turn lane at the Warbro Road intersection. Traffic signal modification at the Route 360/Warbro Road intersection. Additional pavement along Warbro Road to provide left and right turn lanes at the Northern Access and at the Southern Access. Offered as Recommended. Proffered Condition 4. Traffic signalization at the Warbro Road/Southern Access intersection, if warranted. Pedestrian accommodations along Route 360 and along Warbro Road for the entire property frontage. 7 16SN JUN22-BOS-RPT

8 VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker ( ) VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) This rezoning met the traffic generation threshold for submittal of a TIA to the Department. The study findings dated 3/15/16 summarizing impacts to the transportation network and recommended improvements are included in this report. Attachment 3 Access Management (24VAC30-73) - Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) - Summary VDOT will verify construction of the TIA recommended/proffered improvements through the County site plan review process. 8 16SN JUN22-BOS-RPT

9 WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland ( ) The proposal s impacts on the County s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 24 and 12 Yes Wastewater No 12 Yes The request will have a minimal impact on the public water and wastewater systems. Map 4: Existing Water & Wastewater Systems 9 16SN JUN22-BOS-RPT

10 ENVIRONMENTAL ENGINEERING Drainage, Erosion and Water Quality Staff Contact: Scott Dunn ( ) Environmental Engineering has no comment on this request. REVITALIZATION Staff Contact: Carl Schlaudt ( ) The subject site is located in the Eastern Route 360 Corridor Special Focus and Gateway Revitalization Area, as denoted by Chapter 7 of the Comprehensive Plan. Revitalization areas typically include aging buildings, property maintenance challenges, encroachment of incompatible land uses, and resulting challenges to property values. The Plan encourages maintaining and expanding economic vitality in such areas by encouraging new businesses. In addition, the Plan identifies new business attraction and vacant/underutilized land as revitalization opportunities. The proposed amendment to conditions of zoning would promote new business investment in support of corridor revitalization, by expanding the range of permitted commercial uses of the subject site SN JUN22-BOS-RPT

11 CASE HISTORY Applicant Submittals 10/6/2015 Application submitted 4/19/2016 Application amended to include request for CUPD 4/19, 4/25 Revised proffered conditions, a Textual Statement and tract plan were and submitted. 5/2/2016 Community Meeting 11/4/2015 Items Discussed: Additional commercial uses proposed RPA would provide separation between development and adjacent properties Road improvements will be necessary as determined by Traffic Impact Analysis (TIA) required by VDOT Planning Commission Meeting 5/17/16 Citizen Comments No citizens spoke to this case. Commission Discussion No citizen opposition Conditions supported by staff Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Freye Second: Jones AYES: Wallin, Sloan, Frye, Jackson and Jones The Board of Supervisors on Wednesday, June 22, 2016, beginning at 6:30 p.m., will consider this request SN JUN22-BOS-RPT

12 ATTACHMENT 1 PROFFERED CONDITIONS Note: The following proffered conditions are recommended by both staff and the Planning Commission The Applicant amends Proffered Condition 27 of Case 98SN0176 to read as shown below. All other conditions of Case 98SN0176 shall remain in force and effect. 1. Uses: The following uses shall be permitted as identified on the Tract Plan, last revised on April 25, 2016 and prepared by Balzer and Associates, Inc. A. Parcel A i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District ii. Uses permitted by right or with restrictions in the Community Business (C-3) District, excluding cocktail lounges and nightclubs iii. Carpenter and cabinetmakers offices and display rooms; contractor s offices and display rooms; and electrical, plumbing or heating supply sales, service and display rooms, provided that for such uses the gross square foot area of any retail (display) area shall be limited to thirty (30) percent of the gross floor area of any individual use, and that outside storage shall be prohibited. B. Parcel B i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District ii. Uses permitted by right or with restrictions in the Convenience Business (C-1) District iii. Carpenter and cabinetmakers offices and display rooms; contractor s offices and display rooms; and electrical, plumbing or heating supply sales, service and display rooms, provided that for such uses the gross square foot area of any retail (display) area shall be limited to thirty (30) percent of the gross floor area of any individual use, and that outside storage shall be prohibited. C. Parcel C i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District ii. Carpenter and cabinetmakers offices and display rooms; contractor s offices and display rooms; and electrical, plumbing or heating supply sales, service and display rooms, provided that for such uses the gross square foot area of any retail (display) area shall be limited to thirty (30) percent of the gross floor area of any individual use, and that outside storage shall be prohibited. (P) We hereby offer the following proffered conditions: 2. Master Plan. The Textual Statement, last revised April 25, 2016, and the Tract Plan, prepared by Balzer and Associates, Inc. last revised April 25, 2016 shall be considered the Master Plan. (P) 12 16SN JUN22-BOS-RPT

13 3. Access. The exact locations of the four (4) vehicular accesses described below shall be approved by the Transportation Department: a. Direct vehicular access from the property to Hull Street Road (Route 360) shall be limited to two (2) entrances/exits (the Eastern Access, and the Western Access ). b. Direct vehicular access from the property to Warbro Road shall be limited to two (2) entrances/exits (the Northern Access, and the Southern Access ). (T) 4. Road Improvements. The owner/developer shall be responsible for the following road improvements: a. Construction of additional pavement along the westbound lanes of Route 360 to provide a separate right turn lane at the Eastern Access. b. Construction of additional pavement along the eastbound lanes of Route 360 to provide an adequate left turn lane at the crossover that will serve the Eastern Access. c. Construction of a raised median in the Eastern Access to preclude vehicles exiting the site to turn left onto Route 360. d. Construction of additional lane of pavement along the westbound lanes of Route 360 from the western edge of the Eastern Access to Warbro Road. e. Construction of additional pavement along the westbound lanes of Route 360 to provide a separate right turn lane at the Warbro Road intersection. f. Full cost of traffic signal modification at the Route 360/Warbro Road intersection, if needed, as determined by the Transportation Department. g. Construction of additional pavement along Warbro Road to provide left and right turn lanes at the Northern Access and at the Southern Access. h. Full cost of traffic signalization at the Warbro Road/Southern Access intersection, if warranted, as determined by the Transportation Department. i. Construction of pedestrian accommodations, as approved by the Transportation Department, along Route 360 and along Warbro Road for the entire Property frontage j. Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements) required for the improvements identified above. (T) 5. Transportation Phasing Plan. Prior to any site plan approval, a phasing plan for the required road improvements, as identified in Proffered Condition 4, shall be submitted to and approved by the Transportation Department. (T) 13 16SN JUN22-BOS-RPT

14 TEXTUAL STATEMENT April 25, 2016 ATTACHMENT 2 The development shall comply with Zoning Ordinance requirements except as outlined below. Setback along Hull Street Road. A minimum thirty (30) foot setback shall be provided along Hull Street Road for parking and drives. Such setback shall be landscaped in accordance with Zoning Ordinance requirements for Perimeter Landscaping C SN JUN22-BOS-RPT

15 TRACT PLAN ATTACHMENT SN JUN22-BOS-RPT

16 TRAFFIC IMPACT ANALYSIS (TIA) APPROVAL LETTER ATTACHMENT SN JUN22-BOS-RPT

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21 APPROVED CONDITIONS (98SN0176) ATTACHMENT SN JUN22-BOS-RPT

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