CASE NUMBER: 17SN0761 APPLICANTS: Talbert S., Jr. and Angela W. Deane CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors Hearing: MARCH 15, 2017 Board of Supervisors Time Remaining: 365 DAYS Applicant s Agent: ANDREW M. CONDLIN (804-977-3373) Applicant s Contact: TALBERT S., JR. AND ANGELA W. DEANE (804-977-3373) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) 1.1 Acres 11435 Robious Road REQUEST Rezoning from Agricultural (A) to Community Business (C-3) plus conditional use planned development to permit exceptions to ordinance requirements relative to setbacks. Specifically, the applicant is requesting a minimum setback of ten (10) feet along the western property boundary, adjacent to a property zoned O-2. Note: Conditions may be imposed. Proffered conditions, Textual Statement, conceptual site layout and building elevations are located in Attachments 1-4. SUMMARY An automobile repair facility (excluding body, major engine or transmission) with nine (9) service bays and associated site improvements is proposed. The required 100-foot setback for the automobile repair building and parking area adjacent to property zoned and developed with O-2 uses would be reduced to ten (10) feet with perimeter landscaping. Proffered conditions relative to building design and orientation of service bays will also minimize impacts on adjacent properties. Other C-3 uses would also be permitted, except as limited by Proffered Condition 2. RECOMMENDATIONS COMMISSION STAFF APPROVAL Proffered conditions assist in mitigating impacts. PLANNING AND TRANSPORTATION APPROVAL Given the location, use limitations and conditions ensuring quality architectural design and materials, orientation of service bays, and compatibility with area development, the proposed zoning and land use are appropriate. No direct vehicular access to Robious Road. Providing a FIRST CHOICE community through excellence in public service
Department PARKS AND RECREATION SUMMARY OF IDENTIFIED ISSUES Issue The applicant has not offered to address the impacts on bicycle facilities along Robious Road. 2 17SN0761-2017MAR15-BOS-RPT
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Comprehensive Plan Classification: REGIONAL MIXED USE Property is located on the edge of a Regional Mixed Use area. The Plan suggests the property is appropriate for an integrated mixture of highly concentrated corporate office, commercial, light industrial/research and development, and higher density residential uses with public spaces. Surrounding Land Uses & Development Cranbeck Rd Multi-family residential Belvedere Group care facility - Sunrise Commercial uses Aldi Multi-family Huguenot Village Vacant agricultural land Mall Dr Robious Rd 4 17SN0761-2017MAR15-BOS-RPT
PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov Proposal The applicant proposes to rezone the property to Community Business (C-3) to permit an automobile repair business, excluding body, major engine and transmission repair. Permitted uses would be limited to automobile repair and uses permitted in the Community Business (C- 3) District, except as limited by the proffered conditions. These use limitations as well as other proffered standards for development are consistent with those approved on the adjacent C-5 properties to the east (Case 10SN0191). Setback Exception Automobile repair is a restricted use in the C-3 District, requiring, in part, a minimum setback of 100 feet for such use from properties zoned Corporate Office (O-2) and with the provision of 2.5 times Perimeter Landscaping C within this setback. Two (2) adjacent properties to the west of the subject property are zoned Corporate Office (O-2) therefore a conditional use planned development is requested to reduce the required 100-foot setback from these properties to 10 feet. The landscaping requirement noted for the required 100-foot setback would be maintained within this reduced setback. Furthermore, as proffered, service bays would be oriented to the east, minimizing impacts of the use on the adjacent O-2 properties. The following chart provides an overview of the development s design standards: Requirements Uses Architecture, Materials & Master Plan Vehicular Headlights Signage Hours of Operation General Overview Details Community Business (C-3) with limitations Motor Vehicle repair use not to exceed 5,500 gross square feet with garage bays oriented away from Robious Road Zoning Ordinance & Condition 2 Style and materials consistent with renderings offered Site Layout Plan Zoning Ordinance & Condition 2 6-foot tall fence to shield lights on adjacent properties Zoning Ordinance Freestanding monument-style signs constructed on complimentary materials with building Internally lit channel letters on raceways for building mounted signs Zoning Ordinance & Condition 2 Daily 6:00 a.m. to midnight Zoning Ordinance & Condition 2 5 17SN0761-2017MAR15-BOS-RPT
Given the following, staff finds the proposed zoning and land use acceptable as a transitional use at the edge of the Regional Mixed Use area suggested by the Plan: Property is located on the edge of the Regional Mixed Use Area (Map 2) Quality architectural design and building materials offered to ensure compatibility with area development Uses are consistent with those permitted on the adjacent C-5 property to the east and no access is permitted to Robious Road. Limitations on hours of operation, maximum building size, and the orientation of service bay doors away from Robious Road minimize impacts of automobile repair use on surrounding properties PUBLIC FACILITIES FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Bon Air Fire Station, Company Number 4 EMS Facility The Bon Air Fire Station, Company Number 4 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. COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov The applicant plans to develop an automobile repair facility. Typical trip generation rates for the proposed use are not available. Traffic generated by development of the property would be initially distributed along Robious Road. Robious Road is a major arterial with a recommended right of way width of 90 feet, as identified on the County s Thoroughfare Plan. Robious Road is a four-lanes divided facility along the property frontage. In 2015, the traffic count on Robious Road was 19,972 vehicles per day (Level of Service B ). Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. The applicant has offered: Vehicular Access Control (Proffered Condition 3) No access to North Robious Road. Access for development of the property is anticipated to be provided through the adjacent parcel to the east. Staff supports the request. 6 17SN0761-2017MAR15-BOS-RPT
UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov 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 16 Yes Wastewater No 8 Yes Additional Information: The subject property is located in the mandatory water and sewer connection area. There is a 16 water line and an 8 sewer line located along Robious Road with a sewer lateral in place for the subject property. Connection to these facilities is required by county code. ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov Geography The subject property is located within the 60/147 (West) Drainage District. The property drains to the southwest to existing wetlands, and is located within the Falling Creek Watershed. Stormwater Management Since the property is located within the 60/147 (West) Drainage District, the developer must pay a pro-rata fee for drainage improvements in the district prior to issuance of a land disturbance permit. The overall development is subject to the Part IIB technical criteria of the Virginia Stormwater Management Program Regulations for water quality and water quantity. 7 17SN0761-2017MAR15-BOS-RPT
PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Public Facilities Plan The Bikeways and Trails Chapter of the Comprehensive Plan recommends the provision of pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route along Robious Road, the northern boundary of the applicant s project. The applicant has not offered to address the impacts on bicycle facilities along the Plan route. This segment of the route, for pedestrian facilities, has already been completed with a prior road project and no additional improvements are required. 8 17SN0761-2017MAR15-BOS-RPT
CASE HISTORY Applicant Submittals 12/5/16 Application submitted 1/25, 1/26, Revised proffers, Textual Statement, site plan and building elevations submitted 2/7, 2/8 & 2/13/17 Community Meetings 2/6/17 Issues Discussed Orientation of repair bays Impacts on wetlands on adjacent property Traffic impact on Cranbeck Road Safety concerns and need for crosswalks at intersection of Robious and Cranbeck Roads Desire to lower speed limit on Robious Road Planning Commission 2/21/17 Citizens Comments: One citizen spoke to the request, noting concerns relative to increased traffic on Robious and Cranbeck Roads; a speed limit that is too high on Robious Road; and a lack of pedestrian crossings and signage around the Robious Road/Mall Drive/Cranbeck Road intersection. Commission Discussion: Mr. Jones noted a community meeting was held and that he has asked the County s Transportation Department to request a traffic study relative to traffic speeds and pedestrian safety at the intersection of Robious Road/Mall Drive/Cranbeck Road. He also mentioned that the proposed use would have low daily traffic volumes, is closed on Sunday, and that access to Robious Road would be prohibited. Recommendation - APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jones Second: Jackson AYES: Sloan, Jackson, Freye, Jones and Wallin The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will consider this request. 9 17SN0761-2017MAR15-BOS-RPT
PROFFERED CONDITIONS ATTACHMENT 1 Note: Both the Planning Commission and staff recommend acceptance of the following proffered conditions, as offered by the applicant. Case # 17SN0761 February 13, 2017 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 successor or assigns, proffers that the development of the property (the Property ) will be developed as set forth below; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect. 1. Master Plan. The Textual Statement dated January 26, 2017 shall be considered the Master Plan. (P) 2. Uses: A. Except for the uses listed below, which shall be prohibited, permitted uses shall be uses permitted by right, or with restrictions, in the Community Business (C-3) District: 1. carpenter and cabinetmakers offices and display rooms; 2. cocktail lounges and nightclubs; 3. electrical, plumbing or heating supply sales, service and related display rooms; 4. feed, seed, and ice sales; 5. fraternal uses; 6. hospitals; 7. indoor flea; 8. motor vehicle washes; 9. park and ride lots; 10. recreational establishments, commercial-indoor; 11. taxidermies; 12. theaters including drive -in theaters; 13. commercial kennels; 14. outside runs for veterinary hospitals; 15. motor vehicle sales and rental; 16. gasoline sales; 17. outside storage; 10 17SN0761-2017MAR15-BOS-RPT
18. schools-commercial trade vocational and training, unless conducted within an enclosed building; 19. material reclamation receiving center 20. warehouses for permitted uses; and 21. prepared food and fruit and vegetable vendors. B. The following uses shall be limited as follows: 1. Outside Display. Any area used for outdoor display that is not located under a covered pedestrian way shall be identified on the approved site plan. Such area shall be located adjacent to the building which it serves and shall be clearly delineated with decorative fencing and shall be located outside of parking and sidewalk areas. 2. Motor Vehicle Repair. Any building used for motor vehicle repair shall be limited as follows: a. Master Plan. Any such building shall be consistent with the site plan entitled SP005 Auto Service Center, prepared by Timmons Group and dated February 6, 2017 (Exhibit A). b. Size. No such building shall exceed 5,500 gross square feet in size. c. Elevations. Any such building shall be generally similar to the elevations entitled Christian Bros. Automotive, 11435 Robious Road, Richmond, VA 23235, dated February 6, 2017, and prepared by Monique F. Riendersma Architect. 3. Drive-Through Windows. Any building containing a drive-through window shall be limited as follows: a. Fast Food. Drive-through windows for fast food restaurants shall be located at the side or rear of a building and shall have separate spaces for at least three 3 users. b. Robious Road. Other than for a bank, any drive through window that is adjacent to Robious Road shall be minimized by a decorative masonry wall a minimum of 3 feet in height which is architecturally compatible with the adjoining building. 4. Greenhouses or Nurseries. Any building containing a greenhouse or nursery shall be limited as follows: a. Outside Garden Centers. Outside garden centers shall not exceed 4500 gross square feet and shall be accessory to a retail component of the business that is conducted within an enclosed building. In no event shall the outside garden center exceed the 11 17SN0761-2017MAR15-BOS-RPT
square footage of the associated retail building. Outside garden centers shall be enclosed by a decorative wrought iron fence with brick piers being a minimum of eight 8 feet in height. b. Outside Display. With the exception of outside display, all plant materials and growing areas shall be located within the limits of the garden center or within an enclosed building. (P) 3. Hours of Operation. No use shall be open to the public between the hours of 12:00 a.m. (midnight) and 6:00 a.m. (P) 4. Exterior Materials. All building exteriors (whether front, side or rear), exclusive of doors, windows, and trim accents, shall consist of masonry, stone, EIFS, cementitious siding, architectural precast, integral color split face block or glass as established as part of an overall architectural theme. Aluminum or metal accents and standing-seam metal roofs shall be permitted. Plastic sheeting as sometimes associated with a greenhouse or nursery shall not be permitted as an exterior material. Notwithstanding the foregoing, should the property develop as a motor vehicle repair facility, the elevations shall be substantially the same as those referenced in Condition 2(c) above. (P) 5. Signage. All freestanding signs shall be a monument style. The base/structure of each sign shall be constructed of complementary materials and colors as the building which it advertises. All building-mounted signs shall be internally illuminated channel letters and logos mounted on raceways painted to blend with the building backdrop. (P) 6. Access. No direct vehicular access shall be provided from the Property to Robious Road. (T) 12 17SN0761-2017MAR15-BOS-RPT
TEXTUAL STATEMENT January 26, 2017 ATTACHMENT 2 Development of the Property shall comply with the Zoning Ordinance requirements except as outlined herein: 1. Side Yard Setback and Perimeter Landscaping. A side yard setback that is variable in width with a minimum dimension of ten (10) feet, as depicted on Exhibit A, shall be provided adjacent to Tax IDs 741-714-6717 and 741-714-5516). This side yard setback shall be landscaped with a minimum of Perimeter Landscaping C, provided that the overall density of landscaping within the side yard setback shall be the equivalent of 2.5 times that required by Perimeter Landscaping C. 13 17SN0761-2017MAR15-BOS-RPT
EXHIBIT A, CONCEPTUAL SITE LAYOUT ATTACHMENT 3 14 17SN0761-2017MAR15-BOS-RPT
EXHIBIT B, CONCEPTUAL ELEVATIONS ATTACHMENT 4 15 17SN0761-2017MAR15-BOS-RPT