CASE NUMBER: 15SN0594 APPLICANT: Racetrack Petroleum, Inc. STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: DECEMBER 10, 2014 BOS Time Remaining: 365 DAYS Applicant s Agent: JAMES W. THEOBALD (804-771-9513) Applicant s Contact: TODD DUPLANTIS (804-425-9474) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) APPLICANT S REQUEST CHESTERFIELD COUNTY, VIRGINIA Magisterial District: BERMUDA Conditional use planned development to permit exceptions to ordinance requirements in a Community Business (C-3) District. Redevelopment of the existing gas station and convenience store is planned. Exceptions to setback requirements for buildings, parking and drives are requested. (NOTES: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions and textual statement are located in Attachments 1 and 2.) RECOMMENDATION PLANNING COMMISSION (11/18/2014) STAFF RECOMMEND APPROVAL Permits redevelopment of an existing gas station while mitigating impacts from reduced setbacks RECOMMEND DENIAL Does not address traffic impacts Providing a FIRST CHOICE community through excellence in public service
Department SUMMARY OF IDENTIFIED ISSUES Issue PLANNING - FIRE - CDOT Commitments to provide mitigating road improvements for the anticipated traffic impact have not been offered. VDOT - UTILITIES - ENVIRONMENTAL ENGINEERING - 2 15SN0594-2014DEC10-BOS-RPT
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Map 2: Comprehensive Plan Classification: INDUSTRIAL The designation suggests the property is appropriate for moderate to intense manufacturing uses. Map 3: Surrounding Land Uses & Development Commercial or Office Uses Enon Church Road Vacant East Hundred Road 4 15SN0594-2014DEC10-BOS-RPT
PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov PROPOSAL The applicant proposes to redevelop the subject property with a revised configuration of the convenience store, gas fueling stations, drives and parking areas (Attachment 4 preliminary site layout). The applicant is increasing the number of fueling positions from twelve (12) to eighteen (18). DEVELOPMENT STANDARDS The applicant has outlined several exceptions in the attached textual statement (Attachment 2) based upon the preliminary site layout. These exceptions include: General Overview Exceptions Ordinance Requirements Applicant s Request 40 feet for drives and parking 6.8 feet for drives and parking Route 10 Setback & Landscaping (Route 10 Corridor East) Perimeter Landscaping J Single hedgerow of medium evergreen shrubs Textual Statement Item 1.a. Drives & Parking Along Route 10 (Route 10 Corridor East) Parking and associated driveways no closer to Route 10 than face of any building Drives and parking permitted between convenience store and Route 10 Parking not permitted between fueling stations and Route 10 Enon Church Road Setback & Landscaping (Emerging Growth Areas) Rear Yard Setback & Landscaping (Emerging Growth Areas) 75 feet for buildings, drives and parking areas May be reduced to 50 feet Perimeter Landscaping B Perimeter Landscaping C with reduced setback 40 feet for buildings, drives and parking areas. May be reduced to 20 feet Perimeter Landscaping C Perimeter Landscaping B with reduced setback Textual Statement Item 2 7 feet for buildings, drives and parking areas Trees planted 35 feet on center Textual Statement Item 1.b. No setback for buildings, drives and parking areas No landscaping required Textual Statement Item 1.c. 5 15SN0594-2014DEC10-BOS-RPT
The applicant has proffered additional evergreen plantings and a double staggered hedgerow of medium evergreen shrubs to supplement the proffered landscaping in the reduced setback areas, shown on Exhibit A (Textual Statement Item 3 and Attachment 4). ARCHITECTURE The applicant has proffered a condition that aims to establish a level of quality architecture and design standards for the project. The proffered condition establishes the architecture of the building and gas canopy per the elevation drawings attached to the staff report (Proffered Condition 2, Attachment 3). The elevation depicts a building that will be consistent with the style and building materials of other buildings within adjoining blocks. Review and approval of the final elevation drawings will occur in conjunction with site plan review. This proffered condition will ensure high quality architectural standards for the proposed building and gas canopy structure. PUBLIC FACILITIES FIRE SERVICE Staff Contact: Greg Smith (804-706-2012) smithgd@chesterfield.gov Fire Station EMS Facility Nearby Fire and Emergency Medical Service (EMS) Facilities Enon Fire Station, Company Number 6 and The Rivers Bend Fire Station, Company Number 18 Enon Fire Station, Company Number 6 and The Rivers Bend Fire Station, Company Number 18 The request will have a minimal impact on Fire and EMS services. 6 15SN0594-2014DEC10-BOS-RPT
COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804-748-1891) banksj@chesterfield.gov 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 Right of Way Dedication 100 feet along Route 10 Road Improvements Right turn lane along North Enon Church Road at the site access. Raised median along North Enon Church Road Applicant s Proposal Offered as Recommended Proffered Condition 3.b Not Offered Other Road Improvement Left turn lane along North Enon Church Road at the site access. Applicant s Proposal Offered, but Not Recommended Proffered Condition 3.a 7 15SN0594-2014DEC10-BOS-RPT
Map 4A: CDOT S PLANNED ROAD NETWORK FOR NORTH ENON CHURCH ROAD 8 15SN0594-2014DEC10-BOS-RPT
Map 4B: CDOT S RECOMMENDED ROAD IMPROVEMENTS 9 15SN0594-2014DEC10-BOS-RPT
VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) A Chapter 527 TIA is not required. The 5,000 vehicle per day site generate traffic threshold, over and above that currently generated, is not met with a proposed increase in vehicle fueling positions from 12 to 18. Approximately 3,200 additional vehicle trips are anticipated (Institute of Transportation Engineers Trip Generation, 9th Ed). Access Management (24VAC30-73) Due to a substantial increase in traffic over that generated with the existing land use, the need to comply with the Access Management Regulations applies. The location of the existing access points along Route 10 and North Enon Church Road meet the current regulation spacing standards from the Route 10/North Enon Church Road intersection, therefore no formal VDOT evaluation of an waiver to those standards is necessary. Required during the site plan submittal/review process will be turn lane analyses verifying storage at each access point. Site plan approval will be contingent on turn lane construction/rightof-way improvements in accordance with Department standards. Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) All work proposed/required within the state maintained right-of-way of Route 10 and North Enon Church Road will require the issuance of a land use permit. Land use permit issuance is subject to site plan review/approval through the County site plan process. Summary - 10 15SN0594-2014DEC10-BOS-RPT
Additional Information: Submitted by the applicant (on their own merit) to VDOT was an Access Management and Traffic Impact Analysis dated 9/24/14 requesting Department review for compliance with VDOT standards the scenarios of (1) utilizing the existing North Enon Church Road and Route 10 access points under current conditions and (2) utilization of the access points with the requested County improvement of limiting the North Enon Church Road access to a rightin/right-out only by constructing a concrete median along the roadway. Based on review of the study both scenarios would be acceptable to the Department subject to the construction of access turn lane(s) (warranted or desired) and associated right-of-way improvements in accordance with Department standards. 11 15SN0594-2014DEC10-BOS-RPT
WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The existing gas station and convenience store structure is connected to the public water and wastewater systems. The request will not impact the public water and wastewater systems. Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water Yes 12 & 20 Yes Wastewater Yes 8 Yes Map 5: Existing Water & Wastewater Systems 12 15SN0594-2014DEC10-BOS-RPT
ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Doug Pritchard (804-748-1028) pritchardd@chesterfield.gov Environmental Engineering has no comment on this request. 13 15SN0594-2014DEC10-BOS-RPT
CASE HISTORY Applicant Submittals 9/5/14 Application submitted 9/5/14 Proffers and Textual Statement were submitted 11/12/14 Revised Proffers, Textual Statement and Exhibit A were submitted 11/18/14 Revised Proffers and Textual Statement were submitted Planning Commission Meeting 11/18/14 Citizen Comments No citizens spoke to this case. Commission Discussion Mr. Patton stated that: Proposal will permit the redevelopment of a blighted site Potential adverse impacts from the reduced setbacks offset by proffered landscaping Currently zoned for commercial uses; increase in the number of fueling stations will not generate significantly more traffic Requiring construction of raised median on North Enon Church Road would not benefit subject or adjacent businesses The Commission advised the applicant that the planned raised median on North Enon Church Road may still be constructed once funding is allocated to the project. Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Patton; Seconded: Brown AYES: Wallin, Patton, Brown, Gulley, and Waller. The Board of Supervisors on Wednesday, December 10, 2014, beginning at 6:30 p.m., will consider this request. 14 15SN0594-2014DEC10-BOS-RPT
PROFFERED CONDITIONS Note: CPC Recommended by the Planning Commission ATTACHMENT 1 The property owner and applicant in this rezoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the property under consideration (the Property ) will be developed according to the following proffers if, and only if, the rezoning request submitted herewith is granted with only those conditions agreed to by the owner and applicant. In the event this request is denied or approved with conditions not agreed to by the owner and applicant, the proffer shall immediately be null and void and of no further force or effect. (CPC) 1. Textual Statement. The Textual Statement dated November 18, 2014, shall be considered the Master Plan. (P) (CPC) 2. Elevations. The building and gas canopy shall have an architectural design generally as shown on the attached elevations. Review and approval of the elevations shall be in conjunction with any site plan review. (P) (CPC) 3. Transportation. a. Road Improvements. Prior to issuance of an occupancy permit, the developer shall provide a dedicated left turn lane into the site from North Enon Church Road in a manner approved by VDOT and in general conformance with the Turn Lane Concept Sketch dated November 6, 2014, prepared by Bowman Consulting attached hereto as Exhibit A. b. Dedication. Prior to issuance of an occupancy permit, the developer shall be required to dedicate, free and unrestricted, to and for the benefit of Chesterfield County, one hundred (100) feet of right-of-way (the ultimate right-of-way) from the centerline of that part of Route 10 immediately adjacent to the Property. (T) 15 15SN0594-2014DEC10-BOS-RPT
TEXTUAL STATEMENT Last Revised November 18, 2014 ATTACHMENT 2 16 15SN0594-2014DEC10-BOS-RPT
BUILDING & CANOPY ELEVATIONS ATTACHMENT 3 17 15SN0594-2014DEC10-BOS-RPT
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PRELIMINARY SITE LAYOUT ATTACHMENT 4 19 15SN0594-2014DEC10-BOS-RPT