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11SN0178CASE MANAGER: Jane Peterson .~-- .~~ r { ~f ' { ~ I-~~iY~ ry ~~ { ~~F'ti :.'f ~~~ ~}~f • ~r , r,'+irl .rF i . ~. STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 11 SN0178 (Companion Case 11 HP0182) WBB Development Co, LLC Bermuda Magisterial District 3 810 West Hundred Road March 9, 2011 BS RE VEST: Rezoning from Corporate Office (0-2) to Neighborhood Business (C-2) with conditional use planned development approval to permit exceptions to Ordinance requirements. PROPOSED LAND USE: Commercial uses, as restricted by Proffered Condition 1, are planned. Exceptions are requested to building setbacks from Dale Lane. (Textual Statement) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. While the Chester Plan suggests the property is appropriate for office and residential development of various densities, exclusive of new multi-family and townhouse uses, the Plan suggests that, under certain circumstances, light commercial uses may be appropriate. B. As proffered, the proposed zoning and land uses are representative of and compatible with existing and anticipated area development. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.) Providing a FIRST CHOICE community through excellence in public service rn~TnTTTn~T (STAFF/CPC) The Textual Statement dated December 6, 2010 shall be considered the Master Plan. (P) PROFFERED CONDITIONS (STAFF/CPC) 1. Uses shall be limited to those uses permitted by right or with restrictions in the Neighborhood Office (0-1) District plus the following uses: a. Art schools and galleries b. Funeral homes or mortuaries c. Medical and dental laboratories d. Schools -business, music and dance e. Bakery goods store f. Bank and savings and loan associations with or without drive-in windows g. Barber or beauty shop h. Book, stationary, newspaper or magazine store 1. Can y store j . Florist shop k. Restaurants (Sit Down) 1. Shoe repair shop m. Tailoring and dressmaking shops n. Antique shops, not to include pawnbrokers, indoor and outdoor flea markets and secondhand and consignment stores o. Artist material and supply stores p. Bicycle sales and rentals q. Catering establishments r. Clothing stores s. Curio or gift shops t. Eyewear sales and services u. Hobby stores v. Jewelry stores w. Musical instrument stores x. Paint and wallpaper stores y. Photography studios z. Schools, public and private aa. Sewing machine sales, instruction and services bb. Toy stores (P) (STAFF/CPC) 2. No use shall be open to the public between 10:00 p.m. and 6:00 a.m. (P) 2 11SN0178-MAR9-BOS-RPT (STAFF/CPC) 3. No goods may be produced for retail sale on the premises if more than five (5) persons are engaged in such production. (P) (STAFF/CPC) 4. With the exception of outside display as defined in Proffered Condition 5, and outdoor play areas in conjunction with a nursery school, child care center or public or private school, all uses, including storage, shall be conducted entirely within an enclosed building, except for accessory automobile parking, loading and unloading facilities. (P) (STAFF/CPC) 5. No outside display of merchandise for sale shall be permitted unless it is located under a covered porch and does not obstruct pedestrian ways. (P) (STAFF/CPC) 6. Any freestanding sign shall be of a monument style; shall have a design that is compatible to the building which it advertises; and shall be externally illuminated. (P) GENERAL INFORMATION T ,ncati nn The request property is located in the northeast corner of West Hundred Road and Dale Lane, and is better known as 3 810 West Hundred Road. Tax ID 791-656-Part of 2043 . Existin.~g: 0-2 with conditional use planned development Size: .5 acre Existing Land Use: Office Adjacent Zoning and Land Use: North - R-TH with conditional use planned development; Vacant South - R-7; Office orsingle-family residential East - 0-2 with conditional use planned development and R-7; Office orsingle-family residential West - R-7; Public/semi-public 3 11SN0178-MAR9-BOS-RPT T 1TTT ,TTTF,~ Public Water and Wastewater Systems: The site is currently connected to the public water and wastewater systems. While the proffered conditions limit the permitted uses on the property, the applicant should be aware that the County Code would require installation of a monitoring manhole for the bakery, restaurant, catering and medical/dental uses. ENVIRONMENTAL Drainage and Erosion: This request will have no impact on these facilities. PUBLIC FACILITIES Fire Service: The Chester Fire Station, Company Number 1, and Bensley-Bermuda Volunteer Rescue Squad currently provide fire protection and emergency medical service (EMS). This request will have a minimal impact on Fire and EMS. Fire protection issues will be addressed by building permit. County Department of Transportation: This request will have minimal impact on the transportation network. Vir ing is Department of Transportation (VDOT~: VDOT understands that no changes to the parcel access, or other external changes, are being proposed, and therefore has no comment. T,ANn TIFF. Comprehensive Plan: The subject property is located within the boundaries of the Chester Plan, which suggests the property is appropriate for a mix of office and residential uses of various densities, exclusive of new multi-family and townhouse uses. The Plan also allows for some light commercial uses if a structure is designated as a Chesterfield County historic landmark and measures are taken to mitigate the impact of commercial development on surrounding properties. The applicant has filed for this landmark designation which will be considered by the Preservation Committee and the Planning Commission at their February 15, 2011, public hearing. (Case 11HP0182) 4 11SN0178-MAR9-BOS-RPT Area Development Trends: Area properties are zoned Residential (R-7) and are occupied by single-family dwellings, office public/semi-public (school) or remain vacant. It is anticipated that development/redevelopment within this area will consist of office and single-family residential uses of up to four (4) dwelling units per acre, as recommended by the Plan, with consideration for light commercial uses within historically-designated structures under certain circumstances. Zonin H.~ istory: On May 23, 2007 the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved a rezoning to Corporate Office (0-2) and Residential Townhouse (R-TH) with conditional use planned development approval to permit building setback exceptions from Dale Lane (Case 07SN0261). The subject of the current request represents a portion of this 0-2 property. Development Standards: The request property lies within the Chester Village Corridor East Area. Development of the site must conform to the requirements of the Zoning Ordinance for the Chester Village Corridor East Area, with the exception of building setbacks from Dale Lane to accommodate the location of an existing rehabilitated structure (Textual Statement). These standards address access, parking, landscaping, architectural treatment, pedestrian access, signs, buffers, utilities and screening of dumpsters, loading areas and setbacks. As previously noted, the Preservation Committee and the Planning Commission will consider landmark designation for the existing building in conjunction with this rezoning request. Subsequently, the Board of Supervisors will conduct a public hearing on this landmark designation. Should this designation be approved, a certificate of appropriateness must be issued for any construction, alteration or remodeling that would affect the exterior architectural appearance of this building. Uses and Hours of Operation: Proffered Condition 1 limits uses on the property to those permitted in the Neighborhood Office (0-1) District plus limited Corporate Office (0-2) and Convenience and Neighborhood Business (C-1 and C-2) Districts. These lighter service-oriented or retail uses attempt to complement the adaptive reuse of this historic structure while promoting compatibility with area residential development. Proffered Condition 3 further limits production activities associated with retail sales. Proffered Conditions 2, 4 and 5 restrict hours of operation and limit uses that would occur outside of the building if an effort to mitigate impacts on area residential development. 5 11SN0178-MAR9-BOS-RPT Sim: Currently, the Ordinance requires that the sign structure for a freestanding sign be covered with a material either having a similar color and finish to the building it serves or that is used elsewhere on the sign, or the structure is disguised as an architectural detail such as a column or wall. Signs may be internally or externally illuminated. In an effort to maintain compatibility with the subject historical structure, Proffered Condition 6 addresses freestanding sign design and illumination. CONCLUSION While the Chester Plan suggests the property is appropriate for office and residential development of various densities, exclusive of new multi-family and townhouse uses, the Plan suggests that under certain circumstances light commercial uses may be appropriate. Specifically, the Plan encourages the preservation of historic structures for adaptive reuse with measures that mitigate the impact of commercial development on the surrounding area. As such, the applicant is pursuing Chesterfield County historic landmark designation for this structure (Case 11 HPO 182). Further, proffered conditions are offered with this zoning case to limit uses, hours of operation and signage so as to achieve compatibility with existing and anticipated area development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (2/15/1 l): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended approval subject to the condition and acceptance of the proffered conditions on pages 2 and 3. AYES :Messrs. Bass, Brown, Gulley, Hassen and Waller. The Board of Supervisors, on Wednesday, March 9, 2011, beginning at 6:30 p.m., will take under consideration this request. 6 11SN0178-MAR9-BOS-RPT Textual Statement Case 11 SN0178 December 6, 2010 The following exception shall apply to the development: Corner Side Setback. A fifteen (15) foot exception to the required twenty-five (25) foot corner side yard setback for buildings along Dale Lane. V ` I W T N v y ~ ^ 0 ^ z ~ W y ~~ ~ " ~ K~PN, ~P U ~~ ~o W ~ O J r 5V ~ N ON U I ~U I Q~ P~ l ~ y = ~ ` U N ~ ~ t~ ya o W 0 U o _~ ~ U U Q A ` N I\ g ,. I C o ~ ~. ~ ~ ~~~ ~J l ~^ W t • ~~ W ~ ~E r nA CHEST R RD ~~ ~~~~ /~ ~• ~ U Q -~ .~ ~ _~ ~ ~ s ~ od ~~ ~ ~ ~ you ~'N •~, ~~ ` ~ 0 o~ ~ t~ 1 ~~ ~ ~ ~ ~ ~ r~ ~ w ~• .~ z .~~ ~ ~~ I , U ~ o ~ ~n Q ~~ ~ U ~ , ~ z " I`~ / Q M ~~ ~ ~ U ~; a~ / M ~ y ~~~~ j~~ U ~ ~ ~~~P 5~P ~~ ~ V a 0 ~ ? o NV ~ ~ 00 O 3 0 I` o t .. cv O N Z ~ o o ' ~ ~ t