12SN0204CASE MANAGER: Ryan Ramsey
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BOS Time Remaining:
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0204
3 60 Toyota, LLC
Clover Hill Magisterial District
3600 Lonas Parkway
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August 22, 2012 B S
REQUEST: Conditional use planned development approval to permit exceptions to ordinance
requirements relative to setbacks in a Regional Business (C-4) District.
PROPOSED LAND USE:
Vehicle display areas in conjunction with an auto sales use is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGE 2.
RECOMMENDATION
Recommend denial for the following reasons:
A. The request will undermine the purpose and performance of the existing setback
and landscaping area. By allowing vehicle display areas within the required
setback, visual separation of uses between the major arterial thoroughfare and the
existing parking area is compromised.
B. Approval of this request could encourage other businesses to seek similar
exceptions, leading to proliferation of vehicle display areas adjacent to rights-of-
way.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITION NOTED "CPC" ARE RECOMMENDED BY THE PLANNING
COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
CONDITION
(STAFF/CPC) The textual statement dated June 7, 2012, shall be considered the master
plan. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Vehicle display areas along Hull Street Road (U.S. Route 360) shall
be permitted, as generally shown on the exhibit entitled "Display
Area Exhibit' by Balzer & Associates, Inc. and dated February 29,
2012 with Revision Date of June 7, 2012. The vehicle display areas
in the front setback shall be designed and improved as vehicle
display pads for up to five (5) cars as approved by the Planning
Department through submission of detailed drawings for review.
Required landscaping shall be maintained within the setback. (P)
(STAFF/CPC) 2. Access to and from the vehicle display areas shall be prohibited from
Hull Street Road (Route 360). (P)
GENERAL INFORMATION
Location:
The request property is known as 3600 Lonas Parkway, located along the south line of Hull
Street Road. Tax ID 737-679-1388.
E~sting Zoning:
C-4 with conditional use planned development
Size:
16 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - I-1; Commercial
South, East and West - C-4; Vacant
2 12SN0204-AUG22-BOS-RPT
UTILITIES
Public Water and Wastewater Systems:
The request site is currently connected to the public water and wastewater systems. This
request will not impact the public utility systems.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7 and Manchester Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have a minimal impact on Fire and EMS.
County Department of Transportation:
This request will have no impact on these facilities.
Virginia Department of Transportation (VDOT~:
This request will have no impact on these facilities.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Powhite/Route 288 Plan,
which suggests the property is appropriate for light commercial use.
Area Development Trends:
The area is characterized by a mix of commercial uses. Properties to the north are zoned
Light Industrial (I-1), Community Business (C-3) and Agricultural (A) and are developed
for commercial uses. Properties to the south, east and west are zoned Regional Business (C-
4) and are vacant.
3 12SN0204-AUG22-BOS-RPT
Zoning HistorX:
On May 24, 1995 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of a 219.4 acre tract (including the request
property) from Agricultural (A), Residential (R-9), Residential Townhouse (R-TH),
Corporate Office (O-2) and Community Business (C-3) to Regional Business (C-4) with
conditional use to permit outside storage and multi-family residential and townhouse
residential uses (Case 95 SN0197). A mixed use development with office, commercial,
light industrial and/or residential uses was planned.
On February 26, 1997 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with conditional use on a 2.5 acre tract to
incorporate that acreage into the existing C-4 tract zoned under Case 95SN0197 (Case
97SN0162). The existing C-4 tract (including the request property) was incorporated into
this request for the purpose of proffering overall residential and commercial densities.
On July 23, 1997 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to conditional uses (Cases 95SN0197
and 97SN0162) relative to buffers, access restrictions and densities on property which
included the subject site. (Case 97SN0239)
On March 10, 2004 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved conditional use planned development to permit body,
major engine and transmission repair of motor vehicles and exceptions to ordinance
requirements for signs plus an amendment to a conditional use (Case 95 SN0197) relative
to architecture standards (Case 04SN0196) on the subject property.
Setbacks for Vehicle Display Areas:
Currently, the conditions of zoning on the subject property and the Zoning Ordinance do not
permit the display or parking of motor vehicles within the setback from Hull Street Road.
The emerging growth standards require aseventy-five (75) foot setback from major arterials
for buildings, drives and parking areas with the installation of perimeter landscaping B
(Section 19-593(a)). The setback can be reduced to fifty (50) feet from major arterials for
buildings, drives and parking areas with the installation of perimeter landscaping C (Section
19-594(1)). The auto dealership utilizes a fifty (50) foot setback from Hull Street Road for
building, drives and parking areas. The applicant requests permission to construct the
vehicle display areas within the setback for major arterials, up to the front property line of
the subj ect property.
The vehicle display areas are proposed along the right-of--way line of Hull Street Road. As
shown on the exhibit titled "Display Area Exhibit," two (2) separate vehicle display areas
are proposed within the setback along Hull Street Road. The applicant has imposed a
proffered condition that would limit the total number of vehicles to be displayed at any one
(1) time to no more than five (5) (Proffered Condition 1). Proffered Condition 1 also
requires Planning Department review and approval of a plan showing the layout, paving
4 12SN0204-AUG22-BOS-RPT
materials and access to the display areas. Access to and from the vehicle display areas will
be prohibited from Hull Street Road. (Proffered Condition 2)
Staff's analysis of the request finds that the proposal will undermine the purpose and
performance of the existing setback and landscaping area. Setbacks are instituted to
provide horizontal separation of uses from public rights-of--way and property lines. In
some circumstances, setbacks also provide a means to install landscaping as a screening
measure. By allowing vehicle display areas within the required setback, visual separation
of uses between the major arterial thoroughfare and the existing parking area is
compromised. Staff also finds that the applicant has the ability to advertise and market the
auto dealership though the existing signage located on the site. The auto dealership has
utilized building mounted signage as well as a freestanding sign along Hull Street Road.
Exceptions were previously granted for the subject property to allow a freestanding sign that
exceeded sign area and height requirements. The layout of the auto dealership as it relates to
Hull Street Road provides adequate visibility of the dealership and the vehicles currently
displayed in the permitted parking area. Staff also finds that this request could set a
precedent by encouraging other businesses to seek a similar exception. The purpose and
intent of the emerging growth standards is to promote high quality, functional and well
designed office, business and industrial environment. Placing vehicle display areas adjacent
to the right-of--way within the required setback negates the purpose and impact of
landscaping and setback standards enumerated in the Emerging Growth District.
CONCLUSION
The request will undermine the purpose and performance of the existing setback and landscaping
area. By allowing vehicle display areas within the required setback, visual separation of uses
between the major arterial thoroughfare and the existing parking area is compromised. The
applicant has utilized practical alternatives through the construction of building mounted and
freestanding signage, negating the need to have vehicles parked for display within the required
setback. Further, approval of this request could encourage other businesses to seek similar
exceptions thereby resulting in the proliferation of vehicle display areas adjacent to rights-of--way.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/17/12):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation.
5 12SN0204-AUG22-BOS-RPT
There was opposition present expressing concern relative to driver safety and the vehicle
display areas creating distractions for drivers. Opposition also cited apprehension about
the site's aesthetics and not wanting the Hull Street Road corridor to look like Route 60
or Jefferson Davis Highway. It was discussed that this type of request would set a
precedent for more of these requests to come forward. In addition, concern was expressed
that the vehicle display areas could block the view of the adj acent veterinary clinic.
Commissioners expressed support for the request. Mr. Gulley stated the site has physical
constraints that limit the visibility of vehicles for sale as well as the sign advertising the
dealership. He felt that recommending approval of this request would not set a precedent.
Proffered conditions would limit the number of vehicles to be displayed to five (5). In
addition, the display pads would be reviewed by Planning Department staff prior to their
installation. Mr. Waller noted that this request contains fewer cars for display than the
dealerships on Route 60 which already have zoning approval.
On motion of Mr. Gulley, seconded by Mr. Patton, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors, on Wednesday August 22, 2012 beginning at 6:30 p.m., will take
under consideration this request.
12SN0204-AUG22-BOS-RPT
TEXTUAL STATEMENT
12SN0204
360 Toyota, LLC
June 7,2012
Condi#ional Use Planned Development ("CUPD") to permit a zoning ordinance
exception, as described herein, for C-4 Regional Business District zoned property
known as Chesterfield County Tax Identification Number 737-679-1388.
EXCEPTION:
A fifty {50) foot exception to the required fifty (50) foot setback with perimeter landscape
C along Hull Street Road (U.S. Route 360) for vehicle display areas. The areas of
exception shall be as generally shown on the exhibit titled, "Display Area Exhibit," by
Balzer & Associates lnc., and dated February 29, 2012 with Revision Date of June 7,
2012. This is an exception to Section 19-594(1) of the Zoning Ordinance.
OWNER/APPLICANT/AGENT
By:
{In n me/ti here) (Date)
RECEIVED
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