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13SN0122CASE MANAGER: Ryan Ramsey .:: i3 i'f~L_ ,i. t,w_.h.-r:.1 ~3 BS Time Remaining: 365 days STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 13 SN0122 Jack R. Wilson, III Bermuda Magisterial District 1900 West Hundred Road n,.~„~.o,- i ti ~ni ~ rnr October 24, 2012 BS REQUEST: Conditional use planned development approval to permit exceptions to ordinance requirements in a Community Business (C-3) District. PROPOSED LAND USE: Redevelopment of the existing gas station and convenience store is planned. PLANNING COMMISSION RECOMMENDATION THE PLANNING COMMISSION IS SCHEDULED TO HEAR THIS CASE AT THEIR MEETING ON TUESDAY, OCTOBER 16, 2012. STAFF WILL ADVISE THE BOARD OF THE COMMISSION' S ACTION AFTER THEIR MEETING. RECOMMENDATION Recommend approval for the following reasons: A. The strict application of the Zoning Ordinance requirements for setbacks in the Route 10 Corridor East reduces the usable area of the parcel. In addition, the requirement of placing parking areas behind the front plane of the building, as it relates to Route 10, limits and adversely impacts the site's internal circulation. B. The applicant has proffered a condition that establishes architectural standards for the planned convenience store and auto fueling station canopy that are compatible and representative of the best architectural examples of buildings in the vicinity of the subject property. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS.) Providing a FIRST CHOICE community through excellence in public service PROFFERED CONDITIONS 1. The textual statement dated September 28, 2012, shall be considered the master plan. (P) 2. The building and gas canopy shall have an architectural design generally as shown on the attached elevations (Attachments 2 & 3). Review and approval of the elevations shall be in conjunction with any site plan review. (P) GENERAL INFORMATION Location: The request property is located in the northwest corner of West Hundred and Old Stage Roads and is better known as 1900 West Hundred Road. Tax ID 803-654-4443. Existing Zorun~: C-3 Size: 1.2 acres Existing Land Use: Commercial; Auto fueling station and convenience store Adjacent Zoning and Land Use: North and West - C-3; Vacant South - C-5; Commercial East - C-5 and A; Commercial UTILITIES Public Utilities: The request site is currently connected to the public water and wastewater system. This request will not impact the public utility systems. ENVIRONMENTAL Drainage and Erosion: The subject property drains to the west to Redwater Creek and via Redwater Creek to the 2 13SN0122-OCT24-BOS-RPT James River. The site currently is mostly developed and, as such, has no known on-site or off-site drainage or erosion problems. With the addition or redevelopment of portions of this site, it must meet the Water Quality criteria since the actual site was developed prior to the inception of the Chesapeake Bay Water Quality requirements. PUBLIC FACILITIES Fire ~ervice~ The Dutch Gap Fire Station, Company Number 14, currently provides 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~: VDOT notes that the site is an existing gasoline filling station. However, both abutting roadways are within the operational area of an existing signalized intersection which means that entrances are problematic. Also, with changes to the entrances, the entrances are subject to the access management provisions of 24 VAC 30-72 for West Hundred Road and 24 VAC 30-73 for Old Stage Road. (Note that the constraints on access locations have been mandated by these regulations which are pursuant to legislation enacted by the Virginia General Assembly in recent years.) As shown in the concept plan, the entrances are shown in the operational area of the signalized intersection and are subject to the access management regulations. As proposed, the entrances cannot be approved by VDOT until the requirements of the access management regulations (cited above) and the location of the entrance, or possibly entrances, has been reconciled with the Access Management regulations and any operational considerations associated with the signalized intersection. Final review of the entrance locations will occur during site plan review and approval. LAND USE Comprehensive Plan: Current Plan: The subject property is located within the boundaries of the Consolidated Eastern Area Plan, which suggests the property is appropriate for community mixed use. Proposed Plan: The draft proposed Comprehensive Plan Amendment recommends that the subject property be designated as "Regional Mixed-Use." This designation suggests an integrated mixture of highly concentrated corporate office, commercial, light industrial/research and development, and higher density residential uses with public 3 13SN0122-OCT24-BOS-RPT spaces, located on large tracts of land generally at the interchange of arterials and limited access roads. The proposed continuation of a commercial land use on the subject property does not conflict with the proposed comprehensive plan land use designation. It should be noted that the proposed comprehensive plan, entitled Moving Forward... The 2035 Comprehensive Plan for Chesterfield County, is pending review by the Board of Supervisors. The "draft proposed" comprehensive plan has not been approved and does not provide final land use guidance for the subject property at this time. The Planning Commission has recommended approval of the proposed Plan to the Board of Supervisors at their September 18, 2012 public hearing. The Board of Supervisors is scheduled to consider this proposed Plan in October 2012. The recommendations of the proposed Plan are provided for reference purposes only. Area Development Trends: Properties to the north, south, east and west are zoned Community Commercial (C-3) and General Business (GS) and are occupied by a mix of commercial uses or remain vacant. The property lies approximately 1,000 feet east of the I-95/Route 10 interchange. It is anticipated that a mix of commercial and office uses will continue in the area as suggested by the Plan. Zoning History: On July 14, 1971 the Board of Supervisors granted rezoning approval to the subject property from Agricultural (A) to General Business (C-2) (Case 71-43C). The C-2 designation from the original zoning case now corresponds to the Community Business (C-3) District. Development Standards: The applicant proposes to redevelop the subject property with a revised configuration of the convenience store, gas fueling stations, drives and parking areas. The proposed redevelopment of the site will orient the convenience store along the northern edge of the property, placing the fueling station canopy and associated parking area in front of the convenience store (Attachment 1). Drives serving the gas fueling stations will also be located adjacent to Route 10. The subject property is located within the Route 10 Corridor East overlay district, which aims to provide architectural standards that reinforce and complement area developments. Requirements set forth in the Route 10 Corridor East stipulate that buildings, drives and parking areas be setback a certain distance from Route 10. In addition, parking and associated driveways must not be located any closer to Route 10 than the face of any building along the road. The applicant proposes to construct a convenience store oriented along the side property line with parking and drives located between the front of the building and Route 10. The applicant requests relief to setback regulations for the Route 10 Corridor East overlay district, as well as the emerging growth requirements. 4 13SN0122-OCT24-BOS-RPT The applicant has outlined several exceptions in the attached textual statement based upon a preliminary layout of the site (Attachment 1). First, the applicant requests a reduction in the required front yard setback (Textual Statement, Item 1(a)). Buildings, drives and parking areas would be set back a minimum of ten (10) feet from the front property line (along Old Stage Road). A parking area and driveway will encroach into the required twenty-five (25) foot setback along Old Stage Road. An existing drop inlet located within right-of--way creates an approximate fifteen (15) foot wide encroachment for the proposed driveway into the required setback. Second, the request would reduce the minimum rear yard setback from twenty (20) feet to ten (10) feet for drives and parking areas (Textual Statement, Item 1(b)). To address required parking standards as well as provide internal circulation around the proposed fueling station, the driveway and parking areas must encroach into the required rear yard. Third and finally, the minimum setback along Route 10 would be reduced from forty (40) feet to fifteen (15) feet for drives and parking areas (Textual Statement, Item 1(c)). The proposed location of the fueling station and canopy require a drive aisle to be placed within the forty (40) foot setback along Route 10. The applicant has also offered to preclude parking areas between the proposed fueling station (gas canopy) and the right-of--way of Route 10 (Textual Statement, Item 2). Parking areas will be permitted between the convenience store and the gas canopy structure. Staff finds that these exceptions will permit the redevelopment of the site to provide adequate internal circulation as well as convenient and accessible parking areas for customers of the convenience store and fueling stations. Architecture and Design: The request property lies within the Route 10 Corridor East zoning overlay district. New construction must also conform to the development standards of the Zoning Ordinance which address access, parking landscaping architectural treatment, setbacks, signs, buffers, utilities, screening of dumpsters and loading areas. The Route 10 Corridor East provides additional regulations pertaining to setbacks, architecture and internal circulation. Within the Route 10 Corridor East all building exteriors visible to the public or adjacent properties are required to be constructed of architectural materials consistent in quality, appearance and detail. When representative of good architectural design, different exterior materials may be used that vary in the amounts used on different exteriors. Buildings shall be designed to impart harmonious proportions and avoid monotonous facades or large bulky masses. Architectural treatment of all buildings must be compatible with best architectural examples of buildings located within the same project or within the same block or directly across any road, as determined by the Director of Planning. At locations where the existing buildings do not meet current zoning ordinance requirements for architectural treatment, the Director of Planning may approve a new architectural treatment or theme. Compatibility may be achieved through the use of similar building massing, materials, scale, colors or other architectural features. 5 13SN0122-OCT24-BOS-RPT The applicant has proffered a condition that aims to establish a level of quality architecture and design standards for the proposed convenience store and gas canopy structure. The proffered condition establishes the architecture of the building and gas canopy per the elevation drawings attached to the staff report (Proffered Condition 2, Attachments 2 and 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. CONCLUSION The strict application of the Zoning Ordinance requirements for setbacks in the Route 10 Corridor East and emerging growth areas reduces the usable area of the parcel. In addition, the requirement of placing parking areas behind the front plane of the building, as it relates to Route 10, limits and adversely impacts the site's internal circulation. The applicant has proffered a condition that establishes architectural standards for the proposed building that are compatible and representative of the best architectural examples of buildings in the vicinity of the subject property. Given these considerations, approval of this request is recommended. CASE HISTORY Staff (9/28/12): If the Planning Commission acts on this request on October 16, 2012, the case will be considered by the Board of Supervisors on October 24, 2012. The Board of Supervisors, on Wednesday, October 24, 2012, beginning at 6:30 p.m., will take under consideration this request. 6 13SN0122-OCT24-BOS-RPT V l ~~ ~~~Nb~ U ~~ b~nW~~B ~ ``~~ • ~ I j N ~ 1 I ~ 1 1Nt/4.121311t/8 ~ M U ~ I ~ ~ ` I M U N ~I ~ ~ •• ' ~~~ N ~ ' ~ N 1 a2~ 3Jb~1S a~0 ~ I~ ~~~ ~ U IQ 1 ~ ~ ~ ~Qi Z IQ , J J , ~ U N U J , U 1 H ~' ~ U ~ ~_ ~ ~ ~ •~ ~~~1 ~~~V'~ `~ ~ LLI \ W`1. VCJ~'` N ~ I z ~~ •+ ~ Y~\ ~ ' ~ 1 ~ Q ¢ ~ _ / ~ N O Li ~ ~ ~ ~ U ' ' N ,~3~ ' ' ~ ~ ~ ~r o N U M ' r ~"~ N U U ~ o ~ ~ Z V ° 0 1 Q M a ~ 1 ~ U 13SN0122-1 13SN0122-2