14SN0552CASE MANAGER: Darla Orr
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0552
360 Toyota LLC
and.
Haley Auto Group
Clover Hill Magisterial District
Northwest line of Hu11 Street Road
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Febn~ary 12, 2014 BS
REQUEST: Amendment of conditional use planned development (Case 98SN0176) to pernut
motor vehicle sales in a Light Industrial (I-1) District.
PROPOSED LAND USE:
A motor vehicle sales business is planned. Other commercial and light industrial
uses perntted by Case 98SN0176 would also be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. WALLIN, PATTON, BROWN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land use complies with the recommendations of the Comprehensive
Plan which suggests the property is appropriate for Community Business use.
B. The proposed land use is representative of and compatible with existing and
anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
PROFFERED CONDITIONS
With the approval of this request, the Applicant hereby amends Proffered Condition 14 of Case
98SN0176. Except as modified herein, all other conditions of Case 98SN0176 shall remain in
force and effect.
The Applicant amends Proffered Condition #14 to read as follows:
1. In addition to uses permitted within Tract II-B by Case 98SN0198, motor vehicle
sales, including as accessory to sales and rental, service and repair excluding body
repair shall be permitted provided that:
a. All such uses shall be setback a minimum of 100 feet from Tax ID 736-
679-0579 so long as such parcel is used for residential purposes;
b. Storage yards for vehicles awaiting repair, auction, wholesale sales shall
be screened from view of Tax ID 736-679-0579 so long as such parcel is
used for residential purposes, and from external public roads;
c. All garage type doors shall be oriented away from, or screened from view
of, Tax ID 736-679-0579 so long as such parcel is used for residential
purposes, and from external public roads;
d. There shall be no elevated display of motor vehicles; and,
e. Except for minimal repairs necessary to allow a vehicle to be moved into
the service area, all allowed repair activities and storage of new or
replaced repair materials shall occur inside the buildings unless screened
from view of Tax ID 736-679-0579 so long as such parcel is used for
residential purposes, and from external public roads. (P)
The Applicant hereby offers the following additional proffered conditions:
2. Prior to any site plan approval or within ninety (90) days of a request by the
Transportation Department, an access easement, acceptable to the Transportation
Department, shall be recorded from Memphis Boulevard to the property identified
as Tax ID 736-679-0579. (T)
3. The architectural character of buildings occupied by automobile dealership (motor
vehicles sales and service) shall generally comply with the architectural sketch as
shown on Exhibit A, prepared by Balzer and Associates, Inc. and dated December
11, 2013. (P)
4. The landscape plan for the subject property shall be approved by the Planning
Commission at the time of site plan approval (P)
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GENERAL INFORMATION
Location:
The request property is located on the northwest line of Hull Street Road, southwest of
Memphis Boulevard, also fronting the south line of Memphis Boulevard, northwest of Hull
Street Road. Tax ID 736-680-4762.
Existing Zoning:
I-1 with CUPD
Size:
14.4 acres
Existing Land Use:
Vacant
Adj acent Zoning and Land Use:
North - I-1 with CUPD and I-2 with CU & CUPD; Industrial or vacant
South - C-4 with CUPD; Commercial or vacant
East - I-1 with CUPD; Commercial or vacant
West - A; Single-fanuly residential or vacant
UTILITIES
Public Water Svstem:
There is an existing twenty-four (24) inch water line along the north side of Hull Street
Road. There is an existing eight (8) inch water line along Tennessee Plaza. The use of the
public water system is required by County Code and as a condition of Case 98SN0176.
This use will require installation of a baclcflow prevention device.
Public Wastewater Svstem:
There is an existing eight (8) inch wastewater line along Tennessee Plaza. There is an
existing thirty (30) inch wastewater tn~nlc line approximately 350 feet from the western
boundary of the property. The use of the public wastewater system is required by County
Code and as a condition of Case 98SN0176. This use will require installation of a
monitoring manhole.
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ENVIRONMENTAL
The schematic plan for the Haley Chevrolet shows a shift in the Resource Protection Area
(RPA) from what is presently shown on the County GIS. An approval of this RPA shift,
along with a determination of the possible perenniality of the small stream mm~ing from
east to west in the direction of one of the BMPs needs to be given by the Water Quality
Section of the Environmental Engineering Department prior to the subnuttal of the site
plan.
Wet ponds in electrical power easements have been discouraged by Dominion Virginia
Power in the past. It is fortunate that there are two (2) wet pond BMPs built in relation to
other developments in the area within the limits of this easement. To achieve water
quality compliance for this project, an examination of the existing volume as compared to
that which would be required to provide compliance for the new car dealership must be
made. If an enlargement of volume is needed it must be approved by Dominion Virginia
Power before approval could be given by the County.
PUBLIC FACILITIES
Fire Service:
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24, and the
Clover Hill Fire Station, Company Number 7, currently provide fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
In 1998, the Board of Supervisors approved rezoning (Case 98SN0176) on approximately
199 acres, generally located in the northeast quadrant of the Hull Street Road (Route
360)/Route 288 interchange, for development of a mixed commercial and industrial use
project. In conjunction with that rezoning, the Board accepted transportation related
proffers, including conditions relative to a maximum density of development, right-of-
way dedications, access controls and constriction of specific road improvements. In
conjunction with development that has occurred on the property, many of these
conditions have been satisfied. The subject property, consisting of approximately
fourteen (14) acres, was included in the 199 acre rezoning case.
The property is currently zoned Light Industrial (I-1) with a conditional use planned
development that permits various land uses to be developed. The applicant intends to
develop the property as an automobile dealership. The applicant is specifically requesting
modification of an existing proffer (Proffered Condition 14) to allow motor vehicle sales.
The requested amendment will not affect any transportation related conditions. Because
of the maximum density condition on the property, these additional uses will not have an
impact on the anticipated traffic generated by development. Vehicles generated by this
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development will be distributed along Route 360, which had a 2009 traffic count of
40,968 vehicles per day.
To address private access to the residential property to the west, the applicant has
proffered to record an access easement, acceptable to the Transportation Department,
from Memphis Boulevard to the property (12642 Hull Street Road, Tax ID 736-679-
0579) (Proffered Condition 2). With development of the property, the applicant has
indicated a private access drive will be constricted from the existing residential driveway
within the new access easement to Memphis Boulevard. Alsq the applicant has indicated
that the existing gravel driveway for the adjacent residential property onto Route 360 will
remain.
Virginia Department of Transportation (VDOT~:
To date, no comments have been received.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Community Business
use. Commercial uses that serve community-wide trade areas such as grocery stores,
department stores and limited repair services would be appropriate.
Area Development Trends:
Properties to the north, south and east are zoned industrially and commercially and are
occupied by commercial and industrial uses or are vacant. Properties to the west are zoned
agriculturally and are occupied by single-family residential use or are vacant.
Zoning HistorX:
On July 29, 1998 the Board of Supervisors, upon a favorable recommendation by the
Commission, approved rezoning of 198.7 acre tract, of which the request property is a
part, to Community Business (C-3) and Light Industrial (I-1) with conditional use
planned development (Case 98SN0176). The approved Master Plan divided the
development into six (6) tracts which permitted a mixture of commercial and light
industrial uses. The request property is part of Tract II-B. Conditions of approval address
permitted uses, density, utilities, road improvements, architecture, signage, and
pedestrian pathways.
14SN0~~2-2014FEB12-BOS-RPT
Use:
A motor vehicle sales business is planned on the request property; however, the existing
zoning would only permit Light Industrial (I-1) uses on the request property. The applicants
are seeking to modify Proffered Condition 14 of Case 98SN0176 to pernut motor vehicle
sales and, as accessory to sales and rental, service and repair excluding body repair.
(Proffered Condition 1)
Development Standards:
The request property lies within the 360 Corridor West Regional Mixed Use and
Community Business Area. The purpose of this district's standards is to recognize specified
areas of the County as unique and to enhance patterns of development in those areas. Except
as addressed by existing conditions of zoning, development of the site must conform to the
360 Corridor West standards and the Emerging Growth Area requirements of the Zoning
Ordinance. Together these standards address access, parking, landscaping, architectLiral
treatment, setbacks, signs, buffers, pedestrian access, utilities and screening.
To address concerns expressed by Planning Comnussion members relative to tree
preservation/landscaping along Hull Street Road, Proffered Condition 4 would require the
landscaping plan to be approved by the Planning Comnussion during plans review.
Setbacks and Screening:
To nutigate the visibility of motor vehicles storage and repair areas from the adjacent
property to the west and public roads, Proffered Condition 1 would require minimum
setbacks, landscaping and screening for storage of vehicles awaiting repair, auction or
wholesale, and repair materials, as well as orientation and screening of garage type doors. In
addition, no elevated display of motor vehicles would be permitted and, except for nunimal
repair necessary to move a vehicle, all repair work would be required to occur inside the
buildings or within areas screened from view.
Architectural Standards:
The existing zoning requires all buildings constricted on the property for C-3 uses to be
compatible in architectLiral style, materials, color and details (Proffered Condition 13 of
Case 98SN0176). The applicant has worked with staff to ensure the proposed motor vehicle
sales business would comply with this condition while maintaining flexibility desired for
franchise identification. (Proffered Condition 3, Exhibit A)
CONCLUSION
The proposed land use would be no more intense than uses permitted by the existing zoning and
would conform to the Plan which suggests the property is appropriate for Community Business
use. In addition, the proposed land use is representative of, and compatible with, existing and
anticipated area development.
Ei 14SN0~~2-2014FEB12-BOS-RPT
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission (1/21/14):
The Planning Commission meeting scheduled for January 21, 2014 was rescheduled to
January 23, 2014 due to inclement weather.
Board of Supervisors (1/22/14):
On their own motion and with the applicant's consent, the Board of Supervisors deferred
consideration of this case to their Febniary 12, 2014 public hearing.
Staff (1/23/14):
The applicant was advised in writing that any new or revised information should be
submitted no later than January 27, 2014 for consideration at the Board's Febniary 12,
2014 public hearing.
Planning Commission (1/23/14):
The applicant accepted the recommendation. There was no opposition present.
On a motion of Mr. Waller, seconded by Mr. Patton, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Wallin, Patton, Brown and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors on Wednesday, Febniary 12, 2014, beginning at 6:30 p.m., will take
under consideration this request.
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14SN0552-1