15SN0650
CASE NUMBER: 15SN0650
APPLICANT: Dean E. Hawkins
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
2504 Gayland Avenue
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JULY 22, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
DEAN E. HAWKINS
(804-748-6519)
Planning Department Case Manager:
ROBERT CLAY (804-796-7122)
APPLICANT’S REQUEST
Rezoning from Light Industrial (I-1) to General Business (C-5).
A contractor’s shop and storage yard is planned. With approval of this request, uses permitted in
the Light Industrial (I-1) District plus a contractor’s shop and storage yard would be allowed.
(Proffered Condition 1)
(NOTES: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B. Proffered conditions are located in Attachment 1.)
RECOMMENDATION
RECOMMEND APPROVAL
Residential uses as suggested by the Comprehensive Plan are
unlikely
PLANNING
Appropriate transitional use for vacant unsecured property
COMMISSION
Proffers provide protection for adjacent residential uses
(6/16/15)
Motion: Patton Second: Brown
AYES: Waller, Brown and Patton NAYS: Gulley and Wallin
RECOMMEND DENIAL
STAFF
Does not complywith Comprehensive Plan
May cause adverse impact on area residential development
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Plan suggests property is appropriate for residential
development of 2.51 to 4 units per acre
PLANNING
Proposed uses are incompatible with adjacent residential
development
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan (Jefferson Davis Highway Corridor Plan)
Classification: RESIDENTIAL: 2.51-4 units/acre
More intense uses, such as high density residential and various types of commercial and industrial uses
may be appropriate, under certain circumstances.
Map 3: Surrounding Land Uses & Development
Commercial uses
Patterson Park Resub.
along Jefferson
Davis Highway
Industrial zoning along
Gayland Avenue
Route I-95
Subject
Property
Bellwood
Terrace
JeffersonDavis Highway
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PLANNING
Staff Contact: Robert Clay(804-796-7122) clayr@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Approved Rezoning from Residential (R-2) to Industrial
62-31
(07/1962)
Rezoning from Light Industrial (I-1) and Residential (R-7) to
07SN0341 Pending
Residential Townhouse (R-TH)
PROPOSAL
Theoperation of a contractor’s shop and storage yard is proposed, being a use first permitted in
the General Business (C-5) District.
The chart on the following pageprovides an overview of Ordinance standards and limitations
offered by the applicant.
Items noted with an asterisk (*) have been modified or added to the proffered conditions
subsequent to the Planning Commission’s consideration of the case as a result of concerns
expressed by the commissioners. The exhibit in Attachment 2 provides an illustration depicting the
location of buffers, screening wall, and security fencing required through proffered conditions and
the Ordinance.
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GeneralOverview
Requirements Ordinance Applicant’s Proposal
C-5 uses limited to contractor’s
shops and storage yards
UsesC-5 zoning includes C-5 and I-1 uses
Any permitted use in the I-1 District
Proffered Condition 1
Development Northern Jefferson Davis Highway and Same, except as noted herein
Requirements Post Development Districts standards Ordinance
50 feet along northern boundary,
adjacent to Patterson Park. 1.5 times
25 feet along northern and western
Perimeter Landscape “C”. 25 feet, per
Buffersboundaries adjacent to Patterson Park
Ordinance,along western property
Perimeter Landscape “C”
line.
Proffered Condition 5and Ordinance
Fenestrations and door openings
oriented away from Patterson Park
FenestrationsN/A
Proffered Condition 2
Same, except from Patterson Park
Use of building design or durable abutting northern property line and
*
architectural walls or fences; or berms Tax ID 792-678-2312, by minimum 10-
Parking/Storage
at determination of director of foot wall. Plus, ordinance required
Yard Screening
planning screening from the south.
Proffered Condition 3 and Ordinance
6-foot chain link security fence along
* southern and eastern property line
N/A
Site Securityand adjacent to Tax ID 792-678-0752.
Proffered Condition 7
Between 5 a.m. and 8 p.m., Monday
*
through Saturday.
Hours of N/A
Proffered Condition 6
Operation
Thirty (30) feet
*
Three (3) stories or 45 feet
Building Heights
Proffered Condition 8
Pole-mounted limited to 25 feet.
*
Site Lighting N/A
Proffered Condition 9
Height
Designed and constructed to VDOT
Gayland Avenue standards and taken into state
N/A
Improvements system.
Proffered Condition 4
While proffered conditions offer some enhancements to existing development standards, the
proposed commercial and industrial uses continue to be incompatible with existing area
residential development. As such, staff cannot support this request.
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) BattenA@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Bensley Fire Station, Company Number 3
EMS Facility The Bensley Fire Station, Company Number 3
This request will have minimal impact on fire and EMS.
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) 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 it is anticipated to be
minimal.
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)
-
Access Management (24VAC30-73)
VDOT has no objection to the proposed
rezoning. Associated with the request is the
extension of existing Gayland Avenue
(Route 1627). State acceptance of that
Subdivision Street Acceptance (24VAC30-91/92) extended portion is subject to roadway
design and construction in accordance with
current SSAR standards. Compliance with
those standards will be evaluated through
the site plan review process.
-
Land Use Permit (24VAC30-151)
-
Summary
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 6” & 12”Yes
Wastewater No 10” & 12” Yes
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Map 5: Existing Water & Wastewater Systems
Additional Information:
The proposed request will not impact the public water and wastewater systems.
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Doug Pritchard (804-748-1028) pritchardd@chesterfield.gov
Environmental Engineering has no comment on this request.
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CASE HISTORY
Applicant Submittals
3/30/15 Application submitted
5/8/15
6/5/15
6/15/15
Revised proffers were submitted
6/25/15
6/30/15
7/2/15
Community Meetings
6/4/15 Issues Discussed
Proposed buffers adjacent to Patterson Park
Impacts of building height, lighting and dumpster locations on adjacent
residential
Positive alternative to unsecured vacant property
Planning Commission Meeting
6/16/15Citizen Comments:
A representative of the Jefferson Davis Association came forward and
spoke in favor of this request.
Commission Discussion:
Mr. Patton noted:
a community meeting was held and neighbors were generally
supportive
the use will provide security of the parcel and prevent trespass
future use of the property for residential purposes is unrealistic
proposed use will allow easier development transition in future
Mr. Waller questioned provisions for security of the development to
include lighting and perimeter fencing.
Mr. Gulley and Dr. Wallin indicated concerns relative to:
inadequate proffers to address protection of adjacent
neighborhood
additional traffic and heavy equipment accessing Gayland
Avenue and impact on area manufactured homes
There was general discussion relative to deferring the case to provide
the applicant with an opportunity to address concerns raised relative to
hours of operation; screening and security; and exterior lighting.
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Applicant Comments:
The applicant indicated he would like to move forward without deferral
with an opportunity to address issues raised by the Commission prior to
the Board of Supervisor’s consideration of the request.
Recommendation – APPROVAL, WITH ACCEPTANCE OF PROFFERED
CONDITIONS 1 THROUGH 5 IN ATTACHMENT 1, WITH THE UNDERSTANDING
THE APPLICANT WOULD ADDRESS CONCERNS RAISED BY THE COMMISSION
PRIOR TO THE BOARD’S CONSIDERATION OF THE REQUEST.
Motion: Patton Second: Brown
AYES: Waller, Brown and Patton NAYS: Gulley and Wallin
The Board of Supervisors on Wednesday, July 22, 2015, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Notes:
“CPC” –Recommended by Planning Commission
“Modified” –Proffer changed since Planning Commission’sconsideration ofthe case
“New” – Newly submitted since Planning Commission’s consideration ofthe case
(CPC) . Uses:The use(s) permitted by the request shall be limited to:
1
a)Any permitted uses in the I-1 District, and;
b) Contractor's Shops and Storage Yards.
(CPC) 2. Building Fenestration: Fenestration and door openings in the building(s)
shall be, unless otherwise required by the Building Code, oriented away
from the Patterson Park subdivision.
(CPC) 3. Screening of Parking & Storage Areas: All parking and storage yards shall
be screened from any lot in the Patterson Park subdivision by a ten (10')
foot high wall or fence. The exact design of the wall or fence shall be
submitted at the time of site plan and approved by the Planning
Department. (P)
(Modified) 3. Screening of Parking & Storage Areas: A minimum ten (10) foot high brick
and metal siding wall shall be installed along the northern property
boundary adjacent to Patterson Park subdivision and along the western
property boundary adjacent to Tax ID 792-678-2312 to screen all parking
and storage yards from these adjacent lots. The exact design of the wall
shall be submitted at the time of site plan and approved by the Planning
Department.
(CPC) 4. Gayland Avenue Improvements: Any extension of the existing pavement
or associated work within the Gayland Avenue right-of-way or within any
right-of-way dedicated for Gayland Avenue improvements shall be
designed and constructed to VDOT standards and taken into the state
system.
(CPC) 5. Buffer: A fifty (50) foot wide buffer shall be provided along the northern
property boundary adjacent to Patterson Park subdivision. This buffer
shall comply with the requirements of the Zoning Ordinance for fifty (50)
footbuffers, and shall be planted at one and one-half (1.5) times
Perimeter Landscaping “C” requirements.
(New)6. Hours of Operation: Hours of operation shall be limited to between 5
a.m. and 8 p.m., Monday through Saturday.
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(New)7. Security Enclosure and Access Control: The security of the site maximized
by the following:
a. A six (6) foot high chain link fence shall be installed along the
southern and eastern property boundary and north of Gayland
Avenue along the western property boundary to discourage
trespassing; and
b. Gate(s) shall be installed to provide controlled access from
Gayland Avenue.
(New)8. Height of Building(s): Building(s) shall not exceed a height of thirty (30)
feet.
(New)9. Site Lighting: Freestanding lighting mounted on poles shall be limited to a
maximum height of twenty-five (25) feet above grade.
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ATTACHMENT 2
EXHIBIT
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