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15SN0665 CASE NUMBER 15SN0665 APPLICANT: Henry E. Myers, Jr. CHESTERFIELD COUNTY, VIRGINIA STAFF’SANALYSISMagisterial District: DALE AND 9800 Lori Road RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: AUGUST 26, 2015 BOS Time Remaining: 365 DAYS Applicant’s Agent: BENJAMIN MYERS (804-777-9644) Applicant’s Contact: HENRY E. MYERS, JR (804-777-9644) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) APPLICANT’S REQUEST Rezoning from Agricultural (A) to Community Business (C-3). Commercial uses are planned. Note: The only condition that may be imposed is a buffer condition. The property owner may proffer conditions. RECOMMENDATION RECOMMEND DENIAL PLANNING COMMISSION Does not address possible impacts of use on area development (7/21/2015) RECOMMEND DENIAL Does not complywith Plan STAFF Does not address possible impacts of use on area development Incompatible with area office and residential development Providing a FIRST CHOICE community through excellence in public service SUMMARY OF IDENTIFIED ISSUES DepartmentIssue The Plan suggests Corporate Office uses for the request property No conditions offered by the applicant to address possible PLANNING adverse impacts on area properties Proposed uses are not compatible with existing or anticipated area development FIRE- Commitments to provide mitigating road improvements for the CDOT anticipated traffic impact have not been offered. VDOT- UTILITIES- The ability to achieve adequate drainage on the property ENVIRONMENTAL remains unclear ENGINEERING No conditions offered by applicant to assure that adequate drainage can be achieved 215SN0665-2015AUG26-BOS-RPT 315SN0665-2015AUG26-BOS-RPT Map 2: Comprehensive Plan Classification: CORPORATE OFFICE The designation suggests the property is appropriate for professional and administrative offices or similar uses. Typical uses could include corporate headquarters, lawyer, accountant and real estate offices; medical laboratories; and colleges. Under certain circumstances, within larger tracts developed for office uses, integrated supporting retail and service uses. Map 3: Surrounding Land Uses & Development Office Frith Lane Residential Townhouse (Branch’s Trace) Vacant Route 10 415SN0665-2015AUG26-BOS-RPT PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov ZONING HISTORY Case NumberBOS Action Request Rezoning from A and B-2 to C-3 of 6 acres (including all of Denied 91SN0199 the request property) to permit Neighborhood Business (05/27/1992) (C-2) uses and one (1) automobile service station. PROPOSAL A commercial development is planned for the request property as well as the remainder of the parent parcel that is located to the north which is owned by the applicant and zoned Community Business (C-3). A conceptual plan of development for the approximately 2.2 acres of combined property has not been formally included with this zoning request. The Plan suggests providing flexibility in zoning requests where the request would bring the zoning and development closer into compliance with the land use recommendations of the Plan. By including the adjacent C-3 portion of the parent parcel, limitations on permitted commercial uses and enhancement of development standards could be considered in tandem with this rezoning in an effort to align more closely with the recommendations of the Plan and to achieve compatibility with existing and anticipated area development patterns. The applicant elected to pursue rezoning independent of the remainder of parent parcel. DEVELOPMENT STANDARDS The request propertylies within an Emerging Growth Area. Development on the request property and the remainder of the subject parcelto the north will be required to meet the standard setbacks, architectural treatment and height requirements for Emerging Growth Areas. 515SN0665-2015AUG26-BOS-RPT PUBLIC FACILITIES FIRE SERVICE Staff Contact: Greg Smith (804-706-2012)smithgd@chesterfield.gov Nearby Fire and Emergency Medical Service (EMS)Facilities Fire StationThe Airport Fire Station, Company Number 15 EMS Facility The Airport Fire Station, Company Number 15 This request will have minimal impact on fire and EMS. COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804-748-1037)banksj@chesterfield.gov The Comprehensive Plan, which includes the Thoroughfare Plan, identifiescounty-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below: RecommendationApplicant’s Proposal Right of Way Dedication Not Offered 100 feet along Route 10. Vehicular Access Control Not Offered No direct access to Route 10. Road Improvements Construction of an additional lane of pavement along Not Offered Route 10. Construction of a sidewalk along Route 10 and along Frith Lane. 615SN0665-2015AUG26-BOS-RPT 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 to the rezoned parcel is subject to compliance with Department Access Management spacing standards between access points/intersections and providing turn lanes as warranted. Sufficient parcel Access Management (24VAC30-73) frontage exists off of Frith Ln. to meet current spacing standards. However, inadequate frontage is available along Rt. 10. VDOT will evaluate the access location and turn lane warrants at time of site plan. - Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) - Summary WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The proposal’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Sizeof Existing LineConnection Required by County Code? Serviced? WaterNo8”Yes WastewaterNo8” Yes Additional Information: The proposed request will not impact the public water and wastewater systems. 715SN0665-2015AUG26-BOS-RPT ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Doug Pritchard (804-748-1028)pritchardd@chesterfield.gov Stormwater Issue Discussion/Conditions Property is exceedingly flat, low and consequently, poorly drained. Geography The ability to achieve the Virginia Stormwater Management Regulations with a drainable adequate outfall is unclear, given the limited site outflow capacity and elevation as noted below. Staff has requested a proffered condition requiring a conceptual drainage study demonstrating the feasibility of using existing limited drainage conveyance systems to achieve a project that meets all required development regulations. Portions of the adjacent Central Library drain across the request o property to reach a pipestub into a storm sewer under Route 10. The capacity of this pipe stub is unknown and could be quite limited. An easement across the request property to maintain this conveyance from the library will be required. Ground elevation of the property appears to be below the invert o Drainage elevation of two drainage pipes under Frith Lane which are sloped to the east. Also, stormwater from Iron Bridge Road and surrounding areas drains into the property and collects. A hydraulic head on either the pipe stub at the western corner or o the double culverts under Frith Lane requires an abundant quantity of fill material to raise the property. A drainable outfall for the project may be viaan existing offsite o culvert under Lori Road which traverses Branch’s Trace Subdivision and discharges into a stream on county property in the vicinity of the Mental Health Offices. A likely location for a stormwater management facility to o accommodate this development would be on the downstream side of the culverts under Frith Lane, with ultimate outfall under Lori Road as well as the narrow northern portion of the property. 815SN0665-2015AUG26-BOS-RPT The anticipated environmentalimpacts of the proposal have been evaluated and recommendations are detailed in the chart below: RecommendationApplicant’s Proposal Conceptual Drainage Study Proposalwill not adversely impact the drainage for the Central Library parking lot and Lori Road Proposal will meet all required development regulation applicable since July 1, 2014 Restrict the construction limits of the proposalto 9800 Lori Road only (exclude additional land area, Not Offered such as using a portion of the Central Library and vacated Lori Road for development) Should the conceptual drainage study reveal the need to use an existing 54” pipe under Lori Road, provide a complete analysis of the stormwater conveyance systemthrough the Branch’s Trace subdivision to the discharge point on Chesterfield County property (GPIN# 771-663-0736). Drainage Easement Record a drainage easement across the northern Not Offered portion of 9800 Lori Road to maintain the stormwater conveyance system for the Central Library parking lot and Lori Road 915SN0665-2015AUG26-BOS-RPT CASE HISTORY Applicant Submittals 5/12/15Application submitted Community Meeting 6/29/15Issues Discussed The Dale District Commissioner, applicant and staff attended this meeting at the Central Library Citizens spoke in opposition tothe request relative to: increased traffic, proposed uses, hours of operation for business uses, loss of vegetation that provides privacyto the Branch’s Trace neighborhood, and the feasibility of development on the request property. Planning Commission Meeting 7/21/15 Citizen Comments Two citizensspoke in opposition of this case, noting that uses may have adverse impacts on area properties, environmental concerns relative to drainage, existing vacancies for retail property along the Route 10 and a petition of opposition. Commission Discussion The Commission noted their oppositionfor this case given that the applicant has not offered to offset any of the developments impactsto include environmental and transportation concerns Recommendation – DENIAL Motion:BrownSecond: Waller AYES: Gulley, Waller, Brown and Wallin ABSENT: Patton The Board of Supervisors on Wednesday, August 26, 2015, beginning at 6:30 p.m., will consider this request. 1015SN0665-2015AUG26-BOS-RPT