16SN0560
CASE NUMBER: 16SN0560
APPLICANT: Pete Borches and CMA Properties, Inc.
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
2122 Ruffin Mill Rd
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
DECEMBER 16, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
PETE BORCHES
(434-222-8833)
Planning Department Case Manager:
ROBERT CLAY (804-796-7122)
APPLICANTS’ REQUEST
Conditional use planned development to permit exceptions to ordinance requirements relative to
setbacks and landscaping in a General Business (C-5) District
A motor vehicle dealership with vehicle display pads and a row of vehicles for sale (inventory
vehicles) within the required setback is planned. In addition, an exception to allow a reduction in
the required landscaping within the setback is requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement and a Plan are located in Attachments 1, 2and 3.
RECOMMENDATION
RECOMMEND APPROVAL
PLANNING
COMMISSION Large distance between road improvements and display
(11/17/2015)
Larger landscaping will impact permeable pavers and block
view of pad sites
RECOMMEND DENIAL
Reduction in required landscaping is inadequate to offset visual
STAFF impacts of setback encroachments
Setback encroachment for inventory vehicle parking represents
overdevelopment of site and adversely impacts provision of
required landscaping
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Reduced landscaping is inadequate
Setback encroachment for excess inventory vehicle parking
PLANNING
represents overdevelopment and adversely impacts
landscaping
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: INDUSTRIAL
The designation suggests the property is appropriate for moderate to intense manufacturing uses
generally dependent upon processing of raw materials and uses normally have outside storage areas.
Map 3: Surrounding Land Uses & Development
Truck terminal
Route I-95
Commercial (greenhouse,
nursery and garden center)
Automobile dealerships at
intersection of Rt. I-95 and
Ruffin Mill Road
Ruffin Mill Road
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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 Agricultural (A) to Light Industrial (I-1) to
86SN0028
(03/1986) permitan industrial park
Rezoning from Light Industrial (I-1) to General Business (C-
Approved
99SN0280 5) to permit commercial uses, to include hotel and
(08/1999)
restaurant use
Approved Amendment to Case 99SN0280 to permit second access to
14SN0582
(08/2014) Ruffin Mill Road
PROPOSAL
A motor vehicle dealership is planned for the property. The applicant proposes to locate motor
vehicle display pads and a row of parking for inventory vehicles within the required parking
setback along Ruffin Mill Road, noting these requests are made due to the large separation
between Ruffin Mill Road improvements and the dealership parking area. In addition, the
applicant is requesting an exception to the minimum landscaping requirements along Ruffin Mill
Road, noting this reduction isdue to the location of underground utilities within the setback and
the planned use of permeable pavers for the display pads and the proposed row of parking.
SETBACKS AND ASSOCIATED LANDSCAPING
The request property is located in an Emerging Growth Area, requiring development standards
that promote a high quality, functional and well-designed office, business and industrial
environment.
The following chart reflects the minimum parking setback requirements and associated
landscaping for each along a major arterial:
Ordinance Requirements for Parking Setbacks and Landscaping
Landscape
SetbacksLandscape Details
Standard
1 small plus 1 large deciduous tree per 50 feet
Perimeter 1 evergreentree per 30 feet
75 feet
Landscape B 1 medium shrub per 15 feet
Low shrubs and groundcover
Same as Perimeter Landscape B, except increase provisions for:
Can reduce to Perimeter
small deciduous trees per 30 feet
50 feet * Landscape C
medium shrubsper 10 feet
* With the reduction in parking setbacks, the Ordinance requires enhanced landscaping.
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The following chart reflects the applicant’s proposal for parking setbacks and associated
landscaping along Ruffin Mill Road:
Applicant’s Proposal for Parking Setbacks and Landscaping
Setbacks Landscape Details
Vehicle Display Pads-10 feetPerimeter Landscape B except deleteprovisions for:
large deciduous trees
InventoryVehicle Parking - 30 feet
evergreen trees
As noted, with the reduction in parking setbacks, rather than increasing the landscaping for
reduced setbacks, as the Ordinance requires, the applicant’s proposal further reduces the
provision of landscaping below that required by Ordinance for larger (75-foot) setbacks.
COMPARISON OF REQUEST FOR VEHICLE DISPLAY WITH SIMILAR REQUESTS
Over the past three (3) years, two (2) cases have been considered for exceptions to setbacks for
vehicle display areas in conjunction with auto sales. Staff was not supportive of these requests
due, in part, toconcerns forachieving adequate visual distance between these display areas and
the corridors. Both caseswere approved with consideration given to unique circumstances
affecting visibility of the display areas and with conditions that limited the number of vehicle pad
sites and maintained or enhanced landscaping along the corridors. A comparison of the current
request and previous cases is noted below:
Number ofPad
Case Road Setbacks Landscaping Provisions
Sites
12SN0204 5 Existing vegetation between
0’
(360 Toyota, LLC) (1/270 lineal ft.) display pads to remain
13SN0508 5
5’ Enhanced Landscape Plan
(Whitco, LLC) (1/95 linealft.)
Perimeter Landscape B,
16SN0560 10’ – display pads 5modified to delete large
(Current Proposal) 30’ – vehicle parking(1/109linealft.) deciduous and evergreen
trees
While the applicant proposes the number of pad sites encroaching into the setback consistent with
previous case approvals, they have also requested a reduction in the required landscaping rather
than enhancing the landscaping as a means of addressing the visual impact of the reduced
setback. The applicant indicates the landscape reduction is due, in part, to a conflict with utility
lines. It should be noted, opportunities for enhanced treatment with alternative plant materials
that would not impact utilities are available. As such, staff cannot support this request.
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INVENTORY VEHICLES PARKING ENCROACHMENT
The applicant is requesting a reduction of twenty (20) feet from the required fifty (50) parking
setback from Ruffin Mill Road to park inventory vehicles. Staff does not find merit in supporting
this parking encroachment. Reducing inventory to what may be adequately accommodated on
this property is a practical alternative to setback reductions and preservation of landscape
areas.
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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 Harrowgate Fire Station, Company Number 21
EMS Facility The Bensley-Bermuda Volunteer Rescue Squad
This request will have minimal impact on fire and emergency medical services (EMS).
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
No comment.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
No comment.
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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 8”Yes
Wastewater No 8”Yes
Map 5: Existing Water & Wastewater Systems
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Additional Information:
The proposeddisplay pads for automobile salesmust be located so as to not impact the
operation and maintenance of water lines.
The proposed request will not impact the public water and wastewater systems.
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
09/16/15 Application submitted
10/30/15 Textual Statement submitted
11/5/15 A revised Textual Statement, Proffered Condition and a plan were submitted
11/16/15 A revised proffer was submitted
Planning Commission Meeting
11/17/15
Citizen Comments
No citizens spoke to this case
Commission Discussion
Large separation between the existing and planned road improvements
and the required setback
Required landscaping will likely block the view of the display pads and
adversely impact the functioning of the permeable pavers
Permeable pavers can be easily relocated should right-of-way be
widened
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Patton Second: Brown
AYES: Gulley, Waller, Brown, Patton and Wallin
The Board of Supervisors on Wednesday, December 16, 2015, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“CPC” –Recommended by thePlanning Commissiononly
(CPC)1.The Textual Statement dated November 2, 2015, and the Exhibit Titled “#2122
Ruffin Mill Road Colonial Subaru – CUPD”, prepared by Townes Site Engineering,
and dated 09/04/2015, shall be considered the master plan for the location of
vehicle display pads and parking exceptions. A maximum of 5 vehicle display
pads and 37 parking spaces shall be located at this reduced setback. (P)
(CPC) 2. Access to and from the vehicle display areas shall be prohibited from Ruffin Mill
Road. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
Textual Statement
Revised November 2, 2015
The following exceptions to Ordinance requirements for setbacks and landscaping are
requested.
1.Setback Exceptions:
Vehicle Display Pads: A 10’ minimum setback shall be permitted from Ruffin Mill
Road in lieu of the required 50’ setback.
Vehicle Parking: A 30’ minimum setback shall be permitted from Ruffin Mill Road in
lieu of the required 50’ setback.
2.Landscaping Exception:
Landscaping within the reduced setback along Ruffin Mill Road shall consist of
Perimeter Landscape C, Option 1, requirements of the Ordinance without the large
deciduous and evergreen trees.
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ATTACHMENT 3
PLAN
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