16SN0565
CASE NUMBER: 16SN0565 (AMENDED)
APPLICANT: C.A.H. Investments, LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: CLOVER HILL
AND 3801 Warbro Rd
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JUNE 22, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW SCHERZER
(804-794-0571)
Applicant’s Contact:
C.A.H. INVESTMENT, LLC
(804-745-3000)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
APPLICANTS’ REQUEST
(AMENDED) Amendment of conditional use planned development (Case 98SN0176) relative to uses
and to permit exceptions to setbacks in a Light Industrial (I-1) District. Specifically, the applicant
proposes to expand the list of permitted commercial uses and reduce setbacks along Hull Street
Road for parking and drives.
Commercial and light industrial uses are planned.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered Conditions, Textual Statement, a tract plan, Traffic Impact Analysis (TIA) approval letter and
conditions of approval of Case 98SN0176 are located in Attachments 1 – 5.
RECOMMENDATIONS
PLANNINGRECOMMEND APPROVAL
COMMISSION
(5/17/2016)
RECOMMEND APPROVAL
While Plan suggests Corporate Office/Research and Development/Light
Industrial uses are appropriate, amendment of existing zoning at corner of
Hull Street and Warbro Roads would permit commercial development
STAFF
compatible with existing area development while maintaining transition to
residential development to north and east and serving as the eastern edge
of commercial uses focused at this intersection
Exception to setback requirement from Hull Street Road appropriate to
offer flexibility for drive aisle locations and to accommodate sidewalks
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING -
BUDGET AND
-
MANAGEMENT
FIRE -
PARKS AND
-
RECREATION
LIBRARIES -
SCHOOLS -
CDOT -
VDOT-
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
REVITALIZATION -
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Map 2: Comprehensive Plan
Classifications: CORPORATE OFFICE/RESEARCH & DEVELOPMENT/LIGHT INDUSTRIAL
This designation suggests that corporate office, research, laboratories and light manufacturing and assembly uses
would be appropriate.
Map 3: Surrounding Land Uses & Development
Single family residential
– Genito Estates & St.
Regents Lake
Warbro Rd
Industrial use
Hull Street Rd
Commercial use
Commercial use
and vacant
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezoned request property and property to the north (Tract
V of Case 98SN0176) from C-3 to I-1 with CUPD to permit
limited commercial development:
25,000 square feet of C-1 uses, excluding
convenience store and gasoline sales permitted at
corner of Warbro and Hull Street Roads
Carpenter, contractors and cabinetmakers’ offices
98SN0176APPROVED
and display rooms and electrical, plumbing or
7/29/1998
heating supply sales, service and display rooms with
limited retail spacepermitted
Light Industrial uses to east along Hull Street Road
and to north. Planned to provide transition between
commercial and area residential use and to prevent
strip commercial development along Hull Street
Road
PROPOSAL
Development of a grocery store is planned at the corner of Hull Street and Warbro Roads; however,
the existing zoning (Case 98SN0176) limits commercial use at this location to 25,000 square feet which
would not accommodate the proposed store. The applicant requests to amend Condition 27 of Case
98SN0176 to remove the square footage limitation and permit C-1 and C-3 uses on the request
property as outlined in the proffered conditions and Tract Plan (Attachments 1 and 3). While the
expanded commercial uses are not suggested by the Plan, the subject property is bound to the north
and east by a Resource Protection Area (RPA) which would serve as a transition between expanded
commercial uses and area residential use and establish a boundary to discourage strip commercial
development continuing east along Hull Street Road.In addition, the proposed uses are compatible
with area development.
A Conditional Use Planned Development is requested to reduce the setback for parking and drives
along Hull Street Road from 50 to 30feet. Landscaping within the buffer would still be required to
meet Landscaping C (same as required for the 50 foot setback). The RPA to the north pushes
development towards the corner of Hull Street and Warbro Roads. The setback exception would also
accommodate sidewalks along Hull Street Road. Buildings would not be permitted at this reduced
setback.
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The following is an overview of the development standards:
GeneralOverview
Requirements Details
Textual Statement shall serveas Master Plan
Master Plan
Proffered Condition 2
Uses permitted by Case 98SN0176 would be
permittedin all Tracts
Light Industrial (I-1) uses and carpenter,
o
contractors and cabinetmakers’ offices and
display rooms and electrical, plumbing or heating
supply sales, service and display rooms with
Uses
limited retail space permitted
Additional commercial uses permitted in Tracts A and
B
Tract A –C-3
o
Tract B – C-1
o
Tract Plan and Proffered Condition 1
Hull Street Road – Reduced from 50 feet to 30 feet with
Setbacks and Landscaping
Perimeter Landscaping C
Textual Statement
Route 360 West Design District – addresses setbacks,
Additional Development Design
landscaping and architecture
Standards
PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
This request will have minimal impact on fire and EMS.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station Swift Creek Fire Station, Company Number 16
EMS Facility Swift Creek Fire Station, Company Number 16
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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 recommendations are detailed in
the chart below:
RecommendationApplicant’s Proposal
Vehicular Access Control
Access to Hull Street Road (Route 360) limited to two
(2) entrances/exits (the “Eastern Access”, and the
“Western Access”).
Offered as Recommended.
Proffered Condition 3.
Access to Warbro Road limited to two (2)
entrances/exits (the “Northern Access”, and the
“Southern Access”)
Road Improvements
Additional pavement along Route 360 to provide a
separate right turn lane at the Eastern Access.
Additional pavement along Route 360 to provide an
adequate left turn lane at the crossover that will
serve the Eastern Access.
A raised median in the Eastern Access to preclude
vehicles exiting the site to turn left onto Route 360.
Additional lane of pavement along Route 360 from
the western edge of the Eastern Access to Warbro
Road.
Offered as Recommended.
Additional pavement along Route 360 to provide a
Proffered Condition 4.
separate right turn laneat the Warbro Road
intersection.
Traffic signal modification at the Route 360/Warbro
Road intersection.
Additional pavement along Warbro Road to provide
left and right turn lanes at the Northern Access and
at the Southern Access.
Traffic signalization at the Warbro Road/Southern
Access intersection, if warranted.
Pedestrian accommodations along Route 360 and
along Warbro Road forthe entire property frontage.
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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) This rezoning met the traffic generation
threshold for submittal of a TIA to the
Department. The study findings dated
3/15/16 summarizing impacts to the
transportation network and recommended
improvements are included in this report.
Attachment 3
Access Management (24VAC30-73) -
Subdivision Street Acceptance (24VAC30-91/92)-
Land Use Permit (24VAC30-151) -
Summary VDOT will verify construction of the TIA
recommended/proffered improvements
through the County site plan review
process.
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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 Size of Existing Line Connection Required by County Code?
Serviced?
Water No 24” and 12” Yes
Wastewater No 12”Yes
The request will have a minimal impact on the public water and wastewater systems.
Map 4: Existing Water & Wastewater Systems
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ENVIRONMENTAL ENGINEERING
Drainage, Erosion and Water Quality
Staff Contact: Scott Dunn (804-748-1030) dunns@chesterfield.gov
Environmental Engineering has no comment on this request.
REVITALIZATION
Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov
The subject site is located in the Eastern Route 360 Corridor Special Focus and Gateway Revitalization
Area, as denoted by Chapter 7 of the Comprehensive Plan. Revitalization areas typically include aging
buildings, property maintenance challenges, encroachment of incompatible land uses, and resulting
challenges to property values. The Plan encourages maintaining and expanding economic vitality in
such areas by encouraging new businesses. In addition, the Plan identifies new business attraction and
vacant/underutilized land as revitalization opportunities. The proposed amendment to conditions of
zoning would promote new business investment in support of corridor revitalization, by expanding the
range of permitted commercial uses of the subject site.
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CASE HISTORY
Applicant Submittals
10/6/2015 Application submitted
4/19/2016 Application amended to include request for CUPD
4/19, 4/25 Revised proffered conditions, a Textual Statement and tract plan were
and submitted.
5/2/2016
Community Meeting
11/4/2015 Items Discussed:
Additional commercial uses proposed
RPA would provide separation between development and adjacent
properties
Road improvements will be necessary as determined by Traffic Impact
Analysis (TIA) required by VDOT
Planning Commission Meeting
5/17/16
Citizen Comments
No citizens spoke to this case.
Commission Discussion
No citizen opposition
Conditions supported by staff
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Jones
AYES: Wallin, Sloan, Frye, Jackson and Jones
The Board of Supervisors on Wednesday, June 22, 2016, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
The following proffered conditions are recommended by both staff and the Planning
Commission
The Applicant amends Proffered Condition 27 of Case 98SN0176 to read as shown below. All other
conditions of Case 98SN0176 shall remain in force and effect.
1. Uses: The following uses shall be permitted as identified on the Tract Plan, last revised on April 25,
2016 and prepared by Balzer and Associates, Inc.
A. Parcel A
i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District
ii. Uses permitted by right or with restrictions in the Community Business (C-3) District,
excluding cocktail lounges and nightclubs
iii. Carpenter and cabinetmakers’ offices and display rooms; contractor’s offices and
display rooms; and electrical, plumbing or heating supply sales, service and display
rooms, provided that for such uses the gross square foot area of any retail (display)
area shall be limited to thirty (30) percent of the gross floor area of any individual
use, and that outside storage shall be prohibited.
B. Parcel B
i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District
ii. Uses permitted by right or with restrictions in the Convenience Business (C-1)
District
iii. Carpenter and cabinetmakers’ offices and display rooms; contractor’s offices and
display rooms; and electrical, plumbing or heating supply sales, service and display
rooms, provided that for such uses the gross square foot area of any retail (display)
area shall be limited to thirty (30) percent of the gross floor area of any individual
use, and that outside storage shall be prohibited.
C. Parcel C
i. Uses permitted by right or with restrictions in the Light Industrial (I-1) District
ii. Carpenter and cabinetmakers’ offices and display rooms; contractor’s offices and
display rooms; and electrical, plumbing or heating supply sales, service and display
rooms, provided that for such uses the gross square foot area of any retail (display)
area shall be limited to thirty (30) percent of the gross floor area of any individual
use, and that outside storage shall be prohibited. (P)
We hereby offer the following proffered conditions:
2. Master Plan. The Textual Statement, last revised April 25, 2016, and the Tract Plan, prepared by
Balzer and Associates, Inc. last revised April 25, 2016 shall be considered the Master Plan. (P)
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3. Access. The exact locations of the four (4) vehicular accesses described below shall be approved by
the Transportation Department:
a. Direct vehicular access from the property to Hull Street Road (Route 360) shall be limited to
two (2) entrances/exits (the “Eastern Access”, and the “Western Access”).
b. Direct vehicular access from the property to Warbro Road shall be limited to two (2)
entrances/exits (the “Northern Access”, and the “Southern Access”). (T)
4. Road Improvements. The owner/developer shall be responsible for the following road
improvements:
a. Construction of additional pavement along the westbound lanes of Route 360 to provide a
separate right turn lane at the Eastern Access.
b. Construction of additional pavement along the eastbound lanes of Route 360 to provide an
adequate left turn lane at the crossover that will serve the Eastern Access.
c. Construction of a raised median in the Eastern Access to preclude vehicles exiting the site to
turn left onto Route 360.
d. Construction of additional lane of pavement along the westbound lanes of Route 360 from
the western edge of the Eastern Access to Warbro Road.
e. Construction of additional pavement along the westbound lanes of Route 360 to provide a
separate right turn lane at the Warbro Road intersection.
f. Full cost of traffic signal modification at the Route 360/Warbro Road intersection, if needed,
as determined by the Transportation Department.
g. Construction of additional pavement along Warbro Road to provide left and right turn lanes
at the Northern Access and at the Southern Access.
h. Full cost of traffic signalization at the Warbro Road/Southern Access intersection, if
warranted, as determined by the Transportation Department.
i. Construction of pedestrian accommodations, as approved by the Transportation
Department, along Route 360 and along Warbro Road for the entire Property frontage
j. Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or
easements) required for the improvements identified above. (T)
5. Transportation Phasing Plan. Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 4, shall be submitted to and approved by the
Transportation Department. (T)
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ATTACHMENT 2
TEXTUAL STATEMENT
April 25, 2016
The development shall comply with Zoning Ordinance requirements except as outlined below.
Setback along Hull Street Road. A minimum thirty (30) foot setback shall be provided along
Hull Street Road for parking and drives. Such setback shall be landscaped in accordance with
Zoning Ordinance requirements for Perimeter Landscaping C.
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ATTACHMENT 3
TRACT PLAN
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ATTACHMENT 4
TRAFFIC IMPACT ANALYSIS (TIA)
APPROVAL LETTER
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ATTACHMENT 5
APPROVED CONDITIONS (98SN0176)
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