16SN0675
CASE NUMBER: 16SN0675
APPLICANT: Bermuda Warehousing, LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
1500 & 1502 West Hundred Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JULY 27, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
DEAN E. HAWKINS
(804-748-6519)
Applicant’s Contact:
JOHN MULL
(804-748-9815)
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
APPLICANT’S REQUESTS
Request I: Conditional Use to permit farm equipment, implement and machinery sales, repair
and rental in a General Industrial (I-2) District plus conditional use planned development to
permit ordinance exceptions
Request II: Exception to Section 18-60 of the utility ordinance for required connection to the
public sewer systems in a General Industrial (I-2) District.
Anew sales showroom for an existing tractor equipment sales and service business is planned.
Continued operation of a farm equipment sales, repair and rental business is proposed.
Exceptions are requested to parking and display area setbacks from West Hundred Road.
As proposed, the business would continue to be serviced by an individual septic tank.
Notes:
A.For Request I, conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement and Exhibit for Request I are located in Attachments 1, 3 and 4
C.For Request II, conditions may be imposed.
D.Conditions acceptable to the applicant for Request II are located in Attachments 2.
RECOMMENDATIONS
Request I (Conditional Use and Conditional Use Planned Development) -
RECOMMEND APPROVAL
Request II - (Exception to Public Sewer) - RECOMMEND APPROVAL
PLANNING
Accommodates business enhancements where mandatory utility
COMMISSION
connection requirement is cost-prohibitive
(6/21/2016)
Conditions will accommodate future utility extension by others, and
require utility connection for uses on the request properties upon
availability
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS (CONTINUED)
Request I (Conditional Use and Conditional Use Planned Development) –
RECOMMEND APPROVAL
While the Plan suggests the property is appropriate for an integrated mixture
of concentrated commercial and higher density residential uses, as
conditioned, use would maintain compatibility with existing area
development
STAFF
Request II (Exception to Public Sewer) –RECOMMEND DENIAL
Adversely affects achieving the highest and best land use suggested by
Plan
Adversely impacts the extension of public water and sewer systems to
area properties
216SN0675-2016JUL27-BOS-RPT
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Request II (Exception to Public Sewer)
Failure to incrementally extend the public utility system
(wastewater) will adversely affect:
achieving the highest and best land use suggested by the
PLANNING AND
Plan; and
UTILITIES
public utility service to area properties
Relief to public utility connection will likely result in other
properties seeking similar exceptions, resulting in land uses
inconsistent with the Plan
FIRE -
CDOT -
VDOT -
ENVIRONMENTAL
-
ENGINEERING
316SN0675-2016JUL27-BOS-RPT
416SN0675-2016JUL27-BOS-RPT
Map 2: Comprehensive Plan
Classification: COMMUNITY MIXED USE
The designation suggests the property is appropriate for an integrated mixture of concentrated
commercial and higher density residential uses with public spaces, located on tracts having sufficient
size to accommodate such mixtures. The Plan also suggests that this mixed use areainclude
waterfront opportunities along the James River. Waterfront opportunity sites are strategically located
properties that encourageunique developmentscapitalizingon the riverfront andits amenities.
Map 3: Surrounding Land Uses & Development
Vacant
Commercial &
Commercial
Self Storage
& Storage
Industrial
West Hundred Road
Ware Bottom Springs Road
516SN0675-2016JUL27-BOS-RPT
PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Approved Rezoning from A to M-2
76SN0126
(07/1976)
Approved Conditional use to permit an outdoor recreational facility
78SN0139
(09/1978)
APPLICANT’S PROPOSAL
A tractor equipment sales and service business has operated at this location since 1977.Initially
proposed as a wholesale business with ancillary retail use, the business is primarily retail. Tractor
equipment sales and service is a use first permitted in the General Business (C-5) District, requiring
a conditional use in the I-2 District.
Continued use of public water and a private septic system is planned.
SITE IMPROVEMENTS AND EXCEPTIONS
The items described herein are also identified on Exhibit A
Buildings
The existing site is occupied by approximately 7,500 gross square feet of shops and office
buildingsassociated with the tractor equipment sales and service business. Replacement of
severalexisting buildings containing approximately 2,850 gross square feet with a new sales
showroom containing approximately 3,840 gross square feet is planned.
Parking
A portion of the existing parking serving this use is currently provided in front of the existing
office building located on the eastern portion of the property. Adjustments in the site access
resulting from the widening of Route 10 will result in a displacement of this parking area.
Relocation of this parking south of the proposed drive aisle necessitates a setback exception
from Route 10. In addition, the Route 10 East Design District Standards require parking to be
located no closer to Route 10 than the face of the building. An exception to this limitation is also
requested.
Display
Two equipment display areas are provided to the eastern and western frontages on Route 10
(Exhibit A). The Ordinance requires display areas to meet the same setbacks applied to parking.
Exceptions are requested to reduce these setbacks from Route 10 so as to improve visibility of
these areas in tandem with the screening treatment for outside storage areas. As proffered,
these display areas would be treated and landscaped as part of this landscape treatment along
Route 10.
616SN0675-2016JUL27-BOS-RPT
Screening of Outside Storage
The Ordinance requires the screening of outside storage from Route 10. Screening may be
accomplishedthrough building design, durable architectural walls or fences, or berms which
appear as part of the natural terrain. A landscaped berm located along Route 10 between the
two proposed display areas is planned to accomplish this screening. Additional evergreens will
be provided along the western border of the eastern pad site to block visibility of the storage
area through the open display area. This berm and landscape treatment would be in addition
to the provision of perimeter landscaping required by Ordinance along the Route 10 frontage.
The following chart provides an overview of the development exceptions and site design
standards:
General Overview
RequirementsDetails
The Textual Statement and Exhibit serve as the master plan
Master Plan for the farm equipment sales, service and repair use
Proffered Condition1
Structures and parking limited to those shown on master plan
Site Improvements
Setback for relocated eastern parking area reduced from
40 to 5 feet from Route 10.
Parking Setbacks
Located between existing office and Route 10
Proffered Condition 2 & Textual Statement
2 product display pads, located towards eastern and
western property frontage on Route 10
Setbacks reduced from 40 feet to 5 and 20 feet
Display Setbacks
Each site improved with a gravel parking surface,
delineated with timbers and landscaped
Proffered Condition 4 & Textual Statement
4 foot berm along Route 10, exclusive of areas occupied
by display pads
Berm landscaped with evergreens
Screening of Outside Storage
Additional evergreen landscaping along west side of
eastern display pad
Proffered Condition 3
While the Plansuggests aggregation of properties for a concentrated mix of commercial and
residential uses, as conditioned, the retail sales, repair and rental of farm equipment should
maintain compatibility with existing area land uses while limiting site improvements in anticipation
of future area redevelopment consistent with the recommendations of the Plan.
716SN0675-2016JUL27-BOS-RPT
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 The Dutch Gap Fire Station, Company Number 14
EMS Facility The Dutch Gap Fire Station, Company Number 14
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: JimBanks (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 offers no comment on this case.
ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Located within the James River Watershed
Geography
Property drains through a neighboring property to an unnamed
tributary to the JamesRiver
Offsite easements may be necessary to discharge stormwater
Drainage
from the project to a receiving channel
The proposed redevelopment is subject to the Part IIB technical
Storm Water
criteria of the Virginia Stormwater Management Program
Management
Regulations for both water quality and water quantity
816SN0675-2016JUL27-BOS-RPT
EXCEPTION TO MANDATORY WASTEWATER CONNECTION
Section 18-60 of the County Code requires the use of public systems. An exception to use of public
systems must be evaluated by the Directors of Utilities and Planning, the Planning Commission,
and subsequently by the Board of Supervisors. The decision of such exceptions must be based
upon the following criteria:
Would the use of private systems encourage future area development inconsistent with
the Comprehensive Plan; and
Would the ability to extend the public system to other property be adversely affected.
COMPREHENSIVE PLAN AND FUTURE AREA DEVELOPMENT
The Comprehensive Plan suggests area properties for an integrated mix of concentrated
commercial and higher density residential uses as part of a community mixed use areawith
waterfront development opportunities. With the existing traffic volumes and the anticipated
future area growth, the county has, and continues to widen Route 10 in this area, to include a
super street at the Meadowville/Old Bermuda Hundred intersection. Given the impact of
public wastewater use in achieving the mixed use development potential consistent with the
recommendations of the Plan, the Planning Department does not support the requested
exception to the use of the public sewer system.
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 Yes 12”Yes
Wastewater No NA Yes
Connection to public water, available along the north side of West Hundred Road (12 inch
pipe), is proposed; however an exception to the requirement of connecting to public sewer is
requested.
916SN0675-2016JUL27-BOS-RPT
Public Wastewater System
There are existing 8 and 10 inch public sewer lines on the south side of West Hundred Road
directly across from the property; however if a sewer line was extended, there are likely conflicts
with depth due to the existing 18 inch force main and existing 12 inch waterline.
1016SN0675-2016JUL27-BOS-RPT
Public Wastewater System
Two viable options to serve these propertiesinclude:
A public sewer line extension from the 15 inch PVC Virginia Truck Center sewer line (92-
0108) at manhole (MH) 14014022. The MH is deep enough to provide adequate coverage
flexibility and there is already an existing easement in place from this MH north to West
Hundred Road. Finally, the extension would be available to serve properties along the
north side of the road all the way to 1500 WestHundred Road. The approximate length of
sewer line required for this extension would be 3,200 linear feet.
A public sewer lineextension along the north side of the road from the River’s Bend
Medical Offices Phase 2 sewer (8 inchPVC); however the length of sewer line is over
5,700 linear feet to the parcel lineand there is a deep draw that must be traversed.
1116SN0675-2016JUL27-BOS-RPT
Utilities Recommendation
The Utilities Department does not support the exception to public wastewater connections:
Viable options have been identified that could provide access to public sewer.
Extension of sewer from the Virginia Truck Center or the River’sBend Medical Offices,
Phase 2, would benefit existing projects along this section of West Hundred Road, and
facilitatefuture development/redevelopment to make connections, promotingland
uses in accordance with the Plan.
Should exceptions be granted, wastewater easements should be provided to facilitate future
utility extensions, and use of the public sewershould be required if and when extended to
within 200 feet of the subject property. (Conditions 1 and 2)
1216SN0675-2016JUL27-BOS-RPT
CASE HISTORY
Applicant Submittals
12/16/15 Application submitted
3/30, 5/17 Application amended
and
5/23/16
4/4/, 5/23, Proffered conditions and/or exhibits submitted
6/9, 6/10,
6/13 &
6/14/16
Planning Commission Meeting
3/15/16Citizen Comments
No citizens spoke to this case.
Commission Discussion
Use requires zoning
Deferral appropriate to permit time to amend application
Recommendation – DEFERRAL TO JUNE 21, 2016 ON
COMMISSION’S MOTION AND WITH APPLICANT’S CONSENT
6/21/16Citizen Comments
No citizens spoke to this case.
Commission Discussion
Mr. Sloan reflected onthe costs shared by the Utilities Department for
the extension of the sewer line optionsto the request properties, noting
the mandatory connection requirement to accommodate the proposed
site improvements was cost prohibitive.
Recommendation – APPROVAL OF REQUESTS I AND II AND
ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1
AND SUBJECT TO CONDITIONS IN ATTACHMENT 2
Motion: Sloan Second: Jones
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, July 27, 2016, beginning at 6:30 p.m., will consider
this request.
1316SN0675-2016JUL27-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS – CONDITIONAL USE
Note:
The following proffered conditions were recommended by both staff and the Planning
Commission
1.Master Plan. The Textual Statement dated June 10, 2016, and the plan titled Dubberly Tractor &
Equipment Co prepared by Dean E. Hawkins, ASLA, dated June 10, 2016, shall be considered the
master plan. (P)
2. Improvements. Building and parking improvements associated with farm equipment,
implement and machinery sales, repair and rental uses shall be limited to those depicted on the
master plan. (P)
3.Screening. Screening of outside storage areas from West Hundred Road shall be accomplished
through the use of berms and landscaping as generally depicted on the master plan. The exact
design and treatment of the berms and landscaping shall be submitted to the Planning
Department for review and approval. This treatment is in addition to perimeter landscape
requirements of the Zoning Ordinance. (P)
4.Outdoor Product Display. Outdoor product display shall be limited to two (2) areas, one located
towards the eastern property limits and the other towards the western property limits, as
generally shown on the master plan. Each display area shall be located on a graveled surface,
delineated with timbers, and landscaped with low level plantings. The exact design and
treatment of these display areas shall be submitted to the Planning Department for review and
approval. (P)
ATTACHMENT 2
CONDITIONS ACCEPTABLE TO APPLICANT – EXCEPTION TO PUBLIC SEWER
Note:
The following conditions were recommended by the Planning Commissiononly
1.Utility Easements. Any site plan or building permit for the subject parcels shall provide
and dedicate public easements in locations acceptable to the Utilities Department to
accommodate the future extension of the public wastewater system. Such easements
shall be dedicated prior to site plan approval. (U)
2.Extension of Utilities. In the event that the public sewer system is extended onto the
north side of West Hundred Road (State Route 10) to a point within 200 feet of the
subject property, the public wastewater system shall be extended to a point acceptable
to the Utilities Department and all uses requiring wastewater shall be connected to the
public system. (U)
1416SN0675-2016JUL27-BOS-RPT
ATTACHMENT 3
TEXTUAL STATEMENT
June 10, 2016
The following represents exceptions to Ordinance requirements for parking and display areas:
1.Parking. The parking area relocated to the southeast of the property, east of the proposed site
entrance, and in proximity to the existing office may be located closer to Route 10 than the face
of any buildings. This parking area and associated drive aisle shall be a minimum of five (5) feet
from the ultimate right-of-way of Route 10 as depicted on the Master Plan.
2.Display Areas. Of the two (2) display areas provided, the eastern display area shall be located a
minimum of twenty (20) feet from the ultimate right of way of Route 10 and the western
display pad shall be located a minimum of five (5) feet from Route 10 as depicted on the Master
Plan
1516SN0675-2016JUL27-BOS-RPT
ATTACHMENT 4
MASTER PLAN
New
Showroom
Landscaped
Berm
Eastern
Western
Display
Display
Pad Area
Pad Area
Relocated
Parking
1616SN0675-2016JUL27-BOS-RPT