16SN0711
CASE NUMBER: 16SN0711
APPLICANT: McDonald’s Real Estate Company
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: CLOVER HILL
11125 Midlothian Turnpike
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JULY 27, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
ROGER G. BOWERS
(804-726-240O)
Applicant’s Contact:
JENNIFER L. COHN
(630-623-8192)
Planning Department Case Manager:
DARLA ORR (804) 717-6533
APPLICANT’S REQUEST
Conditional Use Planned Development to permit exceptions to Ordinance requirements.
Specifically, exceptions are requested to drive widths, numbers of parking spaces and signage.
Replacement of the existing fast food restaurant is planned.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statementand exhibits are located in Attachments 1-4.
RECOMMENDATION
PLANNING RECOMMEND APPROVAL
COMMISSION
(6/21/2016)
RECOMMEND APPROVAL
STAFF Provides flexibility to accommodate redevelopment of existing
restaurant
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING -
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: COMMUNITY BUSINESS
The designation suggests the property is appropriate for commercial uses that serve community
wide trade areas such as grocery and department stores, home centers and limited repair services.
Map 3: Surrounding Land Uses & Development
Commercial use
Commercial and office use
Midlothian Turnpike
Research Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
PROPOSAL
Demolition and reconstruction of a McDonald’s fast food restaurant is planned. The
redevelopment plans include a redesigned building with quality architecture, updated floor
plan based on current operational needs, and construction of dual drive-thru ordering stations
to accommodate increased drive-thru demands.
To accommodate redevelopment plans, the applicant is seeking exceptions to ordinance
standards relative to:
Number of parking spaces
Area and height of order and preview boards for dual drive-thru stations
Reduction in drive width along the southern property boundary
The following provides an overview of the development’s design standards:
General Overview
Requirements Details
Textual Statement and Site Layout Plan (Exhibits A and B)
Proffered Condition 2, Textual Statement Item I, and
Master Plan
Attachments 2 and 3
Except as outlined in Textual Statement, development
must comply with Post Development Design District
Development Standards
Standards such as those which address setbacks,
landscaping, parking, drives and building heights
Zoning Ordinance and Textual Statement
Compatible with building shown on Exhibit D
Architecture/Building Materials
Attachment 5 and Proffered Condition 1
Rear drive reduced from 24 to 20 feet wide to
Drive Width
accommodate retaining wall and guard rail for parking
Textual Statement Item II and Exhibit B
Maintain existing 39spaces; Ordinance would
currently require 89 spaces
Reduction supported:
Restaurant functional with 39 spaces for 38years
o
Dual drive-thru stations accommodate increased
o
Parking
drive-thru demands
New floor plan has reduced seating area with larger
o
kitchen; kitchen is counted in required parking
space calculations
Textual Statement Item III
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General Overview (Continued)
Requirements Details
Ordinance permits 2 signs in each stacking lane with a
combined sign area of 45 square feet and signs no
greater than 6 feet tall
Applicant requests an increase in sign height from 6 to 7
feet tall and an increase in sign area per lane from 45
Dual-Lane Drive-thru Signage
square feet to 55 square:
Order boards – 1 each stacking lane - maximum of
o
40 square feet in area and 7 feet tall
Preview boards – 1 each stacking lane – maximum of
o
15 square feet in area 7 feet tall
Textual Statement Item IV and Exhibit C
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
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.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station Courthouse Fire Station, Company Number 20
EMS Facility Courthouse Fire Station, Company Number 20
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
As of the date of this report, no comments have been received.
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal will not adversely impact the public utilities systems. The impacts are detailed in the
chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water Yes 12” & 30” Yes
Wastewater Yes 8”Yes
ENVIRONMENTAL ENGINEERING
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (748-1028) wardr@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Property is located within the Falling Creek Watershed
Geography Drains through existing storm sewer system to Southport Lake
and Johnston Willis Center SWM/BMP
The project is subject to Part IIB technical criteria of the Virginia
Stormwater Management Program Regulations for redevelopment for
Stormwater
water quality and quantity
Management
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CASE HISTORY
Applicant Submittals
4/11/2016 Initial application submitted
5/16/2016 Revised Site Layout Plan and Textual Statement submitted
5/17/2016 Amendment to application submitted relative to parking exception
5/24/2016 Proffered conditions submitted
Community Meeting
5/10/2016Issues Discussed:
Redevelopment of existing restaurant
No change in setbacks
No issue with access along rear drive for properties to west
Dumpster moved to other side of site
Planning Commission Meeting
6/21/2016
Citizen Comments
No citizens spoke to this case.
Commission Discussion
Mrs. Freye expressed her support for the case:
Thanked staff for working with the applicant and area citizens to offer
flexibility for re-development of older restaurant
Redevelopment in commercial corridor along Midlothian Turnpike
important for area
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, July27, 2016, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
The following proffered conditions were recommended by both staff and the Planning
Commission
McDonald’s Corporation (the “Applicant”) offers the following proffered conditions for the re-
development of Property if, and only if, the concurrent conditional use planned development is
approved. In the event the request is denied or approved with conditions not agreed to by the
Applicant, these proffered conditions shall immediately be null and void and of no further force
and effect.
The Applicant hereby proffers the following conditions:
1.The architectural design elements, including materials, color and style, shall be
substantially compatible with the elevations in Exhibit D, dated March 17, 2016. (P)
2.The Textual Statement dated last revised May 17, 2016 shall be considered the Master
Plan. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
May 17, 2016
Applicant, McDonald’s Real Estate Company, seeks to demolish the existing structure, built in
the early 1980s, and replace/rebuild a fast food restaurant with dual ordering drive-through
stations to accommodate increased drive-through demand.
I.Site Development: The site shall be developed substantially consistent with the “Site
Layout Plan” prepared by Carter Design, last revised May 16, 2016 and identified as
Exhibit B.
II.Width of Drive:
The width of the rear drive shall be 20’ in accordance with the existing 20’ roadway
located within a private easement, which serves as the rear access.
III.Parking:
A maximum of thirty-nine (39) on-site parking spaces shall be provided.
IV.Signage: Signs shall be provided in accordance with the Zoning Ordinance requirements
except as follows:
A.Two (2) order boards –one for each stacking lane shall be permitted. Such order
boards shall be a maximum of 40 square feet in area and 7.0 feet tall, as shown
in Exhibit C, “Column Menu Board.”
B.Two (2) preview boards – one for each stacking lane shall be permitted. Such
preview boards shall be a maximum of 15 square feet in area and 7.0 feet tall, as
shown in Exhibit C, “ Presell.”
Exhibit B - Site Layout Plan, last revised May 16, 2016
Exhibit C - Signage Package
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ATTACHMENT 3
EXHIBIT B
SITE LAYOUT PLAN
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ATTACHMENT 4
EXHIBIT C
Sign Package
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ATTACHMENT 5
EXHIBIT D
Elevation
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