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18SN0710 CASE NUMBER: 18SN0710 APPLICANT: Hamlin Investments LLC CHESTERFIELD COUNTY, VIRGINIA BERMUDA DISTRICT AND RECOMMENDATION Board of Supervisors Hearing: MAY 23, 2018 Board of Supervisors Time Remaining: 365 DAYS ANDREW M. SCHERZER (804-794-0571) MICHAEL BARR (804-897-3002) 1.0 Acre 4201 Hamlin Creek Parkway Planning Department Case Manager: JANE PETERSON (804-748-1045) REQUEST Rezoning from General Business (C-5) to Community Business (C-3) plus conditional use planned development to permit exceptions to ordinance requirements. Specifically, reductions in a required buffer and parking setbacks are proposed. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions, Textual Statement, preliminary sample sketch and approved zoning conditions are located in Attachments 1 - 4. SUMMARY Commercial uses are proposed. Proffered conditions limit uses to those permitted by right or with restrictions in the Neighborhood Business (C-2) District with exclusions, plus a fast food or drive-in restaurant limited to service of primarily coffee or donuts. To accommodate site access, an exception to a required 75-foot buffer and a reduction in the required 30-foot driveway setback are requested along the southern property line adjacent to residentially-zoned property. A variable width buffer and fencing are proposed in this location. RECOMMENDATIONS PLANNING APPROVAL COMMISSION APPROVAL The proposed C-3 is closer in alignment to the Community Business (C-3) uses anticipated by the Plan as part of a Community Mixed Use area. STAFF As conditioned, the uses provide a more appropriate land use transition to existing residential development south of the request property. Exceptions provide flexibility to accommodate development while maintaining sufficient separation from adjacent residential uses. Providing a FIRST CHOICE community through excellence in public service SUMMARY OF IDENTIFIED ISSUES Department Issue An exception to Zoning Ordinance will be required from the Board of ENVIRONMENTAL Supervisors for any improvements proposed within the limits of the ENGINEERING Resource Protection Area. 218SN0710-2018MAY23-BOS-RPT 318SN0710-2018MAY23-BOS-RPT Comprehensive Plan (THE CHESTER PLAN) Classification: COMMUNITY MIXED USE The designation suggests the property is appropriate for community-scale commercial uses, including shopping centers, service and office uses, that serve community-wide trade areas. Surrounding Land Uses and Development Chester Rd Hamlin Creek Pkwy Commercial Commercial Self storage Vacant Hilltop Farms Subdivision 418SN0710-2018MAY23-BOS-RPT PLANNING Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov Zoning History Case Number Request Rezoning to Residential (R-12) of 128.3 acres; Residential (R-15) of 12 acres; and General Business (B-3) of 47 acres. Single family uses were proposed, 79SN0118 along with General Business (B-3) uses fronting Chester Road and Route 288. Approved Uses within the B-3 District (now C-5) property limited primarily to those (1/1980) permitted in the Community Business (B-2) District (now C-3), with specified B-3 (now C-5) uses, as well as prohibited uses (Attachment 4). Proposal Commercial uses are proposed, as limited by proffered conditions. In addition, exceptions to Ordinance requirements to provide a variable width buffer and reduced driveway setback along the southern property boundary adjacent to Hilltop Farms subdivision, all as outlined below. Uses The request property is zoned General Business (C-5). Conditions of Case 79SN0118 limit uses to those permitted by right or with restrictions in the Community Business (C-3) District, plus additional and prohibited uses. Rezoning to Community Business (C-3) is proposed. Proffered conditions limit uses to those permitted by right or with restrictions in the Neighborhood Business (C-2) District, plus additional and prohibited uses. The following chart outlines current and proposed uses, both permitted and prohibited: USES CURRENT C-5 PROPOSED C-3 (CASE 79SN0118) (CASE 18SN0710) C-3 uses, plus two C-5 uses: C-2 uses, plus one C-3 use: Fast food or drive-in restaurant Motel PERMITTED limited to service of primarily coffee Utility trailer and truck or donuts rental Feed, seed, fuel and ice sales Public utility service buildings Office-warehouse (warehouse Veterinary clinics limited to 25,000 sf) (Note: Of the prohibited uses listed under Case 79SN0118, the two uses Motor vehicle sales, service and PROHIBITED noted herein are the only uses that repair would otherwise be permitted in a C-2 Public utility service buildings District) Veterinary hospitals, boarding kennels or clinics 518SN0710-2018MAY23-BOS-RPT Buffer and Setback Exceptions With the proposed C-3 zoning, a 75-foot buffer would be required along the southern boundary adjacent to property zoned Residential (R-9), developed as lots within the Hilltop Farms subdivision. The Hilltop Farms development was zoned in 1984, subsequent to the commercial zoning of the request property. The need for a buffer adjacent to this C-5 parcel was acknowledged in the zoning case for this subdivision. As such, the subdivision was recorded with the provision of a fifty (50) foot buffer adjacent to this C-5 parcel, as depicted below. With this request, the 75-foot buffer adjacent to Hilltop Farms would become a variable width buffer, and landscaped in accordance with Ordinance requirements for 50-foot buffers. In addition, a solid privacy fence would be provided from the eastern edge of the Hilltop buffer (lot 14), 150 feet west along southern boundary of the request property. This variable width buffer and fence location are depicted on the Preliminary Sample Sketch (Attachment 3). The Ordinance requires a 30-foot side yard parking/driveway setback when adjacent to residentially-zoned property, reduced to 10 feet when adjacent to commercially-zoned property. To accommodate development access, a reduction in this setback is requested to 10 feet along the southern boundary adjacent to Hilltop Farms (lot 14), and subject to provisions for the variable width buffer. This setback is also depicted in Attachment 3. 618SN0710-2018MAY23-BOS-RPT Dumpster Servicing Hours The Ordinance limits the servicing of dumpsters located in proximity to residentially-zoned property to between the hours of 6 a.m. and 9 p.m. Proffered Condition 4 further restricts these hours to between 7 a.m. and 7 p.m. Given the following, staff supports the proposed zoning and Ordinance exceptions: The proposed C-3 is closer in alignment to the Community Business (C-3) uses anticipated by the Plan as part of a Community Mixed Use area. As conditioned, the uses provide a more appropriate land use transition to existing residential development south of the request property. The proposed variable width buffer in combination with the Hilltop Farms buffer, provides both a physical and visual separation consistent with that typically anticipated between C-2/C-3 uses and residential developments. COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Steve Adams (804-751-4461) adamsst@chesterfield.gov The /ƚƒƦƩĻŷĻƓƭźǝĻ tƌğƓ, which includes the ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ, 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 have a similar impact based on the existing zoning, which will be minimal. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov To date, no comments have been received. FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Centralia Fire Station, Company Number 17 EMS Facility The Centralia Fire Station, Company Number 17 Additional Fire and EMS Comments 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. 718SN0710-2018MAY23-BOS-RPT UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 16 Yes Wastewater No 30 Yes Additional Information: This property is located in the mandatory water and wastewater connection area for non- residential development. Connection to the public water and wastewater systems will be required by county code. The applicant has proffered to connect to public water and wastewater. (Proffered Condition 3) 818SN0710-2018MAY23-BOS-RPT 918SN0710-2018MAY23-BOS-RPT ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov Geography The majority of the subject property generally drains from east to west directly to Great Branch, which parallels the western property line along Chester Road. The entire property is located within the Proctors Creek Watershed. Environmental Features A Resource Protection Area Designation was completed by the applicant, and reviewed and confirmed by the Department of Environmental Engineering - Water Quality Section. The western third of the property contains Resource Protection Area (RPA) along Great Branch. The Preliminary Sample Sketch shows parking encroaching into the RPA. A Water Quality Impact Assessment must be submitted to and approved by the Department of Environmental Engineering and the Board of Supervisors for any improvements which encroach into the RPA. The western half of the property contains 100-year floodplain along Great Branch. The Preliminary Sample Sketch shows parking and a portion of the building encroaching into the floodplain. Approval from FEMA and/or the Department of Environmental Engineering is required prior to any activities within the floodplain. Stormwater Management The development of the subject properties will be subject to the Part IIB technical criteria of the VSMP Regulations for water quality and quantity. 1018SN0710-2018MAY23-BOS-RPT CASE HISTORY Applicant Submittals 12/8/17 Application submitted 3/20/18 Application amended; revised proffered conditions and textual statement submitted 4/3/18 Revised proffered conditions and textual statement submitted. Community Meeting 1/31/18 No citizens attended this meeting. Planning Commission 2/20/18 Action DEFERRED TO APRIL 17, 2018 3/20/18 Citizen Comments: No citizens spoke to this case. Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jones Second: Stariha AYES: Sloan, Jackson, Jones and Stariha ABSENT: Freye The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider this request. 1118SN0710-2018MAY23-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS (April 3, 2018) Note: Both the Planning Commission and Staff recommend acceptance of the following proffered conditions, as offered by the applicant. 1.Master Plan. The Textual Statement, last revised April 3, 2018, shall be considered the Master Plan. (P) 2.Uses. Permitted uses shall be limited to the following: a.Those uses permitted by right and with restrictions in the C-2 District, excluding a veterinary clinic and utility uses requiring a structure; b.Restaurant, fast food or drive-in, provided the primary business (a minimum of fifty (50) percent of its gross receipts) is the sale of coffee or donuts. (P) 3.Utilities. Public wastewater and water systems shall be used. (P) 4.Dumpster Service. Dumpster service shall not be allowed between 7:00 p.m. and 7:00 a.m. (P) 1218SN0710-2018MAY23-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT (April 3, 2018) I.Requirements and Exceptions. A.Buffer. An exception to the seventy-five (75) foot buffer requirement along the adjacent residential use. The developer/owner will instead provide the following: i.A variable width buffer, as identified on the Preliminary Sample Sketch dated April 3, 2018, shall be maintained in accordance with Zoning Ordinance requirements for fifty (50) foot buffers along the southern property line adjacent to the residential properties, identified as Tax IDs 787-664-5165, 787-664-6168, 787-664-6964, 787-664-7665, and 787- 664-8364. B.Fence. A six (6) foot natural-colored solid wood or composite material fence shall be installed along the southern property line, starting from 50 feet inward of the property located on Tax ID 787-664-5165, extending approximately 150 feet west, as generally shown on the Preliminary Sample Sketch dated April 3, 2018. C.Setbacks. The parking setback along the southern property line adjacent to Tax ID 787-664-5165, as identified on the Preliminary Sample Sketch dated April 3, 2018, may be reduced to 10 feet provided such reduction still accommodates the variable width buffer described herein. 1318SN0710-2018MAY23-BOS-RPT ATTACHMENT 3 PRELIMINARY SAMPLE SKETCH 1418SN0710-2018MAY23-BOS-RPT ATTACHMENT 4 APPROVED CONDITIONS (CASE 79SN0118) 1518SN0710-2018MAY23-BOS-RPT 1618SN0710-2018MAY23-BOS-RPT 1718SN0710-2018MAY23-BOS-RPT