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18SN0723 CASE NUMBER: 18SN0723 APPLICANT: Barney McLaughlin CHESTERFIELD COUNTY, VIRGINIA BERMUDA DISTRICT ADDENDUM II Board of Supervisors (BOS) Hearing: JULY 25, 2018 BOS Time Remaining: 365 DAYS CLAIRE SHIRLEY (804-399-0500) BARNEY MCLAUGHLIN (804-641-0423) 2.2 Acres 1701 Ware Bottom Spring Road Planning Department Case Manager: DAVID DAMERON (804-768-7592) REQUESTS REQUEST I - Rezoning from Light Industrial (I-1) to Heavy Industrial (I-3) with conditional use planned development to permit exceptions to ordinance requirements relative to development standards. Specifically, exceptions are requested to setbacks, landscaping and screening. REQUEST II - Exception to Section 18-60 of the utility ordinance relative to connection to the public wastewater system Notes: A.Conditions may be imposed, or the property owner may proffer conditions. B.Conditions, proffered conditions, textual statement, conceptual site layout and elevation are located in Attachments 1-5. C.AMENDMENTS TO THIS CASE WERE RECEIVED AFTER PUBLIC ADVERTISEMENT OF THIS CASE. THE BOARD OF SUPERVISORS WOULD NEED TO UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS. SUMMARY (Amended) Development of the site for Light Industrial (I-1) uses, a building shop, storage yard, and/or stone and cut stone products manufacturing would be permitted. The property is located within the Route 10 East Design District and subject to the development standards of this District. The property is narrow with a triangular shape, bounded to the north by Ware Bottom Springs Road, Ramblewood Drive to the east, and Seaboard Coastline railroad A conceptual plan submitted by the applicant identifies development of two (2) 3,100 square foot buildings with outside storage areas associated with the proposed industrial uses. To accommodate this development, the applicant is requesting exceptions to building and parking setbacks, landscaping, and screening of outside storage areas. The applicant proposes to develop the site utilizing public water and an onsite septic system. An exception to the utility code is requested to the requirement to connect to the public wastewater system. Providing a FIRST CHOICE community through excellence in public service ADDENDUM The purpose of this addendum is to provide updated Planning Department comments and the Planning Commission action inadvertently omitted from Addendum I, and to correct typographical errors in the ummary and ddendum sections. To address concerns expressed by the Bermuda District Board Member relative to uses, landscaping, architecture and screening, on July 16, 2018, the applicant submitted revisions to the proffered conditions, Textual Statement, building elevation and conceptual plan. These modifications are shown as underlines and strike-throughs in Attachments 2 and 3. Specifically, the following amendments were made: Proffered Condition 2 was modified to remove tiny home/manufactured home manufacturing and trailer manufacturing from permitted uses, add Light Industrial (I-1) uses to permitted uses, and clarify that use will be only for building construction contractors office, shop and storage yard. Textual Statement Item 1 now provides stone or masonry to the south facing façade of the southernmost building, Textual Statement Item 3.a was modified to require trees to be preserved within the entire along Ware Bottom Spring Road as opposed to the setback originally proposed, except for drainfield location. (See Revised Conceptual Plan, Attachment 4) Textual Statement items 3.b, 3.d and 4.a were revised to clarify landscaping within the setbacks, foundation plantings and vegetative screening along Ramblewood Drive and the railroad right-of-way. A revised conceptual plan was submitted. The revised layout would require any outside storage to be located behind the buildings rather than along Ramblewood Drive. While the newly proposed use limitations, relocation of the outside storage area, and additional landscaping would improve the visual impact of the development on area properties, staff continues to recommend denial as outlined on the following page. Should the Board determine approval of this request is appropriate, the proffered conditions included in Attachment 2 of this Addendum are acceptable. 218SN0723-2018JUL25-BOS-RPT-ADD RECOMMENDATION DENIAL PLANNING COMMISSION AYES: Jackson, Freye and Stariha NAY: Jones ABSENT: Sloan (REQUEST I -Rezoning with CUPD) DENIAL While the Plan suggests the property is appropriate for moderate to heavy industrial use, the proposal fails to offer appropriate land use transitions and site design to reduce impacts between the heavy industrial and incompatible land uses Exceptions requested minimize quality design standards for architectural and landscaping encouraged by the Plan and Route 10 East Design District standards Planned improvements are too intense given the physical constraints of STAFF the property (REQUEST II -Utilities Exception) PLANNING AND UTILITIES DENIAL No topographic or capacity limitations that would prevent connection to public wastewater system Adversely impacts the extension of public wastewater system to area properties Adversely affects achieving the highest and best land use suggested by the Comprehensive Plan SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to offer appropriate land use transitions and site design to reduce impacts between incompatible land uses Not providing quality design standards for architecture and landscaping encouraged by the Plan and Route 10 East Design District standards PLANNING Planned development too intense given the physical constraints of the property Failure to extend public utility systems to the subject property will adversely affect achieving the highest and best land uses suggested by the Comprehensive Plan No topographic or capacity limitations that would prevent connection to public wastewater system UTILITIES Adversely impacts the extension of public wastewater system to area properties 318SN0723-2018JUL25-BOS-RPT-ADD PLANNING Staff Contact: David Dameron (804-768-7592) damerond@chesterfield.gov Proposal and Exceptions to Design Standards Heavy Industrial (I-3) zoning is proposed on the subject property, the majority of which is located within the Route 10 East Design District. Proffered conditions would limit uses to the following: Light Industrial (I-1) uses Stone and cut stone products manufacturing; cutting granite or marble counters Building construction coffice, shop and storage yard The applicant has provided a modified conceptual site layout for development of two (2) 3,100 square feet buildings with outside storage behind the buildings (Revised Conceptual Site Layout - Attachment 4). While the property is 2.2 acres, development is constrained due to its narrow, triangular shape. The property is bounded to the north by Ware Bottom Springs Road, Battery) to the west. of a conditional use planned development is requested for exceptions to the following: Setbacks: Along Ramblewood Drive buildings and parking - 90 and 75 feet reduced to 15 o feet Along Ware Bottom Spring Road buildings and parking - 90 and 75 feet reduced o to 50 feet Landscaping: Site landscaping is not being offered in compliance with ordinance requirements. The applicant proposes: Maintenance of vegetation within the ng Ware Bottom Spring o Road except for drainfield location (existing vegetation would not be supplemented to meet minimum standards where necessary) Foundation plantings along Ramblewood Drive and the building façade of the o southernmost building facing the parking lot (2-gallon size at planting, 5 feet on center) Perimeter Landscaping C along Ramblewood Drive where no buildings front o Screening: The Ordinance requires outside storage areas to be screened from view of public rights of way and properties on which outside storage is not permitted by building design, architectural walls or fences (compatible with the principle building) or berms or other landforms. The applicant requests an exception to these requirements and proposes landscaping to serve as screening for outside storage: 418SN0723-2018JUL25-BOS-RPT-ADD The revised conceptual plan requires outside storage areas to be located behind o the buildings A single row of evergreen trees planted at a minimum height of 8 feet and o spaced at 10 feet on center is proposed along the limits of any outdoor storage area adjacent to the railroad right-of-way and between the buildings along Ramblewood Drive Medium shrubs, minimum 5-gallon size at planting and spaced at 5 feet on o center are proposed adjacent to the railroad right-of-way adjacent to the parking area Architecture is provided in Attachment 5. Buildings would comply with the Route 10 East Design District standards except that the applicant is only agreeing to provide a masonry wall 2.5 feet above the first floor elevation along Ramblewood Drive and the side façade of southernmost building facing the parking area. The Ordinance requires masonry 4 feet above the first floor elevation on each façade. Staff cannot support the reduction in design and architectural standards as proposed. With the proposed exceptions, the proposal fails to provide quality design standards for architecture, landscaping, and screening encouraged by the Comprehensive Plan and Route 10 East Design standards. Comprehensive Plan The property is located at the northwestern edge of the area designated for moderate to heavy industrial land use. The Plan suggests consideration should be given to mitigating the impacts of these more intense/incompatible land uses to provide appropriate transitions. Physical constraints of the property limit the ability to mitigate the impacts of these uses, as evidenced by the numerous exceptions requested to reduce setbacks, landscaping, and relief to screening. The development as proposed could negatively impact the area, especially the National park west of the subject property. Given these considerations, the proposal fails to comply with the recommendations of the Plan. 518SN0723-2018JUL25-BOS-RPT-ADD CASE HISTORY Applicant Submittals 1/9/18, Application submitted 3/23/18 & 5/14/18 1/4/18, Proffered conditions submitted 3/18/18, 5/7/18, 5/14 and 6/15/18 7/16/18 Revised Proffered Conditions, Textual Statement, Elevation and Conceptual Plan submitted Planning Commission 03/20/18 Action DEFERRED TO APRIL 17 04/17/18 Action 05/15/18 Action WITH TH 6/19/18 Citizen Comments: No citizens spoke to this request. Commission Discussion: Mr. Stariha expressed concern with the amount of proposed development in relation to the size of the property. He questioned the ability to aggregate parcels to better accommodate the development. Mrs. Freye and Mr. Stariha questioned the need for I-3 zoning, noting the applicant could consider development exceptions to accommodate the less intense I-1 uses as the property is currently zoned. Mr. Jones indicated concern that without the requested exceptions, the property may not be developable. Recommendation DENIAL Motion: Stariha Second: Freye AYES: Jackson, Freye and Stariha NAY: Jones ABSENT: Sloan The Board of Supervisors on Wednesday, July 25, 2018, beginning at 6:00 p.m., will consider this request. 618SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 1 CONDITIONS 1.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. (U) 2.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. (U) 3.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with a single initial use. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. (U) 718SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 2 REVISED PROFFERED CONDITIONS July 16, 2018 The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffer that the property known as Chesterfield County Tax Identification Number 804- 652- if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the Applicant, the proffers shall immediately be null and void and of no further force or effect. 1.Master Plan: The Textual Statement dated May 14, 2018 July 16, 2018 and the May 14, 2018 July 16, 2018 shall be considered the Master Plan. (P) 2.Uses: The uses on the Property shall be limited to the following I-3 uses allowed in the I-1 zoning district, and the following uses: a.Tiny homes and manufactured home manufacturing, b.Trailer manufacturing c.a. Stone and cut stone products manufacturing; cutting granite or marble counters. d.b. Construction (P) 3.Post Development Runoff: For portions of the Property that are designated to drain to the Johnson Creek watershed, the post development runoff rate for the 2, 10, and 100 year storms shall not exceed the corresponding pre-development runoff rate from the site. (EE) 818SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 3 REVISED TEXTUAL STATEMENT July 16, 2018 Chesterfield County Tax Zoning Application of MacBar Construction to propose rezoning of Identification Number 804-652--1 to I-3 with a Conditional Use Planned Development (CUPD) to permit zoning ordinance exceptions, as described below. Exhibit A A Gradient, dated May 14, 2018, July 16, 2018. Exhibit B May 14, 2018, July 16, 2018. 1.Architectural Treatment: The architectural style of the buildings shall be consistent with the elevation shown on Exhibit A. The architectural style shall be consistent with the Route 10 East Design District except that the brick or stone masonry façade shall only be required on the Ramblewood Drive elevation grade to the bottom trim of the first floor faux windows of both buildings as well as the south facing façade (parking lot side) of the southernmost building and shall extend to an , as shown on Exhibit A. The remaining façades shall be finished corrugated metal. The roof shall be pre-finished metal. 2.Setbacks: Setbacks for buildings parking and drives shall be as follows: a.Front Yard: Fifty (50) feet from the ultimate right-of-way on Ware Bottom Spring Road. b.Corner Side Yard: Fifteen (15) feet from the ultimate right-of-way on Ramblewood Drive. c.Interior Side Yard: Ten (10) feet from the railroad right-of-way. d.Rear Yard: Forty (40) feet. 3.Landscaping: Landscaping shall be installed in accordance with the Zoning Ordinance except: a.Ware Bottom Spring Road: Existing vegetation within the 25 setback shall be maintained, except as required for drainfield installation. No trees shall be removed except for those that are diseased, dead or dying. b.Ramblewood Drive: Ramblewood Drive, except adjacent to the proposed buildings as described in 3.d and 4.a below. c.Interior Side Yard: Evergreen trees and shrubs will be installed as described in number 4 4.b below. 918SN0723-2018JUL25-BOS-RPT-ADD d.Foundation Landscaping: Applicant proffers to install foundation planting consisting of 12 evergreen trees, corners on the Ramblewood Drive frontage. The applicant proffers to install medium evergreen shrubs minimum 2 gallon size at planting 5 feet on center along the building façade facing the parking lot. e.Final selection of tree species and shrubs shall be approved by the Planning Department at the time of plans review. f.All landscaping shall be based on final engineering and shall be designed to prevent conflict with utilities and to ensure signage visibility. 4.Screening: There shall be no required screening of the Property from properties across Ramblewood Drive, Ware Bottom Spring Road or along the Railroad Right-of-Way except: a.Ramblewood Drive: along the limits between the proposed buildings to screen the view of any outdoor storage area from adjacent to the right-of- way. b.Interior Side Yard: on center shall be installed along the limits of any outdoor storage area adjacent to the railroad right-of-way to screen the view from the park property. c.Parking Lot Screening: Medium shrubs, center minimum 5 gallon size at planting shall be planted at 5 feet on center adjacent to the proposed parking spaces facing the railroad right-of-way, and extending to the northern corner of the Property to screen the view from the park property d.Screening shall be installed prior to issuance of a Certificate of Occupancy. 5.Sewer Exception: The use of on-site septic system for the treatment of wastewater meeting the requirements of the Virginia Department of Health standards shall be allowed in exception to Section 18-60 B. 2 of the Chesterfield County Code, provided: a.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. b.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. c.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with the proffered uses. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. 1018SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 4 REVISED CONCEPTUAL PLAN July 16, 2018 1118SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 5 REVISED ELEVATION July 16, 2018) ( 1218SN0723-2018JUL25-BOS-RPT-ADD CASE NUMBER: 18SN0723 APPLICANT: Barney McLaughlin CHESTERFIELD COUNTY, VIRGINIA BERMUDA DISTRICT ADDENDUM Board of Supervisors (BOS) Hearing: JULY 25, 2018 BOS Time Remaining: 365 DAYS CLAIRE SHIRLEY (804-399-0500) BARNEY MCLAUGHLIN (804-641-0423) 2.2 Acres 1701 Ware Bottom Spring Road Planning Department Case Manager: DAVID DAMERON (804-768-7592) REQUESTS REQUEST I - Rezoning from Light Industrial (I-1) to Heavy Industrial (I-3) with conditional use planned development to permit exceptions to ordinance requirements relative to development standards. Specifically, exceptions are requested to setbacks, landscaping and screening. REQUEST II - Exception to Section 18-60 of the utility ordinance relative to connection to the public wastewater system Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Conditions, proffered conditions, textual statement, conceptual site layout and elevation are located in Attachments 1-7. C.AMENDMENTS TO THIS CASE WERE RECEIVED AFTER PUBLIC ADVERTISEMENT OF THIS CASE ANDTHE BOARD OF SUPERVISORS WOULD NEED TO UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS. Providing a FIRST CHOICE community through excellence in public service SUMMARY (Amended) Development of the site for Light Industrial (I-1) storage yard and/or a stone/cut stone products manufacturing would be permitted. The property is located within the Route 10 Corridor East Area and subject to the development standards of this District. The property is a narrow with a triangular shape, bounded to the north by Ware Bottom Springs Road, Ramblewood Drive to the east, and Seaboard Coastline railroad and A conceptual plan submitted by the applicant identifies development of two (2) 3,100 square foot buildings with outside storage areas associated with the proposed I-2 and I-3 uses. To accommodate this development, the applicant is requesting exceptions to building and parking setbacks, landscaping, and screening of outside storage areas. The applicant proposes to develop the site utilizing public water and an onsite septic system. An exception to the utility code is requested to the requirement to connect to the public wastewater system. ADDENDUM The purpose of this Addendum is to provide revised proffered conditions, textual statement, elevation, conceptual plan and revised comments from Planning Department. To address concerns expressed by the Bermuda District Board Member relative to uses, landscaping, architecture and screening, on July 16, 2018, the applicant submitted revisions to the proffered conditions, Textual Statement, building elevation and conceptual plan. These modifications are shown as underlines and strike-throughs in Attachments 2 and 3. Specifically, the following amendments were made: Proffered Condition 2 was modified to remove tiny home/manufactured home manufacturing as a permitted use and add Light Industrial (I-1) uses as permitted and clarify that the cont office will be only for construction contractors office, shop and storage lot. Textual Statement Item 1 provides a stone or masonry façade to the south facing façade of the southernmost building, Textual Statement Item 3.a provides that trees will be preserved in the entire 50 setback as opposed to the 25 setback that was originally proposed except for drainfield location. (See Conceptual Plan, Attachment 4) Textual Statement items 3.b, 3.d and 4.a were revised to clarify landscaping within the setbacks, foundation plantings and screening along Ramblewood Drive and the railroad right-of-way. Staff continues to recommend denial as outlined below. Should the Board determine approval of this request is appropriate, the proffered conditions included in Attachment 2 of this Addendum are acceptable. 218SN0723-2018JUL25-BOS-RPT-ADD RECOMMENDATIONS (REQUEST I -Rezoning with CUPD) DENIAL While the Plan suggests the property is appropriate for moderate to heavy industrial use, the proposal fails to offer appropriate land use transitions and site design to reduce impacts between the heavy industrial and incompatible land uses Exceptions requested minimize quality design standards for architectural and landscaping encouraged by the Plan and Route 10 Corridor East Design standards Planned improvements are too intense given the physical constraints of STAFF the property (REQUEST II -Utilities Exception) PLANNING AND UTILITIES DENIAL No topographic or capacity limitations that would prevent connection to public wastewater system Adversely impacts the extension of public wastewater system to area properties Adversely affects achieving the highest and best land use suggested by the Comprehensive Plan SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to offer appropriate land use transitions and site design to reduce impacts between incompatible land uses Not providing quality design standards for architecture and landscaping encouraged by the Plan and Route 10 Corridor East Design standards PLANNING Planned development too intense given the physical constraints of the property Failure to extend public utility systems to the subject property will adversely affect achieving the highest and best land uses suggested by the Comprehensive Plan No topographic or capacity limitations that would prevent connection to public wastewater system UTILITIES Adversely impacts the extension of public wastewater system to area properties 318SN0723-2018JUL25-BOS-RPT-ADD CASE HISTORY Applicant Submittals 1/9/18, Application submitted 3/23/18 & 5/14/18 1/4/18, Proffered conditions submitted 3/18/18, 5/7/18, 5/14 and 6/15/18 7/16/18 Revised Proffered Conditions, Textual Statement, Elevation and Conceptual Plan submitted Planning Commission 03/20/18 Action 04/17/18 Action 05/15/18 Action 6/19/18 Citizen Comments: No citizens spoke to this request. Commission Discussion: Mr. Stariha expressed concern with the amount of proposed development in relation to the size of the property. He questioned the ability to aggregate parcels to better accommodate the development. Mrs. Freye and Mr. Stariha questioned the need for I-3, noting the applicant could consider development exceptions to accommodate the less intense I-1 uses as the property is currently zoned. Mr. Jones indicated concern that without the requested exceptions, the property may not be developable. Recommendation DENIAL Motion: Stariha Second: Freye AYES: Jackson, Freye and Stariha NAY: Jones ABSENT: Sloan The Board of Supervisors on Wednesday, July 25, 2018, beginning at 6:00 p.m., will consider this request. 418SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 1 CONDITIONS 1.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. (U) 2.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. (U) 3.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with a single initial use. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. (U) 518SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 2 REVISED PROFFERED CONDITIONS July 16, 2018 The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffer that the property known as Chesterfield County Tax Identification Number 804- 652-ing to the following proffers if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the Applicant, the proffers shall immediately be null and void and of no further force or effect. 1.Master Plan: The Textural Statement dated May 14, 2018 July 16, 2018 and the May 14, 2018 July 16, 2018 shall be considered the Master Plan. (P) 2.Uses: The uses on the Property shall be limited to the following I-3 uses allowed in the I-1 zoning district, and the following uses: a.Tiny homes and manufactured home manufacturing, b.Trailer manufacturing c.a. Stone and cut stone products manufacturing cutting granite or marble counters. d.b. Construction (P) 3.Post Development Runoff: For portions of the Property that are designated to drain to the Johnson Creek watershed, the post development runoff rate for the 2, 10, and 100 year storms shall not exceed the corresponding pre-development runoff rate from the site. (EE) 618SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 3 REVISED TEXTUAL STATEMENT July 16, 2018 Chesterfield County Tax Zoning Application of MacBar Construction to propose rezoning of Identification Number 804-652--1 to I-3 with a Conditional Use Planned Development (CUPD) to permit zoning ordinance exceptions, as described below. Exhibit A by Gradient, dated May 14, 2018, July 16, 2018. Exhibit B May 14, 2018, July 16, 2018. 1.Architectural Treatment: The architectural style of the buildings shall be consistent with the elevation shown on Exhibit A. The architectural style shall be consistent with the Route 10 East Corridor Design District except that the brick or stone masonry façade shall only be required on the Ramblewood Drive elevation the finished grade to the bottom trim of the first floor faux windows of both buildings as well as the south facing façade (parking lot side) of the southernmost building and shall extend to an elevation of 2.5 above the finished floor, as shown on Exhibit A. The remaining façades shall be finished corrugated metal. The roof shall be pre-finished metal. 2.Setbacks: Setbacks for buildings parking and drives shall be as follows: a.Front Yard: Fifty (50) feet from the ultimate right-of-way on Ware Bottom Spring Road. b.Corner Side Yard: Fifteen (15) feet from the ultimate right-of-way on Ramblewood Drive. c.Interior Side Yard: Ten (10) feet from the railroad right-of-way. d.Rear Yard: Forty (40) feet. 3.Landscaping: Landscaping shall be installed in accordance with the Zoning Ordinance except: a.Ware Bottom Spring Road: Existing vegetation within the 25 50 setback shall be maintained, except as required for drainfield installation. No trees shall be removed except for those that are diseased, dead or dying. b.Ramblewood Drive: Ramblewood Drive, except adjacent to the proposed buildings as described in 3.d and 4.a below. c.Interior Side Yard: Evergreen trees and shrubs will be installed as described in number 4 4.b below. 718SN0723-2018JUL25-BOS-RPT-ADD d.Foundation Landscaping: Applicant proffers to install foundation planting consisting of 12 evergreen trees, on the Ramblewood Drive frontage. The applicant proffers to install medium evergreen shrubs minimum 2 gallon size at planting 5 on center along the building façade facing the parking lot. e.Final selection of tree species and shrubs shall be approved by the Planning Department at the time of plans review. f.All landscaping shall be based on final engineering and shall be designed to prevent conflict with utilities and to ensure signage visibility. 4.Screening: There shall be no required screening of the Property from properties across Ramblewood Drive, Ware Bottom Spring Road or along the Railroad Right-of-Way except: a.Ramblewood Drive: along the limits between the proposed buildings to screen the view of any outdoor storage area from adjacent to the right-of- way. b.Interior Side Yard: on center shall be installed along the limits of any outdoor storage area adjacent to the railroad right-of-way to screen the view from the park property. c.Parking Lot Screening: Medium shrubs, n center minimum 5 gallon size at planting shall be planted at 5 on center adjacent to the proposed parking spaces facing the railroad right-of-way, and extending to the northern corner of the Property to screen the view from the park property d.Screening shall be installed prior to issuance of a Certificate of Occupancy. 5.Sewer Exception: The use of on-site septic system for the treatment of wastewater meeting the requirements of the Virginia Department of Health standards shall be allowed in exception to Section 18-60 B. 2 of the Chesterfield County Code, provided: a.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. b.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. c.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with the proffered uses. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. 818SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 4 REVISED CONCEPTUAL SITE LAYOUT July 16, 2018 918SN0723-2018JUL25-BOS-RPT-ADD ATTACHMENT 5 REVISED ELEVATION July 16, 2018) ( 1018SN0723-2018JUL25-BOS-RPT-ADD CASE NUMBER: 18SN0723 APPLICANTS: Barney McLaughlin CHESTERFIELD COUNTY, VIRGINIA BERMUDA DISTRICT AND RECOMMENDATION Board of Supervisors (BOS) Hearing: JULY 25, 2018 BOS Time Remaining: 365 DAYS CLAIRE SHIRLEY (804-399-0500) BARNEY MCLAUGHLIN (804-641-0423) Planning Department Case Manager: 2.2 Acres 1701 Ware Bottom Spring Road DAVID DAMERON (804-768-7592) REQUESTS REQUEST I - Rezoning from Light Industrial (I-1) to Heavy Industrial (I-3) with conditional use planned development to permit exceptions to ordinance requirements relative to development standards. Specifically, exceptions are requested to setbacks, landscaping and screening. REQUEST II - Exception to Section 18-60 of the utility ordinance relative to connection to the public wastewater system Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Conditions, proffered conditions, Textual Statement, conceptual site layout and elevation are located in Attachments 1 - 5. SUMMARY Development of the site for limited Heavy Industrial (I-3) uses is planned. The property is located within the Route 10 Corridor East Area and subject to the development standards of this District. The property is a narrow with a triangular shape, bounded to the north by Ware Bottom Springs Road, Ramblewood Drive to the east, Battery) to the west. A conceptual plan submitted by the applicant identifies development of two (2) 3,100 square foot buildings with outside storage areas associated with the proposed I-3 uses. To accommodate this development, the applicant is requesting exceptions to building and parking setbacks, landscaping, and screening of outside storage areas. The applicant proposes to develop the site utilizing public water and an onsite septic system. An exception to the utility code is requested to the requirement to connect to the public wastewater system. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATION DENIAL PLANNING Motion: Stariha Second: Freye COMMISSION AYES: Jackson, Freye and Stariha NAY: Jones ABSENT: Sloan (REQUEST I -Rezoning with CUPD) DENIAL While the Plan suggests the property is appropriate for moderate to heavy industrial use, the proposal fails to offer appropriate land use transitions and site design to reduce impacts between the heavy industrial and incompatible land uses Exceptions requested minimize quality design standards for architectural and landscaping encouraged by the Plan and Route 10 Corridor East Design standards Planned improvements are too intense given the physical constraints of STAFF the property (REQUEST II -Utilities Exception) PLANNING AND UTILITIES DENIAL No topographic or capacity limitations that would prevent connection to public wastewater system Adversely impacts the extension of public wastewater system to area properties Adversely affects achieving the highest and best land use suggested by the Comprehensive Plan SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to offer appropriate land use transitions and site design to reduce impacts between incompatible land uses Not providing quality design standards for architecture and landscaping encouraged by the Plan and Route 10 Corridor East Design standards PLANNING Planned development too intense given the physical constraints of the property Failure to extend public utility systems to the subject property will adversely affect achieving the highest and best land uses suggested by the Comprehensive Plan No topographic or capacity limitations that would prevent connection to public wastewater system UTILITIES Adversely impacts the extension of public wastewater system to area properties 218SN0723-2018JUL25-BOS-RPT 318SN0723-2018JUL25-BOS-RPT 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. Surrounding Land Uses and Development Ware Bottom Spring Rd Light to Heavy Industrial zoning and land use Old Stage Rd National park Ramblewood Dr 418SN0723-2018JUL25-BOS-RPT PLANNING Staff Contact: David Dameron (804-768-7592) damerond@chesterfield.gov Proposal and Exceptions to Design Standards Heavy Industrial (I-3) zoning is proposed on the subject property, the majority of which is located within the Route 10 Corridor East Design District. Proffered conditions would limit uses to the following: Tiny house and manufactured home manufacturing Trailer manufacturing Stone and cut stone products manufacturing office/shop and storage yard various uses The applicant has provided a conceptual site layout for development of two (2) 3,100 square feet buildings with outside storage (Conceptual Site Layout - Attachment 4). While the property is 2.2 acres, development is constrained due to its narrow, triangular shape. The property is bounded to the north by Ware Bottom Springs Road, Ramblewood Drive to the east, and Seaboard Coastline railroad and National development is requested for exceptions to the following: Setbacks: Along Ramblewood Drive buildings and parking - 90 and 75 feet to 15 feet o Along Ware Bottom Spring Road buildings and parking - 90 and 75 feet to 50 o feet Along Railroad buildings and parking 30 feet to 10 feet o Landscaping: Maintenance of vegetation within Ware Bottom Spring Road setback (existing o vegetation would not be supplemented to meet minimum standards where necessary) Perimeter Landscaping C along Ramblewood Drive o Along Railroad No landscaping other than as propose for screening (below) o Screening: Ordinance requires screening of outside storage areas be screened from view of o pubic rights of way and properties on which outside storage is not permitted by building design, architectural walls or fences (compatible with the principle building) or berms or other landforms. Applicant proposes landscaping to serve as screening for outside storage area: Along Ramblewood Drive and Railroad - single row of 8-foot evergreen trees, spaced 10 feet apart Parking areas adjacent to Railroad single row of 3-foot tall medium shrubs 518SN0723-2018JUL25-BOS-RPT Architecture s proposed building elevations are provided in Attachment 5. These building would comply with the Route 10 Corridor East Design District standards except that the applicant is only agreeing to provide a masonry wall 2.5 foot above the first floor elevation along Ramblewood Drive. The Ordinance requires the masonry 4 feet above the first floor elevation on each façade. To supplement the view, the applicant has offered landscaping along the façade facing Ramblewood Drive. Staff cannot support the reduction in design and architectural standards as proposed. With the proposed exceptions, the proposal fails to provide quality design standards for architecture, landscaping, and screening encouraged by the Plan and Route 10 Corridor East Design standards Comprehensive Plan The property is located at the northwestern edge of the area designated for moderate to heavy industrial land use. The Plan suggests consideration should be given to mitigating the impacts of these more intense/incompatible land uses to provide appropriate transitions. Physical constraints of the property limit the ability to mitigate the impacts of these uses, as evidenced by the numerous exceptions requested to reduce setbacks, landscaping, and relief to screening. The development as proposed could negatively impact the area, especially the National park west of the subject property. Given these considerations, the proposal fails to comply with the recommendations of the Plan. 618SN0723-2018JUL25-BOS-RPT Exception to Mandatory Water and Wastewater Connections Section 18-60 of the County Code requires the use of public systems for properties located within the Mandatory Wastewater Connection Area. An exception to the 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. The Comprehensive Plan suggests area properties are appropriate for moderate to intense manufacturing uses. The Plan encourages development with the use of public utility systems. Given the impact of public wastewater use in achieving development potential consistent with the recommendations of the Plan, the Planning Department does not support the requested exception to the use of public sewer. 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 Dutch Gap Fire Station, Company Number 14 EMS Facility The Dutch Gap Fire Station, Company Number 14 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. PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. 718SN0723-2018JUL25-BOS-RPT Nearby Parks Facilities Dutch Gap Conservation Area Henricus Historical Park Battery Danzler Howlett Line Ware Bottom Church Fort Wead Dodd Park 2 Elementary Schools Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park. Land for this park has not been acquired. The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of pedestrian/bicycle facilities along all routes shown on the tƌğƓ and connections from these routes and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ recommends a route along Old Bermuda Hundred Road, south of this case. Additional Parks Comments The applicant is encouraged to consider a pedestrian/bicycle system within the development, to connect to the surrounding parks. UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No Yes Wastewater No Yes Additional Utility Comments: The property is located in the mandatory water and wastewater connection area for non- residential development per Sections 18-60. B.1.a and 18-60.B.2 of the County Code. This property is currently zoned I-2. 818SN0723-2018JUL25-BOS-RPT Public water is available through a 12-inch waterline along Ware Bottom Spring Road. Any new structure(s) proposed for the site would be required to use the public water system. Public wastewater is not immediately available and would require the construction of an off-site gravity wastewater line of approximately 350 linear feet from an existing private 8-inch gravity wastewater line south east of the subject property which would require crossing of Ramblewood Dr by jack and bore. A conceptual cost estimate to construct an 8-inch gravity wastewater line to the site would be $110,000.00. Any new structure(s) proposed for the site would be required to connect to the public wastewater system. In order to connect to the private gravity sewer, the Utilities Department would need to inspect the line and the applicant would be responsible to correct any deficiencies. The applicant would need to obtain off site easement for dedication of the existing sanitary sewer as public as well as for construction of the new sewer. The applicant has requested an exception to the use of public wastewater. The Utilities Department does not support this request because there is a viable way to serve this site with public wastewater without topographical, capacity, or other underground utility conflict issues. Should an exception be granted, the following conditions should be applied: 1.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. 2.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. 3.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with a single initial use. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. 918SN0723-2018JUL25-BOS-RPT 1018SN0723-2018JUL25-BOS-RPT ENVIRONMENTALENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov Geography The subject property is very flat and generally drains north to the railroad crossing under Ware Bottom Spring Road and along the railroad to Redwater Creek, which drains to the James River via Proctors Creek. The crossing under Ware Bottom Spring Road is inadequate and regularly floods during heavy rain events; therefore, drainage from the site should be diverted away from the crossing to an adequate stormwater conveyance system. The entire property is located within the James River Watershed. Drainage The crossing under Ware Bottom Spring Road is inadequate and regularly floods during heavy rain events; therefore, no runoff from the development of the subject parcel should drain in this direction and should be diverted to an adequate stormwater conveyance system. As a result, the applicant has proposed to divert all drainage to the existing culvert under Ramblewood Drive at the southern corner of the property. This culvert discharges to a manmade stormwater system on the Lehigh Cement property and into an existing stormwater basin on the Rampart Station property. The basin discharges to an unnamed tributary to Johnson Creek. In the lower portion of the Johnson Creek Watershed, there are existing culverts under Enon Church Road which are inadequate and currently cause upstream flooding. Any increased runoff in this watershed upstream of the existing culverts will result in increased flooding along Johnson Creek and its tributaries. Due to existing inadequate culverts under Enon Church Road, any increased runoff from development in this watershed upstream of the existing culverts will result in increased flooding, which will impact private properties and public safety. As a result, the post-development 2, 10 and 100-year stormwater discharge rates shall not exceed the pre-development 2, 10 and 100 year- stormwater discharge rates, respectively. On-site detention/retention to maintain pre- development rates will protect downstream properties and roadways from increased flooding. The applicant has offered Proffered Condition 3 to address this impact. Stormwater Management The development is subject to the Part IIB technical criteria of the Virginia Stormwater Management Program Regulations for water quality and water quantity. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Steven Adams (804-751-4461) adamst@chesterfield.gov This request will have limited impact on these facilities. 1118SN0723-2018JUL25-BOS-RPT CASE HISTORY Applicant Submittals 01/09/18, Application submitted 03/23/18 & 5/14/18 01/04/18, Proffered conditions submitted 03/18/18, 05/07/18, 5/14 and 6/15/18 Planning Commission 03/20/18 Action 04/17/18 Action 05/15/18 Action DEFERRED TO JUNE 6/19/18 Citizen Comments: No citizens spoke to this request. Commission Discussion: Mr. Stariha expressed concern with the amount of proposed development in relation to the size of the property. He questioned the ability to aggregate parcels to better accommodate the development. Mrs. Freye and Mr. Stariha questioned the need for I-3, noting the applicant could consider development exceptions to accommodate the less intense I-1 uses as the property is currently zoned. Mr. Jones indicated concern that without the requested exceptions, the property may not be developable. Recommendation DENIAL Motion: Stariha Second: Freye AYES: Jackson, Freye and Stariha NAY: Jones ABSENT: Sloan The Board of Supervisors on Wednesday, July 25, 2018, beginning at 6:00 p.m., will consider this request. 1218SN0723-2018JUL25-BOS-RPT ATTACHMENT 1 CONDITIONS 1.Any site plan or building permit for the subject parcel shall provide and dedicate public wastewater 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 the site plan approval. (U) 2.In the event the public wastewater system is extended to a point within 200 feet of the property, the public wastewater system shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic wastewater shall be connected to the public wastewater system. (U) 3.The exception to the use of public wastewater shall only apply to this original 2.11 acre parcel/property with a single initial use. Any future lots or additional uses beyond that will require additional exception(s) if still required by code. (U) 1318SN0723-2018JUL25-BOS-RPT ATTACHMENT 2 PROFFERED CONDITIONS (May 14, 2018) The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffer that the property known as Chesterfield County Tax Identification Number 804- 652- if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the Applicant, the proffers shall immediately be null and void and of no further force or effect. 1.Master Plan: prepared by Gradient, dated May 14, 2018 shall be considered the Master Plan. (P) 2.Uses: The uses on the Property shall be limited to the following I-3 uses: a.Tiny homes and manufactured home manufacturing, b.Trailer manufacturing c.Stone and cut stone products manufacturing d.e, shop and storage yard. (P) 3.Post Development Runoff: For portions of the Property that are designated to drain to the Johnson Creek watershed, the post development runoff rate for the 2, 10, and 100 year storms shall not exceed the corresponding pre-development runoff rate from the site. (EE) 1418SN0723-2018JUL25-BOS-RPT ATTACHMENT 3 TEXTUAL STATEMENT (May 14, 2018) 1518SN0723-2018JUL25-BOS-RPT 1618SN0723-2018JUL25-BOS-RPT ATTACHMENT 4 EXHIBIT A, CONCEPTUAL SITE LAYOUT May 14, 2018) ( 1718SN0723-2018JUL25-BOS-RPT ATTACHMENT 5 EXHIBIT B, ELEVATION May 14, 2018) ( 1818SN0723-2018JUL25-BOS-RPT