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19SN0557 CASE NUMBER: 19SN0557 APPLICANT: Lipscomb Real Estate Holdings, LLC CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIANDISTRICT STAFF’S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Hearing: JUNE 26, 2019 BOS Time Remaining: 365 DAYS Applicant’s Agent: KERRY HUTCHERSON(804-748-3600) Planning Department Case Manager: JANE PETERSON (804-748-1045) 1.2 Acres – 14290 Midlothian Turnpike REQUEST Rezoning from Agricultural (A) to Corporate Office (O-2) plus conditional use planned development to permit exceptions to ordinance requirements relative to building and parking setbacks and landscape standards. 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. SUMMARY Medical offices are planned. With approval of this request,otheruses permitted by right or with restrictions in the Corporate Office (O-2) District wouldalso be permitted. While located within the Emerging Growth Design District and subject to these associated Ordinance development standards, the request property is within the study boundaries of the Midlothian Community Special Area Plan. As such, exceptions to Ordinance requirements for setbacks and landscaping are requested to align with the Midlothian Village Core development standards of the Ordinance. RECOMMENDATION PLANNING APPROVAL COMMISSION APPROVAL Complies with Plan STAFF As conditioned, the proposed use is representative of and compatible with existing and anticipated area development. Providing a FIRST CHOICE community through excellence in public service 2 19SN0557-2019JUN26-BOS-RPT-C Comprehensive Plan (Midlothian AreaCommunity Plan) Classification: SUBURBAN COMMERCIAL The designation suggests the property is appropriate for a suburban, auto-oriented design district to include retail shopping centers, office-service establishments and similar uses. Surrounding Land Uses and Development Norfolk Southern Mini- Railroad storage Winterfield Crossing Motor vehicle wash Commercial/ Retail Old Midlothian Otterdale Turnpike Rd 3 19SN0557-2019JUN26-BOS-RPT-C PLANNING Staff Contact: Jane Peterson(804-748-1045) petersonj@chesterfield.gov Proposal Two office buildings are planned as generally depicted on Exhibit B. Access is proposed from Midlothian Turnpike andthrough an adjacent commercial parcelto the eastconnecting to a signalized intersection at the Winterfield Crossing project entrance. Design and the Comprehensive Plan The property is located within theboundaries of the Emerging Growth Design Districtand subject to theseassociated Ordinancedevelopment standards. The Midlothian Community Special Area Plan is currently under development, with the request property located within the study boundaries. It is anticipated that the Midlothian Special Design Districtstandardsof the Ordinance will coincide with the adopted plan boundaries. In consideration of the potential inclusion of the request property within these Special Design District limits, proffered conditions have been offered to align with the Midlothian Village Core development standards of the Ordinance. These standardsare designed to reinforce the character, identity and pedestrian scale of existing development patterns, and include reduced building and parking setbacks along Midlothian Turnpike, landscaping and lighting, and architectural treatment. Proffered conditions also provide for a sidewalk along the Midlothian Turnpike frontage. While the proposal maintains a freestanding sign area consistent with that permitted in the Emerging Growth Design District, proffered limitations on sign height and design align with Ordinance standards for Village signage. The following chart provides an overview of proffered conditions offered to mitigate the impact of the use on area properties: General Overview RequirementsDetails Master plan Location of Site Proffered Condition 4, Exhibit B Improvements Building elevations Architectural Design Proffered Condition 3, Exhibit A Except signage, compliance with Ordinance requirements for Development Midlothian Village Core Standards Proffered Condition 4 Compliance with Village of Midlothian Technical Manual Lighting and Proffered Condition 5 Landscaping Monument-style, limited to 50 square feet in area and 8 feet in Signageheight Proffered Condition 7 4 19SN0557-2019JUN26-BOS-RPT-C COUNTY TRANSPORTATION Staff Contact: Steve Adams (804) 748-1037 adamsSt@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. This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on the Master Plan and medical dental office trip rates, the development could generate approximately 250 average daily trips (ADT). Thevehicles generated by this property will be distributed along Midlothian Turnpike (Route 60), which had a 2017 traffic count of 34,000 vehicles per day. Section 19.1-231 of the County Code outlines the general requirements to meet the needsof the traffic generated by a proposed development, including acceptable levels of service. The applicant has offered: Access (Proffered Condition 1): Limited to one entrance/exit along Route 60. Road Improvements (Proffered Condition 2): Close and remove the existing Route 60 crossover across from the property. Construction of a sidewalk along the entire property frontage to Route 60. Staff supports the request. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov The proposed site has an existing commercial entrance that is shared with the adjacent property to the west. Future signalization of the intersection of Midlothian Turnpike and Old Otterdale Road to the east would result in the closure of the existing crossover at the entrance location. FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (804-717-6167) 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 The Midlothian Fire Station, Company Number 5 EMS Facility The Forest View Volunteer Rescue Squad 5 19SN0557-2019JUN26-BOS-RPT-C UTILITIES Staff Contact: W.B. Payne III (751-4336) paynew@chesterfield.gov The applicant is proposing rezoning from A to O-2 to develop a medical office building. The subject property is currently not connected to public water and wastewater and is located within mandatory water and wastewater connection areas. There is an existing 24” DI public waterline along Route 60 and located along the southern property line. There is an existing 8” PVC public gravity wastewater line and manhole located at the northeast corner of the property. The applicant has proposed connection to the public water and wastewater systems in their application. All water and wastewater design and construction must comply with the current revision of the Chesterfield County Utilities Department’s Water and Sewer Specifications and Procedures. The Utilities Department supports this case. 6 19SN0557-2019JUN26-BOS-RPT-C 7 19SN0557-2019JUN26-BOS-RPT-C ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The subject property generally drains from south to north and into an existing storm sewer, which discharges to a natural stream that drains under the railroad tracks and ultimately to Michaux Creek. The entire property is located within the James River Watershed. Environmental Features There are no Resource Protection Areas or floodplains on the property. Any areas of wetlands shall not be impacted without approval from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental Quality. Stormwater Management The subject property is included within the on-site west drainage area to the Midlothian Town Center Pond; therefore, the development is grandfathered under the Part IIC technical criteria of the Virginia Stormwater Management Program (VSMP) Regulations for water quality and water quantity until June 30, 2019. Any portions of the project that are not under construction by June 30, 2019, will be subject to the Part IIB technical criteria of the VSMP Regulations for water quality and water quantity. SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov This request will have limited impact on these facilities. 8 19SN0557-2019JUN26-BOS-RPT-C CASE HISTORY Applicant Submittals 9/6/18 Application submitted 4/19/19 Application amended 11/29/18, Proffered conditions and exhibits submitted 1/29/19, 2/7/19, 3/11/19, 3/15/19, 4/3/19, 4/19/19 & 5/13/2019 Community Meeting 1/7/19Issue Discussed: Connectivity of proposed development to adjoining property on the east side Planning Commission 2/19/19 Action – DEFERRED TO APRIL 16, 2019 ON THE COMMISSION’S OWN MOTION WITH THE APPLICANT’S CONSENT. 3/6/19Action – DEFERRED TO MAY 21, 2019 ON THE COMMISSION’S OWN MOTION WITH THE APPLICANT’S CONSENT. 5/21/19 Citizen Comments: No citizens spoke to this request. Recommendation–APPROVAL AND ACCEPTANCE OF THE PROFERRED CONDITIONS IN ATTACHMENTS1 Motion: Jones Second: Freye AYES: Jackson, Freye, Jones, and Stariha Absent: Sloan The Board of Supervisors on Wednesday, June 26, 2019, beginning at 6:00 p.m., will consider this request. 9 19SN0557-2019JUN26-BOS-RPT-C ATTACHMENT 1 PROFFERED CONDITIONS (May 13, 2019) Note: Both the Planning Commission and staff recommend acceptance of the following proferred conditions, as offered by the applicant. 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 under consideration in this case (“the Property”) will be used according to the following proffer(s) 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 owners and Applicant, the proffer shall immediately be null and void and of no further force or effect. 1.Access.Direct vehicular access from the Property to Midlothian Turnpike (Route 60) shall be limited to one (1) entrance/exit, generally located towards the western property line, with the exact location of this access to be approved by the Transportation Department. (T) 2.Road Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department: a. Close and remove the existing Route 60 crossover located across from the Property. b. Construction of a minimum five (5) foot wide VDOT standard sidewalk along the entire Property frontage to Route 60, with modifications approved by the Transportation Department. c.Dedication, free and unrestricted, to and for the benefit of Chesterfield County, of any additional right-of-way (or easements) required for these improvements. (T) 3.Architectural Design. The architectural design of any building constructed on the Property shall generally conform to those elevations made by Douglas Bollinger & Associates, Inc., entitled “LIPSCOMB OFFICE BUILDING,” and attached hereto as EXHIBIT A. (BI and P) 4.Master Plan. The Textual Statement, dated April 18, 2019, together with the conceptual layout plan made by Townes Site Engineering, entitled “PROPOSED IMPROVEMENTS 14290 MIDLOTHIAN TURNPIKE,” and attached hereto as EXHIBIT B, shall be considered the Master Plan. (P) 5.Landscaping and Street Lighting Design. The applicant or developer shall be responsible for providing street lighting and landscaping on the Property that generally conforms to the standards set forth in the Village of Midlothian Technical Manual. (P) 10 19SN0557-2019JUN26-BOS-RPT-C 6.Connection to County Water/Sewer. The applicant or developer shall connect the Property to County water and sewer at time of construction. (U) 7.Signage.Any freestanding sign located on the Property shall be a monument-style sign, with a maximum copy area of fifty (50) square feet and a maximum height of eight (8) feet.(P) 11 19SN0557-2019JUN26-BOS-RPT-C ATTACHMENT 2 TEXTUAL STATEMENT (April 18, 2019) Re: Zoning Application of Lipscomb Real Estate Holdings, LLC to propose rezoning of approximately 1.2 acres identified as Chesterfield County Tax Identification Number 723-709- 8612 (the “Property”) from A to O-2 with a conditional use planned development to allow bulk exceptions to ordinance standards, as provided hereinbelow. 1.Except with respect to signage, development of the Property shall conform to the current Midlothian Village Core Standards of the zoning ordinance and all exceptions to County ordinances as may be necessary for development of the Property to conform to the current Midlothian Village Core Standards (except for signage) are hereby permitted. 12 19SN0557-2019JUN26-BOS-RPT-C ATTACHMENT 3 EXHIBIT A - ELEVATIONS 13 19SN0557-2019JUN26-BOS-RPT-C ATTACHMENT 4 EXHIBIT B – MASTER PLAN 14 19SN0557-2019JUN26-BOS-RPT-C