19SN0609
CASE NUMBER: 19SN0609
APPLICANT: Andrew Perry Taylor II
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
AUGUST 28, 2019
BOSTime Remaining:
365DAYS
Applicant Contact:
ANDREW TAYLOR II(804-690-7684)
Planning Department Case Manager:
10.2Acres –21110 Hull Street Road
TYLER WALTER (804-318-8893)
Hidden Wit
REQUEST
Conditional use to permit craft brewery in an Agricultural (A) districtplus Conditional Use Planned
Development to permit driveway width and treatment exceptions.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Conditions are located inAttachment 1.
SUMMARY
Acraft brewery(Hidden Wit) is proposed, with accessory restaurant and outdoor special event
space. Accommodation of growing areas for hops and vegetables is also planned. A craft brewery
is first permitted in a Neighborhood Business (C-2) District as a restricted use, necessitating
conditional use approval in an Agricultural (A) District. Conditional use planned development is
requested to permit exceptions to Ordinance requirements relative to driveway width and use of
gravel driveways and parking.
RECOMMENDATION
APPROVAL
PLANNING
COMMISSION
APPROVAL
Provides for a unique destination use in rural setting which, as
STAFF
conditioned, would be designed and operated to minimize area impacts.
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: RURAL RESIDENTIAL/AGRICULTURAL
The designation suggests the property is appropriate for single family dwellings located either on a
minimum of 5 acres, 1 acre (family division), or less than 5 acres (if created before the 5 acre
requirement); and farming uses.
Surrounding Land Uses and Development
Hull Street
Road
Rural residential
agricultural uses
Rural residential
agricultural uses
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PLANNING
Staff Contact: Tyler Walter (804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
•Conditional Use Planned Development to permit a 199-
footcommunications tower, monopole design
00SN0223
Approved
Enclosed within a minimum six (6) foot high fence, designed to mitigate
(6/2000)
trespassing around the tower
• 100-foot buffer maintained around the tower site
Proposal
A craft brewery containing a maximum of 7,660 gross square feetinclusive of anaccessory
restaurant, andoutdoor event space is proposed(Attachment 2). The Ordinance permits craft
breweries in Agricultural Districts subject to a conditional use. With approval of this request, uses
permitted by right or with restrictions in an Agricultural (A) District would be retained, with growing
areas proposed for hops and vegetables.
Driveway access would be provided from Hull Street Road. The Ordinance requires a minimum
driveway width of 24 feet to accommodate two-way travel. A four (4) foot exception is requested
to permit a 20-foot wide driveway. The Fire Department has indicated this width is acceptable to
accommodate ingress and egress by emergency services.In addition, an exception to the paved
surface treatment for the driveway and most parking areas would permit the use of gravel
(Attachment 2). Given the length of driveway to serve the development, as well as an interest in
maintaining a rural development character, staff is supportive of this gravel treatment.
Comprehensive Plan
The Comprehensive Plan suggests the property is appropriate for single family dwellings on larger
acreage parcels and farming uses. Guidelines of the Plan also promote agricultural-related non-
residential activities in these areas, provided suchuses can be designed and operated to minimize
impacts on existing and future area development. While not an agricultural operation, the
proposed craft brewery will have growing areas that complements the use andprovides a unique,
destination-oriented opportunity for patrons to experience a rural community in an agricultural
setting. As proposed, staff is supportive of this request.
The chart on the following page provides an overview of conditions recommended by staffto assist
in mitigating the impact of the use on area properties:
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General Overview
RequirementsDetails
Craft brewery primarily for on-site consumption or sale
Maximum yearly production of 10,000 barrels, each barrel
Uses
containing not more than 31gallons
Maximum 10 people engaged in production process
Condition 1
General locations and sizes ofbuilding and parkingareas and
event space
Conceptual Plan
Provisions for growing areas to include at the site entrance;
additional growing areas encouraged
Condition 2
Proposed building shall be in comparable qualityto the exterior
Elevation
elevations in Attachment 4
Condition 3
Twenty-five (25) foot buffer around the property.
Buffers
Condition 4
One sign, maximum of fifty (50) square feet in area and fifteen (15) in
Signs
height; monument style design.
Condition 5
No outdoor public address system permitted.
Public Address
Condition 6
Open seven (7) days per week
Monday to Saturday - 12:00 noon to 11:00 p.m.
Hours of Operation
Sunday - 1:00 p.m. to 6:00 p.m.
Condition 7
Gravel surface treatment as identified on the Conceptual Plan.
Parking and Drives
Condition 8
No more than six (6) ticketed special events per calendar year.
Special Events
Condition 9
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Steve Adams (804-48-1037)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. The applicant
is requesting a conditional use to permit a craft brewery. Trip generation rates for the proposed
use are not available. Traffic generated by the usewould be distributed along Hull Street Road
(Route 360), which had a 2017 traffic count of 18,000 vehicles per day.
Section 19.1-231 of the County Code outlines the general requirements to meet theneedsof the
traffic generated by a proposed development, including acceptable levels of service. The
applicant has offered:
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Dedication (Condition 9):
100 foot right-of-way dedication along the Property’s frontage to Route 360.
Access (Condition 10):
Limited to one entrance/exit along Route 360. (Because the Property does not align with an
existing crossover along Route 360, vehicles will be limited to right-in and right-out access.)
Provide an access easement to ensure shared use of access with adjacent properties.
Road Improvements (Condition 11):
Construction of a separate right turn lane at the approved access.
Staff supports this request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Willie Gordon(804-674-2907) willie.gordon@vdot.virginia.gov
The applicant is requesting arezoning for a condition use to permit a Farm Brewery on site, to
allow for a new building and a parking lot to be constructed on the existing property located on
Hull Street Road (US Route 360), a high speed (60 MPH posted speed limit) rural divided arterial
highway. The proposed building and parking will consist of a manufacturing operation of beer
to be "tasted" on-site, garden and farm products to be grown and used in the process, a kitchen
operation and a space available for events, small parties, etc. The site will require a paved
commercial entrance that will be subject to VDOT Access Management policy and minimum
spacing standards. The location of the proposed access will require a right-in, right-out restricted
entrance due to the median along Hull Street Road. VDOT will require a right turn lane with a
minimum 200 feet long taper and 200 feet long storage, with a traffic analysis required to
determine the appropriate deceleration length of the turn lane. VDOT will review and comment
on the commercial entrance and right turn lane design during the site plan review process.
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.
The proposed 20-foot-wide apparatus access road will meet the requirements of the Fire
Department.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Clover Hill Fire Station, Company Number 7
EMS Facility The Clover Hill Fire Station, Company Number 7
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The southern half of the subject property drains from west to east to a storm sewer system along
Hull Street Road, which discharges to an unnamed tributary to the Appomattox River. The
northern half of the property generally drains from south to north to Goode Creek, which is a
tributary of the Appomattox River. The entire property is located within the Appomattox River
Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) must be submitted to the Department of
Environmental Engineering – Water Quality Section prior to the submittal of any site plans. Any
areas wetlands shall not be impacted without prior approval from the US Army Corps of
Engineers and/or the Virginia Department of Environmental Quality.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program (VSMP) Regulations for water quality and water
quantity. Growing areas that are included in the conditional use permit must be included within
the limits of the site plan and will be subject to all state stormwater regulations for new
development.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The subject property is located outside the mandatory connection areas for public water and
wastewater for new non-residential development. No impact is anticipated to our facilities.
The Utilities Department supports this case.
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
03/13/2019 Application submitted
Community Meeting
06/10/2019 Issues Discussed:
History of the brewery and business plan
Beer production
Parking details
Tree and natural preservation
Partnerships with the Magnolia Green community and Virginia State
University
Economic impact of the brewery on the county
Pet friendliness
Anticipated groundbreaking and opening of the brewery
Planning Commission
07/16/2019 Citizen Comments:
No citizens spoke to this request.
Mr. Stariha noted a community meeting was held, no citizen concerns were
expressed, and that this case represented an excellent project.
Recommendation –APPROVAL SUBJECT TO THE CONDITIONS IN
ATTACHMENT 1
Motion: Stariha Second: Freye
AYES: Jackson, Freye, Sloan and Stariha
ABSENT: Jones
The Board of Supervisors on Wednesday, August 28, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
Note: The following conditions are recommended by the Planning Commission and staff.
1.Use. This Conditional Use shall be limited to the operation of a craft brewery and shall be
subject to the following restrictions
a.Use produces primarily for on-site consumption or sale.
b.Yearly, use produces a maximum of 10,000 barrels, each holding no more than
thirty-one (31) gallons of beer or other malt liquors.
c.Maximum of ten (10)persons are engaged in the production of beer or malt
liquors.(P)
2.Conceptual Plan. Development of the property shall generally conform to the Conceptual
Plan prepared by Koontz Bryant Johnson Williams, dated May 15, 2019, and titled “Hidden
Wit Brewery Conceptual Site Layout”, with respect to building and parking locations and
sizes, outdoor event space, treatment of parking and driveways and growing areas to
include at the site entrance. Approval of this Plan is not intended to limit other growing
areas, which are encouraged on the Property. (P)
3.Elevations.The proposed building shall be in general conformance, or of comparable
quality,to the exterior elevations depicted in Attachment4, dated April 15, 2019, and
produced by Titan Construction. (P)
4.Buffers. A twenty-five(25) foot buffer shall be maintained along the perimeter of the
Property. This buffer shall comply with the requirements of the Ordinance for 25-foot
buffers. (P)
5.Signs. One sign, a maximum offifty(50) square feet in area and fifteen (15) feet in height
shall be permitted to identify this use. Such sign shall have a monument design and shall
be limited to external illumination. (P)
6.Public Address. Use of an outside public address system shall not be permitted.(P)
7.Hours/Days of Operation. The days and hours that the operation shall be open to the
public shall be as follows:
a.Monday through Saturday, from 12:00 noon to 11:00 p.m.
b.Sunday, from 1:00 p.m. to 6:00 p.m. (P)
8.Parking and Drives.
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a.Surface treatment for parking and drives (gravel v. pavement) shall be as identified
on the Concept Plan.
b.Main drive serving development shall have a minimum width of twenty (20) feet.
(P)
9.Special Events. The maximum number of ticketed special events shall not exceed six (6)
events per calendar year. (P)
10.Dedication.Prior to any site plan approval, one hundred (100) feet of right of way on the
north side of Hull Street Road (Route 360), measured from the centerline of that part of
Route 360 immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
11.Access. Direct vehicular access from the property to Route 360 shall be limited to one (1)
entrance/exit. The Transportation Department shall approve the exact location of this
access. Prior to any site plan approval, an access easement, acceptable to the
Transportation Department, shall be recorded across the property to ensure shared use
of this access with adjacent properties. (T)
12.Road Improvements. Prior to issuance of an occupancy permit, the owner/developer shall
construct additional pavement along the westbound lanes of Route 360 at the approved
access to provide for a separate right turn lane and dedicate to and for the benefit of
Chesterfield County, free and unrestricted, any additional right-of-way (or easements)
required for the improvement identified above. (T)
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ATTACHMENT 2
CONCEPTUAL PLAN
May 15, 2019
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ATTACHMENT 3
SITE RENDERING
May 1, 2019
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ATTACHMENT 4
BUILDING ELEVATIONS
April 15, 2019
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