19SN0614
CASE NUMBER: 19SN0614
APPLICANT: Chesterfield County Board of Supervisors
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
STAF
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
AUGUST 28, 2019
BOSTime Remaining:
365 DAYS
Contact:
DARLENE LATHROP (804-748-1395)
16.6 Acres 4216 Beulah Road
Planning Department Case Manager:
Government Office Former Beulah Elementary
DARLA ORR (804-717-6533)
REQUEST
Conditional Use to permit government office use in a Residential (R-7) District plus Conditional
Use Planned Development to permit an electronic message center (EMC) and ordinance
exceptions relative to numbers of parking spaces, lighting height, and setbacks and buffers for
existing parking.
Notes:
A.Conditions may be imposed.
B.Conditions and exhibits are located in Attachments 1 and 2.
SUMMARY
Parks and Recreational Department offices are planned within the former Beulah Elementary
School building. Other government offices would also be permitted. Portions of the building and
grounds will continue to be used for public park use (indoor and outdoor recreational programs)
and upgraded to accommodate additional park programs. Public parks are permitted by-right in a
Residential (R-7) District. Approval of a conditional use is required to permit government office
use in a Residential (R-7) District. Exceptions to ordinance standards are requested. Specifically,
an exception to the required number of parking spaces is proposed; exceptions to setbacks and
buffers are requested adjacent to properties zoned residentially and agriculturally to permit
existing parking to remain; and, a height exception is requested as new lighting is planned for the
existing outdoor recreational/field area.
Approval of Conditional Use Planned Development is proposed to permit an EMC component into
the free-standing identification sign for the Park offices. The proposed EMC would comply with
the ordinance requirements and the current EMC policy, except for spacing/visibility from
residential areas.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING RECOMMEND APPROVAL
COMMISSION
(7/16/19)
PLANNING APPROVAL
Supports colocation of county facilities, as suggested by the tǒĬƌźĭ CğĭźƌźƷźĻƭ
tƌğƓ
STAFF
Allows continued use of former county school building, site and outdoor
recreational use areas
EMC to comply with ordinance and policy, except for distance from residential
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Comprehensive Plan
Classification: CONSERVATION AND RECREATION
The designation is given to federal, state and county parklands for the purpose of promoting its natural
function, character or historical significance.
Surrounding Land Uses and Development
Single family uses
Ravensdale
Subdivision
Brookshire
Dr.
Hopkins Rd.
Beulah Rd.
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Proposal
Renovation of the former Beulah Elementary School building and site is planned for Parks and
Recreation offices. With approval, other government offices would be permitted. Continued
use of the building and site for indoor and outdoor recreational uses is planned. (Conceptual
Site Plan, Attachment 2)
Government offices require approval of a Conditional Use in a Residential (R-7) District. The
indoor and outdoor recreational (public park) uses are permitted within the District, subject to
compliance with Ordinance standards for development, including, although not exclusively,
parking, setbacks, buffers and heights. With this request, the applicant seeks exceptions
through approval of a Conditional Use Planned Development to accommodate the
development (Condition 1). These exceptions are outlined below.
Parking 84 space exception to required 314 spaces (230 spaces will be provided)
Setbacks and buffer Reduction in setback and buffer for existing parking to be retained
which is 3 feet from the property line. A fence and/or supplemental columnar
landscape material within the 3-foot setback will be provided, as determined
appropriate at the time of plans review (Condition 1). This exception accommodates
areas where pavement exists currently (shown below). Any new parking areas will meet
ordinance standards for setbacks and buffers.
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Height Increase in height to 80 feet for light poles for the redeveloped outdoor
recreational area/athletic field (Condition 1). The existing field is not currently lighted.
The applicant has provided that the height of the requested lighting would allow the
best control of light for the athletic field as the higher light pole and LED lighting sources
allows for more down light and less spill and glare. In addition, the initial lighting study
completed by MUSCO (Parks lighting system vendor) shows that the project can meet
maximum light levels at the property line as required by the Zoning Ordinance.
Additional Setback and Buffer for Outdoor Recreational Area and Athletic Field
The existing property lines are wooded along west and north and would not change with
redevelopment. To provide additional mitigation of the recreational area, with re-development,
a 50-foot setback which would include a 30-foot buffer is offered. (Condition 2)
Computer Controlled Variable Message Electronic Sign (EMC)
The ordinance permits an EMC, with approval of a conditional use planned development, as a
changeable copy sign to be incorporated into a freestanding sign. The applicant requests
conditional use planned development approval to incorporate an EMC into a freestanding sign
which would be permitted to identify the Park offices. The sign would comply with all other
ordinance standards (size and location) and incorporate the EMC component as permitted for
changeable copy.
request would comply with all provisions of the EMC Policy except that the project is located
within 300 feet of a Residential District and would be visible from such properties.
The current EMC Policy includes additional measures intended to reduce visual impacts of such
signs. The following chart provides an overview of the conditions acceptable to the applicant to
mitigate the impact of the sign on area properties:
Electronic Message Center (EMC) Component Overview
Requirements Details
3 lines; cannot move but may fade
Copy Lines
/ƚƓķźƷźƚƓ Ќ͵ğ͵
5 minutes*
Frequency of Message Change
/ƚƓķźƷźƚƓ Ќ͵Ĭ͵
Sequential, Flashing or Travelling Prohibited
Messages, Bijou Lighting & Animation /ƚƓķźƷźƚƓƭ Ќ͵ĭ͵Ͳ ķ͵ ğƓķ Ļ͵
Not exceed 0.3-foot candles above ambient light
as measured at a distance of 50 feet
Brightness
Require a photocell to adjust sign brightness,
based on ambient light conditions
/ƚƓķźƷźƚƓ Ќ͵Ņ͵
*Pending ordinance would permit EMCs with message changes in 5 minute intervals.
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Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓͲ a component of the Comprehensive Plan, identifies needs for
government offices and public parks areas. The tƌğƓ suggests the County should continue
shared use agreements with schools for public park use of existing athletic fields and
recreational areas. In this case, the former Beulah Elementary School building and property
indoor and outdoor recreational activities.
This proposal continues to support colocation of county facilities by combining Park offices with
existing park use.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamst@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and recommendations are
detailed in the chart below:
Potential Site Plan Recommendations
Right of Way Recordation
.
Vehicular Access Control
Consolidate/reduce number of accesses along Beulah Road.
Road Improvements
encompassed by bikeway facility depending on final site plan layout).
Bikeway/Trail accommodation that correspond with the Bikeways and Trails Plan along
Hopkins Road.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
The existing school building (with some renovations) will be used for government office use for
Parks and Recreation offices. The site would also include public neighborhood park use with
indoor and outdoor recreational use planned. Since this would be a change in use for the site,
VDOT will require the applicant to provide a trip generation calculation for the proposed use to
determine if the site will be subject to VDOT Access Management policy.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Geography
The majority of the subject property drains from west to east to an existing storm sewer system in
the Ravensdale subdivision. Approximately one acre in the western corner of the property drains
northwest towards Hopkins Road. The property is primarily located within the Falling Creek
Watershed. Approximately one acre in the western corner of the property is located within the
Kingsland Creek Watershed.
Stormwater Management
Any redevelopment of the subject property will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for water quality and water quantity.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
PARKS AND RECREATION
Staff Contact: Janit Llewellyn (804-751-4482) llewellynja@chesterfield.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
This request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
04/24/2019 Application submitted
Community Meeting
06/26/2019 Discussion:
Path at northeast corner of site needs to be improved; 8 feet wide with
mixed discussions on paved or stone base
Stormwater run-off from additional development
Will site be used for voting precinct
Traffic flow in area
Sidewalks between site and adjacent residential areas
Planning Commission Meeting
7/16/19 Citizen Comments:
No one spoke to this request
Commission Discussion:
Mr. Jackson noted, as identified by staff, parking will increase from the
existing 78 spaces to 230 spaces which will be used by 35 staff and visitors
to the indoor and outdoor recreational facilities.
Recommendation APPROVAL SUBJECT TO THE CONDITIONS IN
ATTACHMENT 1
Motion: Jackson Second: Stariha
AYES: Jackson, Freye, Sloan, Stariha ABSENT: Jones
The Board of Supervisors on Wednesday, August 28, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
CONDITIONS
Note:
Both the Planning Commission and staff recommend imposition of the following conditions.
1.With the approval of this request, exceptions shall be granted to permit the following:
A.230 parking spaces shall be provided.
B. Existing parking shall be permitted to be setback a minimum of three (3) feet from
property boundaries and no additional buffer shall be required. Within this setback,
a fence and/or columnar landscaping shall be provided to provide visual separation,
as determined appropriate by Planning at the time of plans review.
C.Lighting for athletic fields shall be permitted at a maximum height of 80 feet
provided a LED light source is utilized and such lighting otherwise complies with
Zoning Ordinance standards for lighting. (P)
2.A 50 foot setback, inclusive of a 30 foot buffer, shall be provided in compliance with
Zoning Ordinance requirements around the perimeter of the athletic field/recreational
area. (P)
3.The EMC sign shall be located in accordance with Zoning Ordinance requirements and
shall conform to the following standards:
a. Copy shall be limited to 3 lines and shall not move but may fade;
b. The message or display shall be programmed to change no more than once every
5 minutes;
c. Sequential messaging shall be prohibited;
d. Flashing and traveling messages shall be prohibited;
e. Bijou lighting and animation effects shall be prohibited; and,
f. Brightness shall be limited so as not to exceed 0.3-foot candles above ambient
light as measured using a foot candle meter at a distance of 50 feet. The
computer-controlled, variable message, electronic sign shall have a photocell
that automatically adjusts the brightness according to ambient light conditions.
(P)
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ATTACHMENT 2
CONCEPTUAL SITE PLAN
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