19SN0628
CASE NUMBER: 19SN0628
APPLICANT: Dean L. Hawkins, LA
CHESTERFIELD COUNTY, VIRGINIA
BERMUDADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 11, 2019
BOSTime Remaining:
365 DAYS
Applicant’s Contacts:
DEAN L HAWKINS (804-748-6519)
Planning Department Case Manager:
14.8Acres–3700 Bermuda Hundred Rd.
TYLER WALTER (804-318-8893)
REQUESTS
REQUEST I – (Rezoning). Rezoning from Agricultural (A) to General Industrial (I-2).
REQUEST II – (Setbacks). Conditional Use Planned Development to permit setback reductions for
parking (to include outside storage areas) and buildings.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Conditions, Proffered conditions, Textual Statement, and exhibits are located in Attachments 1-5.
SUMMARY
Acontractor’s office and storage yard are proposed. With approval of this request, uses permitted
by right or with restrictions in the I-2 district would be permitted. Exceptions to setbacks
buildings, outside storage area, and parking are requested to accommodate improvements on the
site. A 25-foot reduction to the required 75-foot setback from Bermuda Hundred Road is
requested with the provision of enhanced landscaping at 1.5 times the density of Landscape C,
Option 1. Screening of outside storage areas will be provided in accordance with Zoning
Ordinance requirements.
RECOMMENDATION
REQUEST I – (Rezoning) – APPROVAL
PLANNING
COMMISSION REQUEST II – (Setbacks) – DENIAL
REQUEST I – (Rezoning) – APPROVAL
Proposed zoning will provide for industrial land use as suggested by the
Comprehensive Plan
STAFF
Compatible with existing and anticipated area industrial uses
REQUEST II – (Setbacks) – DENIAL
No unique property characteristics to warrant relief to setback requirements.
Providing a FIRST CHOICEcommunity through excellencein public service
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Comprehensive Plan
Classification: INDUSTRIAL
The designation suggests the property is appropriate for moderate to intense manufacturing uses
generally dependent upon the processing of raw materials and which have associated outside
storage areas.
Surrounding Land Uses and Development
Bermuda
Vacant
Hundred Rd.
industrial
Discovery Dr.
property
Allied Rd.
Bermuda
Hundred Rd.
Warehouse
industrial use
Manufacturing
industrial use
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PLANNING
Staff Contact: Tyler Walter (804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
73SN0007 Rezoning from Light Industrial (I-1) to Agricultural (A).
Approved
(02/1973)
Proposal
Rezoning of the property from Agricultural (A) to General Industrial (I-2) is proposed. A
contractor’s office and storage yardis planned. AConditional Use Planned Development(CUPD)
is requested for setback relief for parking, building, and outside storageareasfrom Bermuda
Hundred Road. Development of the site will generally comply with conceptual plan in
Attachment 4. (Condition)
The applicant has offered conditions to address site security and architecturaltreatment for
buildings as identified on Exhibit A, Attachment 5 (Proffered Conditions 1 and 4).
Bermuda Hundred Road Setbacks and Landscaping
The property is located within an Emerging Growth Design District. The Ordinance requires a
75-foot setback for buildings, parking, and outside storage areas from Bermuda Hundred Road,
a major arterial. Within this 75-foot setback, Perimeter Landscape B is required. The applicant is
proposing a setback reduction to 50 feet from Bermuda Hundred Road, with the provision of
enhanced landscaping(Textual Statement)as identified below:
Setback and Landscape Requirements – Bermuda Hundred Road
Item Ordinance (I-2) Proposed (19SN0628)
75’ 50’
Setback
Landscape B Landscape C x1.5
Landscape
The applicant has indicated that a reduction to the setback is necessary because of site clearing
and grading that has occurred from a 2010 site plan approval(10PR0279), and environmental
features on the northeastern portions of the property. Specifically, the applicant has indicated
that the wetland areas and site drainage limit the amount of buildable area on the property.
Upon examining the property, staff believes that of the 14.8 acres on the property, at least nine
(9) acres are buildable for the proposed buildings and storage without encroaching the existing
75-foot setback or environmental features, providing adequate developable opportunity. For
these reasons, staff cannot support the request for a setback reduction, and believes the
existing setback requirements allow for the development of the propertywithout hardship.
Screening of Outside Storage
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Per Ordinance requirements, the views of outside storage areas must be screened from
Bermuda Hundred Road. Screening may be accomplished by building design, berms, or durable
architectural walls or fences of comparable materials to the principal building and designed to
be compatible with the building. The applicant has proffered specific treatment of the fence
proposed for screening (Proffered Condition 5).
Given the surrounding industrially-zoned properties and the recommendations of the
Comprehensive Plan for Industrial land use, staff is supportive of the rezoning request (Request
I). Due to the lack of unique property features, staff is not supportive the setback exception
(Request II).
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. This
request will not limit development to a specific land use; therefore, it is difficult to anticipate
traffic generation. Based onlightindustrialtrip ratesfor 14.8acres, the development could
generate approximately 510average daily trips(ADT). Traffic generated by development of the
property will be initially distributed to Bermuda Hundred Road, which had a 2018 traffic count
of 2,100 vehicles per day (between Enon Church Road and Allied Road).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
the trafficgenerated by a proposed development, including acceptable levels of service. The
applicant has offered todedicate 45 feet of right-of-way, measured fromthe centerline, along
Bermuda Hundred Road property frontage in accordance with the Thoroughfare Plan(Proffered
Condition 6).
FIRE AND EMERGENCY MEDICALSERVICES
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 Enon Station, Company Number 6
EMS Facility The Rivers Bend Fire Station, Company Number 18
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
To date, no comments received on this request.
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ENVIRONMENTAL ENGINEERING
StaffContact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Geography
The subject property generally drains from west to east to anexisting natural channel which
drains under Bermuda Hundred Road and into an unnamed tributary of the James River. The
entire property is located within the James River Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation hasbeen submitted to and confirmed by the
Department of Environmental Engineering – Water Quality Section. There are no RPAs within
the property limits.
There are areas of wetlands on the eastern side of the property. An updated wetland
delineation must be submitted to the Department ofEnvironmental Engineering prior to site
plan approval. Wetlands and/or streams 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 development of the property is subject to the Part IIB technical criteria of the Virginia
Stormwater Management Program Regulations for water quality and water quantity.
PARKS AND RECREATION
Staff Contact: Janit Llewellyn(804-751-4482) llewellynja@chesterfield.gov
Mission
The County supportsa high-quality park system to provide residents and visitors with balanced
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.
Nearby Parks & Facilities
Brown and Williamson Conservation Area
Fort Wead
Sgt James Engle Park
R Garland Dodd park at Point of Rocks
Elizabeth Scott Elementary School
Enon Elementary School
Elizabeth Davis Middle School
Public Facilities Plan
The Public Facilities Plan identifies the need for twocommunity parks in the Rivers Bend Area east
of Interstate 95 and south of Dutch Gap Conservation Area.
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The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments.
Recommendation
Construct the trail along Bermuda Hundred Road in front of the property to Allied Road.
Additional Parks Comments
This project is located nearest the Bikeways and Trails planned along Bermuda Hundred Road and
Allied Road. This location is near Discovery Drive which provides access to the Brown and
Williamson Conservation Area. The Brown & Williamson Conservation Area was the first public
park in Virginia to be protected with a conservation easement.
UTILITIES
Staff Contact: Matthew Rembold (804-706-7616) remboldm@chesterfield.gov
Existing Water and Wastewater Systems
Connection
Size of Closest
Currently ServicedRequired by County
Utility Type
Existing Lines
Code
Water No20” Yes
Wastewater No10” Yes
Additional Utility Comments:
The property is located within the mandatory water and wastewater connection areas for new
non-residential structures and the applicant has proffered the use of these systems to serve the
development. Both water and wastewater systems are available for connection at the property
line.
Wastewater capacity available to this property is subject to a capacity agreementbetween the
adjacent property owners and Chesterfield County. The applicant’s engineer has indicated
through correspondence with the Utilities Department demands of approximately 2,000 gpd
which fits within the 5,000 gpd capacity we estimate being available to servethe property.
Demands for thisproperty will beevaluated at the time of site plan against the capacity
agreement and any increases or transfers of capacity would be the responsibility of the developer.
The Utilities Department supports this case.
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CASE HISTORY
Applicant Submittals
06/10 and Application submitted
11/01/2019
07/09, Proffered conditionsand textual statement submitted
09/03,
11/01 and
11/06/2019
Planning Commission
11/19/2019 Citizen Comments:
No citizens commented on this request.
Commission Discussion:
Mr. Sloan noted the rezoning to General Industrial (I-2) was appropriate. After
visiting the property, he agreed with staff that there were no unique site
characteristics that would warrant a relief to setbacks.
Recommendation – APPROVAL OF REQUEST I (REZONING) AND ACCEPTANCE
OF TO THE PROFFERED CONDITIONS IN ATTACHMENT 2. DENIAL OF REQUEST
II (CUPD).
Motion: Sloan Second: Stariha
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, December 11, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
Note: Both the Planning Commission and Staff recommend that the following conditions not be
accepted relative to Request II (Setbacks).
1.Master Plan. The Textual Statement dated November 1, 2019 shall be considered the
Master Plan. (P)
2.Conceptual Plan. Development of the property shall generally conform to the
Conceptual Plan prepared by Dean E. Hawkins, ASLA, dated July8, 2019 and titled
“Preliminary Site Masterplan”. (P)
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ATTACHMENT 2
PROFFERED CONDITIONS
November 6,2019
Note: The following conditions are recommended by both the Planning Commission and Staff.
1.Security and Access Control.The security of the site shall be provided to discourage
trespassing by the installation of the following:
a.A minimum six (6) foot high chain link fence installed along the property
boundaryand/ or at the limits of theparking and storage areas located internally
on the site, exclusive of the property frontage along Bermuda Hundred Road,
and
b.Gate(s) of sufficient width shall be provided within this security fencing for
access to the public right-of way, easement areas, utilities, etc., asmay be
required by the approved site plan. (P)
2.Dedication. Prior to any site plan approval, forty -five feet of right-of-way on the
(45)
north side of Bermuda Hundred Road, measured from the centerline of that part of
Bermuda Hundred Road immediately adjacent to the Property, shall be dedicated free
and unrestricted, to and for the benefit of Chesterfield County. (T)
3.Connection to Public Water and Sewer. The Chesterfield County public water and
wastewater systems shall be used for domestic service requirements. It is anticipated
that the development will draw about 2,000 gallons per day (gpd) from the public water
system, which is less than the 5,000 gpd allocated for this site by the Utilities
Department for treatment by the public wastewater system. (U)
4.Architectural Design. The exteriors of the buildings proposed for this site will be
constructed as generally depicted on the elevations prepared by Dean E. Hawkins, ASLA
dated July 8, 2019, and titled “A &A Express Transport”.(P and BI)
Outside storage shall be screened by a solid fence of
5.Screening of Outside Storage.
comparable materials to the principal building in accordance with Zoning Ordinance
requirements. Such fence shall be constructed of metal with brick pillars. Where visible
from public rights of way, such brick pillars shall have a maximum separation of thirty-
two (32) feet. (P)
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ATTACHMENT 3
TEXTUAL STATEMENT
November1, 2019
Setbacks – Bermuda Hundred Road. A minimum setback of fifty (50) feet shall be required for
building, parking and outside storage areasfromthe ultimate right of way ofBermuda Hundred
Road. Within this setback, landscaping shall comply with Ordinance requirements for 1.5 times
Perimeter Landscape C, Option 1.
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ATTACHMENT 4
MASTER PLAN
July 8, 2019
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ATTACHMENT 5
SITE ELEVATIONS
May 15, 2019
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