PUP SP Hotel, LLC Staff Report for Board of Supervisors Public Hearing Amended July 1, 2016

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1 PUP216-4 SP Hotel, LLC Staff Report for Board of Supervisors Public Hearing Amended July 1, 216 This report is prepared by the Henrico County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. I. PUBLIC HEARINGS: Planning Commission: Board of Supervisors: May 12, 216 June 14, 216 July 12, 216 Recommended for approval Deferred at the applicant's request Pending II. IDENTIFICATION AND LOCATIONAL INFORMATION: Request: Existing Zoning: Acreage: Location of Property: Magisterial District: Comprehensive Plan Recommendation: Parcel No: Zoning of Surrounding Property: Provisional use permit to increase maximum building height to allow for a hotel up to six stories in height A-1 Agricultural District* (B-2C Business District (Conditional) proposed with companion case REZ216-12) 7.67 acres South line of W. Broad Street (U.S. Route 25) approximately 2,' west of N. Gayton Road. Three Chopt Traditional Neighborhood Development and Environmental Protection Area; part of the West Broad Street-West Mixed UseNillage Area Parcel North: B-3C Business District (Conditional)* - West Broad Marketplace Shopping Center (under construction) South: UMUC Urban Mixed-Use District (Conditional)* - GreenGate mixed-use development (under construction) East: UMUC Urban Mixed-Use District (Conditional)* - GreenGate mixed-use development (under construction) West: A-1 Agricultural District* *West Broad Street Overlay District PUP216-4 Page 1

2 Ill. SUMMARY OF STAFF REPORT COMMENTS: The property is located on the south line of W. Broad Street approximately 2,' west of N. Gayton Road. The applicant proposes to develop a six-story hotel with 122 rooms, and has submitted a companion request, REZ216-12, to rezone the subject property from A-1 to B-2C to allow for the proposed hotel. Approval of the companion rezoning request is required to consider this application. The applicant is requesting a provisional use permit (PUP) to allow the proposed building, which exceeds the maximum height of 45' in the B-2 District. Buildings up to 11 O' can be approved via special exception at the time of plan of development review; however, the applicant has requested the PUP to ensure the desired building height can be achieved. The 226 Comprehensive Plan recommends Traditional Neighborhood Development (TND) for the subject property and surrounding parcels south of W. Broad Street. Hotels can be a complementary use to the various retail, office, and residential uses planned and under construction in the immediate vicinity. As described in the staff report for REZ216-12, the proposed B-2C zoning and hotel use could therefore be an appropriate use of the subject site; however, at two community meetings and the Planning Commission public hearing, nearby residents expressed concerns regarding the proposed use and requested building height. Staff believes taller buildings can be appropriate in an urbanizing area of the county such as the W. Broad Street corridor. The proposed building would be slightly taller than any building (either existing or planned) west of N. Gayton Road; however, the ultimate height of the proposed hotel, when considering existing and proposed finished grade, would be consistent with other planned developments in the area, including two office buildings within the GreenGate development. For these reasons, staff supports this request subject to the conditions contained in Section IV. The Planning Commission recommended approval of this request at their May 12, 216 meeting. The applicant has requested this item be deferred to July 12, 216. The Board of Supervisors deferred this request at their June meeting. A community meeting was held on June 29th and the applicant presented new elevations that indicate that the hotel height has been reduced reduced to 65 feet in height. New elevations (Exhibit A) have been submitted. IV. LAND USE ANALYSIS AND IMPLICATIONS: The subject property is located on the south line of W. Broad Street west of N. Gayton Road and the proposed GreenGate development. Companion case REZ proposes to rezone the site to B-2C to allow for a six-story hotel with 122 rooms. The B-2 District allows hotels up to 45' in height as a principal use, up to 11 O' in height with the approval of a special exception at the time of plan of development, or up to 2' in height with approval of a provisional use permit. The proposed six-story hotel (approximately 65' in height according to revised Exhibit A) would be under 11 O' in height, meaning the increased building height could be approved in conjunction with the plan of development for the hotel; however, the applicant has requested this provisional use permit to ensure the desired height can be accomplished. PUP216-4 Page 2

3 The applicant, who operates several hotels in the area including the Hilton in Towne Center West to the east, has indicated there is an increased need for hotel rooms in the W. Broad Street corridor to serve both existing and planned developments in the area. As discussed in the staff report for REZ216-12, the proposed use could be appropriate on the property and serve as a complement to other developments in the area. The subject property and properties to the north are designated for mixed-use in the 226 Comprehensive Plan. The subject site is designated Traditional Neighborhood Development (TND) and properties across W. Broad Street are desigr:iated Urban Mixed-Use (UMU). These designations indicate a variety of uses, including multi-story buildings, could be appropriate. Based on these designations, a number of developments have recently been approved in the immediate vicinity, including: GreenGate mixed-use development, zoned UMUC and located immediately to the east and south of the subject site. GreenGate will contain a variety of residential and commercial uses, including two three-story office buildings. West Broad Marketplace, zoned B-3C and located to the north across W. Broad Street, is planned to include predominantly retail uses, including a recently opened Cabela's and planned Wegman's grocery. West Broad Marketplace is situated substantially higher than the subject site, with the finished floor of the Cabela's approximately 5' higher than the existing grade on the subject site. Broad Hill Centre, containing a variety of zoning districts and also located to the north across W. Broad Street just west of the subject site. Broad Hill Centre will contain a variety of office, retail, and residential uses, including several three- and four-story apartment buildings and a five-story medical office building. planned to be slightly shorter (72') than the hotel proposed 1.vith this request. As indicated above, several multi-story buildings have been approved or are under consideration in the surrounding area. This indicates a multi-story building could be appropriate on the subject site. The amount of developable area on the property is limited due to a number of environmental constraints, meaning a taller building would be required to allow for the requested number of hotel rooms. The applicant has indicated the proposed number of hotel rooms makes the development of the subject site viable; however, the site's close proximity to existing and planned residential uses means careful consideration must be given to the potential impact of the proposed hotel. At two community meetings and during the Planning Commission public hearing, residents from the Graham Meadows subdivision to the south indicated concern about the proposed hotel and requested building height. While staff recognizes their concerns regarding the possible impact of the proposed use and potential visibility from homes within Graham Meadows, staff believes the requested use could complement other uses in the area and therefore be consistent with the intent of the 226 Comprehensive Plan. The proposed building would not be significantly taller than other buildings in the vicinity, would allow for an efficient use of a site with a number of environmental challenges, and would be consistent with the proximity to single family dwellings of other buildings of similar height elsewhere in the county. For these reasons, staff believes this request could be appropriate subject to the conditions proposed below. Should companion case REZ be approved and this request be deemed acceptable, staff recommends the permit be subject to the following conditions: 1. This permit shall allow the maximum building height to be extended only for one (1) hotel building and shall not apply to any other structure or use on the property. PUP216-4 Page 3

4 2. The maximum height of the hotel, exclusive of mechanical equipment and elevator shafts, shall be no greater than six stories or 8' 65'. 3. The building height shall be certified by a licensed engineer, and the owner shall provide evidence of such height certification to the Director of Planning prior to the issuance of a Certificate of Occupancy. 4. The development shall adhere to all proffers accepted with rezoning case REZ The applicant shall contact and work with the Community Policing Unit within the Division of Police for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development is drafted to be submitted for review. Prior to occupancy of the hotel, the applicant and the Crime Prevention Unit of the Division of Police shall conduct a security survey of the property. The applicant shall implement mutually agreed upon security recommendations. The Planning Commission recommended approval of this request at their May 12, 216 meeting. The applicant has requested this item be deferred to July 12, 216. The Board of Supervisors deferred this request at their June 14, 216 meeting. A community meeting was held on June 29th and the applicant presented new elevations that indicate that the hotel height has been reduced to 65 feet in height. New elevations (Exhibit A) have been submitted. V. COMPREHENSIVE PLAN ANALYSIS: Future Land Use Plan Recommendation: The 226 Comprehensive Plan recommends Traditional Neighborhood Development (TND) for the site. TND areas are generally intended to have a mix of housing types and small retail uses that serve a local population; however, given the development trends in this area of W. Broad Street, other uses that complement planned and existing commercial uses could be appropriate. The recommended land uses also indicate multi-story buildings could be appropriate, provided adequate protections are incorporated for adjacent developments. The portion of the site located in the special flood hazard area is designated Environmental Protection Area (EPA). Goals, Objectives and Policies: This request is most consistent with the following Goals, Objectives and Policies of the 226 Comprehensive Plan: Land Use & Community Character Objective 8: Encourage diverse mixtures and forms of development to support the economic tax base of the county. Economic Objective 1: Encourage balanced growth that maintains a ratio of nonresidential and residential land uses that supports a tax base ratio of at least sixtyfive percent (65%) residential to thirty-five (35%) commercial. VI. PUBLIC SERVICE AND SITE CONSIDERATIONS: Major Thoroughfare and Transportation: The applicant proposes a 122 room hotel. The following is the approximate trips generated by the proposed development: PUP216-4 Page 4

5 Total Weekday Trips: 1- (5 entering, 5 exiting) AM Peak: 4 entering, 3 exiting PM Peak: 4 entering, 4 exiting Traffic Engineering has no objections to this request. Drainage: All proposed improvements must comply with all applicable Public Works plan of development requirements. The site must comply with applicable stormwater quality and quantity requirements. Traffic Engineering will determine if any right-of-way dedication or road improvements are required. VDOT will determine if any road improvements are required along Rt 25 West Broad Street. Based on information in the County's GIS, there appears to be 1- year floodplain present on the site. It appears there may be an SPA Stream and/or an RPA stream on the property. Based on GIS, Waters of the U.S. and/or hydric soils are present (indicating possible wetlands). Corps of Engineers and DEQ permits may be required. Public Utilities Services: County water is located in W. Broad Street. County sewer is located in an easement on the property. The proposed use will produce flows that may exceed the projected flows based on the 226 Land Use Plan. Therefore, an analysis of the downstream sewer system may be required to determine if upgrades to the sewer are needed. The developer will be required to make any needed improvements. Schools: This request does not involve the addition of any housing thus it does not have any educational impacts. Division of Fire: Based on the conceptual plan there appears to be hose lay and aerial access concerns to the structure. The Division of Fire will address these concerns during the POD process. Division of Police: The applicant is encouraged to contact and work with the Community Policing Unit within the Division of Police for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development is drafted to be submitted for review. Libraries: No comment. Recreation and Parks: No park or recreation facilities, historical, archeological or battlefield impact. Topography and Land Characteristics Adaptability: The property contains severe topography, resource protection area, and special flood hazard area associated with a large stream that runs from the eastern boundary of the site at W. Broad Street to the southwest along the site's southern boundary. These environmental features greatly reduce the amount of developable land on the property, which is concentrated on the site's W. Broad Street frontage. PUP216-4 Page 5

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10 \ \, \ COUNTY OP., GOOCHLAND SUBJECT PROPERTY,_ -- 1 Gayton Station,'.,_,..-: Parcels or Portions thereof identified on this sheet are within the West Broad Street Overlay District and are subject to Special Regulation Zoning Building Height Three Chopt District 5 Feet Ref:

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