C-15-16(c), FLIPPO LAND & TIMBER CO., L.L.C.

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1 Case Planner Claudia Cheely feet north of its intersection with Verdon Road (State Route 684) The applicant has acquired the subject parcel for investment purposes and wants to take advantage of site to use(s) specified by that Code section. The applicant wishes to rezone the property from A-i, supports. After zoning, this property could remain in land use until a change in use occurs. This Current Zoning A-i, Agricultural District Requested Zoning M-3(c), Heavy Industrial District with conditions Acreage 48.9 acres Location East line of Washington Highway (U. S. Route 1) approximately 1 j 00 General Land Use Plan Industrial Major Thoroughfare Plan Access provided from Washington Highway, a Major Arterial w/120 ROW Suburban Service Area Inside Section of the Hanover County Code (aka Strategic Zoning Initiative ), which allows rezoned property to remain in the land use taxation program until such time as there is a change in use of the Agricultural District, to M-3(c), Heavy Industrial District with conditions, so that the property can be actively marketed while still in cultivation, which the County s Economic Development Department Land & Timber, L.L.C., dated September 29, zoning request is speculative and no specific layout is proposed, with the exception of access locations. industrial uses. Access points have been identified on the conceptual plan, and part of that consideration includes interconnection with another parcel the applicant owns to the south. The applicants have provided proffers to address the speculative nature of this proposal, as well as roadway improvements, including provision of the connector road. revised 2016, and the conceptual plan titled, North Doswell, prepared by Flippo The applicants envision that this property will be developed in the future for manufacturing, office or GRINs PC Meeting Date: October 20, 2016 Overview Executive Summary DENIAL as submitted, but APPROVAL subject to revised proffers, dated September 28, 2016, Beaverdam Magisterial District Staff Recommendation Industrial Rezoning Amendment Report C-15-16(c), FLIPPO LAND & TIMBER CO., L.L.C.,

2 2 Pursuant to Section of the Hanover County Code, the owners of the subject property are County s land use taxation program. When the property is developed and the use changes, the from being able to rezone for marketing purposes. This change in the land use taxation code will assist the Economic Development Department, which seeks available zoned property to market to potential due. The roll back tax that was imposed previously with a rezoning action inhibited property owners requesting rezoning so that the property can be actively marketed, while still being enrolled in the property would no longer be eligible for enrollment in the program, and roll back taxes would then be commercial and industrial users seeking a location within the County. the categories of use described in Section Since this request is speculative, specific proposed uses have not been identified; therefore, the applicant has proffered that the future uses of the site will only be uses that fit within the specified categories. For informational purposes, a copy of Section Contributes to compact and contiguous development that maximizes the efficient use of public (a) is attached. Proffer No. 2 allows land use taxation to continue until such time as the land is Prior to taking action on this request, the Board must make a finding that all proposed uses fit within developed for the specified land use categories: Manufacturing, transportation and warehousing, professional, scientific and technical services, hotels and motels, and professional offices. Comprehensive Plan This request achieves the following objectives of the Comprehensive Plan: opportunities for Hanover citizens. Compatibility with Surrounding Area With the exception of existing rural residential development on the west side of Route 1, the area Hanover County. The proposed zoning and proffered uses are similar to surrounding uses and should Contributes to a diverse local economy that provides an expanding tax base and employment Contributes to a viable business/employment center that attracts and retains businesses; facilities; around the subject site is mostly shown on the General Land Use Plan map for Industrial with a couple small commercial nodes. The properties north and south of this parcel are already zoned M-3, with some nearby M-2 parcels and commercial (one B-2 and one B-3) parcels. The industrial sites along the east line of Route 1 are bounded to their east by the railroad lines running northlsouth through The conceptual plan submitted is speculative, so does not include a development layout. However, it does show all the subject properties and the possible points of access. The property fronts on U.S. Conceptual Plan not further impact the surrounding rural residential uses. Route 1 and the plan shows access from that road, including a centralized entrance with an alternate separation between the centerlines of those entrances. An interconnection road is also shown to the access to the south. VDOT indicates that both could be permitted as long as there is 555 feet of Planning Analysis

3 buffer, which will include enhanced landscaping per the proffers. U.S. Route 1 widening strip to allow for future dedication of right-of-way as well as a 25 thoroughfare property to the south for a potential future connection to Verdon Road. In addition, the plan shows a While this request is speculative, the subject property is within the Suburban Service Area, so any future development will initiate all site plan requirements when development plans are submitted, as well as the requirements of all development review agencies, including Public Works, Public Utilities and VDOT. When the Property is to be developed, the site plan(s) will have to address all County, No elevations have been provided. However, proffers have been submitted that will require quality Elevations building materials, architectural details that will improve the appearance of the future structures, and mechanical equipment screening. The Director of Planning will review all elevations during site plan property would trigger the need for a traffic impact analysis (TIA). The applicant has proffered to conduct this study prior to the first site plan approval. Proffer No. 5 establishes when the study must roads evaluated in the TIA fall below LOS D in any phase of development. The Owner shall install all It was agreed among the applicant, its representatives and staff that the potential uses of the subject a phasing plan for the installation of the improvements, and in no case shall the level of service for the be done and that it include a master plan depicting the internal circulation. The study shall also include Transportation to determine whether the structures meet the proffered standards. State and federal requirements. The proffers also set the access points at the locations shown on the conceptual plan, and dedication of Community Meeting The applicant held a community meeting on September 22, The applicant explained the road improvements and traffic control improvements as recommended in the TIA, which shall be designed and constructed to VDOT standards and specifications. right-of-way shall be provided to the County or VDOT along Washington Highway (U.S. Route 1). speculative nature of the proposal and the Strategic Planning Initiative that allows it to be rezoning but specific issues were raised. There were no substantive comments from the reviewing agencies. Since a conceptual plan has not well negatively impact nearby historic resources with noise and vibration damage. It requested an The Historical Commission determined that an M-3 rezoning with unspecified future uses could very Agency Analysis remain in land use until a change in use occurs. Only a few general questions were asked, and no been provided or a user identified, all federal, State and local regulations will be required to be met when plans of development are submitted for site plan review. 3

4 4 cdc/hte Proffers /Conceptual Plan LI 527 Traffic Study LI Citizen Correspondence LI Photographs Il Agency Review Comments ll Application Materials LI Traffic Study as a Major Arterial with 120 of ROW; the correction would be to indicate 60 of right-of-way following: The proffers should be renumbered since a proffer No. 4 is missing. What is currently proffer No. 5.D (should be 4.D) must be updated to include the title, preparer and date of the conceptual plan; and, U.S. Route 1 in accordance with the County s Major Thoroughfare Plan, which shows that road What is currently proffer No. 5.E (should be 4.E) must be corrected to state the future width of from the centerline, instead of 50. I Historical Commission Recommendation 1I Maps (land use, vicinity, zoning, aerial) Staff recommends DENIAL as submitted, but APPROVAL of revised proffers that address the Proffers staff attempted to address this issue by asking that the thoroughfare buffer be enhanced with 50% more opportunity to review the future proposed development at the time of site plan submittals. Since a review at the time of site plan cannot require changes (only at zoning can conditions be crafted), the landscaping that is required. The applicant agreed to provide a proffer in this regard. See Proffer 6.A. Attachments

5 Hanover County, Virginia Land Use Map Legend Agricultural Rural Village Suburban Transitional Suburban General Suburban High Multi-Family Commercial Multi-Use Mixed-Use (LCIHR) Mixed-Use (HCILR) Business-Industrial Industrial Limited Industrial Planned Business Destination Commerce Flood Plain C-I 5-I 6 Flippo Land & Timber, L.L.C. I i- Industrial Land Use GPIN: Beaverdam Magisterial District 1 inch = 1,200 feet July 29, 2016

6 Hanover County, Virginia General Parcel Map Legend Roads Water Trees Private Road Structures Parcels C-I 5-16 Flippo Land & Timber, L.L.C. Rezone A-f to M-3 GPIN: Beaverdam Magisterial District WL 1 inch = 1,200 feet July29, 2016

7 Hanover County, Virginia Zoning Map Legend C-I 5-16 Flippo Land & Timber, L.L.C. GPIN: Beaverdam Magisterial District I inch=i,200feet July29, 2016

8 C-I 5-16 Flippo Land & Timber, L.L.C Aerial r. rr * W*E ri ri ri Feet

9 PROFFERS FOR C45-16(c, FLIPPO LAND & TIMBER. CO., LL.C. Lt - of scieening shall be submitted at the time of site plan ieview C. Any mechanical units on the Property shall be screened, and ifon the roof, screened 3, Architectural Teatnient B The auhitectuial ticatment frn any wall facing a public tight-of-way shall include A. Materials used for buildings on the Property shall be brick, stone, precast B. Professional offices. C, Professional, scientific and technical services; B. Transportation and warehousing; A. Manufacturing; 2. Uses, Only the uses within the categories of uses set forth in Section (a) of the The undersigned, Flippo Land & Timber Co., LLC., owner of the parcel designated OPIN ( the Piopeily ), voluntauly agcees foi itself iespect;vely, and its agents, iepiesentativcs, successors and assigns (collectively the Property Owner ) that, in the event the Property is development and use of the Property shall be subject to the following conditions: Utility Lines. All utility lines, such as electric, telephone, GATV, or other similar lines that now traverse the Property. rezoned from A-i, Agricultural District) to M-3(c), Heavy Industrial District with conditions, the shall be installed undeigiound, except (a) foi majrn tianniission lines, (b) existing lines D. Hotels and motels; and or conditional use permits available pursuant to the Hanover County Zoning Ordinance County Code, Hanover County Code, as may be amended, shall be permitted, which includes the following categories: Nothing herein shall preclude the Owner from applying for any special exception permits provided the use is consistent with those uses listed in Section 22-17,1(a) of the Hanover architectural concrete (including tilt-up panels, split face block, architectural tsep2elmlj 3iAtOVE COUNV! metals, metal and glass curtain wall, metal curtain construction systems, or synthetic stucco oi othu mate;ials deteimined to be of compaiable quality by the Planning Department at the time of site plan review, architectural details, fenestration, or other features that will create architectural Interest and not appear as a blank wall. Wall surfaces of each building (whether front, sides or rear) that a; e visible from any public right-of-way shall lie similar in architectural materials to other walls of the building. immediately adjoining the Pioperty, 01 fiorn adjacent tesidential uses The method by a parapet wall that is an integral component of the building. Screening shall be designed so as to block such units from view by persons on any public streets [neceiyed1

10 shall be mutually reviewed by the Owner, Hanover County, and the Virginia Virginia Department of Transportation (VDOT) regulations. The scope of the TIA Depaffinent of Transportation; however, the Director of Planning shall make the final determination regarding the seeping of the TIA. The TIA shall include trip generation forecasts for project build out. The TIA shall provide recommendations sufficient to maintain a minimum service level D across the road network be submitted to the Hanover County Planning Department for its review and B. fbe TEA shall include a master plan depicting the internal circulation, which shall a Traffic Impact Ana[ysis (TEA) in accordance with County policies and applicable A. Prior to the first site plan approval on the Property, the Owner agrees to undertake shall be responsible for the road improvements as required below. to ensure that traffic operations as a result of the proposed development will be identified in the TIA. appioval The mastci plan shall include piov;sions foi the followmg potential points of ingress and egress: In no ease shall the level of service for the roads evaluated in the TIA fall below LOS D in any phase of development. The Owner agrees to install all recommended road and traffic control improvements as recommended by the ha, The exact and specifications, adjacent parcel(s) to the south) shall be in general conformity with the conceptual B. Dedication of Right-of-Way. The Owner agrees to dedicate 50 feet of right-ofway from the centerline of Washington Highway (U.S. Route I) to the property for future road widening, free of cost to the County, upon request of the County or VDOT. standards set forth in Section of the Hanover County Zoning Ordinance, phasing plan shall be based on projected daily vehicle trips and PM peak hour trips. design and din;ensions of these improvements shall be determined at the time of site plan approval, and they shall be designed and constructed to VOOT standards and the required plantings shall be increased by 50%. A. A thoroughfare buffer shall be. provided and designed in accordance with the 6. Remediation for Nearby Historic Resourcea, To reduce impacts on historic resources in plan titled prepared by on the traffic impact analysis. D, The location of all access points into the Property, including interconnection to C. The TIA shall include a phasing plan for the installation of improvements. The to VDOT standards from the property to U.S. Route I. dated or as recommended and approved during site plan review based the area of this property: 1.. The proposed entrance(s) from U.S. Route 1 shall be designed and improved 5. Transpoitation Improvements. To provide for an adequate roadway system, the Owner

11 above grade [evel (b) produced from concealed sources of light, (c) positioned in such a manner as to minimize the impact of such lighting on adjacent residential property, and (d) reduced to a security level following the close of business conducted on the Property. materials and design of any signs shall be compatible with the proposed materiats and architectural theme of the proposed structures. Sign elevations shall be submitted to the Planning Ditectot foi ieview and appioval 01 disapproval, at his sole discietion, JM101 to final approval of site plan. 7. MonurnentIg. All freestanding signs on the Property shall be monument type, The (a) mounted on standards (poles) not to exceed twenty-five feet (25) in height C. All outside storage on the Property shall be screened from view of the public from B. No overhead doors are permitted to face U.S. Route 1 except when screened from U.S. Route 1. D. Parking lot lighting located within five hundred feet (5OO) of U.S. Route I shall be view of the public from. U.S.. Route 1.

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