REZ Luis Cabral Staff Report for Board of Supervisors Public Hearing Prepared January 11, 2018

Transcription

1 REZ Luis Cabral Staff Report for Board of Supervisors Public Hearing Prepared January 11, 2018 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. t may also be useful to others interested in this zoning matter.. PUBLC HEARNGS: Planning Commission: December 7, 2017 Recommended for approval Board of Supervisors: January 23, 2018 Pending. DENTFCATON AND LOCATONAL NFORMATON: Requested Zoning: Existing Zoning: Acreage: Proposed Use: Location of Property: Magisterial District: 2026 Comprehensive Plan Recommendation: B-2C Business District (Conditional) 0-2 Office District.998 acres Restaurant with drive-thru (Dunkin' Donuts) Southeast intersection of Staples Mill Road (U.S. Route 33) and E. Parham Road Brookland Commercial Concentration Parcel No: Parcel Zoning of Surrounding Properties: North: South: East: West: B-2C Business District (Conditional) 0-2 Office District M-1 Light ndustrial District B-2C Business District (Conditional) REZ Page 1

2 ll. SUMMARY OF STAFF REPORT COMMENTS: This request is to conditionally rezone.998 acres from 0-2 Office District to B-2C Business District (Conditional) to allow redevelopment of an existing bank into a restaurant with drive-thru service (Dunkin' Donuts). The site is located at the southeast intersection of Staples Mill Road (U.S. Route 33) and E. Parham Road and is designated Commercial Concentration on the 2026 Comprehensive Plan. Surrounding uses located at this intersection include restaurants, small retail, and office. The requested zoning would be in keeping with the uses in the surrounding area and would be consistent with the recommendations of the Comprehensive Plan. The applicant has provided a conceptual plan and proffers consistent with recently approved rezoning requests in the area. For these reasons, staff supports this request. The Planning Commission recommended approval of this request at their December 7, 2017 public hearing. V. LAND USE ANALYSS AND MPLCATONS: The subject parcel is zoned 0-2 and was developed in the early 1970's as bank. n 2008, the building was completely renovated for the current bank user, BB&T. At this intersection, the subject site is surrounded by commercial uses including restaurants, retail, and office. To the north and east are two fast food restaurants with drive-thru windows zoned B-2C and M-1. To the west, across Staples Mill Road, property zoned B-2C consists of a pharmacy, insurance agent, salon, and massage therapy. Adjacent property to the south consists of another bank use and is zoned 0-2. The applicant proposes to renovate the existing bank building for a new restaurant with drive-thru services (Dunkin' Donuts). No major exterior changes are proposed for the approximately 3,000 square foot brick building except for the removal of the drive-thru overhang. Restaurants with a drive-thru are first permitted in the B-2 district. The 2026 Comprehensive Plan recommends Commercial Concentration for the subject site. The proposed request would be consistent with this land use designation and surrounding commercial uses. The proposed change of use from a bank to a drive-thru restaurant would require an increase in required parking. Currently, 23 parking spaces are provided for the bank use. The proposed restaurant would require 30 parking spaces. Staff notes, the required vehicular queue length for a drive thru restaurant and a drive thru bank are the same distance of 250'. The applicant has proffered a conceptual plan to show how site improvements would be made to accommodate the increased number of parking spaces for the proposed restaurant. n addition, the applicant is committing to landscaped buffers along E. Parham and Staples Mill Roads. An 18' wide buffer would be provided along E. Parham Road and a 25' buffer along Staples Mill Road. Both buffers would be planted to meet the Transitional Buffer 25 standard. The proposed landscaped buffers would be in keeping with approved requests at this highly travelled intersection including Burger King (C-18C-90), Panera Bread Retail Strip (C-62C-06), and Rite Aid Pharmacy and Parham Green Shopping Center (C-82C-96). Other proffers submitted with this request provide a number of quality assurances and include commitments regarding building materials and height limits, parking lot lighting standards, screening of dumpsters and HVAC equipment, and outside speakers. REZ Page 2

3 The requested zoning and proffered conditions would be in keeping with recent commercial developments in the area and would be consistent with the Commercial Concentration designation of the Comprehensive Plan. For these reasons, staff supports this request. The Planning Commission recommended approval of this request at their December 7, 2017 public hearing. V. COMPREHENSVE PLAN ANALYSS: 2026 Comprehensive Plan Recommendation: The 2026 Comprehensive Plan recommends Commercial Concentration for the subject site, which is consistent with this request for a restaurant with drive-thru window. Goals, Objectives, and Policies: This request is consistent with the following Goals, Objectives and Policies of the 2026 Comprehensive Plan: General Development Policy 6: Encourage compatible infill, redevelopment and development in proximity to existing development and services when appropriate to avoid "leap frog" growth patterns which may result in higher service costs. nfrastructure/service Provision & Growth Coordination Objective 6: Encourage the sensitive infill development of vacant or underutilized parcels in more developed areas of the county to more efficiently utilize existing public facilities. Land Use and Community Character Objective 8: Encourage diverse mixtures and forms of development to support the economic tax base of the county. Land Use and Community Character Objective 11 : dentify Planning & Economic Focus Areas of the county that offer unique economic opportunities, including areas for new development and opportunities for redevelopment or reinvestment. V. PUBLC SERVCE AND STE CONSDERATONS: Major Thoroughfare and Transportation: The following is the approximate number of new trips expected by this development: Total Weekday Trips= 1200 (600 in, 600 out) Both Staples Mill Road and Parham Road can handle this increase in daily trips. Staples Mill Road carries approximately 33,000 vehicles per day in this area, while Parham Road carries approximately 30,000. 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 Staples Mill Road. Based on GS, Waters of the U.S. and/or hydric soils are present (indicating possible wetlands). Corps of Engineers and DEQ permits may be required. REZ Page 3

4 Public Utilities Services: The existing structure on the site is currently connected with County water and sewer. Schools: This case does not involve the addition of any residential housing thus it does not have any educational impacts. Division of Fire: No comment. Division of Police: The applicant is encouraged to contact and work with the Community Services Unit within the Police Division for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a Plan of Development is drafted for review. Libraries: No comments. Recreation and Parks: No park or recreation facilities, historical, archeological or battlefield impact. Topography and Land Characteristics Adaptability: There are no known topographic reasons why the property could not be developed as proposed. REZ Page 4

5 Proffers for Conditional Rezoning County of Henrico, Virginia 4301 E. Parham Road, Henrico, Virginia Henrico Planning Web Site: Mailing Address: Planning Department, County of Henrico, Virginia, P.O. Box Phone (804) Facsimile (804) ll Original D Amended Rezoning Case No Magisteria District.--=B"-'-r-=-oo=k=la=n.:..=d' Pursuant to Section (b) of the County Code, the owner or duly authorized agent* hereby voluntarily proffers the following c nditi s h pplicable to the property, if rezoned: / Luis Cabral November 16, 2017 Date *f applicant is other than Owner, the Special Limited Power of Attorney must be submitted with this application 1. Conceptual Plan. Development of the Property shall be in general conformance with the Conceptual Plan dated November 16, 2017, entitled "8727 Staples Mill Road - Re-Development, Rezoning Exhibit", prepared by Koontz Bryant Johnson Williams and attached hereto (the "Concept Plan"), which Concept Plan is conceptual in nature and may vary in detail as may be approved by County review staff at the time of Plan of Development. 2. Elevations. Except for the existing building, any proposed building constructed on the property shall adhere to the following ; the exposed portion of each exterior wall surface (front, rear, and side} of any building (excluding rooftop screening materials for mechanical equipment, windows, doors, breezeways, gables, and other architectural design features) shall be predominantly brick with decorative features of alternate materials such as E.l.F.S., vinyl, wood, metal, or cementitious siding, unless different architectural treatment and/or materials are specifically approved with respect to the exposed portion of any such wall at the time of Plan of Development. 3. Height. Except for the existing building, no proposed building constructed on the Property shall exceed thirty-five (35) feet in height to the eave of the building (or top of the roof deck beyond the parapet wall if and as applicable}, unless otherwise requested and specifically approved at the time of Plan of Development. 4. Buffers. A minimum of an eighteen (18) foot wide landscape buffer shall be provided adjacent to the Parham Road right-of-way line and a twenty-five (25) foot wide landscape buffer shall be provided adjacent to the Staples Mill Road right-of-way line. Each buffer shall meet the transitional buffer 25 standards of the Henrico County Zoning Ordinance (section ). n calculating the total planting requirements within the buffer, the total length of buffer shall exclude the width of all crossing access entrances and easements. 5. Parking Lot Lighting. Except for the existing lighting fixtures, any proposed lighting fixtures shall conform to full cut-off standards, as defined by The lluminating Engineering Society of North America (ESNA}, and shall have a maximum pole height (excluding the height of a concrete base, if applicable) of 25 feet. Page _1 _of _2_ POF /01/08 P.1

6 0 () Proffers for Conditional Rezoning (Supplemental) County of Henrico, Virginia 4301 E. Parham Road, Henrico, Virginia Henrico Planning Web Site: Mailing Address: Planning Deptartment, County of Henrico, Virginia, P.O. Box Phone (804) Facsimile (804) Use Restrictions. The use of the Property will be restricted to those uses permitted in the B-1 Business District with the exception for the use as a restaurant with drive-thru services. n add ition, the Property shall not be utilized for any of the following : a. establishments whose primary business is check cashing and/or the making of payday loans as defined and regulated by Sections et seq. and et seq. of the Code of Virginia (1950), in effect as the date of the approvals of these proffers (the foregoing shall not preclude banks, savings and loans, or similar financial institutions that are not regulated by the foregoing Virginia Code Section); b. permanent on-site recycling collection facilities. 7. Underground Utilities. Except for junction boxes, meters, existing overhead utility lines and those utility services required to be above grade for technical or environmental reasons, all proposed utility lines serving the building shall be underground. 8. Trash Enclosures. Except for the existing trash enclosure, any proposed enclosure area for dumpsters on the Property, if provided, shall be constructed of brick on three (3) sides that is complementary to that which is utilized in the primary building. The fourth side shall be gated with an opaque material other than wood. The location of any proposed enclosures for dumpsters shall be determined at the time of Plan of Development. 9. HVAC. Except for the existing heating and air cond itioning equipment, any proposed heating and air conditioning equipment shall be screened from the public, where viewed at ground level from the property lines, in a manner approved at the time of Plan of Development. 10. Public Address. No outside pagers or loudspeakers shall be permitted on the Property. However, an intercom system equipped with volume control associated with a drive through window shall be permitted. Sound from any pager, loudspeaker, or intercom system shall not be audible beyond one hundred feet (100') from the source. 11. Severance. The unenforceability, elimination, revision or amendment of any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of the other proffers or the unaffected part of any such proffer. Page 1.._ of _2_ POF /01/08 P.2 9

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8 0 HERMTAGE HGH SCHOOL u a~ =,' REZ Zoning Restaurant w/drive-thru Brookland District ~~!!!!!!!!! Feet October 2017 Ref:

9 HERMTAGE HGH SCHOOL u "'u<g0v,/,' REZ Land Use Plan Restaurant w/drive-thru Brookland District 400 0!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Feel October 2017 Ref: