rez2015-00019 - henrico county, virginiarez2015-00019 ryan converse, cwc food properties, llc staff...
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REZ2015-00019 Ryan Converse, CWC Food Properties, LLC Staff Report for Board of Supervisors Public Hearing Prepared July 31, 2015
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: July 9, 2015 Recommended for Approval
Board of Supervisors: August 11 , 2015 Pending
II. IDENTIFICATION AND LOCATIONAL INFORMATION:
Requested Zoning:
Existing Zoning:
Total Acreage:
Proposed Use:
Location:
Magisterial District:
2026 Comprehensive Plan Recommendation:
Parcel No:
Zoning of Surrounding Properties:
REZ2015-00019
B-2C Business District (Conditional)
0-2 Office District
.95 acres
Restaurant with Drive-Thru Services
West line of S. Laburnum Avenue at its intersection with Finlay Street
Varina
Office and South Laburnum Avenue Revitalization/Reinvestment Opportunity Area
815-715-7156
North: South: East: West:
R-4 One-Family Residence District 0-2 Office District, 0-2C Office District (Conditional) 0-2 Office District
Page 1
Ill. SUMMARY OF STAFF REPORT COMMENTS:
This is a request to conditionally rezone .95 acres from 0 -2 Office District to B-2C Business District (Conditional) to allow a restaurant with drive-thru services. The subject site is located on the west line of S. Laburnum Avenue at its intersection with Finlay Street.
The site is designated Office on the 2026 Comprehensive Plan and is part of the South Laburnum Avenue Revitalization/Reinvestment Opportunity Area. This request would not be consistent with the Office designation, but would support the Plan's special focus area incentives directed at encouraging continued revitalization and economic growth in the area. The proposed zoning and use could be appropriate given the infill nature of the development and consistency with recent rezoning cases in the area. Staff believes the submitted proffers provide assurances for a quality development and compatibility with the surrounding area. Therefore, staff supports this request.
The Planning Commission recommended approval of this request at their July 9, 2015 meeting.
IV. LAND USE ANALYSIS AND IMPLICATIONS:
The .95 acre subject site is zoned 0-2 and was originally developed in 1987 as a 2,874 square foot bank (POD-087-84). Surrounding properties to the west, south, and east are zoned 0-2 and 0-2C and have been developed for office uses. The adjacent parcel to the north is zoned R-4 and consists of a single-family residence. The dwelling sits approximately 330' west of Laburnum Avenue.
The applicant proposes to construct a restaurant (Zaxby's) with drive-thru services, which is first allowed in the B-2 District where the hours of operation are limited from 6 a.m. to 12 midnight. The applicant has submitted a number of proffers that would further regulate the development of the site. These proffers are largely consistent and compatible with surrounding commercial uses and include building and parking lot lighting heights, signage, underground utilities, prohibited uses, sidewalks, and the screening of HVAC equipment and central trash receptacles.
The proffers also include commitments to develop the site consistent with the attached architectural elevations and conceptual plans, Option 1 and Option 2. Building size, placement, general layout, and Transtional Buffer 10 with screen alternative B, along the western property line are the same for both options. A TB10 screen B alternative reduces the required width from 10' to 5' with a 6' high opaque wood or architecturally solid fence. The difference in the two options is the treatment of transitional buffer 25 to the north due to parking requirements.
Option 1 illustrates the development of the site with the standard required transitional buffer 25 to the north. Option 2 shows the development of the site with the transitional buffer screen alternative D to the north which reduces the transitional buffer width from 25' to 13' with a 6' high wall of brick or architectural block. If the parking requirements can be met without the transitional buffer screen alternative to the north, the site would be developed as Option 1.
The architectural elevations depict brick as the primary exterior material as specified in Proffer 3. A brick exterior would be consistent with the exterior building material of the adjacent office buildings to the west. However, to break up the massing of an all brick exterior, an EIFS wall system would run between the top of the brick material and the base of the roof line. In addition, other architectural elements would include awnings and gooseneck lighting fixtures over the windows.
The applicant has also committed to landscaped buffer areas along S. Laburnum Avenue and Finlay Street. These landscape buffer areas would consist of four (4) trees every 100' of road
REZ2015-00019 Page 2
frontage with four (4) evergreen shrubs planted at the base of each tree except where the buffers are adjacent to parking spaces. Where this occurs, a continuous line of shrubs would be planted.
A community meeting was held on April 30, 2015. No citizens attended.
The 2026 Comprehensive Plan's designation for the subject property is Office. It is also part of the Plan's South Laburnum Avenue Revitalization/Reinvestment Opportunity Area. The request is not consistent with the Office designation, but would support revitalization and reinvestment objectives of the Plan's special focus area. The proposed zoning and use could be appropriate given its consistency with recent rezoning cases and the infill redevelopment nature of the proposal. Staff believes, the proffers submitted would provide assurances for a quality development. For these reasons, staff supports this request.
The Planning Commission recommended approval of this request at their July 9, 2015 meeting.
V. COMPREHENSIVE PLAN ANALYSIS:
Land Use Recommendation: The 2026 Comprehensive Plan recommends Office for the subject property. The site is also located in the South Laburnum Avenue Corridor Revitalization/Reinvestment Opportunity Area. Although the request is not consistent with the Comprehensive Plan's Office designation, the request would promote the objectives of the special focus area for revitalization and reinvestment.
Vision, Goals, Objectives, and Policies: This request is generally 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.
• Infrastructure/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.
VI. PUBLIC SERVICE AND SITE CONSIDERATIONS:
Major Thoroughfare and Transportation: The applicant proposes a restaurant with drive-through window. The peak hour trips generated by this new restaurant will be similar to the existing bank. Laburnum Avenue is classified as a Major Arterial and carries 30,000 vehicles per day. Sidewalk will need to be provided along the Laburnum Avenue frontage. Extending the sidewalk along the entire parcel would benefit pedestrians in the area. Right-of-way of 52' from centerline will need to be dedicated along Laburnum Avenue.
Drainage: All proposed improvements must comply with all applicable Public Works plan of development requirements. The site is located within 50/10 detention area and must comply with applicable regulations. The site must comply with applicable water quality requirements. 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.
REZ2015-00019 Page 3
Public Utilities Services: The existing building on the parcel is connected to County water and sewer. The Department of Public Utilities will need to review plans for the proposed restaurant to determine if upgrades to the existing services and meter size are required.
Schools: This case does not have any educational impacts.
Division of Fire: No comments.
Division of Police: The Police Division encourages the applicant to contact and work with the Community Services Unit for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts.
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 proper could not be developed as proposed.
REZ2015-00019 Page4
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Proffers for Conditional Rezoning County of Henrico, Virginia
4301 E. Parham Road, Henrico, Virginia 23228 Henrico Planning Web Site: http://www.henrico.us/planning
Mai/in Address: Planning Department, P.O. Box 90775, Henrico, VA 23273-0775 Phone (804 501-4602 Facsimile (804) 501-4379
Ill Original D Amended Rezoning Case No. ----- Magisterial District.-V=-=a"'"'ri:.:...:n=a ____ _
Pursui =Ion 24-121 (b) the County Code, the owner or duly authorized agent* hereby voluntarily proffers the folio ~di'.'.°" h (a'~pllcable to the property, If rezoned:
~ /Andrew M. Condlin June 17, 2015 Signature of Owner or Applicant/ Print Name Date
*If applicant Is other than Owner, the Special Limited Power of Attorney must be submitted with this application
1. Conceptual Master Plan. The development of the property for a Zaxby's Restaurant shall be in general conformance with the concept plans titled "Zaxby's Laburnum Avenue Concept Plan , Option #1 " and "Zaxby's Laburnum Avenue Concept Plan , Option #2", prepared by Timmons Group, dated June 15, 2015 and attached hereto as Exhibit A (see case file) (the "Conceptual Master Plan"}, subject to changes required for final engineering design and in compliance with government regulations.
2. Arch itectural Design. The building design for a Zaxby's Restau rant shall be in general conformance with the architectural design shown on the elevations entitled "Zaxby's 50 Model Prototype", Sheets A105 and A106 , prepared by MRP Design Group, dated June 17, 2015 and attached hereto as Exhibit B (see case file) , unless otherwise requested and specifically approved at the time of Plan of Development.
3. Building Materials. The exposed portion of each exterior wall surface (front , rear, and sides) of any building(s) to be constructed on the property (excluding rooftop screening materials and mechanical equipment) shall be similar to the exposed portions of other exterior wall surfaces of such building in architectural treatment and materials (primarily brick, masonry, or stone). Other architectural materials may be used on any exterior wall for trim, architectural decorations or design elements.
4. Parking Lot Lighting . Parking lot lighting standards shall not exceed twenty-five (25) feet in height above grade level. Parking lot lighting shall be produced from concealed sources of light, be positioned in such a manner as to minimize the impact of such lighting on adjacent residential property and be reduced to a security level following the close of business conducted on the property.
5. Building Height. No new building shall exceed 35 feet in height.
6. Rooftop Equipment. Rooftop heating and air conditioning equipment shall be screened from public view at ground level at
the property lines by means of parapets or other architectural features.
7. Central Trash Receptacles. Central trash receptacles, not including convenience cans, shall be screened from publ ic view at ground level, unless otherwise approved at the time of POD review.
8. Underground Utility Lines. All utility lines on the Property shall be underground, except for existing utilities, junction boxes, meters, utility lines in wetland areas and utility lines requ ired to be above ground by the utility company.
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Proffers for Conditional Rezoning (Supplemental) County of Henrico, Virginia
4301 E. Parham Road, Henrico, Virginia 23228 Henrico Planning Web Site: http://www.co.henrico.va.us/planning
Mailing Address: Planning Deptartment, P.O. Box 90775, Henrico, VA 23273-0775 Phone (804) 501-4602
9. Uses. The Property shall not be used for any of the following:
a) adult business as defined by section 24-3 of the Henrico County Code including adult video stores; b) automotive filling or service stations including towing service; c) flea markets; d) gun shop sales or repair; e) hotels, motels, motor lodges, or tourist homes;
f) theaters; g) bowling alleys; h) skating rinks (ice-skating and roller skating) ; i) swimming pools; j) tennis courts; k) off track betting; I) electronic video game rooms; m) bingo halls; n) archery ranges; o) self-service storage facilities ; p) car wash (automatic or otherwise);
q) billiard hall ; r) model racing tracks; s) funeral home mortuary and/or undertaking establishments; t) grocery store in excess of 30,000 square feet; u) a recycling collection facility;
v) accessory dwellings; w) on-site dry cleaning ;
Facsimile (804) 501-4379
x) establishments whose primary business is check cashing and/or the making of payday loans as defined and regulated by Section 6.2 - 2100 et seq. and 6.1 -1800 et seq. of the Code of Virg inia in effect as of the date of the approval of these proffers (the forgoing shall not preclude banks, savings and loans or similar financial institutions that are not regulated by the
foregoing Virginia Code Sections) ; and y) establishments whose primary business is the making of motor vehicle title loans as defined and regulated by Section 6.2 -2200 et seq. of the Code of Virg inia (the forgoing shall not preclude banks, savings and loans or similar financial institutions
that are not regulated by the forgoing V irginia Code sections).
10. Freestanding Signage. Any freestanding signs shall be ground-mounted, monolithic-type signs, shall not exceed ten (10) feet in height as measured from the grade of the base of the sign and shall be externally lit employing ground-mounted
floodlight or spotlight-type fixtures directed toward such signs and away from public rights-of-way.
11. Sidewalks. Subject to obtaining all required governmental approvals and permits, a sidewalk shall be provided along S. Laburnum Avenue and Finlay Street, and shall be constructed to current County road standards and specifications for
sidewalks.
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Proffers for Conditional Rezoning (Supplemental) County of Henrico, Virginia
4301 E. Parham Road, Henrico, Virginia 23228 Henrico Planning Web Site: http://www.co.henrico.va.us/planning
Mailing Address: Planning Deptartment, P.O. Box 90775, Henrico, VA 23273-0775 Phone {804) 501-4602 Facsimile {804) 501-4379
12. Buffers and Landscaping.
a. Buffer {Finlay Street). Enhanced landscaping along Finlay Street shall be installed to provide the following streetscape: four (4) trees per 100' of road frontage within ten {10) feet of property line. Four (4) evergreen shrubs shall be planted in close proximity to the base of each tree, except adjacent to any parking spaces, where a continuous planting of shrubs shall be installed. These shrubs shall be regularly trimmed for appearance and height not to exceed three and one-half {3.5) feet.
b. Buffer {S. Laburnum Avenue) . Enhanced landscaping along S. Laburnum Avenue shall be installed to provide the following streetscape: four (4) trees per 100' of road frontage within five (5) feet of the proposed sidewalk. Four (4) evergreen shrubs shall be planted in close proximity to the base of each tree, except adjacent to any parking spaces, where a continuous planting of shrubs shall be installed between the trees. These shrubs shall be regularly trimmed for appearance and height not to exceed three and one-half {3.5) feet.
13. 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 of the unaffected part of such proffer.
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