99SN0296.PDFJuly 20, 1999 CPC
August 25, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0296
Gordon M. Bowers
and
Chesterfield County Board of Supervisors
Matoaca Magisterial District
South line of Landfill Drive
REQUEST:
Rezoning from Residential (R-7) to Light Industrial (I-l) with Conditional Use
Planned Development to permit a dwelling unit for the owner/operator of the
business located on the property and an exception to allow a two (2) foot side yard
setback and landscaping requirements in the setback on 1.6 acres plus amendment
to Special Exception (Case 80A162) to delete a requirement to maintain trees
surrounding a water tower on 1.3 acres.
PROPOSED LAND USE:
Expansion of an existing m/rd storage facility which is located on adjacent property
is planned on the 1.6 acre tract to be rezoned to I-1. However, with approval of
this request, other Id uses would be permitted on the portion of the property to be
rezoned to Light Industrial (I-1). Uses allowed on the remaining Residential (R-7)
portion of the property (1.3 acres) will continue to be limited to those allowed in
the Residential (R-7) District plus the existing water tower which was permitted
through a Special Exception.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
AYES: MESSRS. MILLER, GULLEY AND CUNNINGHAM.
ABSENT: MESSRS. MARSH AND SHEWMAKE.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed I-1 zoning and land uses conform to the Central Area Platt which
suggests the property is appropriate for general industrial use.
The proposed I-1 zoning and land uses are representative of, and compatible with,
existing area development.
Residential use, as an accessory to industrial development, would be appropriate
provided the proposed residence is for the owner/operator or employee of the
business.
The requested setback exception adjacent to property to the east, fails to provide
sufficient area for perimeter landscaping and therefore cam~ot be supported.
Because of the requirement the request property occupied by the water tank, the
setback exception adjacent to property would be appropriate.
The request to delete the requirement to maintain trees surrounding the water tank
is appropriate given existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS FOR THE 1-1 TRACT
(STAFF/CPC) 1.
Occupants of the dwelling unit shall be limited to the
owner/operator or employee of the business located on the property.
Provided, however, that the immediate family members of the
owner/operator or employee may also reside in the dwelling only if
the owner/operator or employee also resides in the dwelling. (P)
2
99SN0296/WP/AUG25N
(STAFF/CPC) 2.
With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department. (EE)
(STAFF/CPC) 3.
In conjunction with the granting of this request, an exception to the
side yard setback requirement adjacent to that portion of the request
property occupied by the water tower (that portion of the property
remaining zoned R-7) shall be granted to allow a two (2) foot
setback. With the reduction of the setback, there shall be no
loading or other type doors located on the building thcade closest to
the property line. Landscaping shall not be required within a
setback less than ten (10) feet. (P)
CONDITION FOR THE I-1 AND R-7 TRACTS
(STAFF/CPC)
With the approval of this request, the requirement to maintain trees other
than those necessary for the construction of the water storage tank per Case
80A162 shall be deleted for the I-1 tract only. (P)
(NOTE: This condition modifies the condition of Case 80A162. The
condition of case 80A162 remains in effect for the R-7 tract.)
GENERAL INFORMATION
Location:
Fronts the south line of Landfill Drive, west of Iron Bridge Road. Tax ID 773-656-5035
(Sheet 25).
Existing Zoning:
R-7 with Special Exception
Size:
2.9 acres
Existi~:
Public/semi-public (water tower) or vacant
3 99SN0296/WP/AUG25N
Adjacent Zoning & Land Use:
North - R-7 with Special Exception and R-7 with Conditional Use; Industrial
South - R-7 with Conditional Use Planned Development; Commercial
East - R-7 with Conditional Use Planned Development, C-3 with Conditional Use
Planned Development and C-3; Office and commercial
West - R-7 with Conditional Use Planned Development; Commercial
Public Water System:
There is an existing six (6) inch water line along Landfill Drive adjacent to the site. Use
of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Iron Bridge Road,
approximately 400 feet east of the site. The applicant has stated his intent to utilize a
private septic system.
Private Septic:
The Health Department must approve any new septic system or expanded usage of any
existing septic system.
E N V I R Q.N_1kI_F~_.T__A~
_.Drainage and Erosion:
The 1-1 site is relatively fiat and drains to the north and west to Landfill Drive and then via
manmade conveyance channels to Swift Creek. There are no existing or anticipated
drainage or erosion problems in the immediate area. This proposed I-1 development will
drain through the adjacent mini storage facility site. The proposed I-1 site is wooded and
should not be timbered unless a land disturbance permit has been obtained (Condition 2).
This will insure that proper erosion control devices are in place at the time of any land
disturbance. Off-site easements should not be necessary.
4
99SN0296/WP/AUG25N
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Chester Fire/Rescue Station, Company Number
1 and Bensley-Bermuda Rescue Squad. When the proposed I-1 property is developed, the
number of hydrants and quantity of water needed for fire protection will be evaluated
during the plans review process.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. The applicant intends to develop mini warehouse facilities
on the proposed I-1 property. Based on mini warehouse trip rates, development could
generate approximately seventy (70) average daily trips. These vehicles will be distributed
to Iron Bridge Road (Route 10) which had a 1997 traffic count of 24,562 vehicles per day.
This proposed development will have a minimal impact on the existing transportation
network.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate fbr general industrial use.
Area Development Trends:
Adjacent properties have been zoned and developed for office, commercial and industrial
uses. The Plan anticipates non-residential development to continue in the area.
Zoning and Development History:
On October 14, 1980, the Board of Zoning Appeals approved a Special Exception to
permit an elevated water storage tank and vppurtenant facilities on the request site (Case
80A162). Approval of Case 80A162 was granted subject to a condition restricting removal
of trees to only those necessary for the construction of the storage tank and appurtenant
facilities, driveways and parking areas.
The Board of Supervisors has declared a portion of the request property (1.6 acres) as
surplus. The co-applicant, Gordon M. Bowers, wishes to purchase the 1.6 acres and
expand his existing mini warehouse facility which is located on the adjacent property to
the south and west. The requested amendment to the Special Exception is necessary to
5 99SN0296/WP/AUG25N
allow development on the I-1 tract while at the same time not rendering the remaining
water storage tank non-conI'orming.
Site Design:
The request property lies within an Emerging Growth Area. Redevelopment of the site or
new construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters and loading areas.
Setbacks:
A side yard setback and landscaping exception has been requested on the I-1 tract to allow
setbacks of two (2) feet versus the required minimum of ten (10) feet. Adjacent properties
to the east are occupied by office and commercial uses. The purpose of the setback
requirements is to accommodate landscaping between developments and separation so as
to allow sufficient area to allow for necessary maintenance without encroaching on adjacent
properties. Staff cannot, therefore, support the setback exception along the eastern
boundary of the Id tract. Since there will be a requirement to maintain vegetation on the
R-7 tract (water tower tract) reduction of the setback and elimination of landscaping
requirements adjacent to the R-7 tract would be appropriate. (Condition 3)
ArchitecmraI Treatment:
Architectural treatment of buildings, including materials, color and style, must be
compatible with buildings located within the same project. Compatibility may be achieved
through the use of similar building massing, materials, scale, colors and other architectural
features.
Within Emerging Growth Areas, no building exterior which would be visible to any public
right of way may consist of architectural materials inferior in quality, appearance, or detail
to any other exterior of the same building. There is, however, nothing to preclude the use
of different materials on different building exteriors, but rather, the use of inferior
materials on sides which face adjoining property. No portion of a building constructed of
unadorned concrete block or corrugated and/or sheet metal may be visible from any
adjoining R district or any public right of way. No building exterior may be constructed
of unpainted concrete block or corrugated and/or sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
served. Mechanical equipment, whether ground-level or rooftop, must be screened from
view of adjacent property and public rights of way and designed to be perceived as an
integral part of the building.
6
99SN0296/WP/AUG25N
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, [rash compactors, etc.) be screened from view of adjacent property and public rights
of way by a solid fence, wall, dense evergreen plantings or architectural feature. In
addition, sites must be designed and buildings oriented so that loading areas are screened
from any property where loading areas are prohibited and from public rights of way.
CONCLUSIONS
The proposed I-1 zoning and land uses conform to the Central Area Plan which suggests the
properw is appropriate for general industrial use and are representative of, and compatible with,
existing area development. Residential use accessory to industrial development is appropriate
provided the proposed residence is for the owner/operator or employee of the business. The
requested setback exception would only be appropriate adjacent to the water tower tract for the
reasons discussed herein.
Given these considerations, approval of this request is recommended subject to the conditions
stated herein.
CASE HISTORY
Planning Commission Meeting (7/20/99):
The applicant accepted the recommendation. There was no opposition present.
On a motion of lVlr. Gulley, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Messrs. Miller. Gulley and Cunningham.
ABSENT: Messrs. Marsh and Shewmake.
The Board of Supervisors, on Wednesday, August 25, 1999, beginning at 7:00 p.m., will take
under consideration this request.
7 99SNO296/WP/AUG25 N
(7-2
A
A
ti_1
A
A
R-7
C
C
C-2
A
I-3
c
C
C-5
C
M
C
V
Case: 99SNO296
~"~-~ AMEND C.U. ED.
~R-7 TO I-1 w/C.U.P.D.
Shee~: 25
C
BUILDING
BUILDING "F"
"~'ENTF~NCE
99SN0296
In Matoaca Magisterial District, GORDON M. BOWERS Ai~D
CHESTERFIELD COUNTY BOARD OF SUPERVISORS requested rezoning
and amendment of zoning district map from Residential (R 7}
to Light Industrial (I 1} of 1.6 acres with Conditional Use
Planned Development to permit setback and use exceptions
plus amendment to Special Exception (Case 80A162} to delete
a requirement to maintain trees surrounding a water tower.
The density of such amendment will be controlled by zoning
8/25/99
99 717
conditions or Ordinance standards. The Comprehensive Plan
suggests the property is appropriate for general industrial
use. This request lies on 2.9 acres fronting approximately
380 feet on the south line of Landfill Drive, approximately
500 feet west of Iron Bridge Road. Tax ID 773 656 5035
(Sheet 25).
Mr. Jacobson presented a summary of Case 99SN0296 and stated
that Planning Commission and staff recommend approval
subject to conditions. He further stated that the proposed
development conforms to the Central Area Plan.
Mr. Andy Scherzer, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
After brief discussion, Mrs. Humphrey made a motion,
seconded by Mr. McHale, for the Board to approve Case
99SN0296 subject to conditions.
There was brief discussion relative to the reason for the
County being listed as one of the applicants.
Mr. Daniel called for a vote on the motion made by Mrs.
Humphrey, seconded by Mr. McHale, for the Board to approve
Case 99SN0296 subject to the following conditions:
CONDITIONS FOR THE I 1 TRACT
1. Occupants of the dwelling unit shall be limited to the
owner/operator or employee of the business located on
the property. Provided, however, that the immediate
family members of the owner/operator or employee may
also reside in the dwelling only if the owner/operator
or employee also resides in the dwelling. (P)
2. With the exception of timbering which has been approved
by the Virginia State Department of Forestry for the
purpose of removing dead or diseased trees, there shall
be no timbering until a land disturbance permit has
been obtained from the Environmental Engineering
Department. (EE)
3. In conjunction with the granting of this request, an
exception to the side yard setback requirement adjacent
to that portion of the request property occupied by the
water tower (that portion of the property remaining
zoned R 7) shall be granted to allow a two (2) foot
setback. With the reduction of the setback, there
shall be no loading or other type doors located on the
building facade closest to the property line.
Landscaping shall not be required within a setback less
than ten (10) feet. (P)
CONDITION FOR THE I 1 AND R 7 TRACTS
With the approval of this request, the requirement to
maintain trees other than those necessary for the
construction of the water storage tank per Case 80A162 shall
8/25/99
99 718
be deleted for the I 1 tract only. (P)
(NOTE: This condition modifies the condition of Case 80A162.
The condition of case 80A162 remains in effect for the R 7
tract.)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
8/25/99
99 719