99SN0121.pdfSeptember 8, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0121
(AMENDED)
Mechanicsville Concrete, Inc.
Clover Hill Magisterial District
3501 Warbro Road
REOUEST:
Amendment to Conditional Use (Case 82S059) relative to a required buffer, hours of
operation and the approved plan of development on 2.0 acres plus a Conditional Use to
permit concrete manufacturing on an adjacent 1.0 acre parcel.
PROPOSED LAND USE:
A concrete manufactur'mg facility currently exists on the property. Continued operation of
this facility is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Powhite/Route 288 Plan suggests that the property is most appropriately developed for
light industrial uses, zoning already exists for a cement manufactur'mg facility. The proposed
amendments represent an improvement to the existing conditions of zoning and hence w'dl improve
the appearance of the facility from Warbro and Deerhill Roads.
(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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
A concrete wall having a height of six (6) feet shall be installed along the
property line adjacent to Deerhill Road and south from Deerhill Road
along the property line adjacent to Warbro Road to a point generally
parallel to the power pole located between the two (2) story office and
one (1) story shop shown on the plan prepared by Mel Smith &
Associates dated July 23, 1998. The concrete wall shall be constructed
with concrete blocks with columns which shall be offset from the wall so
as to avoid a monotonous appearance. Colunms shall be spaced a
maximum of twelve (12) feet on center. The facade of the wall will be
compatible with the material used in the facade of the two (2) story office
building. Along Deerhill Road, the wall may have an opening to
accommodate access to Deerhill Road. An ornamental gate of black
wrought iron shall be provided at the opening and the gate shall be
compatible with the design of the concrete wall. The exact design and
treatment of the wall and gate shall be approved by the Planning
Depamnent. (P)
(STAFF/CPC) 2.
Beginning at the point that the concrete wall described in Proffered
Condition 1 terminates along Warbro Road, a slx (6) foot high solkt board
fence shall be installed along the remaining length of the southwestem
property line which is generally parallel to Warbro Road. The exact
design and treatment of the fence shall approved by the Planning
Depamnent. (P)
(STAFF/CPC) 3.
The above stated condkions notwithstanding, the plan prepared by Mel
Smith & Associates dated March 8, 1999, shall be considered the plan
of development. (P)
(STAFF/CPC) 4.
A plan for methods to preclude vehicles form damaging the concrete wall
and fence shall be submitted to the Planning Depamnent for review and
approval and the approved devices shall be installed. (P)
2 99SN0121/WP/SEPT8G
(STAFF/CPC) 5. The proffered conditions stated herein shall be complied with within ninety
(90) days of the approval of this request. (P)
(STAFF/CPC) 6.
No direct access shall be provided from the property to Warbro Road.
(T)
(NOTE: The above proffered conditions supersede Conditions 2, 3 and 6 of Case
82S059. All other conditions of Case 82S059 remain applicable.)
GENERAL INFORMATION
Location:
East line of Warbro Road, north of Hull Street Road and better known as 3501 Warbro Road.
Tax ID 737-684-7045 (Sheet 13).
Existing Zoning:
A with Conditional Use and A
Size:
3.0 acres
Existing Land Use:
Concrete manufacturing
Adjacent Zoning & Land Use:
North - I-1 with Conditional Use Planned Development; Vacant
South - I-1 with Conditional Use Planned Development; Vacant
East - I-1 with Conditional Use Planned Development; Industrial or vacant
West - A with Conditional Use; Industrial
UTILITIES
Public Water System:
3 99SN0121/WP/SEPT8G
There is an existing twelve (12) inch water line extending along the south skte of Deerhill Road
adjacent to the request site. Use of the public water system is required by County Code. The
existing office structure on site is connected to the public water system.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the northeast property line
of the request site. The existing office structure is served by a private septic system.
While the Utilities Department recommends the use of the public wastewater system, the current
proposal would not allow any additional development or expansion. If a future zoning amendment
is requested, staff will, at that time, recommend use of the public system.
ENVIRONMENTAL
Drainage and Erosion:
The property drains under Warbro Road and then via tributaries to Nutree and Swift Creeks.
There are no existing or anticipated drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
This proposal will have a negligible impact on fire service.
Transportation:
It is anticipated that trafftc generated by the requested land use (concrete batch plant) will be similar
to traffic generated by land uses permitted under existing zoning (I- 1 uses, plus some I-2 and I-3
uses). This requested amendment will have a minimal impact on the anticipated traffic generated
by development of the property.
Development must adhere to the Development Standards Manual in the Zoning Ordinance, relative
to access and internal circulation (Division 5). The Thoroughfare Plan identifies Warbro Road as
a collector. Access to collectors, such as Warbro Road, should be controlled. The applicant has
proffered that no direct access will be provided from the property to Warbro Road (Proffered
Condition 6). The existing development on the property has access to Warbro Road, via Deerhill
Road.
4 99SN0121/WP/SEPT8G
At time of site plan review for any additional development or redevelopment, specific
recommendations will be provided regarding access and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area which designates the
property for light industrial uses.
Area Development Trends:
While much of the area surrounding the request property has been zoned and developed for
industrial uses that are more intense than those normally associated with the light industrial
designation of the Plan, there has been recent zoning action along the Warbro Road Corridor which
eliminates some of the more intense industrial uses that were previously permitted (Homer/Home
Depot rezoning case). Once ofthe goals ofthat rezoning case was to br'mg future development into
compliance with the Powhite/Route 288 Plan.
Zoning and Development History:
On August 25, 1982, the Board of Supervisors approved a Conditional Use to permit a cement
manufactur'mg facility in an Agricultural (A) District on 2.0 acres of the subject property. The
Conditional Use was granted subject to a number of conditions which limited the uses permitted;
required a f'ffiy (50) foot buffer along Warbro Road; limited the hours of operation; addressed the
design of access; required compliance with M-1 standards; and required that development conform
to the attached Master Plan.
Subsequently, the 2.0 acres was developed for a cement manufactur'mg facility. Since that time,
additional development has occurred on the 2.0 acres tract previously zoned as well as on an
adjacent tract which is zoned Agricultural (A).
In 1998, k came to staff's attention that the required fifty (50) foot buffer along Warbro Road had
been encroached upon. Dur'mg investigations of the buffer encroachment, it was discovered that
the business was also operating on the 1.0 acres AgriculturA (A) tract that was not property zoned
for the use.
Following these discoveries, the property owners made an application to amend the Conditional
Use on the 2.0 acre tract (Case 82S059) and to seek a Conditional Use on the 1.0 acre
Agricultural (A) tract.
5 99SN0121/WP/SEPT8G
Current Proposal:
As noted, an amendment of the Conditional Use (Case 82S059) is being sought to allow relief of
the fifty (50) foot buffer requirement along Warbro Road; to delete the hours of operation
limitations; and to modify the approved plan of development as shown on the attached plan.
With respect to the proposed amendments, there have been numerous meetings with staff, the
District Commissioner and area resktents to negotiate possible improvements to the site in return
for granting the relief requested. Proffered Conditions 1 through 5 reflect those agreements.
Generally, in return for the additional one ( 1 ) acre of zoning, relief of the fifty (50) foot buffer and
elimination of the hours of operation limitations, the applicant proposed construction of a concrete
wall along Deerhill Road and a portion of Warbro Road. For the remaining length of the property
line which is generally parallel to Warbro Road, the applicant proposes construction of a six (6)
foot high fence (Proffered Condkions 1 and 2). Some method to preclude vehicles for damaging
the wall and fence would also have to be put into place (Proffered Condition 3). With construction
of the fence and wall, the improvements which currently exist, but do not comply with the originally
approved Master Plan, would be permitted to remain in place (Proffered Condition 3). The new
improvements would be required to be in placed within ninety (90) days of the date of approval
of this request. (Proffered Condition 5)
Site Design:
Conditions of zoning for Case 82 S059 require compliance with Light Industrial (M-1) standards.
Conditions offered as a part of this application require compliance with the attached revised plan
of development which reflects existing improvements on the site (Proffered Condition 3). With
approval of this request, any expansion, construction, etc., not reflected on the Master Plan or
required by the proffered conditions, would necessitate a future zoning amendment.
CONCLUSIONS
While the Powhite/Route 288 Plan suggests that the request property should be developed for light
industrial uses, two (2) acres of the subject property is already zoned for concrete manut:actur'mg facilky.
The conditions of the existing zoning are marginal with respect to minim~ing the impact of a heavy industrial
use on the Warbro Road Corridor. The alternative to the granting of this request would be to require
compliance with the existing zoning conditions. Staff is of the opinion that such compliance would do little
to improve the corridor. The fence and wall proposed by this amendment will improve the appearance of
the use from both Warbro and Deerhill Roads.
Given the already existing zoning, staff, therefore, is of the opinion that this proposal represents an
improvement for the area.
6 99SN0121/WP/SEPT8G
CASE HISTORY
Planning Commission Meeting (11/17/98):
At the request of the applicant, the Commission deferred this case to February 16, 1999.
Staff (11/18/98):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than November 30, 1998, for consideration at the Commission's February 16,
1999, public hear'rog. Also, the applicant was advised that a $150.00 deferral fee must be paid
prior to the Commission's public hearing.
Applicant (2/1/99):
The applicant paid the $150.00 deferral fee.
Planning Commission Meeting (2/16/99):
At the request of the applicant, the Commission deferred this request to their June 15, 1999
meeting.
Staff (2/17/99):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than April 12.1999, for consideration at the June 15, 1999, meeting. The
applicant was also advised that a $150.00 deferral fee must be paid prior to the Commission's
public hearing.
Applicant (2/25/99):
The deferral fee was paid.
7 99SN0121/WP/SEPT8G
Applicant, Area Residents, Staff and the Clover Hill District Commissioner (4/5/99):
A meeting was held to discuss this proposal.
Planning Commission Meeting (6/15/99):
On their own motion, the Commission deferred this case to August 17, 1999.
Staff (6/16/99):
The applicant was advised that any significant new or revised information should be submitted no
later than June 21, 1999, for consideration at the Commission's August public hear'rog.
Applicant, Area Residents, Staff and the Clover Hill District Commissioner (7/21/99):
A meeting was held to discuss the proposed proffers.
Applicant (7/23/99):
Revised proffered conditions were submitted.
Planning Commission Meeting (8/17/99):
The applicant amended Proffered Condition 1, as reflected herein. The applicant accepted the
recommendation. There was no opposition present.
On motion of Mr. Gullley, seconded by Mr. Marsh, the Commission recommended approval of
this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 8, 1999, beginning at 7:00 p.m., will take under
consideration this request.
8 99SN0121/WP/SEPT8G
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MASTER PLAN
ClqS/qO/Zl-I
EXISTING IMPROVEMENTS
FOR
MECHANICSVILLE CONCRETE, INC
CHESTERFIELD COUNTY, VIRGINIA
July 23, 1998
~ MF'L SMITH & ASSOCIATES
99SN0121 (Amended)
In Clover Hill Magisterial District, MECHANICSVILLE
CONCRETE, INC. requested amendment to Conditional Use (Case
82S059) and amendment of zoning district map relative to a
required buffer, hours of operation and the approved plan of
development on 2.0 acres, plus Conditional Use to permit
concrete manufacturing and exception to paving requirements
on an adjacent 1.0 acre parcel. The density of such
amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for light industrial use. This
request lies in a Light Industrial (I 1) District on 3.0
acres known as 3501 Warbro Road. Tax ID 737 684 7045 (Sheet
13).
Mr. Jacobson presented a summary of Case 99SN0121 and stated
that Planning Commission and staff recommend approval and
acceptance of the proffered conditions.
Mr. Les Saunders, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
After brief discussion, on motion of Mr. Warren, seconded by
Mr. McHale, the Board approved Case 99SN0121 and accepted
the following proffered conditions:
1. A concrete wall having a height of six (6) feet shall
be installed along the property line adjacent to
Deerhill Road and south from Deerhill Road along the
property line adjacent to Warbro Road to a point
generally parallel to the power pole located between
the two (2) story office and one (1) story shop shown
on the plan prepared by Mel Smith & Associates dated
July 23, 1998. The concrete wall shall be constructed
9/8/99
99 765
with concrete blocks with columns which shall be offset
from the wall so as to avoid a monotonous appearance.
Columns shall be spaced a maximum of twelve (12) feet
on center. The facade of the wall will be compatible
with the material used in the facade of the two (2)
story office building. Along Deerhill Road, the wall
may have an opening to accommodate access to Deerhill
Road. An ornamental gate of black wrought iron shall
be provided at the opening and the gate shall be
compatible with the design of the concrete wall. The
exact design and treatment of the wall and gate shall
be approved by the Planning Department. (P)
2 Beginning at the point that the concrete wall described
in Proffered Condition 1 terminates along Warbro Road,
a six (6) foot high solid board fence shall be
installed along the remaining length of the
southwestern property line which is generally parallel
to Warbro Road. The exact design and treatment of the
fence shall approved by the Planning Department. (P)
3 The above stated conditions notwithstanding, the plan
prepared by Mel Smith & Associates dated March 8, 1999,
shall be considered the plan of development. (P)
4 A plan for methods to preclude vehicles form damaging
the concrete wall and fence shall be submitted to the
Planning Department for review and approval and the
approved devices shall be installed. (P)
5. The proffered conditions stated herein shall be
complied with within ninety (90) days of the approval
of this request. (P)
6. No direct access shall be provided from the property to
Warbro Road. (T)
(NOTE: The above proffered conditions supersede Conditions
2, 3 and 6 of Case 82S059. Ail other conditions of Case
82S059 remain applicable.)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
9/8/99
99 766