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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0242
Old Dominion Tire Services Inc.
Clover Hill Magisterial District
East line of Warbro Road
September 24, 2008 BS
RE VEST: Rezoning from Agricultural (A) and Light Industrial (I-1) to General Industrial (I-2)
with Conditional Use to permit General Business (C-5) uses.
PROPOSED LAND USE:
Expansion of an existing motor vehicle repair facility and fire store is planned. Light
and moderate industrial uses, as limited by Proffered Condition 1, would also be
permute .
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. As proffered, the proposal conforms to the Powhite Route 288 Development Area
Plan which suggests the request property is appropriate for light industrial uses.
B. Existing development standards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY PROFFER
OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED
UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF"
Providing a FIRST CHOICE community through excellence in public service
ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Uses. The following uses shall be permitted:
A. Except for the Light Industrial (I-1) uses below which shall
be prohibited, uses permitted by right or with restrictions in
the Light Industrial (I-1) District:
1) Converting paper to paperboard products, paperboard
containers an oxes.
2) Moving companies, to include, but not limited to,
households and businesses.
3) Paper recycling by the compaction method.
4) Recycling and processing of any material permitted to
be manufactured in this district.
5) wholesale greenhouses, hot houses and nurseries
provided that nothing except plant materials is stored
outside of a completely enclosed building.
B. Contractor's offices, shops, and storage yards.
C. Storage yards.
D. Tire recapping and vulcanizing establishments.
E. Farm implements and machinery service and repair
establishments,
F. Travel trailer service and repair,
G. Public garages,
H. Utility trailer service and repair. (P)
(STAFFICPC) 2. Outside Storage. Outside storage areas shall be screened from any
internal private roads. Screening shall be accomplished by the use of
durable opaque fences and gates constructed of masonry pillars with
solid sections made of comparable materials to the principal building
and using a design compatible to the principal building. (P)
(Note: This requirement is in addition to the screening requirements
of the Zoning Ordinance.)
2 08SN0242-SEP24-BOS-RPT
(STAFF/CPC) 3. Freestandin~ght Fixtures. Freestanding light fixtures shall not
exceed a height of twenty (20) feet measured from the top of curb.
(P)
(STAFF/CPC) 4. Building Exteriors. Each building exterior (all sides) shall be
constructed with an adorned Concrete Masonry Unit (CMU), brick or
metal with an Exterior Insulation Finishing System (EIFS) finish for
a height of eight (8) feet measured from ground elevation (excluding
openings for doors, windows or similar features). Any building
exterior which faces an unscreened outside storage or loading area on
an adjacent property, which faces an on-site outside storage area
serving the subject building that is screened in accordance with
Proffered Condition 2, or any building exterior that is deemed to be
adequately screened due to, but not limited to, topography, vegetation
or similar features shall not be required to be constructed of the above
materials provided the architectural treatment of the side otherwise
complies with the Zoning Ordinance. (P)
(Note: This requirement is in addition to the architectural
requirements of the Zoning Ordinance.)
(STAFF/CPC) 5. Notification. The developer shall be responsible for notifying the last
known representative of Plum Creek Subdivision of the submission
of any site plan within the development. Such notification shall occur
at least twenty-one (21) days prior to the approval of such plans. The
developer shall provide the Planning Department with a copy of the
notice. (P)
(STAFFICPC) 6. Timberin . Except for timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or diseased
trees, there shall be no timbering on the Property until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices installed. (EE)
(STAFFICPC) 7. Road Improvements. In conjunction with any development or
redevelopment on the property, as determined by the Transportation
Department, the developer shall construct additional pavement along
Warbro Road at the existing entrance/exit to provide a left turn lane,
and dedicate any additional right of way (or easements) required for
this improvement. In the event the developer is unable to acquire any
"off site" right-of way that is necessary for this improvement, the
developer may request, in writing, that the County acquire such right-
of way as a public road improvement. All costs associated with the
acquisition of the right-of way shall be borne by the developer. In
the event the County chooses not to assist the developer in
acquisition of the "off site" right-of way, the developer shall be
3 08SN0242-SEP24-BOS-RPT
relieved of the obligation to acquire the "off site" right-of way and
shall provide the road improvements within available right-of way, as
determined by the Transportation Department. (T)
(STAFF/CPC) 8. Access. Direct vehicular access from the property to Warbro Road
shall be limited to the existing entrance/exit. The exact location of
this access shall be approved by the Transportation Department. (T)
(STAFF/CPC) 9. Utilities. Public water and wastewater systems shall be used. (U)
GENERAL INFORMATION
Location:
East line of Warbro Road, south of Genito Road. Tax IDs 736-686-6097 and 736-687-9003.
Existing Zoning:
I and I-1
Size:
7.1 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - A and I-1 with Conditional Use; Industrial or vacant
South - I- l ;vacant
East and West - A; Commercial, industrial public/semi-public or vacant
T TTTT ,TTTF.~
Public Water S,, sue:
The request site is within the Robious Water Pressure Zone. There is an existing sixteen (16)
inch water line extending along the north side of Genito Road, approximately 750 feet north of
this site. Extending south from the sixteen (16) inch line is an existing eight (8) inch water line
along western boundary that transitions over to and continues south along the Northern Area
Landfill access road. This line is approximately 160 feet west of the existing Old Dominion Tire
Services site. The existing Old Dominion Tire Services building is connected to the existing
eight (8) inch water line. To provide adequate fire protection, a water line extension from the
existing sixteen (16) inch line with atie-into the existing eight (8) inch line west of Warbro
4 08SN0242-SEP24-BOS-RPT
Road will be required. Use of the public water system is intended and has been proffered.
(Proffered Condition 9)
Public Wastewater System:
The request site is within the Upper Swift Creek Sewer Service Area. There is an existing
twelve (12) inch wastewater trunk line extending along a tributary of the Nuttree Branch of
Swift Creek which, at its closest point, is adj acent to Warbro Road approximately 1800 feet
south of the request site. An off site extension of approximately 1800 feet will be needed to
serve this site. Use of the public wastewater system is intended and has been proffered.
(Proffered Condition 9)
ENVIRONMENTAL
Drainage and Erosion:
The subject properties drain to the south, then via tributaries to Nuttree Branch Creek. The
parcel adj acent to Warbro Road is currently developed while the larger parcel to the rear is
wooded and should not be timbered without obtaining a land disturbance permit from the
Department of Environmental Engineering and the appropriate devices installed (Proffered
Condition 6). This will assure that the adequate erosion control measures are in place prior
to land disturbance.
PUBLIC FACILITIES
Fire ~ervice~
Swift Creek Fire Station, Company Number 16, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact Fire and EMS.
Transportation:
The applicant is requesting rezoning from Agricultural (A) and Light Industrial (I-1) to
General Industrial (I-2) with a Conditional Use to permit General Business (C-5) uses. The
applicant currently operates a tire sales, service and installation business on part of the
property which is approximately seven (7) acres. Assuming general light industrial uses are
developed on the entire property, this request could generate approximately 500 average
daily trips. This traffic would initially be distributed to Warbro Road, which had a 2008
traffic count of 6,3 89 vehicles per day and was functioning at an acceptable Level of Service
D.
The Thoroughfare Plan identifies Warbro Road as a collector. To reduce potential conflict
points and help maintain acceptable levels of service, access to collectors should be
controlled. The applicant has proffered to limit vehicular access from the property to
Warbro Road to the existing entrance/exit. (Proffered Condition 8)
5 08SN0242-SEP24-BOS-RPT
The traffic impact of this development should be addressed. An existing right turn lane
along Warbro Road currently serves the property. The applicant has proffered to construct a
left turn lane along Warbro Road in conjunction with any development or redevelopment on
the property (Proffered Condition 7). The applicant may need to provide additional
pavement along Warbro Road; however, it appears that this left turn lane could be provided
by re-striping the existing pavement on Warbro Road.
VDOT's "Chapter 527" regulations, dealing with development Traffic Impact Analysis
(TIA) requirements, have recently been enacted. At this time, it is uncertain what impact
VDOT's regulations will have on the development process or upon zonings approved by the
county. The applicant has indicated that a Chapter 527 TIA is not required for this rezoning
request.
VDOT's Access Management Regulations were enacted on July 1, 2008 but only apply to
roads that are classified by VDOT as Principal Arterials. The regulations are scheduled to
apply to roads such as Warbro Road, which is classified as an Urban Collector, on October 1,
2009. Because these regulations have not been finalized, it is unclear what impact they will
have on development of the property.
T ANTI T TCF.
Comprehensive Plan:
The Powhite Route 288 Development Area Plan suggests the request property is appropriate
for light industrial use. As conditioned, the proposed uses would be limited to commercial
uses to accommodate the existing repair business, moderate industrial uses which are the
same as those permitted on a portion of the property by existing zoning conditions discussed
below, and light industrial uses which are appropriate, as suggested by the Plan.
Area Development Trends:
Area properties are zoned Light Industrial (I-1) and Agricultural (A) and have been
developed for industrial and commercial uses or remain vacant. With the exception of the
Warbro Athletic Complex, the area is generally characterized by moderate and heavy
industrial and commercial land uses. It is anticipated that limited industrial development
will continue in this area, as recommended by the Plan.
Zonin Hwy:
A Conditional Use granted on a 1.5 acre portion of the request property in 1985 (Case
855079) to permit a contractor's shop and storage yard was amended in 1987 (Case 875091)
to also allow amini-warehouse facility. In 1988, the Board of Supervisors approved an
amendment (Case 88SN0171) to this Conditional Use to permit a motor vehicle repair
facility and fire store in addition to the contractor's shop and storage yard and mini-
warehouse facility. Conditions were approved which limiting uses permitted and, signage
and required a buffer along Warbro Road.
6 08SN0242-SEP24-BOS-RPT
In 2004, approximately 5.6 acres of the request property was zoned Light Industrial (I-1)
with Conditional Use to permit outside storage (Case 03 SN0315). Conditions were
approved limiting permitted industrial uses, signage and light fixture height; established
specific screening requirements for outside storage; and required quality building
construction through specific architectural treatment of building exteriors.
Use Limitations:
Expansion of the existing motor vehicle repair facility and tire store is planned.
Commercial uses would be limited to those uses which would accommodate continued
operation of this existing repair business. All other permitted uses would be limited to light
to moderate industrial uses, as outlined in Proffered Condition 1.
Site Design:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening. The purpose of the Emerging Growth District Standards is to promote high
quality, well-designed projects. Any new development of the request property will be subject
to these Ordinance standards and the additional design standards relative to architectural
treatment, lighting and screening. (Proffered Conditions 2, 3 and 4)
Screenm
As stated above, development of the request property must comply with Ordinance
requirements relative to site design, including screening. However, because properties
surrounding the request property are also zoned to permit commercial and light industrial
uses where outside storage is permitted, screening is not required by Ordinance. At the time
the I-1 tract of this request was zoned, conditions were negotiated with area property owners,
relative to screening of outside storage areas from internal private roads. The applicant has
chosen to carry forward this previously negotiated condition (Proffered Condition 2). It
should be noted that this requirement will only apply to roads (drives) which provide general
circulation should the property be developed for multiple uses.
Architectural Treatment:
As noted, new development of the property would be required to meet development
standards for Emerging Growth District areas. Specific standards apply to architectural
treatment of buildings in these areas which are intended to provide for quality building
construction. Proffered Condition 4 further requires that each building exterior (all sides),
except in certain circumstances as defined in the condition, to be constructed with an
Exterior Finishing System (EIFS) finish for a height of at least eight (8) feet (Proffered
Condition 4). This proffered condition is identical to the architectural requirement for Case
03 SN0315, discussed above, which was negotiated with area citizens and the Clover Hill
Planning Commissioner to address their concerns relative to quality building standards.
7 08SN0242-SEP24-BOS-RPT
Notification of Adjacent Property Owners
Proffered Condition 5 requires notification of Plum Creek Subdivision of site plan submittal.
It is important for the Plum Creek Subdivision to maintain their contact information with the
Planning Department to assure proper notifications.
CONCLUSION
Except for the commercial uses proposed to accommodate the expansion of the existing vehicle
repair facility and tire store and the moderate industrial uses which are currently permitted on that
portion of the property zoned Agricultural (A) with Conditional Use by existing zoning conditions,
uses would be restricted to light industrial uses, as suggested by the Powhite Route 288
Development Area Plan. As conditioned, the proposed uses are compatible with existing industrial
and commercial uses and anticipated area development.
Given the foregoing, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/19/08):
The applicant accepted recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Waller, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 through 4.
AYES: Messrs. Gulley, Bass, Brown, Hassen, and Waller.
The Board of Supervisors, on Wednesday, September 24, 2008, beginning at 6:30 p.m., will take
under consideration this request.
08SN0242-SEP24-BOS-RPT
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