Loading...
02SN0213-May22.pdfMay 22, 2002 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 02SN0213 C. W. Wright Construction Company, Inc. Dale Magisterial District 11200 Ironbridge Road REOUEST: Rezordng from Residential (R~7) to General Industrial (1-2) with a Conditional Use Planned Development to permit exceptions to the Zoning Ordinance requirements relative to setbacks and screening of outside storage areas. PROPOSED LAND USE: Operation of a contractor's office and storage yard is planned. However, with approval of th{s case, other I-2 uses, except as restricted by Proffered Condition 4, would be permitted. PLANNING COMMISSION RECOMMENDATION THE COMMISSION iS SCHEDULED TO CONSIDER THIS REQUEST ON MAY 21, 2002, iF THE COMMISSION ACTS ON THIS REQUEST ON MAY 21,2002, STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S RECOMMENDATION ON MAY 22, 2002. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning conforms to the Central Area Plan which suggests the request property is appropriate for general industrial uses. Providing a FIRST CHOICE Communi(F Through Excellence in Public Service. Improvements to the property will be realized through ~e rczoning and acceptance of proffered conditions which provide improved screening of the non-conforming outside sturagc area from Route 10 and Landfill Drive. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WEP,.E 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.) CONDITION (STAFF) In conjunction with the granting of this request, the following exceptions shall be granted: A fifteen (15) foot exception to the forty (40) foot comer side yard parking and driveway setback requirement along Landfill Drive; A thirty (30) foot exception to the sixty (60) foot comer setback requirement along Landfill Drive; A I40 foot exception to the 200 foot setback requirement from any K- District; and, An exception to the requirement that outside storage areas be screened from adjacent property to the west and Landfill Drive. (Staff Note: This approval does not grant an exception to screening requirements along the northern boundary or from Route 10. If the outside storage area is reconfigured or reconstructed, the outside storage area must be screened in accordance with Ordinance requirements from thc north and Roote 10.) PROFFERED CONDITIONS (STAFF) 1. (STAFF) 2. Direct access to Roote 10 shall be limited to the one existing entrance/exit, generally located towards the northern property line, (T) Prior to any final site plan approval, or within 60 days of the rezoning, whichever occurs first, 100 feet of right of way on the west side oflronbridge Road (Route 10), measured from the centerline of that part of Route 10 immediately adjacem to the property shall be dedicated free and unrestricted, to and for the benefit of Chesterfield County. (T) (STAFF) 3. Prior to occupancy for any use requiring outside storage, a plan depicting the following requirements shall be submitted to the Planning Department for 2 028N0213-MAY22-BOS (STAFF) (STAFF) (STAFF) review and approval if the outside storage area is confined to the area shown on the Plan prepared by Downing Surveys, Inc, dated January 30, 2002; The existing chain link fence identified as Fence A on the Plan and the gates identified as Gates A and B on the Plan shall be replaced by opaque fences and gates which shall be constructed with masonry pillars having solid metal fencing between the pillars compatible with the metal of the existing building and shall be ora sufficient height to minimize the view of any outside storage from Route 10 and Landfill Drive. Within the setback along Landfill Drive, between any outside storage area and Landfill Drive, landscaping shall be installed. Landscaping shall consist ofevergreenl~ees having an initial height of five (5) feet at the time of planting. The exact number and spacing shall be approved by the Planning Department, provided that measures shall be taken to preserve existing mature vegetation within the setback, and the mount of landscaping shall be sufficient such that at the time of maturity, the landscaping will minimize the view of outside storage areas from Route 10 and Landfill Drive. The approved improvements shall be completed within six (6) months of occupancyofthe site. (P) Light industrial (I-I) ancl General Induslrial (I-2) uses as set forth in the County Code shall be permitted on the property, excluding the following uses; (a) (c) (d) (e) (f) Boat Sales and Services, Repair and Rental; Tractor Trailer Service Stations; Motor Vehicle Service Stations. Rectifying and blending liquors. Wine, brandy and brandy spirits manufacturing. Tobacco products haanufaetm'ing. (P) A thirty (30) foot setback shall be maintained along the northern and westem property lines. Within this setback, trees having a caliper of three (3) inches or greater shall be maintained except for those which are dead, diseased or dying. (P) Uses allowed on the property shall be designed and operated so as not to generate noise levels above 65 dBa, as measured at the northam and western property lines of the subject prope~rty. Prior to occupancy for any use, information for that use shall be submitted to the Planning Department for review and approval to confirm compliance with this condif~on. (P) 3 02SN0213-MAY22-BOS GENERAL INFORMATION Location: West line of Ironbridge Road at its intersection with Landfill Drive and better known as 11200 Ironbridge Road. Tax ID 773-656-4795 (Sheet 25). Existing Zoning: Residential (R-7) with a Special Exception to allow a Virginia Dominion Power office and storage yard and a Conditional Use Planned Development to allow a telecommunications tower. Size: 10.5 acres Existing Land Us.g: Vacated building and site - formerly a Virginia Dom'mion Power office and storage yard. Adiacent Zoning and Land Use: North - I-1 with Conditional Use Planned Development; Vacant South - K-7 with Conditional Use and C-3; Commercial and public/semi-public (County water tank) East C-2 with a Conditional Use Planned Development; Vacant West I-l; Vacant UTILITIES Public Water System: There is an existing thirty (30) inch water llne extending along the west side of Iron Bridge Road, adjacent to the request site. Use of the public water system is required by County Code. The existing building is connected to the public water system. Public W~tewater SEstem There is an existing eight (8) inch wastewater collector extending along the west side ofkon Bridge Road, adjacent to this site, Use of the public wastewater system is required by County Code. The existing building site is comaected to the public wastewater system, 4 02SN0213-MAY22-BOS ENVIRONMENTAL DrainaKe_an.d Erosion: The property drains in two (2) directions with the majority draining to Swif~ Creek via manmade and natural channels. The property is currently developed w/th no existing on- or off-site drainage or erosion problems. PUBLIC FACILITIES Fire Service: The Chester Fire Station, Company Number i, and Bensley-Bermuda Volunteer Rescue Squad currently provide fire protection and emergency medical service. This request will have a minimal impact on fire and emergency medical Service. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Transportation: In 198 I, a Special Exception was granted on the property, which allows thc operation of an office and storage yard for a utility company. The property has been developed for this use. The applicant is requesting rezordng to General Industrial (I~2). This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on light industrial trip rates, development could generate 560 average daily trips. These vehicles will be distributed along Iron Bridge Road (Route 10), which had a 2001 traffic count of 30,229 vehicles per day. The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended fight of way width of 120 to 200 feet. The applicant has proffered to dedicate 100 feet of right of way, measured from the centerline of Ronte 10, in accordance with that Plan. (Proffered Condition 2) Access to major arterials, such as Route I0, should be controlled. The applicant has proffered to limit direct access from the property to Route I0 to one (I) entrance/exit (Proffered Condition 1). The existing driveway onto Route 10 will serve as this access. At time of site plan review for any redevelopment of the property, specific recommendations will be provided regarding internal circulation. 5 02SN0213-MAY22-BOS LAND USE Comprehensive Plan: Lies within the boundaries of the Central Area Plan which designates the request property for general industrial uses. Zoning History: The former contractor's office and storage yard was located on the property in compliance with a Special Exception (Case $1A0gl) received in 1982. Subsequenfly, a Special Exception and Variance (Case 82A169) and a Conditional Use Planned Development and Substantial Accord (Case 97SN0164 and 97PD0209) were approved to allow communications towers on the property in addition to the office and storage areas. The existing site design does not conform to current Ordinance requirements. Area Development Trends: Property in the immediate area is zoned and developed for a mixture of uses. Landfill Drive provides access to the County's solid waste transfer station to the west. Various commercial and public-semi public uses exist to the south and the Ironbridge Mixed Use Project is located to the east. The Cen~xal Area Plan designates the area from Lewis Road to just north of the request site for general industrial uses representing an expansion of the existing industrial development that ha occurred at the Shoosmith Complex. In response to concerns of the Dale District Commissioner and an adjacent property owner, the applicant has restricted the uses that would be permitted on the property. (Proffered Condition 4) 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 of outside storage areas. The purpose of the Emerging Growth DisWict Standards is to promote high quality, well-designed projects. The request property was developed ptior to adoption of these standards and, therefore, has not been developed in accordance with these standards. With rezoning, use of the existing building, site and outside storage areas could continue in its current state as non-conforming development and compliance with the standards would not be required unless these facilities are reconfigured or relocated. 6 02SN0213-MAY22-BOS Redevelopment of the site or any new expansion of existing buildings must conform to the requirements of the Emerging Growth District Area. However, thc applicant is requesting approval of exceptions to thc setback and screening requirements (Condition). The condition would accommodate the existing improvements on the site. Buffers and Screeuin[: The applicant is also requesting relief to screening requirements for outside storage along Landfill Drive and the western property boundarT. Some landscaping exists within the setback along Landfill Drive between the outside storage area and the Landfill Drive. An opaque gate around a portion of the outside storage area and additional landscaping are proposed to be installed within six (6) months of occupancy of the site (Proffered Condition 3), These improvements are intended to minimize the view of outside storage areas from Route 10 and Landfill Drive. Outside storage areas were constructed in conjunction with the former Virgiuia Dominion Power office and storage yard use without screening as required by the current Ordinance. As previously stated, the site development, including the outside storage area, existed on the property prior to current Ordinance standards which require outside storage areas in industrial districts to be screened from view of public rights of way and properties where outside storage areas are not permitted. Proffered Condition 3 ensures that within six (6) months of occupancy of the site by a use requi~ing outside storage, views of such areas will be minimized from Route 10 and Landfill Drive. Because the outside storage areas is non- conforming without these conditions, no sareening would be required unless the area is reeoustmeted or reconfigured. The exceptions requested will not require any screening along the western boundary. Adjacent property to the west is zoned I-1, but is currently vacant. Just to the west of the I-1 property the County operates a solid waste transfer station. The Central Area Plan designates the adjacent property to the west for general industrial uses, which would allow outside storage. Therefore, it is appropriate to grant relief to the screening requirements to the west. Property to the north is zoned Light Industrial (I-l) with Conditional Use Planned Development to permit a lumber sales yard business which has not been developed. The property is currently owned by a church. The applicant has not requested relief to the screerfing requirements from the adjacent property to the north. Currently, the outside storage area is located approximately thirty (30) feet from the northern property boundary. Tiffs setback is currently wooded. I/the outside storage area is ever reconfigured or relocated or the existing vegetation removed, the Ordinance will not require that the outside storage be screened from view of the adjacent property to the north since outside storage is permitted. If, however, the adjaeent property is ever rezoned and outside storage is not permitted and the 7 02SN0213-MAY22-BOS existing vegetation removed and/or the outside storage area reconfigured/reconsu-ucted, the outside storage area will be required to be screened. In addition to the screening requirements discussed above, it is important to note that the Ordinance does not require a buffer to be provided between properties zoned Industrial. However, in response to adjacent property owner concerns relative to screening and potential visual impact, the applicant has proffered a thirty (30) foot vegetated setback which will be provided along the northem and western property boundaries. (Proffered Condition 5) In response to adjacent property owner concerns, the applicant has proffered that all uses on the property shall be designed and operated so as not to exceed 65 dba as measured at the northern and western property lines of the subject property. (Proffered Condition 6) CONCLUSION__S The Central Area Plan suggests the request property is appropriate for general industrial uses which includes General Industrial (I-2) uses. The proposed rezoning conforms with the Plan. Although approval of this request would include relief to current Emerging Growth District Standards, improvements to the property will be realized through the rezoning and acceptance of Proffered Condition 3 which will minimize the view of the outside storage area from Route I0 and Landfill Drive. Given the foregoing, approval of this request is recommended. CASE HISTORY Applicant (4/i 0/02): Revised proffered conditions were submitted. Platming Commission Meeting (4/16/02): At the applicant's request, the Commission deferred this case to May 21, 2002. Staff (4/17/02): The applicant was advised in writing that any significant new or revised information should be submitted no later than April 22, 2002, for consideration at the Commission's May 21, 8 02SN0213-MAY22-BOS 2002, public heating. Also, the applicant was advised that a $250.00 deferral fee must be paid prior to the Commission's May public heating. Applicant (4/25/02): The applicant paid the $250.00 deferral fee. Applicant, Staff, Adjacent Property Owner and Dale District Commissioner (4/25/02): A meeting was hold to discuss concerns the adjacent property owner has regard/ng the rezoning request. Items discussed included uses, maintenance of thirty (30) foot setback (Proffered Condition 5), and noise. The applicant stated revised proffered conditions would be submitted relative to the issues discussed. Applicant (4/30/02): Revised proffered conditions were submitted. Staff (5/7/02): The Commission is scheduled to consider this request on May 21, 2002. The Board of Supervlsors, on Wednesday, May 22, 2002, beginning at 7:00 p.m., will take under consideration this request. 9 02SN0213-MAY22-BOS l