11SN0180CASE MANAGER: Michael Janosik
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March 9, 2011 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11SN0180
Meadows Properties, LLC
Midlothian Magisterial District
2051 Huguenot Road
RE VEST: Conditional use approval to permit outside storage in a Community Business (C-3)
District.
PROPOSED LAND USE:
The property is currently occupied by a greenhouse and nursery operation. The
expansion of an existing outside storage area (Exhibit 1, Area A) and the addition of
anew outside storage area for bulk material sales (Exhibit 1, Area B) is proposed.
Outside storage is a restricted use in a Community Business (C-3) District.
Specifically, areas used for outside storage cannot exceed ten (10) percent of the
gross floor area of the principal use. The existing greenhouse/nursery does not
currently comply with this ordinance standard.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval subject to addressing architectural compatibility and development standards
for the following reasons:
A. The development standards of the Zoning Ordinance, with Proffered Conditions,
would adequately address land use compatibility and impacts.
B. The Proffered Conditions would adequately address adverse impacts this use may
have on adj acent properties.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. The existing outside storage area shall be limited to 12,052 square
feet, as depicted on "Exhibit 1, Area A," of the site plan prepared
by Balzer and Associates, Inc., dated December 6, 2010. (P)
(STAFF/CPC) 2. The proposed outside storage and bulk material sales shall be
limited to 22, 848 square feet, as depicted on "Exhibit 1, Area B,"
of the site plan prepared by Balzer and Associates, Inc., dated
December 6, 2010. (P)
(STAFF/CPC) 3. The outside bulk storage (Area B) shall be screened with a
combination of fencing and raised landscape berm. The fence shall
consist of six (6) foot tall black wrought iron style picket fence
panels placed between wood (or other similar material as approved
by the Planning Department) columns which shall be spaced
approximately twenty-four (24) feet apart, except for the columns
between the two corner columns at the northwest and southwest
corners, which shall include three (3) columns located as generally
shown on Exhibit 2. The landscape berm shall be a minimum of
two (2) feet above the exterior parking lot grade with the fence
placed on top of the berm, to provide a screen height of a minimum
of eight (8) feet as measured from the exterior pavement grade. If a
berm is not provided, the metal wrought iron style fence panels
shall be a minimum of eight (8) feet tall, as measured from the
exterior pavement grade. The columns shall be approximately
seven (7) feet tall and shall match the style and color of the
existing columns on site. Woven shade fabric with a minimum
fifty (50) percent light transmission factor shall be attached on the
storage side of the wrought iron style fence. Evergreen trees shall
be provided along the outside of the west and north fence lines.
Existing evergreen trees will satisfy the requirement along the west
line. The existing eight (8) foot tall metal panel fence located along
the rear buffer shall be extended to the west approximately sixty-
two (62) feet to the property line as generally shown on Exhibit 2.
The northern entrance/exit gate shown on Exhibit 2 shall be of
similar style to the wrought iron style fencing. (P)
(STAFF/CPC) 4. There shall be no outside storage of fertilizer. (P)
(STAFF/CPC) 5. The site and shopping center drives shall be kept clean of debris
that is associated with this operation. (P)
2 11SN0180-MAR9-BOS-RPT
GENERAL INFORMATION
T ,n~ati nn
The request property is located approximately 700 feet off the east line of Huguenot Road,
south of Robious Road, and is better known as 2051 Huguenot Road. Tax ID 740-713-9395.
Existing Zoning:
C-3
Size:
9.3 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North, East and West - C-2 and C-3; Commercial
South - R-7 with a Use Permit; Multi-family residential
T TTTT TTTFC
Public Water and Wastewater S,, std:
This request will not impact the public utility systems.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains by means of a storm sewer system and then by tributaries to
Falling Creek. There are currently no on- or off site drainage or erosion problems and none
anticipated after development. The Environmental Engineering Department has no concerns
with outside storage as long as the developer does not store any fertilizer outside (Proffered
Condition 4).
PUBLIC FACILITIES
Fire ~ervice~
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
emergency medical service (EMS). This request will have minimal impact on Fire and
EMS. Fire protection will be addressed at site plan review.
3 11SN0180-MAR9-BOS-RPT
County Department of Transportation:
This request will have minimal impact on the transportation network.
Virginia Department of Transportation (VDOT):
VDOT notes that no modifications to the entrances to the property are proposed. If the
VDOT observation is correct, VDOT has no further comment.
T .ANTI T 1CF.
Comprehensive Plan:
The subject property is located within the boundaries of the Huguenot/Robious/Midlothian
Area Plan, which suggests the property is appropriate for regional mixed use. The Plan
encourages "transitional features and land uses compatible with surrounding residential
areas."
Area Development Trends:
The area is characterized by commercial and multi-family residential development. The
Huguenot Village Shopping Center, which was built in 1972, is located to the north and
west of the subject property. The Huguenot Village apartment complex, which was built in
1975, is located to the south. The property to the southeast is zoned agricultural and remains
vacant.
Zonin Hg istory:
The first rezoning from Agricultural (A) classification to General Business (C-2) was
approved on October 14, 1959 on 27.6 acres. A 2.3 acre parcel fronting along the east
line of Huguenot Road was zoned to Local Business (C-1). On April 23, 1975 the Board
of Supervisors approved rezoning for thirty-three (33) acres to General Business (B-3).
The Great Big Greenhouse received site plan approval in December 2001 and was built in
2002.
Development Standards:
The request property currently lies within an Emerging Growth Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects. The
Zoning Ordinance addresses access, parking, landscaping, architectural treatment, setbacks,
signs, buffers, utilities and screening of dumpsters and loading areas.
Outside Storage:
Outside storage consists of any area used for, but not limited to, retail building materials,
construction equipment/materials, outside runs for commercial kennels or veterinary
hospitals, feed/seed items, garden centers, greenhouses, hot houses and miscellaneous
4 11SN0180-MAR9-BOS-RPT
materials for retail/wholesale sales. Outside storage areas are a restricted use in the
Community Business (C-3) District. Specifically, areas used for outside storage cannot
exceed ten (10) percent of the gross floor of the principal use. The Zoning Ordinance defines
"gross floor area" as the sum of the horizontal area of all floors of a building measured from
the exterior faces of the exterior walls or from the center line of the walls separating two (2)
buildings, but not including outside storage areas, attached garages or carports, enclosed
porches or rooftop enclosures housing mechanical equipment.
The applicant is requesting a deviation from the maximum permitted outside storage area.
The existing Great Big Greenhouse principal building consists of 29,880 square feet.
Approximately, 3600 square feet of storage area was identified on the approved site plan in
2001. This existing storage area, located on the northwestern portion of the property, has
expanded approximately 8500 square feet for a total of approximately 12,100 square feet
(Exhibit 1, Area A).
Additionally, the applicant is proposing an outside storage area of approximately 23,000
square feet for the bulk storage and sales of bulk materials such as mulch, topsoil, gravel,
etc. The proposed location of this storage area is on the southwest corner of the subject
property, adjacent to the existing principal building (Exhibit 1, Area B). This proposed
location is also adjacent to the existing shopping center to the west and an apartment
complex to the south.
The existing storage area that received site plan approval (Exhibit 1, Area A) and expanded
is adequately screened and has not had an adverse impact on adjacent property. Proffered
Condition 1 would limit this use to the existing area it now occupies.
The applicant is proposing to contain bulk materials in, "Area B" with solid concrete walls.
Customers will access the rear of the site (southern boundary) and exit the front (northern
boundary) and asphalt pavement will be provided to keep a clean and functional area.
Proffered Condition 2 would limit the proposed outside storage and bulk material sales to
the area depicted on "Exhibit 1, Area B." In order to adequately address land use
compatibility and impact with adjacent properties relative to "Area B" the applicant has
proffered condition 3. This condition addresses the height, location, architecture, color,
landscaping and materials for the fence. Specifically, the bulk materials area will be
screened with a combination of fencing (with columns and woven shade fabric) and a raised
landscaped berm. Additional screening will be provided by extending the existing metal
panel fence located along the rear buffer. Further, evergreen trees shall be provided along
the outside of the north and west fence lines.
CONCLUSION
The Huguenot/Robious/Midlothian Area Plan suggests the subject property is appropriate for
regional mixed use development and should be designed to be compatible with adjacent uses, and
provide transitional features and land uses compatible with surrounding residential areas. while the
proposed outside storage area for bulk materials and sales (Exhibit 1, Area B) is a more intense use
than normally permitted in the Community Business (C-3) District, development standards of the
5 11SN0180-MAR9-BOS-RPT
Zoning Ordinance and proffered conditions would adequately address land use compatibility and
potential adverse impact on adjacent properties.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/15/11):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Waller, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, March 9, 2011, beginning at 6:30 p.m., will take
under consideration this request.
6 11SN0180-MAR9-BOS-RPT
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