12SN0150CASE MANAGER: Jane Peterson
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ADDENDUM
12SN0150
Jack R. Wilson, III
Bermuda Magisterial District
West line of Ironbridge Boulevard
REQUEST: Amend conditional use planned development (Case 87SN0114) to permit outside
storage in a Corporate Office (O-2) District.
PROPOSED LAND USE:
Outside storage of motor vehicles, recreational vehicles and boats incidental to an
adjacent self storage facility is proposed.
This addendum is offered to clarify two (2) items in the "Request Analysis." First, the proposed
vehicle storage yard operated in conjunction with amini-warehouse facility is first permitted as a
restricted use in a Light Industrial (I-1) District and not in a Community Business (C-5) District as
noted in the report. Second, while the Proffered Condition would require the fencing that screens the
storage area to be a minimum of six (6) feet in height, such fencing may need to be taller to
accomplish complete visual separation of the storage area from adjacent residential zoning and
public rights-of--way as required by the Ordinance.
Staff continues to recommend denial of this request for the reasons noted in the "Request
Analysis."
Providing a FIRST CHOICE community through excellence in public service
12SN0150 JAN25-BOS-ADD
CASE MANAGER: Jane Peterson
Tloi.v,~,l,or 17 7(11 1 (~'D(~'
January 25, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0150
Jack R. Wilson, III
Bermuda Magisterial District
West line of Ironbridge Boulevard
RE VEST: Amend conditional use planned development (Case 87SN0114) to permit outside
storage in a Corporate Office (0-2) District.
PROPOSED LAND USE:
Outside storage of motor vehicles, recreational vehicles and boats incidental to an
adjacent self storage facility is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The proposed use does not conform to the Central Area Plan which suggests the
property is appropriate for community mixed use.
B. The proposed use does not provide proper land use transition to existing and
proposed area residential development, as suggested by the Plan.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED WITH "CPC" ARE CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
(CPC) 1. The Textual Statement revised December 1, 2011 shall be considered the
master plan. (P)
(Staff Note: This condition amends the Textual Statement for Case
87SN0114 for allowable uses within that portion of Tract A included in
this request. All other conditions of Case 87SN0114 shall remain in
effect.)
(CPC) 2. There shall be no direct vehicular access from the property to Ironbridge
Boulevard. (P)
(CPC) 3. All storm water drainage will be directed to the existing BMP located on
Tax ID 775-657-3335. (EE)
GENERAL INFORMATION
T .nr.ati nn
The request property is located on the west line of Ironbridge Boulevard, south of Arbor
Meadows Drive. Tax IDs 775-657-Parts of 3163 and 3335.
Existing Zoning:
0-2 with conditional use planned development
Size:
3.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - 0-2 with conditional use planned development; Vacant
South - R-TH; Vacant
East - R-15; Single-family residential
West - C-2 and C-3; Commercial or vacant
2 12SN0150 JAN25-BOS-RPT
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Public Water System:
The property is located within the Courthouse water pressure zone. There is an eight (8) inch
and an additional six (6) inch water line located on the property. Connection to the public
water system is required by County Code.
Public Wastewater S,, sue:
The property is planned for inclusion in the Proctors Creek sewer service area. There is a ten
(10) inch wastewater line adj acent to the southern property line. Connection to the public
water system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south and southeast via tributaries to Iron Bridge Lake.
There are no known on or off site drainage or erosion problems and none are anticipated
after development. The parking of vehicles may result in liquid discharges over time.
With a twenty (20) acre lake less than 1,500 feet downstream, outside vehicular storage
area should drain through the existing Best Management Practice (BMP) located adjacent
to and west of the property. (Proffered Condition 3)
PUBLIC FACILITIES
Fire ~ervice~
The Chester Fire Station, Company Number 1, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
This request will have a minimal impact on the transportation network. Access to major
arterials, such as Ironbridge Boulevard should be controlled. The applicant has proffered
no direct vehicular access from the property to Iron Bridge Boulevard. (Proffered
Condition 2)
Virginia Department of Transportation (VDOT):
VDOT notes that access to the site is currently by way of an existing commercial
entrance on State Route 10 (Ironbridge Road). No request for additional access points has
been presented. Should additional access be sought from State Route 10, a commercial
entrance will be subject to the requirements for access management spacing found in 24
3 12SN0150 JAN25-BOS-RPT
VAC 30 - 72, Access Management Regulations for Principal Arterials. Should access be
sought from State Route 632 (Ironbridge Boulevard), management spacing found in 24
VAC 30 - 73, Access Management Regulations for Minor Arterials, Collectors, and
Local Streets.
T .ANTI T 1CF.
Comprehensive Plan:
The subject property is located within the boundaries of the Central Area Plan, which
suggests the property is appropriate for community mixed use. while this Plan
designation supports community-scale commercial development (equivalent to the
Community Business (C-3) District), the Plan also notes that appropriate land use
transitions should be provided between higher intensity uses and existing and future
residential development.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Chesterfield County
Planning Commission on November 15, 2011) designates the subject property
"Community Corridor." This proposed land use designation encourages vertically and
horizontally integrated mix of residential, office, public, open space and commercial
uses. It should be noted that the revised draft plan is pending review by the Board of
Supervisors, has not been approved, and does not provide land use guidance for the
subject property at this time. The recommendations of the revised draft plan are provided
for informational purposes only.
Area Development Trends:
Properties to the west along Iron Bridge Road are zoned Neighborhood and Community
Business (C-2 and C-3) and are developed motor vehicle repair and wash, self storage and
restaurant uses or vacant. Properties to the east and south are zoned Residential (R-15) and
Residential Townhouse (R-TH) and are developed as Arbor Landing Subdivision or are
under development as The Townes at Ironbridge. The subject property in conjunction with
the adjacent 0-2 property to the north offer land use transition from the commercial
development along Iron Bridge Road to these adjacent existing and proposed residential
developments.
Zonin Hg istory:
On October 28, 1987 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved the rezoning of a forty-two (42) acre tract to Office
Business (0) and Convenience Business (B-1) with conditional use planned development
approval to permit a mixed use development consisting of office, commercial and
industrial uses (Case 87SN0114). with this approval, the property was divided into two
(2) land use tracts, as depicted on the attached Master Plan. "Tract B" permitted B-1 and
4 12SN0150 JAN25-BOS-RPT
Light Industrial (I-1) uses plus limited additional commercial uses. Outside storage was
also permitted with the incorporation of screening from adjacent properties. "Tract A"
(which includes the subject property) was limited to Office (0) District uses with the
intent of providing a land use transition from the commercial uses along Iron Bridge
Road to existing and future residential development to the east.
In 2004 and 2007, the southern portion of the property included in Case 87SN0114 was
rezoned to Residential Townhouse (R-TH) (Case 04SN0219) and Community Business
(C-3) with conditional use planned development approval (Case 07SN0375) to permit
multi-family residential uses.
Development Standards:
Conditions of zoning (Case 87SN0114) require development to conform to Corridor
Overlay District standards (Division 11.2 of the former Zoning Ordinance, Chapter 21)
which address setbacks, access, parking, architectural treatment, landscaping and utilities.
Unless otherwise addressed by Corridor Overlay standards or conditions of zoning approval,
Emerging Growth District Area requirements of the Ordinance would apply.
Outside Storage:
Conditions of Case 87SN0114 limit uses on the property to those permitted in the Corporate
Office (0-2) District (formerly, known as the Office Business (0) District). The applicant is
requesting an amendment of these conditions to permit the outside storage of motor
vehicles, recreational vehicles and boats incidental to an adjacent self storage facility
(Textual Statement Items a and b). Outside storage as a principal use is first permitted by-
right inthe Community Business (C-5) District.
The Ordinance requires that outside storage areas be screened from view of any adjacent
properties on which this is use is not permitted and from public rights-of way. This
screening would be accomplished by the use of durable architectural walls or fences that are
constructed of comparable materials and compatible design to the principal building unless
berms or other land forms accomplish this same intent, as determined by the Planning
Department Director. The applicant has proffered this screening treatment for the proposed
outside storage would consist of fencing with materials comparable to the adjacent self
storage facility. Further, additional landscaping has been proffered. (Textual Statement
Items c and d)
CONCLUSION
The proposed outside storage, being a use first permitted in a General Business (C-5) District, does
not conform to the Plan's community mixed use designation which suggests less intense (C-3)
commercial uses. Further, the property is located on the edge of this community mixed use
designation, adjacent to existing and proposed residential development. The proposed outside
storage use fails to provide appropriate transition to existing and anticipated residential uses, as
suggested by the Plan.
5 12SN0150 JAN25-BOS-RPT
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/ 12/ 11)
The applicant did not accept staff s recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
There was support noting that the use was beneficial to area residents who are unable to
park large vehicles and boats in their neighborhoods.
Mr. Hassen stated that the proffered limitations resulted in compatibility of the use with
area residential development.
On motion of Mr. Hassen, seconded by Dr. Brown, 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, January 25, 2012 beginning at 6:30 p.m. will take
under consideration this request.
6 12SN0150 JAN25-BOS-RPT
Textual Statement
Case 12SN0150
l~Tn~~AmhAr 77 7(11 1
December 1, 2011
In addition to those uses permitted by Case 87SN0114, the following use shall be
permitted on the subj ect property, located within Tract A:
Outside storage of motor vehicles, recreational vehicles and boats subject to the
following restrictions:
a. Such use shall be operated incidental to a self storage facility located on Tax IDs
774-657-5325 and 775-657-0853.
b. Such use shall not include storage for the purpose of operating a contractors
stora~eyard, motor vehicle tow lot or any other business from this facility.
c. Such use shall be screened in compliance with requirements of the Zoning
Ordinance. This screening shall consist of fencing, a minimum of six (6) feet in
height, using comparable materials to the self storage facility referenced in Item
a.
d. In addition to perimeter landscaping requirements of the Ordinance, supplemental
landscaping shall be installed so as to soften the views of the fencing referenced
in Item b from adjacent residential properties to the south and east, as determined
by the Planning Department.
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