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November 23, 1983
STAFF REPORT
83S170
Morris Industries, Inc.
Midlothian Magisterial District
East line of Grove Road
REQUEST:
(Amended) Conditional Use Planned Development to permit a structural
steel business and exceptions to the bulk requirements relative to
paving in a General Business (B-3) District.
RECOMMENDATION
Recommend approval for the following reasons:
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The proposed land use is compatible with existing and anticipated
future development along the Grove Road corridor.
The exception to paving requirements is for an area that will be oc-
cupied primarily by large vehicles which transport steel beams from
the site, and the storage of steel beams. Since this area will not
be open for public use, gravel parking areas should not adversely
affect adjacent property owners or the general public.
If particular conditions are imposed requiring the necessary ease-
ments for utility lines, exception to the requirement that public
roads have a minimum right of way of sixty (60) feet conforms with
the Commission's and Board's past actions.
CONDITIONS
The following conditions notwithstanding, the site plan prepared by
J.K. Timmons and Associates, Inc., dated July 20, 1983, shall be con-
sidered the plan of development.
The proposed gravel storage area shall be surfaced with a minimum of
8 inches of No. 21 or 2lA stone placed over a compacted subgrade.
Concrete curb and gutter shall be installed along the perimeter of
paved driveways and parking areas and also along Grove Court. (EE)
Stormwater retention shall be required for Grove Court and the re-
quest site. (EE)
In conjunction with the granting of this request, the Planning Com-
mission shall grant schematic plan approval.
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A twenty-five (25) foot buffer shall be maintained along the northern
property line. This buffer shall consist of existing vegetation with
no clearing or grading permitted.
The existing earth berm, which is located to the south of the twenty-
five (25) foot buffer, shall be maintained. This berm shall have a
height of six (6) feet and a minimum width of twenty-five (25) feet
at the base. The berm shall be reshaped to a maximum slope of 2:1.
This berm shall be seeded with ground cover to prevent erosion.
White pines, having an initial height of eight (8) feet and placed
six (6) feet on center, shall be planted at the top of the berm. A
plan depicting this requirement shall be submitted to the Planning
Department for approval in conjunction with site plan review.
A chain link fence shall be installed parallel to the northern prop-
erty line either within the twenty-five (25) foot buffer or to the
south of the berm.
GENERAL INFORMATION
Location:
East line of Grove Road, approximately 1,550
feet south of Midlothian Turnpike. Tax Map
16-16 (2) Sunny Dell Acres, Part of Lots 19,
20, 21 and 22 (Sheet 7).
Existing Zoning:
Size:
B-3
2.0 acres
Existing Land Use:
Adjacent Zoning & Land Use:
Vacant
North - B-3 with Conditional Use Planned
Development, Currently being construc-
ted for office/warehouse complex
South - B-3, Vacant
East - B-3, Vacant
West - B-3, Vacant
Utilities:
16 inch water line along Route 60, approxi-
mately 1,600 feet nort~ of request site.
Utilities Department recommends that prop-
erty owners along Grove Road join together
to extend public water. Use of individual
well intended. Property lies in Falling
Creek sewage drainage area. Trunk sewer
line located in Stonehenge Subdivision. Use
of public sewer recommended. Utilities De-
partment recommends that developers along
Grove Road work together to extend public
sewer to area. Because drainfields are sub-
ject to change in water table resulting from
paving and clearing, public sewer should be
83S170/BSNOV3/Q
extended. Installation of individual septic
tank and drainfield intended.
Environmental Engineering:
Property drains to Falling Creek. Proposed
Grove Court does not have adequate outfall;
therefore, off-site easements may have to be
acquired. Due to low lying conditions in
Stonehenge, possibility of downstream flood-
ing. On-site retention recommended.
Fire Service:
Midlothian Fire Station, Company #5. At
present, fire service capability adequate.
Water for fire protection is not available.
General Plan:
Commercial
Transportation:
It is the developer's intent to construct a
public road (Grove Court) from Grove Road
east to this development. The applicant had
requested that the required right of way
width of 60 feet for public roads be reduced
to 50 feet. In recent Conditional Use Plan-
ned Development approvals, the Commission
and Board have granted this reduction pro-
vided a 10 foot wide utility easement is
reserved adjacent to the roadway. Further,
it has been the Commission's and Board's
policy to require a minimum typical section
of 40 feet, face of curb to face of curb
along public roads which serve commercial
areas. This design provides 36 feet of ac-
tual pavement, excluding the two (2) two-
foot gutter pans. The pavement can be
marked to provide two (2) 12-foot travel
lanes and a 12-foot center lane for left-
turn movements.
During the Commission's public hearing, the
applicant agreed to dedicate a sixty (60)
foot right of way and construct forty (40)
feet of pavement plus roadside ditches.
Therefore, the request for relief from the
right of way width requirement was
withdrawn.
DISCUSSION
It is the applicant's intent to construct a structural steel business on
the subject property. Specifically, the applicant receives steel beams
and channels which are cut to contractors' specifications and transported
from the site. The use, as proposed, is representative of development
3 83SlT0/BSNOV3/Q
trends along the Grove Road corridor. Originally, the applicant has re-
quested an exception to the requirement that proposed Grove Court have a
minimum right of way of 60 feet. The "Transportation" section of this
report deals with that issue.
The third part of the request relates to the requirement that all drive-
ways and parking areas be paved. Specifically, the applicant is request-
ing permission to gravel an area which is used primarily for storage but
on occasions will also be used to store large vehicles that are used to
transport the steel beams and channels. Since this area is not used by
the general public, it is reasonable to allow it to be graveled provided
the area is surfaced with stone. It should be noted that the Virginia
Statewide Building Code will require that the driveway, which is shown to
be 20 feet wide, be a minimum of 24 feet wide.
Since adjacent property is zoned General Business (B-3) which permits out-
side storage, Staff has not recommended that the outside storage area for
this site be screened.
CASE HISTORY
Applicant (11/2/83):
Following a meeting with area property owners, the applicant submitted
Conditions 6 through 8.
Planning Commission Meeting (11/3/83):
Originally, this application included a request to allow reduction of the
required sixty (60) foot right of way width along Grove Court. Staff had
recommended approval of a fifty (50) foot width, subject to the following
condition:
Prior to the issuance of a building permit, proposed Grove Court
shall have a minimum right of way of fifty (50) feet plus a ten (10)
foot utility easement. Location of this easement shall be approved
by the Utilities Department in conjunction with site plan approval.
This road shall be curbed and guttered and shall have a minimum pave-
ment width of forty (40) feet, face of curb to face of curb. This
road shall be constructed and taken into the State system.
The applicant indicated they did not desire to install curb and gutter
along Grove Court. Staff explained that a sixty (60) foot right of way
would be required for construction of forty (40) feet of pavement plus
roadside ditches. Since the applicant agreed to the sixty (60) foot right
of way, the Commission resolved that the road be constructed as follows:
Prior to the issuance of a building permit, proposed Grove Court
shall be dedicate~ with a minimum right of way of sixty (60) feet.
This road shall have a minimum pavement width of forty (40) feet plus
4 83SlT0/BSNOV3/Q
gravel shoulders and roadside ditches. This road shall be construc-
ted and taken into the State system.
On motion of Dr. Moszer, seconded by Mr. Lindsey, the Commission recom-
mended approval of this request, subject to the conditions herein.
AYES: Messrs. Miller, Belcher, Moszer, Lindsey and Thomas.
ABSENT: Mr. Daniel.
The Board of Supervisors, on Wednesday, November 23, 1983, beginning at 2:00
p.m., will take under consideration this request.
5 83S170/BSNOV3/Q
TO GROVE RD.
120.00'
~ GRAVEL
STORAGE
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FENCE
PARKING
M ETA L
BUILDING
~OFFICE
DRAIN
FIELD
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GROVE COURT
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83S 170-1