13SN0513CASE MANAGER: Darla Orr
i ~ ~- ~j~,
u J ~ .~ i~
BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0513
D&R Associates, Inc.
Bermuda Magisterial District
West line of Old Stage Road
n~,-;i iti ~ni~ r~r
June 26, 2013 BS
REQUEST: Rezoning from Light Industrial (I-1) to General Industrial (I-2) with conditional
use approval to permit motor vehicle storage/towing lot and motor vehicle repair.
PROPOSED LAND USE:
A towing contractor's shop and storage yard, including vehicle storage/towing lot
and vehicle repair, is planned. Other General Industrial (I-2) uses would also be
pernutted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Comprehensive Plan, which
suggests the property is appropriate for industrial use.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITION(S) NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
PROFFERED CONDITIONS
(STAFF/CPC) 1. The following uses shall be permitted:
A. Uses permitted by-right or with restrictions in the General
Industrial (I-2) District;
B. Motor vehicle repair; and,
C. Motor vehicle storage/towing lot provided that:
1. Vehicle storage areas shall be setback a minimum
of one hundred (100) feet from external public
roads. Within this setback a minimum of fifty (50)
foot wide and unbroken strip of open space shall be
maintained and shall be planted in accordance with
the Zoning Ordinance requirements for one hundred
(100) foot buffers at two and one-half (2.5) times
landscaping C.
2. Vehicle storage areas shall be screened in
accordance with Zoning Ordinance requirements,
from view of adjacent properties on which such
uses are not permitted or do not exist, and from
external public roads. To the extent practical, the
existing berm within the setback along Old Stage
Road shall be maintained and/or extended to assist
in screening vehicle storage areas.
3. No more than two (2) motor vehicles or pieces of
machinery stored onsite shall exceed the height of
the screening. (P)
(STAFF/CPC) 2. Unless approved otherwise by the Transportation Department,
there shall be no direct vehicular access from the property to Old
Stage Road. If direct vehicular access is permitted to Old State
Road, right and left turn lanes shall be constricted based on
Transportation Department standards. The applicant shall dedicate,
free and unrestricted, any additional right-of--way required for
these improvements. (T)
(STAFF/CPC) 3. Stormwater will be treated via onsite BMPs suitable to the County
and in compliance with Virginia Department of Environmental
Quality storm water management regulations rather than through
the purchase of offsite credits. The BMP stricture(s) will be
designed to allow sampling and reportage to DEQ of the effluent
2 13SN0~13-JL`~N2Ei-BOS-RPT
on the discharge side. The BMP(s) will serve a designated
containment area for accident vehicles subject to potential fluid
release. Fluids and other potential contaminants shall be removed
from vehicles prior to storage. Collected fluids and contaminants
will be disposed of at a facility authorized by the state to receive
such products. (EE)
GENERAL INFORMATION
Location:
The request property fronts the west line of Old Stage Road, north of Battery Dantzler
Road. Tax ID 803-656-1183.
Existing Zonin
I-1
Size:
3 acres
Existing Land Use:
Vacant
Adj acent Zoning and Land Use:
North and East - I-3; Industrial or vacant
South - I-2; Industrial
West - G5; CSX Railroad and Industrial
UTILITIES
Public Water Svstem:
The request site is located within the Dutch GapBermuda water pressure zone. There is an
eight (8) inch water line extending along the western side of Old Stage Road that terminates
at the request site. Connection to the public water system is required for any new strictures
built on the request site.
Public Wastewater Svstem:
The request site is located within the Proctors Creels sewer service area. There is an eight (8)
inch wastewater line extending to the northwest corner of the site. Connection to the public
wastewater system is required for any new stnicnires built on the request site.
3 13SN0~13-JL`~N2Ei-BC)S-RPT
ENVIRONMENTAL
To address concerns of an adjacent property owner regarding storm water management and
containment, the applicant's representative submitted Proffered Condition 3 relative to storm
water management. Specifically, the proffered condition would prohibit the purchase of State
sanctioned offsite water quality credits and would require water quality compliance to be
achieved by onsite BMPs. In addition, the proffer requires the site to provide a means by which
the potential leakage of vehicular fluids from accident vehicles stored on the site can be
collected, sampled, and disposed of at an appropriate offsite facility.
PUBLIC FACILITIES
Fire ~ervice~
The Dutch Gap Fire Station, Company Number 14, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
The property is located on the west side of Old Stage Road approximately 1000 feet north
of the Battery Dantzler Road intersection. The request will have a minimal impact on the
traffic anticipated to be generated by development of the property.
The Thoroughfare Plan, a component of the Comprehensive Plan for Chesterfield
County, identifies Old Stage Road as a Collector. Accesses to collectors should be
controlled in order to minimize conflict points. The applicant plans to access the property
through the adjacent property to the north and has proffered to preclude access to Old
Stage Road unless approved otherwise by the Transportation Department. If access to
Old Stage Road is provided, the applicant would be required to constrict right and left
turn lanes, based on Transportation Department standards. (Proffered Condition 2)
Virginia Department of Transportation (VDOT~:
VDOT observes that direct commercial entrances to the subject parcel from Old Stage
Road are subject to the provisions of the Code of Virginia 24VAC-30-72 as found in:
"Access Management Regulations: Minor Arterials, Collectors, and Local Streets."
Existing commercial entrances are located at 12300 Old Stage Road to the north of the
property and at 12320 Old Stage Road to the south of the property. These two (2) existing
entrances meet the spacing requirements of the subj ect regulations.
VDOT notes that a paved spur road exists from the entranceway to 12300 Old Stage
Road and extends to the property line of 12310 Old Stage Road. The paved spur road
may provide access to 12310 Old Stage Road, particularly if the access is secured with
suitable perpetual shared access easements that are vested with both properties. Such a
4 13SN0~13-JL`~N2Ei-BC)S-RPT
shared access easement may provide the needed access to 12310 Old Stage Road, and
will meet the requirements of the regulations cited above.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Comprehensive Plan, which
suggests the property is appropriate for industrial use. The Plan suggests that moderate to
intense manufacturing uses and uses that normally have associated outside storage areas
are appropriate, including, although not exclusively, thick terminals.
Area Development Trends:
The area is characterized by industrial zoning and land use. It is anticipated that industrial
use will continue in the area as suggested by the Plan.
Uses:
If this request is approved, uses permitted by right of with restrictions in the General
Industrial (I-2) District would be permitted (Proffered Condition 1). The applicant
proposes to operate a towing contractor's office, shop and storage yard on the request
property. This contractor's office, shop and storage yard is a use permitted by right within
the I-2 District.
The applicant plans to tow motor vehicles and tractor trailers to the request property for
temporary storage. A motor vehicle storage/towing lot is permitted with approval of a
conditional use in the I-2 District. The Ordinance defines motor vehicle storage/towing
lot as the use of a parcel for the temporary storage of damaged, disabled, inoperative or
impounded motor vehicles or machinery. Proffered Condition 1 would permit the motor
vehicle storage/towing lot provided the vehicle storage areas are set back a nunimum of
100 feet from external public roads; an unbroken strip of landscaped open space is
maintained within the setback; vehicle storage areas are screened from view of adjacent
properties on which such uses are not permitted or do not exist, and from external public
roads; and vehicles or machinery that exceed the height of the screening are limited.
In addition, the applicant plans to repair motor vehicles and tractor trailers. Repairing
tractor trailers and equipment is a use permitted by right within the I-2 District. A
conditional use is requested to permit the proposed motor vehicle repair (Proffered
Condition 1). The repair uses are appropriate on the request property.
Development Standards:
The request property is located within an Emerging Growth District Area. Except as
provided in Proffered Condition 1 relative to an increased setback and landscaped area
adjacent to external public roads and screening from adjacent properties and public roads,
USN0~13-JL`~N2Ei-BOS-RPT
development of the request property must comply with the Zoning Ordinance requirements
for industrial uses within an Emerging Growth District. These standards promote high
quality, well-designed projects and address parking, landscaping, architecniral treatment,
setbacks, buffers, and screening.
CONCLUSION
The proposed zoning and land uses comply with the recommendations of the Comprehensive Plan
and are representative of, and compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (4/11/13):
The applicant submitted revised proffered conditions.
Planning Commission Meeting (4/21/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their May 21, 2013 public hearing.
AYES: Messrs. Brown, Wallin, Gulley and Waller.
ABSENT: Mr. Patton.
Staff (4/17/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than April 22, 2013 for consideration at the Commission's
May 21, 2013 public hearing.
Staff (5/2/13):
To date, no new information has been received.
Applicant (5/15/13):
A revision to Proffered Condition 3 was submitted.
13SN0~13-JL`~N2Ei-BOS-RPT
Planning Commission Meeting (5/21/13):
To address concerns of an adjacent property owner, the applicant's representative offered
language for Proffered Condition 3 at the podium to further modify the proffer from its
version in the Addendum for the case. The applicant's representative accepted the
recommendation with the modified language for Proffered Condition 3. There was no
opposition present.
On motion of Mr. Patton, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, June 26, 2013 beginning at 6:30 p.m., will take under
consideration this request.
7 13SN0~13-JL`~N2Ei-BOS-RPT