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14SN0553CASE MANAGER: Ryan Ramsey ~~ ~- Cj~, ~; .t, ~ ~- ,k BS Time Remaining: 365 days STAFF' S REQUEST ANALYSIS AND RECOMMENDATION i~~crrGYYT~ n 1~T~-cTc April 23, 2014 BS 14SN0553 Village Banlc, a Virginia Bank Corporation Dale Magisterial District South line of Hull Street Road at Call Federal Drive 3620 Call Federal Drive REQUEST: Rezoning from Community Business (C-3) and General Business (GS) to General Business (GS). PROPOSED LAND USE: Commercial uses are planned. An indoor self-storage warehouse, with linuted exterior access, is proposed for the request property. With approval of this request, uses would be linuted to those pernutted by right and with restrictions in a C-3 District, plus self-storage warehouse use, all with no outside storage. (Proffered Condition 1) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. 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 Community Business and General Business uses. B. As proffered, the proposed zoning, land uses and development standards are representative of and compatible with existing and anticipated area development. Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNERS MAY PROFFER OTHER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. ) PROFFERED CONDITIONS The undersigned, owners of the parcel designated Parcel ID 747-685-2907, ("the Property"), voluntarily agrees for themselves, their agent, personal representatives, successors and assigns (collectively "the Property Owner") that, in the event the Property is rezoned from C-3 and C-5 to C-5 with conditions, the development and use of the Property shall be subject to the following conditions: (STAFF/CPC) 1. Permitted Uses. The permitted use of the property shall be limited to those uses permitted in the Community Business (C-3) District and the self-storage "warehouse" use as permitted in the General Business (C-5) District. Outside storage shall be prohibited. (P) (STAFF/CPC) 2. Exterior Elevations. Any building to be constricted on the property and to be used primarily for self-storage warehouse purposes shall have an architectural style and use design elements similar to the conceptual perspective and conceptual elevation plans attached, titled "Mini Price Storage: Hull Street at Call Federal Drive", dated Febniary 26, 2014, and prepared by Finley Design, PA. (the "Conceptual Elevations"). (P) (STAFF/CPC) 3. Building Materials. The exposed portions of the exterior wall surfaces (front, rear and sides) of any buildings to be constricted on the property will be finished with exposed exterior walls (above finished grade) of face brick, masonry block, synthetic stucco/stuccq aluminum storefront system or equivalent permanent architecturally finished materials exclusive of windows, doors, entrances and architectural design features. (P) (STAFF/CPC) 4. Limited Exterior Access to Storage Units. Any building to be constricted on the property and to be used primarily for self- storage warehouse purposes shall utilize interior doors for storage unit access except that first floor units on the western elevation may utilize exterior doors consistent with the attached Conceptual Elevations. (P) (STAFF/CPC) 5. Billboard Removal. Prior to site plan approval, the outdoor advertising sign located on the property shall be removed. (P) (STAFF/CPC) 6. Utilities. The public wastewater system shall be used. (U) 2 14SN0~~3-2014_~PR23-BOS-RPT GENERAL INFORMATION Location: The request property is located on the south line of Hull Street Road at Call Federal Drive, west of Price Club Boulevard. Tax ID 747-685-2907. Existing Zoriin C-3 and GS Size: 2 2 acres Existing Land Use: Vacant Adj acent Zoning and Land Use: North - C-3; Residential South and East - C-3 with CUPD; Commercial West - C-3 with CUPD and G5; Commercial UTILITIES Public Water Svstem: There is an existing twelve (12) inch water line along the south side of Hull Street Road and an eight (8) inch water line along a portion of Call Federal Drive. The use of the public water system is required by County Code. Public Wastewater Svstem: There are existing eight (8) inch wastewater lines located approximately 110 feet from the western property line, approximately 230 feet from the eastern property line, and approximately 245 feet from the southern property line. Site topography and the location of internal plumbing will dictate which line would best serve the proposed use. The use of the public wastewater system has been proffered by the applicant. (Proffered Condition 6) 3 14SN0~~3-2014_~PR23-BOS-RPT ENVIRONMENTAL Drainage and Erosion: The Environmental Engineering Department notes that the most recent activity on this property was the subnuttal of a site plan for Value Place Hotel in May of 2006. Two (2) on site SWM/BMP easements were recorded in anticipation of the BMPs to accommodate that development. There was also a requirement for offsite drainage easements to be acquired to tie into a thirty-six (36) inch storm sewer. That offsite easement was never acquired, so this would be a necessary step to pursue with the development of aself-storage facility. In addition, aself-storage facility has one (1) of the highest density impervious footprints. Therefore, the design for a development of this nature could exceed the requirements that were in place for the original Value Place Hotel. At the time of site plan review, specific recommendations will be provided regarding drainage and erosion control requirements for the planned development. PUBLIC FACILITIES Fire Service: The Manchester Volunteer Rescue Squad Fire Station, Company Number 24, and Manchester Volunteer Rescue Squad currently provide fire protection and emergency medical service (EMS). This request will have a minimal impact on Fire and EMS. Fire protection issues will be addressed at the time of site plan review and building pernut. County Department of Transportation: The applicant is requesting rezoning of the property (2.2 acres) from General Business (C-5) and Community Business (C-3) to C-5. The applicant intends to development a self-storage facility. The proposed land use will have a minimal impact on the anticipated traffic generated from development on the property. Vehicles generated by this development will be initially distributed along Hull Street Road (Route 360), which had a 2009 traffic count of 56,943 vehicles per day. The capacity of this six-lane section of Route 360 is acceptable (Level of Service D) for the volume of traffic it carries. The Thoroughfare Plan identifies Route 360 as a major arterial. Vehicular access to arterials, such as Route 360, should be controlled. The applicant intends to access Route 360 via an existing entrance/exit. At the time of site plan review, specific recommendations will be provided regarding access and internal circulation. Virginia Department of Transportation (VDOT~: This request will have no impact on these facilities. 4 14SN0~~3-2014_~PR23-BOS-RPT LAND USE Comprehensive Plan: The Comprehensive Plan suggests the request property is appropriate for Community Business uses along the northern portion of the property with General Business uses appropriate along the southern portion of the request property. Area Development Trends: The area is characterized by a mix of commercial uses along the Hull Street Road corridor. Surrounding properties are zoned Community Business (C-3) or General Business (GS) and are developed for commercial uses. Properties to the south and east have developed as a commercial project that include an outparcel restaurant (Ruby Tuesday), hotel (Hampton Inn), bank (Call Federal Bank) and the vacant Costco building. Properties to the north of Route 360, while zoned for commercial uses, continue to be occupied by residential uses or remain vacant. Zoning HistorX: On June 24, 1987 the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved a conditional use planned development (CUPD) on a 2.7 acre tract located adjacent to and west of the request property to permit the expansion of an automobile grave yard (Case 87SN0058). This CUPD included a small portion of the request property. On October 25, 1989 the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning of an 84.8 acre tract (including the majority of the request property) from Agricultural (A) and General Business (B-3) to Community Business (C-3) with conditional use to permit use and bulls exceptions to the Zoning Ordinance (Case 89SN0402). A mixed use development with multifamily residential, office, commercial and industrial uses was planned. Development Standards: The request property lies within an Emerging Growth Area. The purpose of Emerging Growth Area standards is to promote high quality, well-designed projects. These requirements specifically address access, landscaping, architectural treatment, setbacks, parking, signs, buffers, utilities and screening of developments within these areas. If this request is approved, these standards would apply to any new constriction on the request property. In addition, the request property lies in the Route 360 Corridor West/Regional Mixed Use & Community Business Highway Corridor District. The purpose of this highway corridor district is to establish a clearly identifiable architectural theme for a prof ect, demonstrate how building elements will break up the mass of large buildings and provide a pedestrian 14SN0~~3-2014_~PR23-BOS-RPT scale environment between parking and the building areas. These requirements specifically address background walls, entry and tower features, colors, parapets and roofs and pedestrian elements for developments within these areas. If this request is approved, these standards would apply to any new constriction on the request property. Uses: Self-storage warehouse uses are first pernutted by-right in the General Business (GS) and Light Industrial (I-1) Districts. In an effort to achieve consistency with the uses recommended by the Comprehensive Plan and maintain compatibility with area uses, the permitted uses for the request property would be linuted to Community Business (C-3) uses as well as the self-storage warehouse use. As proffered, no other GS uses would be pernutted (Proffered Condition 1). In addition, outside storage for any use on the property would also be prohibited. Architecture and Building Materials: In consideration of the overall architecture cohesiveness with neighboring developments, conceptual elevations have been proffered for a building to be used primarily as a self- storage warehouse (Proffered Condition 2, Attachments 1-4). The proffered conceptual elevations establish architectLiral and design elements that are compatible with area development to the south and east. To nuninuze the visual impact of doors on the building's exterior, the applicant has proffered that any self-storage warehouse constricted on the property would use interior doors for storage unit access. However, first floor units on the western elevation may have exterior doors consistent with the attached conceptual elevations (Proffered Condition 4). Topography features located on the property will minimize the appearance of these exterior doors when viewed from Route 360. As proffered, the conceptual elevations are consistent with Route 360 Corridor West/Regional Mixed Use & Community Business Highway Corridor District by providing an entry featLire on the north elevation, a varied neutral color scheme and variations in parapet/cornice roof heights that reduce the size and mass of the building. Building materials for any new or redeveloped stricture on the property would be restricted to materials that are consistent and compatible with materials used in the adjacent properties to the south and east of the request property (Proffered Condition 3). Metal siding, cornigated metal, metal panels (including prefinished metal panels) and sheet metal would be prohibited as exterior building materials. Billboard Removal: Proffered Condition 5 would require the applicant to have the existing nonconfornung billboard removed from the request property prior to site plan approval (Attachment 5) Ei 14SN0~~3-2014_~PR23-BC)S-RPT CONCLUSION As proffered, the proposed zoning, land uses and development standards are compatible with existing and anticipated area development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (3/18/14): The applicant's representative accepted the recommendation. There was no opposition present. Dr. Brown noted that the applicant and staff worked together on this request to prohibit outside storage and minimize the visual impact of the proposal with the attached elevation drawings. On motion of Dr. Brown, seconded by Mr. Patton, the Commission recommended approval and acceptance of the proffered conditions on page 2. AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller. 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