16SN0692
CASE NUMBER: 16SN0692
APPLICANT: Johnson Development Association, Inc.
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: MIDLOTHIAN
51 Otterdale Woods Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
MAY 25, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JACK R. WILSON, III PLC
(804-425-9474)
Applicant’s Contact:
JOHNSON DEVELOPMENT
(864-497-2730)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
APPLICANT’S REQUEST
Rezoning from Agricultural (A) to General Business (C-5). Proffered Condition 2 limits uses to a
mini-storage warehouse.
A mini-storage warehouse facility is planned.
Notes:
A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. Proffered conditions, a conceptual site plan and building elevations are located in Attachments 1 - 5.
RECOMMENDATIONS
RECOMMEND APPROVAL
PLANNING
COMMISSION
(4/19/2016)
RECOMMEND APPROVAL
Given the location, use limitations and conditions ensuring quality
STAFF
architectural design and materials and compatibility with area
development, the proposed zoning and land use are appropriate.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
PLANNING-
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
REVITALIZATION -
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Map 2: Comprehensive Plan – MIDLOTHIAN AREA COMMUNITY PLAN
Classification: SUBURBAN COMMERCIAL AND PLANNED TRANSITION AREA
The majority of the property is in the area identified with the Suburban Commercial designation which
suggests that part of the property is appropriate for retail shopping centers, office-service establishments
and similar uses. A small portion in the southwestern corner of the property is identified as being within a
Planned Transition Area where a mix of office, medium density residential use and person service uses
would be appropriate.
Map 3: Surrounding Land Uses & Development
Commercial
and Light
Industrial use
Midlothian Turnpike
Light Industrial use
- Somerville
Otterdale Woods Rd
Norfolk Southern
Railroad
Single family residential use
– Little Tomahawk Station
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
PROPOSAL
The applicant proposes rezoning of the request property to General Commercial (C-5) to permit a
mini-storage facility that includes self-storage units accessed both internally and externally. A
conceptual plan is offered to ensure limited visibility within the facility with loading doors
oriented internally to the project. Permitted uses would also be limited to a mini-storage facility
only with no outside storage permitted.
Given the following, staff finds the proposed zoning and land use acceptable over retail
commercial use suggested by the Plan:
Developable area of request property limited by its triangular shape, its location between
Norfolk Southern Railroad, Otterdale Woods Road and Midlothian Turnpike, and the large
wetland area located in the southwestern corner of the property. See Exhibit A,
Attachment 2.
Site layout and architectural design and materials are offered to minimize the impact of
the use on the area and ensure compatibility with area development
Uses are limited to only the mini-storage warehouse and no access is planned to Otterdale
Woods Road
The following provides an overview of the development’s design standards:
General Overview
Requirements Details
Development generally in conformance with plan
Site Plan
Proffered Condition 1
Indoor self-storage warehouse only
No outside storage
Uses
No units used for office or dwelling purposes
Proffered Conditions 2and 10
Style and materials consistent with renderings
offered
Architecture and Materials
Minimum depth for façade features
Proffered Condition 3 and 4 and Exhibits B-1 through B-3
Maximum height 15 feet
Lighting
Proffered Condition 9
Cannot exceed 55 dBa at property line
Noise
Proffered Condition 12
Daily 6:00 am to 10:00 pm
Hours of Operation
Proffered Condition 11
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirement will be evaluated during the plans review process.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and recommendations are detailed
in the chart below:
Recommendation Applicant’s Proposal
Right of Way Dedication
Offered as Recommended
50 feet from centerline along Otterdale Woods Road
Proffered Condition 5
Vehicular Access Control
Offered as Recommended
Access to Route 60 limited to one (1) entrance/exit
Proffered Condition 6
No direct access to Otterdale Woods Road
Road Improvements
An addition lane along Route 60 for most of the
property frontage.
A separateright turn lane Route 60 at the approved
Offered as Recommended
access.
Proffered Condition 7
A sidewalk along Route 60 for most of the property
frontage.
Traffic signal modifications at the Route 60/Otterdale
Woods Road, if warranted.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
As of the date of this report, no comments have been received.
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County
Serviced? Code?
Water No 16” Yes
Wastewater No 8”Yes
Sanitary sewer easement will need to be acquired for tie along Sommerville Court. The proposed
request will not impact the public water and wastewater systems.
Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL ENGINEERING
Drainage, Erosion and Water Quality
Staff Contact:Rebeccah Ward(748-1028) wardr@chesterfield.gov
Stormwater
IssueDiscussion/Conditions
Located within Upper Swift Creek Watershed
Site is flat and poor draining site with large area of wetlands
encompassing western portion of property
Wetlands are upstream of an existing 36-inch corrugated metal
pipe under Northern Southern Railroad
Geography
Drainage passes beneath multiple submerged culverts under Old
Otterdale Road draining into Little Tomahawk Station Subdivision
through the backs and sides of existing lots into Otterdale
Subdivision, then under a potentially inadequate culvert under
Aldengate Drive
Natural Resources Inventory (NRI) has been substantially
addressed through previous zoning approval
Environmental
Prior to site plan approval, a Resource Protection Area
Issues
Designation (RPAD) must be submitted to an approved by the
Office of Water Quality
Subject to Part IIB technical criteria of the Virginia Stormwater
Water Quality
Management Program Regulations for new development
Storm drainage from the impervious/developed portion of the
property shall be released into the adjacent preserved wetlands
at a rate of no more than the pre-development 2-year discharge
rate up through the post-development 100-year storm event
All drainage facilities shall be screened from Midlothian Turnpike
Drainage
Wetlands should be impacted to the least extent practicable and
preserved in perpetuity so their present function of holding back
stormwater runoff can be incorporated into the stormwater
management program for the development
Proffered Condition 8
REVITALIZATION
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The propertyis not located in a revitalization area. The Revitalization Office has no comment on this
proposal.
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CASE HISTORY
Applicant Submittals
2/9/2016 Initial application submitted
3/11, 3/24 Revised and additional proffered conditions and exhibits were submitted.
and
4/11/2016
Community Meeting
3/23/2016Issues Discussed
Businesses will not be permitted to operate out of storage units
No access to Otterdale Woods Road
No outside storage (boats, campers and similar items)
Quality architectural design and materials
Limit height of light poles and hours of operation
Planning Commission Meeting
4/19/16
Citizen Comments
One citizen spoke in support of this case, noting the applicant, community
and Village of Midlothian Volunteer Coalition (VMVC) worked together to
produce a stronger product.
Commission Discussion
VMVC support represents a properly worked case and a good product
No citizen opposition
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Freye
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, May 25, 2016, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
The following proffered conditions were recommended by both staff and the PlanningCommission
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and
their successors and assigns, proffer that the property under consideration (the "Property") will
be developed according to the following proffers if, and only if, the request submitted herewith is
granted with only those conditions agreed to by the owner and applicant. In the event this
request is denied or approved with conditions not agreed to by the owner and applicant, the
proffers shall immediately be null and void and of no further force or effect.
1.Site Plan. TheProperty shall be developed generally as shown on the Site Plan, prepared
by Townes Site Engineering dated April 11, 2016, and attached as Exhibit A. (P)
2.Uses. The only permitted use is a mini-storage facility. No storage unit shall be used for
office or dwelling purposes. (P)
3.Elevations. The exterior facades of the improvements on the Property shall be
substantially similar to the elevations shown on Exhibits B-1, B-2 and B-3 prepared by
GMF+ Associates and dated April 11, 2016.(P)
4.Facades. Vertical architectural façade features shall be continued a minimum of ten (10)
feet in depth from the building facade. (P)
5.Dedication. Prior to any site plan approval, or within sixty (60) days of a written request
by the Transportation Department, whichever occurs first, fifty (50) feet of right-of-way
on the east side of Otterdale Woods Road, measured from the centerline of that part of
Otterdale Woods Road immediately adjacent to the Property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
6.Access.
a.No direct vehicular access shall be provided from the Property to Otterdale Woods
Road.
b.Direct vehicular access from the Property to Route 60 shall be limited to one (1)
entrance/exit. The exact location of this access shall be approved by the
Transportation Department. (T)
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7.Road Improvements. Prior to issuance of a certificate of occupancy on the Property, the
following road improvements shall be completed, as determined by the Transportation
Department:
a.Construction of an additional lane of pavement along the eastbound lanes
of Route 60 for the entire Property frontage, except for pavement widening
across the existing bridge area located towards the eastern property line. The
exact length of this improvement shall be approved by the Transportation
Department;
b.Construction of additional pavement along the eastbound lanes of Route 60 at
the approved access to provide a separate right turn lane;
c.Construction of a sidewalk along Route 60 for the entire Property frontage,
except for a sidewalk across the existing bridge area located towards the
eastern property line. The exact length of this improvement shall be approved
by the Transportation Department;
d.Full cost of traffic signal modifications at the Route 60/Otterdale Woods Road
intersection, if warranted, as determined by the Transportation Department;
and
e.Dedication to Chesterfield County, free and unrestricted, of any additional
right-of-way (or easements) required for the improvements identified above.
(T)
8.Drainage.
a.Storm drainage from the impervious/developed portion of the Property shall
be released into the adjacent preserved wetlands at a rate of no more than the
pre development 2 year discharge rate up through the post development 100
year storm event.
b.All drainage facilities shall be screened from Midlothian Turnpike.
c.In order for its present function of holding back stormwater runoff from
downstream development to be incorporated into the stormwater
management program for the upland site development, the Wetland Area
shown on the Site Plan Exhibit shall be maintained in perpetuity as an
undisturbed vegetated area with no improvements other than driveways,
utilities, and stormwater facilities.(EE)
9.Lighting. Light poles shall not exceed fifteen (15) feet in height. (P)
10.Outside Storage. There shall be no outside storage.(P)
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11.Hours of Operation. The hours of operation shall be between the hours of 6:00 a.m. and
10:00 p.m. (P)
12.Noise. Uses allowed on the property shall be designed and operated so as not to generate
noise levels above 55 dBa at the property line. (P)
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ATTACHMENT 2
EXHIBIT A
Conceptual Site Plan – April 11, 2016
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ATTACHMENT 3
EXHIBIT B-1
April 11, 2016
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ATTACHMENT 4
EXHIBIT B-2
April 11, 2016
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ATTACHMENT 5
EXHIBIT B-3
April 11, 2016
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