16SN0701
CASE NUMBER: 16SN0701
APPLICANT: Hanky, LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: CLOVER HILL
27 North Courthouse Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JUNE 22, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
DANIEL L. CASKIE
(804-569-7060)
Applicant’s Contact:
MICHAEL C. HANKY
(804-569-7060)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
APPLICANT’S REQUEST
Conditional use to permit a warehouse (self-storage facility) and office uses plus conditional use
planned development to permit exceptions to ordinance requirements in an Agricultural (A)
District. Specifically, modifications and exceptions are requested for building and parking
setbacks that are adjacent to Agricultural (A) zoning.
The development of an indoor self-storage facility with accessory office space is planned. An
indoor self-storage facility is a use first permitted by right in the Light Industrial (I-1) and General
Business (C-5) Districts.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered Conditions, Textual Statement, Conceptual Site Plan and Conceptual Elevations are located in
Attachments 1 - 4.
RECOMMENDATION
RECOMMEND APPROVAL
Uses will be limited
PLANNING
Proposal contains high-quality architecture, compatible with
COMMISSION
area development
(5/17/2016)
Unique development opportunity that would have minimal
impact on adjoining properties
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION (CONTINUED)
RECOMMEND DENIAL
Plan suggests office, not light industrial or general commercial
uses
STAFF
Fails to aggregate parcels at intersection
Fails to limit height and offer residential character for buildings
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
While the accessory office uses comply with Plan, the proposed
indoor self-storage facility does not comply with the office land use
designation recommended by the Plan.
The development fails to adhere to components of Note 3 within
the Plan, which suggests:
PLANNING
Aggregating all of the parcels designated for office at this
intersection;
Limitingbuildings to1 story in height; and
Design buildingsto be residential in character.
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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0256
-
7194
703
-
-
9576
745
703
-
-
744
703
-
7882
744
-
703
-
744
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Map 2: Comprehensive Plan (Northern Courthouse Road Community Plan)
Classification: OFFICE*
The designation suggests the property is appropriate for professional and administrative offices. Retail
and service uses that serve primarily office developments would be appropriate when part of a mixed
use project of aggregated acreage under a unified plan of development and when located interior to
the project.
* Note 3 of the Plan applies to the request properties. One-story professional and administrative
offices that are residential in character will be allowed. All parcels must be aggregated in this area in
order to be developed.
Map 3: Surrounding Land Uses & Development
Single-family
Residential
Kirney Subdivision
North Courthouse
Road
Vacant
Reams Rd
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
PROPOSAL & USES
Development of a self-storage facility, to include accessory office space, is planned. A conceptual
site plan and elevations for the facility are located in Attachments 3 and 4.
A self-storage facility is a use first permitted in General Business (C-5) and Light Industrial (I-1)
Districts, under the designation of a “warehouse” use. Uses for this property would be limited to
office and indoor self-storage warehouse uses only. No outside storage or on-site auctions
would be permitted.
The following provides an overview of the development:
General Overview
Requirements Details
The Textual Statement serves as the Master Plan and
outlines exceptions to permit modified setback
standards
Exhibit A –Conceptual Site Plan
Master Plan
Layout of development to generally conform to
Concept Plan
Exhibit B – Conceptual Architectural Elevations
Proffered Conditions 1 & 4
Limit uses to office and indoor self-storage warehouse
uses only.
Provide a minimum of 5,600 gross square feet of
Uses
office space
Outside storage and on-site auctions prohibited.
Proffered Conditions2& 3
Uses developed according to Emerging Growth Design
District standards, except as modified for buffersand
Development Standards
setbacks.
Textual Statement & Proffered Condition5
Compatible with Exhibit B
Portions of buildings visible to public rights-of-
way and adjoining properties zoned R or A,
Architecture & Building Materials
require the use of brick or masonry split-faced
block
1 and 2-story buildings permitted
Proffered Condition 6, Attachment 4
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General Overview(Continued)
Requirements Details
Buffers provided around the perimeter of the
property, in accordance with Exhibit A:
North –10’ & 50’ Buffers
South – 15’& 50’ Buffers
Buffers and Screening
East – 100’ Buffer
West – 10’, 15’ and 50’ Buffers
Screen parking area along northern property line
with fence
Proffered Conditions 7 & 8, Attachment 3
Permit 1 freestanding, monument-style sign that meets
Signage Zoning Ordinance requirements
Proffered Condition 9
Parking lot lighting not to exceed 20 feet in height for
Lightinguses permitted
Proffered Condition 10
Limited to 6:00 AM to 10:00 PM, daily
Hours of Operation
Proffered Condition 11
Prohibit servicingbetween the hours of 8:00 PM and
Hours of Servicing Waste Storage
7:00 AM
Areas
Proffered Condition 12
ARCHITECTURE & DESIGN
Per the Northern Courthouse Road Community Plan, development of the request properties
should contain the following elements:
Designed to be residential in character;
Limited to one (1) story in height;
Aggregate the office-designated parcels at the northeast corner of North Courthouse and
Reams Road for development.
The applicant’s proposal is a mix of one (1) and two (2) story buildings that use similar building
materials and architecture found in the newly constructed North Courthouse Road Library. The
proposalonly encompasses 7 acres of the 13.7 acres of office-designated property at the
northeast corner of North Courthouse and Reams Road. Consequently, the applicant’s proposal
would not be representative of the development pattern recommended by the Plan.
DEVELOPMENT STANDARDS
Typically nonresidential development would comply with the Emergent Growth Design District
standards within commercial, office or industrial zoning districts. The applicant’s request would
maintain the site’s current agricultural zoning with a conditional use to permit the indoor self-
storage facility and office uses. Therefore, building setbacks would normally comply with
agricultural standards and parking areas setbacks would comply with Emergent Growth Design
District standards.
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As proffered, building and parking area improvements on the request property would be regulated
by Emerging Growth Design District standards for the Corporate Office (O-2) District. However,
side yard setbacks for building and parking areas cannot be achieved per the Concept Site Plan
(Attachment 3). A modification for the building setback and an exception for the parking setback
are requested.(Textual Statement, Attachment 2)
The following table highlights the modification and exception to Emerging Growth standards
needed to accommodate the planned site improvements:
Development Standards
Emerging Growth Design
Modification Proposed
District Requirement
30’ with Perimeter25’ setback;
Landscape A (Adjacent with 10’ or 15’
Building Setbacks & Landscaping
to A, R, R-TH, R-MF or buffer plantings*
From Side Yard
MH Zoning) Concept Plan & Textual
Statement, Item 1
Emerging Growth Design
Exception Proposed
District Requirement
30’ with Perimeter 10’ or 15’ setback;
Landscape A (Adjacent with 10’ or 15’
Parking Setbacks & Landscaping
to A, R, R-TH, R-MF or buffer plantings*
From Side Yard
MH Zoning)Concept Plan & Textual
Statement, Item 2
* Required buffers vary by location on the site and are shown on the Conceptual Site Plan,
Attachment 3.
The applicant’s proposal will provide an enhanced landscaping treatment(Perimeter Landscape C)
within the required buffer areas as compared to the landscaping required for side yard setbacks
(Perimeter Landscape A) within the Emerging Growth Design District.
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Courthouse Fire Station, Company Number 20
EMS Facility The Courthouse Fire Station, Company Number 20
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements 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:
RecommendationApplicant’s Proposal
Right of Way Dedication
Offered as Recommended.
45 feet from centerline along Reams Road.
Proffered Condition 14
Vehicular Access Control
No direct access to Reams Road.
Access to Courthouse Road limited to one
Offered as Recommended.
entrance/exit.
Proffered Condition 15
Note: An access easement will be provided to the adjacent
property to the south.
Road Improvements
A separate right turn lane Courthouse Road at the
approvedaccess.
Offered as Recommended.
Proffered Condition 16
A sidewalk along Courthouse Road and along Reams
Road for the property frontage.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT Land Use Regulations
-
Traffic Impact Analysis (24VAC30-155)
-
Access Management (24VAC30-73)
-
Subdivision Street Acceptance (24VAC30-91/92)
-
Land Use Permit (24VAC30-151)
VDOT has no comment on this request.
Summary
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’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 Code?
Serviced?
Water No 16”Yes
Wastewater No 8”Yes
Map 5: Existing Water & Wastewater Systems
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Additional Information:
There is an existing 16” public water line along Reams Road and North Courthouse Road
for connection, and a 8” public wastewater line running along Courthouse Road.
Water connection is readily available.
Current connection fees found at www.chesterfield.gov/utilities. Will be responsible of
developer in addition to utility work required for connecting.
Sewer connection will require a crossing of North Courthouse Road. A public sewer line
must be able to serve 15, 31 and 39 North Courthouse Road in future.
Developer must dedicate easement along frontage of North Courthouse Road for future
extensions of sewer by others.
The proposed request will not adversely impact the public water and wastewater systems.
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Located within the Falling Creek Watershed
The western corner of the property drains to existing storm sewer
along Courthouse Road
The majority of the property drains to the south to an existing
culvert under Reams Road, which may not be adequate for the
Geography
proposed development
The culvert discharges to a small stream which transverses a
property on the southern side of Reams Road, then under several
driveways into a storm sewer system along Courthouse Road
The storm sewer along Courthouse Road discharges into a pond
maintained by VDOT on the western side of Courthouse Road
The project is subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for both
water quality and quantity
On-site detention/retention must be provided to achieve
minimum 10-year storm performance on the existing culvert
under Reams Road, as determined at time of site plan review
Proffered Condition 17
Stormwater
Management
A hydraulic analysis of the existing VDOT stormwater basin on the
western side of Courthouse Road must be provided for the post-
development 100-year storm event. A minimum of one-foot of
freeboard must be maintained within the basin, or on-site
retention/detention must be provided such that the 100-year
storm event does not exceed the pre-developed discharge rate
for the 100-year storm event
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CASE HISTORY
Applicant Submittals
3/7/16 Application, proffers and textual statement submitted
4/13/16 & Revised applications were submitted
4/21/16
4/25/16 Revised proffers, textual statement, concept plan and elevations were
submitted
4/28/16& Revised proffers and textual statement were submitted
5/9/16
Community Meeting
3/29/16Issues Discussed
Size of the storage units within the facility
Lighting and landscape treatment along the northern property line
Hours of operation for the facility would be limited
Planning Commission Meeting
5/17/16Citizen Comments
No citizens spoke to this case.
Commission Discussion
Questions and comments relative to permitted uses, site layout, signage
and fencing were addressed by the applicant:
Incorporate office space for small business use
At this time, unable to acquire corner site to aggregate –will provide
cross access easement between properties
Monument style-signage
No retail; saleof limited items used for storage purposes only
permitted in the storage office
Vinyl fencing provided at request of adjacent property owner
Uses would be limited
Quality architecture, compatible to the North Courthouse Road Library,
offered by the applicant
As conditioned, the request is a unique use of the property that will
have minimal impact on adjoining properties
Recommendation – APPROVAL SUBJECT TO PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Sloan
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, June 22, 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 the Planning Commission only
1.Master Plan. The textual statement dated May 6, 2016 and the following exhibits, each
of which is made a part of these proffers by this reference thereto, shall be considered
the Master Plan.
a.Exhibit A, entitled Courthouse Commercial Concept Plan, prepared by The Bay
Companies, Inc. and dated April 11, 2016.
b.Exhibit B, entitled Courthouse Commercial, prepared by GMF + Associates and dated
February 28, 2016.(P)
2.Uses. Uses shall be limited to office and indoor self-storage warehouse uses only.
Outside storage and on-site storage auctions shall be prohibited. (P)
3.Minimum Office Space Provided. The development of an indoor self-storagewarehouse
facility shall contain a minimum of 5,600 gross square feet of office space, as shown on
the Concept Plan (Exhibit A), within Building A. (P)
4.Concept Plan Requirements. The site shall be designed as generally depicted on the
Conceptual Site Plan (Exhibit A). However, the exact location of buildings, parking and
other improvements may be modified provided such modifications comply with
Ordinance standards, conditions herein, and provided that the general intent of the plan
is maintained. Modifications to the Concept Plan may be reviewed and approved by the
Director of Planning at time of site plan review. (P)
5.Development Standards. Except for any bulk exceptions specified in the textual
statement and for buffers, development of any permitted use shall meet the Zoning
Ordinance development standards applicable to the Corporate Office (O-2) District in
the Emerging Growth Design District.(P)
6.Architectural Treatment. The architectural treatment of and exterior materials for the
buildings on the Property shall be compatible and consistent with the elevations
identified as Exhibit B, with the following provisions:
a.Building Materials.
i.The portions of the building elevations that are visible to public rights-of-way
and adjacent properties zoned for residential or agricultural uses shall be
constructed of brick or masonry split-faced block.
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ii.Building elevations internal to the development may also use E.F.I.S. and metal
wall panels (excluding corrugated or unfinished metal panels) or equivalent
permanent architecturally finished materials.
b.Building Heights. Building heights shall be limited to the lesser of two (2) stories or thirty
(30) feet. (P)
7.Buffers. Buffers shall be provided around the perimeter of the property, in accordance
with Exhibit A, and shall meet Zoning Ordinance requirements. Buffers of at least fifty
(50) feet in widthshall not be graded or cleared in order to retain existing vegetation
within these areas. This provision shall not preclude either the removal of dead,
diseased or dying vegetation within any buffer area or the placement of utilities which
run generally perpendicular through the buffer. (P)
8.Screening. A six (6) foot tall, durable vinyl fence shall be provided within the buffer
along a portion of the north Property line, generally as shown on Exhibit A. This fence
shall provide screening of the adjoining parking area and “SWM Area” to the adjacent
residence located at GPINs 744-703-7194, 744-703-Part of 9576 and 744703-Part of
7882. (P)
9.Freestanding Signage. One (1) freestanding, monument-style sign shall be permitted
along North Courthouse Road.This sign shall meet Zoning Ordinancerequirements.(P)
10. Lighting. Parking lot lighting for uses permitted by this conditional use shall not exceed a
height of twenty (20) feet. (P)
11. Hours of Operation. The hours of operation for offices and indoor self-storage
warehouses uses shall be limited to 6:00 AM to 10:00 PM, daily. (P)
12. Hours of Servicing Waste Storage Areas. Solid waste storage areas for any use shall not
be serviced between the hours of 8:00 PM and 7:00 AM.(P)
13. Burning Ban. The developer shall not use burning to clear or timber the subject
property. (EE)
14. Dedication. Prior to any site plan approval, or within sixty (60) days of a written request
by the Transportation Department, whichever occurs first, forty-five (45) feet of rightof
way on the north side of Reams Road, measured from the centerline of that part of
Reams Road immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
15. Access.
a.No direct vehicular access shall be provided from the property to Reams Road.
b.Direct vehicular access from the property to Courthouse Road shall be limited to one
(1) entrance/exit, generally located towards the northern property line. The exact
location of this access shall be approved by the Transportation Department. Prior to
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any site plan approval, an access easement, acceptable to the Transportation
Department, shall be recorded across the property to provide shared use of the
approved access with the adjacent property to the south (GPIN 745-703-0256). (T)
16. Road Improvements. Prior to issuance of a certificate of occupancy, the following road
improvements shall be completed, as determined by the Transportation Department:
a.Construction of additional pavement along the northbound lanes of Courthouse
Road at the approved access to provide a separate right turn lane;
b.Construction of a sidewalk along Courthouse Road and along Reams Road for the
entire property frontage;
c.Dedication to Chesterfield County, free and unrestricted, of any additional right-of-
way (or easements) required for the improvements identified above. (T)
17. Drainage. On-site detention/retention must be provided to achieve minimum 10-year
storm performance on the existing culvert under Reams Road, as determined at time of
site plan review. In addition, the post-development 25-year peak discharge to the
existing culvert shall not exceed the pre-development 25-year peak discharge.(EE)
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ATTACHMENT 2
TEXTUAL STATEMENT
Hanky, LLC – Case Number 16SN0701
May 6, 2016
Requested: Conditional use plus conditional use planned development to permit office and
indoor self-storage warehouse uses in an Agricultural (A) District. Specifically, the applicant
requests the following exceptions to the Zoning Ordinance:
1.Building Setbacks.
Interior Side Yard (when adjacent to A, R, R-TH, R-MF or MH): 25 feet. This
a.
setback exception shall not further reduce any proffered buffer area as
shown on Exhibit A.
2.Parking Area Setbacks.
Interior Side Yard (when adjacent to A, R, R-TH, R-MF or MH): 10 feet. This
a.
setback exception shall not further reduce any proffered buffer area as
shown on Exhibit A.
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ATTACHMENT 3
CONCEPTUAL SITE PLAN – EXHIBIT A
Fence per
Proffered
Condition 8
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ATTACHMENT 4
CONCEPTUAL ELEVATIONS – EXHIBIT B - 1
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ATTACHMENT 4
CONCEPTUAL ELEVATIONS – EXHIBIT B - 2
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