16SN0716
CASE NUMBER: 16SN0716
APPLICANT: Robious Road Holdings, LLC and Johnson Development
Association, Inc.
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: MIDLOTHIAN
1671 Mall Drive
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
JULY 27, 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 fromCommunity Business (C-3) to General Business (C-5).
An indoor mini-storage warehouse is planned. With the approval of this request, uses would be
limited to an indoor mini-storage warehouse and Community Business (C-3) uses as limited by
the proffered conditions.
Notes:
A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. Proffered conditions and building elevations are located in Attachments 1 and 2.
RECOMMENDATIONS
RECOMMEND APPROVAL
PLANNING
COMMISSION
(6/21/2016)
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 -
216SN0716-2016JUL27-BOS-RPT
6185
-
713
-
Tax ID 742
4750
-
713
-
Tax ID 742
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Map 2: Comprehensive Plan
Classification: REGIONAL MIXED USE
Property is located on the edge of a Regional Mixed Use Area. The Plan suggests this area is appropriate for
an integrated mixture of highly concentrated corporate office, commercial, light
industrial/research and development and higher density residential uses with public spaces.
Map 3: Surrounding Land Uses & Development
Group care
Multi-family -
facility -
Belvedere
Sunrise
Commercial
Mall Dr
Robious Rd
Multi-family
– Huguenot
Village
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
ZONING HISTORY
Case NumberBOS ActionRequest
Rezoned request property and property to the west from A
to C-3:
10SN0191 APPROVED
Limited C-3 uses permitted; Conditions address
7/28/2010
hours of operation, building materials, signage,
commercial density, road improvements and fencing
to shield headlights from adjacent properties
PROPOSAL
The applicant proposes rezoning of the request property to General Commercial (C-5) to permit a
mini-storage facility with self-storage units only accessed internally. Permitted uses would be
limited to a mini-storage facility and uses permitted in Community Business (c-3) District, except
as limited by the proffered conditions. These are the same limitations as the existing zoning. No
outside storage would be permitted; therefore, no storage of boats or recreational vehicles is
allowed.
Given the following, staff finds the proposed zoning and land use acceptable as a transitional use
at the edge of the Regional Mixed Use area suggestedby the Plan:
Property is located on the edge of the Regional Mixed Use Area (Map 2)
Quality architectural design and building materials offered to ensure compatibility with
area development
Only additional use to those permitted with the 2010 case is the mini-storage warehouse
and no access is permitted to Robious Road
The following provides an overview of the development’s design standards:
General Overview
Requirements Details
Indoor self-storage warehouse
Community Business (C-3) with limitations
Uses
No units used for office or dwelling purposes
No outside storage permitted
Proffered Condition 1
Style and materials consistent with renderings offered
Architecture and Materials
Proffered Condition 3
6 foot tall fence to shield lights on adjacent properties
Vehicular Headlights
Proffered Condition 5 and Map 1
Freestanding monument-style signs constructed
on complimentary materials with building
Signage
Internally lit channel letters on raceways for
building mounted signs
Proffered Condition 4
Daily 6:00 am to midnight
Hours of Operation
Proffered Condition 2
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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.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Bon Air Fire Station, Company Number 4
EMS Facility The Bon Air Fire Station, Company Number 4
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
Vehicular Access Control
No direct access to Robious Road,except the existing
driveway that serves the adjacent residential
Offered as Recommended
property to the east.
Proffered Condition 6
Access to Mall Drive limited to one entrance/exit
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
No comment.
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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 Line Connection Required by County
Serviced? Code?
Water No 8”Yes
Wastewater No 16” Yes
The proposed request will not adversely 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 the Falling Creek Watershed
Geography
Located within the 60/147 (East) Drainage District
As part of the development, the final basin required by the 60/147
drainage district master stormwater plan shall be installed on the
properties
Drainage
For construction of the basin, credit toward the drainage district
pro-rata fee is available for a portion or the entire fee, depending
on the final cost of the facility
The project is subject to the Part IIB technical criteria of the
Storm Water
Virginia Stormwater Management Program Regulationsfor both
Management
water quality and water quantity
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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.
4/11, 6/13
and
6/21/2016
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
6/21/2016
Citizen Comments
No citizens spoke to this case.
Commission Discussion
Mr. Jones expressed his support for this case:
Staff worked with applicants on architecture and quality building
materials
Uses permitted with original zoning would be permitted if indoor mini-
storage facility is not constructed
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, July 27, 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 Planning
Commission
The property owners and applicant in this rezoning 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 will
be developed according to the following proffers if, and only if, the rezoning request submitted
herewith is granted with only those conditions agreed to by owners and applicant. In the event
this request is denied or approved with conditions not agreed to by the owners and applicant, the
proffers shall immediately be null and void and of no further force or effect.
1. Uses:
a. The following uses shall be prohibited:
i.all C-5 uses other than a mini storage facility;
ii. all C-4 uses;
iii. carpenter and cabinetmakers’ offices and display rooms;
iv. cocktail lounges and nightclubs;
v. electrical, plumbing or heating supply sales, service and related display rooms;
vi. feed, seed and ice sales;
vii. fraternal uses;
viii. hospitals;
ix. indoor flea markets;
x. motor vehicle washes;
xi. park and ride lots;
xii. recreational establishments, commercial-indoor;
xiii. taxidermies;
xiv. theaters, including drive-in theaters;
xv. commercial kennels;
xvi. outside runs for veterinary hospitals;
xvii. automobile service stations;
xviii. motor vehicle sales and rentals;
xix. gasoline sales;
xx. drive-through windows for fast food restaurants unless located at the side or rear
of a building which has separate spaces for at least three (3) users;
xxi. outside storage;
xxii. schools-commercial, trade, vocational and training, unless conducted within an
enclosed building;
xxiii. material reclamation receiving center;
xxiv. warehouses for permitted uses; and
xxv. prepared food and fruit and vegetable vendors.
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b. The following uses shall be limited as follows:
i. Outside Display: Any area used for outdoor display that is not located under a
covered pedestrian way shall be identified on the approved site plan. Such area
shall be located adjacent to the building which it serves, shall be clearly delineated
with decorative fencing, and shall be located outside of parking and sidewalk areas.
ii. Motor Vehicle Repair: Any motor vehicle repair building shall not exceed 6,500
gross square feet in size, and any bay doors or loading areas for such use shall not
directly face Robious Road.
iii. Drive-Through Windows: Views of any drive-through window parallel and adjacent
to Robious Road other than for a bank shall be minimized by a decorative masonry
wall a minimum of three (3) feet in height which is architecturally compatible with
the building(s).
iv. Greenhouses or Nurseries:
1. Outside garden centers shall not exceed 4,500 gross square feet and shall be
accessory to a retail component of the business that is conducted within an
enclosed building. In no event shall the outside garden center exceed the
square footage of the associated retail building.
2. Outside garden centers shall be enclosed by a decorative “wrought iron-style”
fence with brick piers, being a minimum of eight (8) feet in height.
3. With the exception of outside display as restricted by Proffered Condition 1.B.i,
and continuous outside display, all plant materials and growing areas shall be
located within the limits of the garden center or within an enclosed building.
v. No storage unit shall be used for office or dwelling purposes. (P)
2. Hours of Operation. No use shall be open to the public between the hours of 12:00 a.m.
(midnight) and 6:00 a.m. (P)
3. Exterior Materials. All building exteriors (whether front, side or rear), exclusive of doors,
windows, and trim accents, shall consist of masonry, stone, EIFS, cementitious siding,
architectural precast, integral color split face block or glass as established as part of an
overall architectural theme. Aluminum or metal accents and standing-seam metal roofs shall
be permitted. Plastic sheeting as sometimes associated with a greenhouse or nursery shall
not be permitted as an exterior material. Notwithstanding the foregoing, should the
Property develop as a mini storage facility, the elevations shall be substantially the same as
those shown on Exhibit A. (P and BI)
4. Signage. All freestanding signs shall be a monument style. The base/structure of each sign
shall be constructed of complementary materials and colors as the building which it
advertises. All building-mounted signs shall be internally illuminated channel letters and
logos mounted on raceways painted to blend with the building backdrop. (P)
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5. Vehicular Lights.A six (6) foot high double-sided cedar board or vinyl fence with an
additional one (1) foot high decorative top shall be provided as may be necessary to
substantially shield headlights from adjacent Tax IDs 742-713-6185 and 742-713-4750 to east
in a location as determined at the time of site plan approval, for so long as such adjacent
parcel or parcels are zoned or used for residential purposes. (P)
6. Vehicular Access.
a. No direct vehicular access shall be provided to Robious Road, except the existing
driveway that only serves the adjacent residential property to the east (Tax IDs742-713-
6185).
b. Direct vehicular access to Mall Drive shall be limited to one entrance/exit, generally
located to align the existing crossover on Mall Drive. The exact location of the access
shall be approved by the Transportation Department. (T)
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ATTACHMENT 2
EXHIBIT A
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