03SN0315-Oct 22.pdfOctober 22, 2003BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMME~ATION
03SN0315
William SowerS
Clover Hill Magisterial_District.
South line of Genito Road and East line of Warbro Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (I-1) with Conditional Use to
permit outside storage.
PROPOSED LAND USE:
Light industrial uses with outside storage, except as restricted by Proffered Condition
9, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMlVIEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform to the Powhite Route 288 Development
Area Plan which suggests the request property is appropriate for light industrial uses.
Existing deVelopment standards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
Providing a FIRST CHOICE Community Through Excellence in Public Service.
COMMISSION. CONDITIONSWITHoNLYA"STAFF".~RECOMMENDED SOLELY BY
STAFF~ CONDITIONS- ~TH,; ONLY
"CPC", ARE:ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLUG COMMISSIONi)
PROFFERED. CONDITIONS
(STAFF/CPC) I. PulSlic water and wastewater shall be used. (U)
(STAFF/CPC) 2.. ExCept:for timbering apprOvedbythe Virginia State Department of
Forestry-for the ,purpose of:removing dead or diseased trees, there
shall be no timbering on the-prOperty until a land disturbance permit
has-~been obtained from'the Environmental Engineering Department
andcthe approved devices ~stalled. 0~E)
(STAFF/CPC) 3. Direct access from the pmpertym Genito Road shall be limited to one
(I) entrance/exit and acc~'~Sfrom the property to Warbro Road shall
be limited to .two (2) entrances/exits. The exact location of these
accesses shall be approved by the'Transportation Department. (T)
(STAFF/CPC) 4.
Forty-five (45) feet ofrightofway on the south side of Genito Road
and:thirty-fiVe (35) feet of right of way on the east side of Warbro
Road, measured from the: centerline of those roads immediately
adjacent to the property, shallbe dedicated, free and unrestricted, to
and:for the'benefit of Chesterfield County. (T)
(STAFF/CPC) 5.
Prior to.the release of the first building permit for any deVelopment
with access to Genito Road~..an access easement 'acceptable to the'
Transportation DePartment shallbe recorded from Geni~o Road to the
parcel identified as Tax ID 737-68.-.7-1924. (T)
(sTAFF/CPC) 6.
To provide an adequate, roadway system at the time of complete
development, the owner/developer shall be responsible for the
following:
ao
Constmction of additional pavement along Warbro Road at
each approved acCesS to provide right andleft turn lanes, if
warrat~ted, based On TransPortation Department standards;
be
Constmction of additional pavement along Genito Road at the
approved access;to Pro'vide a right mm iane~ if warranted,
based on Transportation Department standards;
Relocation of the ditch to provide an adequate shoulder along
the east side of WarbfoRoad for the entire property frontage;
03 SN0315-OCT22-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
'8.
Dedication to CheSterfield County, free and unrestricted, of
any additional right-of, way (or easements) required for the
improvements identified above. In the event the developer is
unable to acquire any "off-site" right of way that:is necessary
for the improvementS described in Proffered Condition 6, the
deVeloper may request, in writing, that the County acquire
such right-of- way as a public road improvement: All costs
associated with the acquisition of the right-of~way shall be
borne by the developer. Inthe event the COunty. Chooses not
to assist the developer'in acquisition of the "off-site" right-of-
way, the developer shall be relieved of the obligation to
acquire the "off-site" fight-of-way and shall provide the road
improvements withinavailable right- of-way as:determined by
the Transportation Department. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 6, shall be
submitted to and approved bY the Transportation Department. (T)
Outside'storage shall be permitted. Outside storage areas shall be
screened from any internal private. roads. Screening shall be
accomplished by the use of durable opaque fences and gates
constructed of masonry pillars_ with solid sections'made of
comparable materials to the :principal building and USing a design
compatible to the principal building. (P)
(Note: This requirement is in addition to the screening requirements
of the Zoning Ordinance.)
Freestanding business signs shall be of a monument style. (P)
Each building exterior (all sides) shall be constructed with a Concrete
Masonry Unit (CMU), brick or metal with an Exterior Insulation
Finishing System (EIFS) finish for a height of eight (8) feet measured
from ground elevation (excluding openings for doors, windows or
similar features). Any building eXterior which faces an unscreened
outside storage or loading area on an adjacent property, which faces
an on-site outside storage area serving the subject building that is
screened in accordance, with Proffered Condition 8, or any building
exterior that is 'deemed to be adequately screened due to, but not
limited to, topography, vegetation or similar features shall not be
reqUired to be constructed of the above materials provided the
architectural treatment of the side otherwise complies with the Zoning
Ordinance. (P)
03 SN0315-OCT22-BOS
(STAFF/CPC)
Iii
(Note: This requirement is in addition to the architectural
requirements of the Zoning Ordinance.)
'The following Light induStrial (i- 1) uses shall not be Permitted:
1) COnverting paper to paperboard products, paperboard
containers and boxes;~
2) Moving companies, to include, but not limited to, households
and businesses.
3) Paper recycling bythe compaction metho&
4) Recycling and processing of any material ' permitted to be
manufactured in this district.
5) Wholesale greenhouses, hot houses and nurseries, provided
that nothing except plant materials is stored outside of a
completely enclosed building: (P)
GENERAL INFORMATION
Location:
South line of Genito-Road, east of Warbro Road, and eas~ line of Warbro Road, south of
Genito Road. Tax IDs. 736-686-8635 and 736-687~8633 ~'Sheet 10).
ExiSting Zoning:
A
Size:
35~6 acres
EXisting Land Use:.
Vacant/wooded
Adjacent Zoning and Land Use:
-East
West
North - C-5 and I, 1 with. Conditional Use Planned Development; Commercial, industrial or
vacant
South - A with Conditional Use andConditional'Use Planned Development; industrial or
vacant
- A with Conditional Use and I-1 with Conditional Use Planned Development;
Commercial, industrial or vacant
- A with Conditional Use, A With Conditional Use Planned Development, I-1 with
Conditional Use; Commercial, industrial, public/semi-public or vacant
03 SN0315-OCT22-BOS
UTILITIES
Pubhc. Water-System:
There is an existing tWelve(12):inch water line at' the intersection of Genito Road and South
- RidgeDri~e; approximately 400 feet east of the requestsite. In addition, :there isan eight (8)
inch waterline that-extends across the eastern portion of. the decommissionedN0rthem Area
' .:Landfill and te~ates'adjacent to the western b°Undary of Warbro Road. This eight (8)
'.'inch waterline is adjaCentto this site. Use of the public water system is intended and has
been proffered. (Proffered Condition 1)
· Publie':Wastewater System:
There is an existing twelve'(123 inch Wastewater trtmk line that extends along aPortion of the
eastern boundary :of Warb~o Road and terminates adjacent to the request site~ Use of the
public wastewater 'System lis intended and has been Proffered. (Proffered Condition l)
ENVIRONMENTAL
Dt~age andErosion:
The property drains south under Warbro Road :and then.via tributaries to Swift Creek. The
property iS'heavilY woOded and should not be. timbered without first obtaining a land-
diSturbance permit-from the Environmental Engineering Department (Proffered COndition 2).
There are currently no on- or off-site drainage or erosion problems with none anticipated
after development.
PUBLIC FACILITIES
Fire 'Service:
The Waterford Fire/Rescue Station, Company Number 16, currently provides' fire protection
and emergency medical service. This request .will have minimal impact on fire and
emergency medical service. Hydrant locations and access requirements will be evaluated at
the time of plans review.
Transportation'.'
The property (35.6 acres) is currently zoned Agricultural (A). The applicant is requesting
rezoning from A to Light !ndustrial (I,1). This.request will not limit the development to a
specific use; therefore, it isdifficult to anticipate trafficgeneration. Based on light industrial
trip rates, development could generate 2,025 average dailY trips. These vehicles would be
distributed along Genito Road and Warbro Road, which had 2002 traffic counts of 13,376
and 5,783 vehicles per day, respectively.
5
03 SN0315,OCT22-BOS
The Virginia~Department of Transportation (VDOT)recently completed a project that
widened Genito Roadto a four (4) lane divided roadway from South Ridge Drive to Fox
Chase Lane. SectiOns of-Warbro Road have twenty-three (23) feet of pavement with two (2)
foot wide shoulders. The standard typical:section for thistype of roadway should be twenty-
four (24) feet ofpavement~ with eight (8) foot wide shoulders. The capacitY of Warbro Road
is acceptable (Level of SerVice C) for the volume oftraffic it currently carries.
The Thoroughfare Plan identifies Genito'Road as a major arterial with a recommended right
ofway width'of ninetY (90) feet, and Warbro Road as a collector with a recommended right
of way width 0fseventy (70)feet. The applicant hits Proffered to dedicate forty-five (45) feet
of right of way onthe south side,of Genito Road and thirty,five (35) feet ofright'ofway on
the east side ofWarbfo ?R0ad,-'measured from the-centerlines of both roads, in accordance
with that Plan. (profferedCondifion 4)
Development must adhere~to the Development Standards Manual in the Zoning Ordinance
relative to-access and-internal circulation 0)ivision 5), Access to major arterials and
collectors, suchasGenito Road and Warbro Road; should be controlled. The applicant has
proffered that direct aCCess to Genito Road will be limited to one (1) entrance/exit, and
accessto W~arbro RoadwilI belimited to two (2)entrances/exits (Proffered Condition 3). As
part ofthe.Genito ROad widening prOject, a crossover and left turn lane were constructed on
Genito Road to 'serve the-subject property. The accesS to Genito Road 'will align this
crossover. The Zoning Ordinance requires owner(S) of proPerties adjacent to crossovers to
provide shared access with adjacent properties, as determined by the Transportation
Department, by easements;19nd/or public rights of way. The applicant has proffered to record
an access easement from Genito Road, across the property, to the adjacent proPerty to the
east. (Proffered ConditiOn 5)
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
construct aright turn lane on Genito Road at the approved access, based on.Transportation
Department standards; 2) construct right and left mm. lanes on Warbro Road at each
approved access, based on-Transportation Department standards; and 3) relocate the ditch to
.provide anadequate shoulder along Warbro Road for the entire property frontage (Proffered
Condition 6). Constructing the mm lanes may require the developer to acquire "off-site"
right °fway. profferedC0ndition 6 would allow the developer to request that the County
acquire the off;site right of waY as a public road improvement. All costs associated with the
acquisition of the right of way will be borne by the Developer. According'to the proffer, in
theevent the County chooSes not to assist the developer in acquisition ofthe off-site right of
way, the ~deVeloper'will be relieVed of the obligation to acquire such right of way and will
only be required.to provide'road improvements that can be constmcted within available right
of way.
At the time of site plan review, specific recommendations will be made regarding access and
internal circulation.
6
03SN0315-OCT22-BOS
LAND USE
Comprehensive Plan:
The Powhite Route 288 Development.Area Plan suggests the request property is appropriate
for light industriaI~use.
Area:Development Trends:
Area properties are characterized by a mix of agricultural, industrial and commercial zoning
and have been developed for industrial, commercial or public/semi-public uses or remain
vacant. While ~the Plan suggests the,area is appropriate for light industrial uses, with the
exception-of the County's Warbro Athletic Complex, the area is generally characterized by
moderate and heaVy, industrial~ ~and commercial:land uses, However, recent Zonings in the
area have attempted to steer future land uses to more light to'moderate industfialuses, as is
evidenced by areas~deVeloPing around the intersectiOns of Route 288 and Warbro Road with
Hull Street Road. It is anticipated that light industrial uses will continue in this area as
recommended by the Plan,
Use Limitations:
This request for rezoning to Light Industrial (14) includes a request for a Conditional Use to
permit Outside storage: OUtside storage is not permitted by-right in a Light Industrial (I-1)
District, but would be permitted if this request is approved subject to the screening
requirements as provided for in Proffered Condition 8~
In response to concerns expressed by the Clover Hill Planning Commissioner, Proffered
Condition 11 prohibits certain Light Industrial (I-1) uses.
Site Design:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening of outside storage areas. The purpose of the Emerging Growth District Standards
is to promote highquality, well-designed projects. Any new development of the request
property will be subject to these Ordinance standards, except as provided herein relative to
architectural treatment and screening. (Proffered Conditions 8 and 10)
In addition, Proffered Condition 9 requires all freeStanding business signs to be of a
monument style.
03 SN0315-OCT22-BOS
Architectural Treatment:
As previously stated, the request property lies in an Emerging Growth District Area. Specific
standards apply to architectural treatment of buildings in these areas which are intended to
provide for quality building construction.
A proffered condition further requires that each building exterior (all sides) shall be
constructed fora height :of eight (8) feet measured from ground elevation (excluding
openings for doors, windOws or similar features) of Concrete Masonry Unit.(CMLr), brick or
metal with an Exterior Insulation Finishing System (EIFS) finish. The condition permits
certain exceptions from this treatment for building' sides which face unscreened.outside
storage or loading-areas on adjacent properties, which face On-site storage areas that are
screened, or for building sides which are screened from View by topography, vegetation, etc.
(ProfferedCondition 10)
Buffers and Screening:
As stated aboVe, _development of the request-property .must comply with Ordinance
requirements relative to site design, including bUffers and screening. However, because
properties surroUnding the request property are also zoned to permit commercial and light
industrial uses where outside Storage is permitted, bUffers and screening are not required.
Therefore; compatibility obtained through the use of buffers and screening between the
proposed USes and a majority of the adjacent uses is not anissue. This compatibility issue is a
concern along the Genito and Warbr0 Roads and from internal private roads (Proffered
Condition 8). In order to. address a concern of the Clover Hill Planning Commissioner,
Proffered Condition 8 also specifies that screening shall be accomplished by the use of
durable opaque fences and.gates constructed of masonry pillars with solid Sections made of
comparable materials to the principal building and using a design compatible to the principal
building.
CONCLUSIONS
The request complies with the Powhite Route 288 Development Area Plan which suggests the
request property is appropriate for light industrial uses. Existing development standards and
proffered conditions further ensure land use compatibility with existing and anticipated area
development.
Given the foregoing, approval of this request is recommended.
03SN0315-OCT22-BOS
CASE HISTORY
Planning Commission Meeting (9/16/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 22, 2003, beginning at 7:00 p.m., will take under
consideration this request.
9
03 SN0315-OCT22-BOS