03SN0315-Jan 28.pdf~"-~' .......... CPC
January 28, 2004 BS
STAFF'S
. REQUEST ANALYSIS
AND
RECOMMENDATION
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 COMMIS SION~RECOMMENDATiON
RECOMMEND-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 2.88 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' CONDI~ONS: 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. CONDITIONS WITH ONLY A "STAFF" ARE REcoMMENDED soLELy BY
STAFF. CONDITIONS WITH~ ONLY A "CPC" ARE .ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMlVIISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
(STAFF/CPC) 6.
Public water and wastewater shall, beused. (U)
Except for,'timbering approved bY!the Virginia State Department of
Forestry for the purpose of remO~g dead or diseased.trees, there
shall be no timbering on the Property: until atand disturbance;permit
has been obtained from the Environmental Engineering Department
and the approved devices installed: (EE)
Direct access from the property to Genito ROad shall be limited toone
(1) entrance/exit and a~cess froTM the prOPerty to Warbro ROad Shall
be limited, to two (2)entrances/~eXitsi Theexaet.locafion of these
accesses shall be approved by the TranSportation Department. (T)
Forty-five (45) feet o fright of ~Way on the:south side of Genito- ROad
- and thirtY-five (35) feet of rightof WaYon the east Side of warbro
Road, measured from the center[ine or.thOse roads immediately'
adjacent to. the'property,, shall be~dedleated~-:free ;Md UnrestriCtedi to
and forthe.benefit of ChesterfieldlC°nno.'iT) . -
Prior to the release of the first b~l~g permit'for any development
vdth-access to Genito Road, an access easement:aCceptable to the
TransportatiOn Department shall be recorded'from Genito Road to. the
parcel identified as Tax ID 737-687:!,924: (T)
To provide an adequate roadway' system at the- time. of Complete:
development, the owner/develOper iShall be-reSponsible for the
following:
a. ConstruCtion of additional Pavement: along Warbro Road at
each approved access to prOvide ,right and left mm lanes, if
warranted, based on TranspOrtation :Department standards;
b, Construction of addifionalpavem~nt.along GenitoRoad at the
approved access to provide atilt_mm lane, if warranted}
based on Transportation Department standards;
Co
Relocation of the ditch to provide an adequate shoulder along
the east side of Warbro Road for the entirepropertyfrontage;
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03SN0315-JAN28-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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" fight of way that is necessary
'for the improvements described in Proffered Condition 6, the
developer may request, in writing, that the County acquire
such fight-of- way as a public road improvement. All costs
associated with the acquisition of the fight-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" right'of-way and shall provide the road
improvements within available, 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 approvedby the Transportation Departmem. (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
compafibleto the principal building. (P)
(Note: This requirement is in addition to the screening requirements
of the Zoning Ordinance.)
Freestanding business sign.~ 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
screenedin accordance with Proffered Condition 8, or anY building
exterior that is deemed-to be adequately screened due-to, but not
limited tol 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)
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03 SN0315-JAN28-BOS
(STAFF/CPC)
(STAFF)
(STAFF)
Location:
11.
12.
13.
(Note: 'This requirement is in addition-to the architectural
requirements of the Zoning Ordinance.)
The following Light Industrial (I-1)uses :shall notbe 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 by the compaction method.
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 imaterials is stored outside of a
completely enclosed building. (P)
Freestanding light fixtures shall'not-exceed a' height of twenty (20)
feet measured from the top of curb. (P) . ' '
The developer shall be responsible for .notifyingPthe last knoTM
representative of Plum Creek Subdivision of the submissionof any - -
site plan within the development. 'Suchn0tification shall occur at
least twenty, one (21) days prior to the apProVal-of such plans.. The
developershall proVide the Planning DePartment with acopY of the
notice. (P)
GENERAL INFORMATION
South line of Genito Road, east of Warbro Road, and east 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
03 SN0315-JAN28-BOS
Adjacent Zoning and Land Use:
North
South
East
West
- C-5 andI- 1 with Conditional Use Planned DeveloPment; Commercial, industrial or
vacant
- A with Conditional Use and Conditional 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
UTILITIES
Public Water System:
'There is an existing twelve (12) inch water line at the intersection of Genito Road and South
Ridge Drive, approximately 400 feet east of the request site. In addition, there is an eight (8)
inch water line that extends across the eastern portion of the decommisSiOned Northern Area
Landfill and terminates adjacent to the western boundary of Warbro Road. This. eight (8).
inch water line is adjacent to this site. Use of the public water system is intended and has
been proffered. (Proffered Condition 1) '
Public Wastewater System:
'There is an existing twelve-(12) inch wastewater trunk line that extends along a portion of the
eastern boundary of Warbro Road and terminates adjacent to the request site. Use of the
public wastewater system is intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
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
03 SN0315-JAN28-BOS
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 Industrial (I-1). This request will not limit the development to'a
specific use; therefore, it is difficult to anticipate traffic generation. BasedOn light indUstrial
trip rates, development could generate 2,025 average daily tfips.~ These vehicles would be
distributed along Genito Road and Warbro Road, which had2002 traffc counts of 13,376
and 5,783 vehicles per day;reSpectively.
The Virginia Department of Transportation (VDOT) recentlycompleted a project that
widened Genito Road tO a four (4) lane divided roadway from South Ridge Drive m Fox
Chase Lane. Sections of Warbro Road have twenty-three (23) feet of Pavement ~zdth two (2)
foot wide shoulders. The standard, typical section for this type of roadway should be twenty-
four (24) feet ofpavement, with eight (8) foot wide shoulders.- The caPacity of WarbroRoad
is acceptable (Level of Service C) for the volume of traffic it currently carries.
The Thoroughfare Plan identifies Genito Road as a major arterial;iwith a recommended fight
of way width of ninety (90) feet, and Warbro Road as a collectorlwith a reCOmmended.right
of way width of seventy (70) feet..The applicant has profferedm dedicateforty-five (45) feet
of right of way on.the south side of Genito Road and thirty-five 05) feet of fight of.way on
the east side of Warbro Road, measured from the centerlines of'both roads, in accordance
with that Plan. (Proffered Condition 4)
- Development must adhere tothe Development Standards Manual in the Zoning Ordinance
relative to .access and internal circulation (Division 5)~ Access to major arterials and
collectors, such as Genit0 Road and Warbro Road, should be controlled. The applicant, has
proffered that direct access to Genito Road will be limited toone (1) entrance/exit, and
access to Warbro Road will be limited to two (2) entrances/exits (Proffered Condition 3); As
part of the 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 Transpoi'tation
Department, by.easements and/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 a right turn lane on Genito Road at the approved access, based on Transportation
Department standards; 2) construct right and left turn lanesi~on warbro Road at'-each
approved access, based on Transportation Department standards~ and 3)relocate.the. ditch to
provide an adequate shoulder along Warbro Roadfor the entire property frontage (Proffered
Condition 6). Constructing the turn lanes may require the develoPer to acquire "off-site"
03 SN0315-JAN28-BOS
fight of way. Proffered Condition 6 would allow the developer to request that the County
acquire the off-site fight of way asa 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
the event the County chooses nOt to assist the developer in acquisition of the off-site right of
way, the developer will be relieved of the obligation to acquiresuch right of way and will
only be required to provide road improvements that can be constructed within available right
of way.
At the time of site plan review, specific recommendations will be made regarding access and -
internal circulation. .~
LAND USE
Comprehensive Plan:
The Powhite Route 288 Development Area Plan suggests the request property is appropriate
for light industrial 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, thearea iSgenerally characterized by
moderate and heavy industrial and commercial land uses. HoWever,.reeent zonings in. the
area have attempted to steer future land uses to more light to mOderate industrial useS~ as is
evidenced by areas developing around the intersections of Route288 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 LightIndustrial (I- 1) includes a request for a Conditional Use to
permit outside storage. Outside storage isnot permitted by-right in aLight 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, si~, buffers, utilities and
screening of outside storage areas. The purpose of the EmergingGrowthDistrict Standards
03SN0315-JAN28-Bos
is to promote high quality, 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)
Proffered Condition 9 requires all freestanding business signsmbe of a monument style. In
addition, to address area citizens concerns, Proffered COndition 13 requires notice of site
plan submission.
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 for a height of eight (8) feet measured from ground' elevation - (excluding
openings for doors, windows or Similar features) of COncrete.Masonry Unit'(CMU), brick or
metal with an Exterior InsulatiOn Finishing System (EIFS) fiuish.~ 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.
(Proffered Condition 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 an issue. :This compatibih'tyisSueis a:
concern .along the Genito and" Warbro Roads and from intemat priVate, roads (Proffered
Condition 8). In order to addreSsa concern of the Cl°verHili'' Planning CommisSiOner,
Proffered. Condition 8 also specifies that screening shall be accomplishedi by-the use of
durable-opaque fences and gates constructed of'masonry~Pillars with solid sectiOnsmade of
comparable materials tothe principal building and using adesign~.compatibleio the principa1
building.
Li~ting:
In response to area citizens concerns, Proffered Condition !2 provides that ;freestanding light
fixtures shall not exceed a~height of twenty (20) feet measured frOm~the top of the curb
(Proffered Condition 12). Without this proffered-condition, the Ordinance would permit
exterior lighting fixtures at a maximum height of thirty (3.0)-feet.
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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.
CASE HISTORY
Planning Commission Meeting (9/16/03):
The applicant accepted the recommendation. Them'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.
Board of Supervisors Meeting (10/22/03):
On their own motion; the Board deferred this ·request to November 25, 2003, to allow the
applicant time to meet with area property owners and discuss the proposal.
Staff (10/23/03):
The applicant was advised'in waiting that any new or revised' information should be
submitted no later than OctOber 28,.2003, for consideration at the Board's November 25,
2003, public hearing.
Board of Supervisors Meeting (11/25/03):
At the request of the applicant, the Board deferred this request tO January 28, 2004, to allow
the applicant and staff time to meet with area property owners to discuss this proposal.
03 SN0315-JAN28-Bos
Staff (11/26/03):
The applicant was advised in writing that any new or revised information should be
submitted nO later than December 8, 2003, fOr consideration at the Board's January 28, 2004,
public hearing. The applicant was also advised that a $130.00 deferral fee was due.
Applicant (12/19/03):
The deferral fee was paid.
Staff, Applicant, Area Property Owners and Clover Hill District Commissioner (1/6/04):
A meeting was held with area property' owners to discuss their concerns relative to noise,
lighting, permitted uses,-'hours, of operation, access to Genito Road and notification.
Applicant (1/9/04):
To address some concerns of area citizens, the applicant'submitted additional proffered
conditions relative to lighting and notification of site ~lan submittal. (Proffered Conditions
12 and 13).
The Board of Supervisors, on Wednesdayl January 28,.2004,'beginning at 7:00 p.m., will take under
consideration this request.
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03SN0315-JAN28-BOS