17SN0602
CASE NUMBER: 17SN0602 (AMENDED)
APPLICANTS: First Market Bank, FSB aka Union Bank and Trust and
Johnson Development Association, Inc.
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicants’ Agent:
JACK R. WILSON (804-425-9474)
Applicants’ Contact:
JOHNSON DEVELOPMENT ASSOCIATION,
4 Acres – 6500 Branch Point Drive
INC. (804-497-2730)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
(AMENDED) Rezoning from Corporate Office (O-2) to General Business (C-5) plus conditional use
planned development to permit exceptions to ordinance requirements relative to development
standards. Specifically, exceptions to maximum building height and buffer widths are requested.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, a textual statement, conceptual layout, and conceptual elevations are located in
Attachments 1 - 4.
SUMMARY
An indoor self-storage facility is planned. Proffered Condition 3 limits uses to an indoor self-storage
facility. Exceptions would permit:
Building height, limited to the lesser of 2 stories or thirty (30) feet within 200 feet of an
existing residential development, to be increased to the lesser of three (3) stories or forty-
five (45) feet; and
A vegetative buffer along the western property line to be reduced from 100 to thirty (30)
feet in width.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
APPROVAL
Given the location, use limitations and conditions ensuring quality architectural
STAFF
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
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Comprehensive Plan
Classification: COMMUNITY BUSINESS
The designation suggests the property is appropriate for commercial uses that serve
community-wide trade areas.
Surrounding Land Uses and Development
Single-family Uses
Commercial & Office Uses
(Watch Hill Subdivision)
Hull Street
Road
Career &
Clover
Technical
Hill Fire
Center at Hull
Station
Harbour
View Court
Branch
Point Drive
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezone to Corporate Office (O-2) to permit office uses (with specified uses
prohibited)
03SN0243
Proffered conditions minimized impacts on neighboring residential
Approved
development. These included limitationson uses, building location and
(06/2003)
height, landscaping, buffers, and architectural compatibility with
neighboring office development.
Proposal
The applicants propose to rezone the property to General Commercial (C-5) to permit an indoor
self-storage facility. A conceptual plan is offered to ensure adequate separation of the facility
from the adjoining Watch Hill Subdivision located to the north(Exhibit A, Attachment 3).
Permitted uses would also be limited to an indoor self-storage facility with no outside storage.
Given the following, staff finds the proposed land use acceptable as appropriate:
Property is located on the northern edge of the Community Business land use
designation whereby the Comprehensive Plan supportstransitionaluses
Site layout, architectural design and materia and facility orientation away from area
residential development minimize area impacts and ensure compatibility with area
office development
Uses are limited to the indoor self-storage facility and access to the site would be from
Hull Street Road (Route 360), via Branch Point Drive
The following provides an overview of the development’s design standards:
General Overview
Requirements Details
Master Plan offered in the form of a Textual
Statement
Master Plan & Site Plan
Proffered Condition 1 (Attachment 2)
Development generally in conformance with plan
Proffered Condition 2
Indoor self-storage warehouse only
No outside storage
Uses
No units used for office or dwelling purposes
Proffered Condition 3
Minimum rear yard building setback of 100 feet
Setback
Proffered Condition4
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General Overview(Continued)
Requirements Details
Style and materials consistent with renderings offered
and described in the “Architecture & Building
Architecture and Materials
Materials” section
Proffered Condition 5 and Attachment 3
Maximum height 15 feet
Lighting
Proffered Condition 6
Daily 6:00 a.m.to 10:00 p.m.
Hours of Operation
Proffered Condition 7
Cannot exceed 55 dBa at property line
Noise
Proffered Condition 8
Architecture & Building Materials
Proffered building design incorporates characteristics ofnearby commercial and office buildings.
Elevations would require use of materials found in the adjoining commercial and office
development, includingmasonry, metal standing-seam roof accent along the front and portions of
the side elevations, and glazed windows (Attachment 4). A combination of real and simulated
windows has been provided on all sides of the building to appear more like an office building. This
building design would be compatible with area office and commercial development.
Building Height
Building and parking area improvements on the request property would be regulated by Route
360 West Design District standards for the General Business (C-5) District. The design district
standards restrict the maximum building height to three (3) stories or forty-five (45) feet,
whichever is less. In addition, buildings within 200 feet of a developed residential neighborhood
are further restrictedto a maximum of two (2) stories or thirty (30) feet in height, whicheveris
less.
An exception to the maximum building height is requested to permit a maximum building height
of three (3) stories or forty-five (45) feet for the entire property. A portion of the building would be
within 200 feet of the Watch Hill Subdivision. To minimize the impact of the building on adjoining
residential uses, the applicant has proffered a 100-foot building setback from the rear property
line. In addition, while no buffer is required along the rear (northern) property boundary, a twenty
(20) foot buffer is offered to enhance this setback area with landscaping.
Buffers
A 100-footbuffer is required along the western property line where neighboring properties are
zoned Residential (R-7). A thirty (30) foot buffer is requested. The reduced buffer will be
landscaped with a treatment consistent with a buffer that is fifty (50) feet wide (Textual
Statement, Item 1). The adjoining properties are occupied by a fire station, a water tower or
remain vacant, and are suggested by the Plan for Community Commercial (C-3) uses.
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FIRE SERVICE
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Clover Hill Fire Station, Company Number 7
EMS Facility The Clover Hill Fire Station, Company Number 7
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 it is anticipated to be
minimal.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
This request will have minimal impact on transportation facilities.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced Lines Code
Water No 8” Yes
Wastewater No 8” Yes
Additional Utility Comments
Located in the mandatory water and sewer connection area. Public water (eight (8) inch water
line) is located along Branch Point Drive, and public sewer is located on site.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Issue Discussion/Conditions
The property is located within the Upper Swift Creek Watershed.
The northern and westernportion of the property drains to an
existing drainage easement and storm sewer system in the Watch
Geography
Hill Subdivision, which discharges into an unnamed tributary to the
Swift Creek Reservoir.
The southeastern portion of the property drains to an existing
stormwater pond in the Harbour Pointe Village Shopping Center.
As required by Section 19.1-542 of the Zoning Ordinance, a natural
resource inventory (NRI) was reviewed and approved by the
Department of Environmental Engineering for the proposed
Natural Resources
development site with the rezoning application.
The NRI indicated the presence of steep slopes (greater than 25%)
in the eastern portion of the site and a small wetland along the
northern property line.
Steep slopes greater than 20 percent are difficult to stabilize when
disturbed. Disturbance of these slopes will result in increased
Erosion and
potential for sediment to impact natural resources if erosion occurs.
Sediment Control
The steep slopes in the eastern portion of the site shall remain in
their natural, undisturbed state to the maximum extent practicable.
The existing storm sewer system in the Watch Hill Subdivision
should be evaluated to verify that existing private properties will
not be negatively impacted with increased stormwater runoff
created by the development.
For the portion of the property which drains to the Watch Hill
Drainage
Subdivision, the maximum post-development discharge rate for the
100-year storm shall be based on the maximum capacity of the
existing facilities downstream, and the recorded 100-year
backwater and/or floodplain shall not be increased.
Proffered Condition 9
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Issue Discussion/Conditions
To protect downstream properties from flooding in the event of a
dam failure, any detention facility serving this portion of the site
should be a dry facility below the existing ground so no manmade
compacted embankment is required. If some level of manmade
embankment is necessary, a dam failure analysis may be required
Drainage
showing no homes will be detrimentally impacted. The dam
embankment design should include, but not be limited to, a clay
core or a syphon structure.
Proffered Condition 10
The southeastern portion of the property drains to an existing
stormwater pond in the Harbour Pointe Village Shopping Center.
The pond was designed to handle the drainage from this portion of
Stormwater the property; however, it does not address water quality for the
Management site.
The development will be subject to the Part IIB technical criteria of
the Virginia Stormwater Management Program Regulations for
both water quality and water quantity.
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CASE HISTORY
Applicants Submittals
10/11/16 Application submitted
12/7/16 Proffered conditions were submitted
1/23/17 Revised proffers and textual statement were submitted
1/26/17 Revised application was submitted
2/1 & 2/27 Revisedproffers and textual statement were submitted
3/10/17 Revised proffers, textual statement, conceptual layout and elevations were
submitted
3/29/17 Revised conceptual elevations were submitted
3/30/17 Revised proffers and textual statement were submitted
Community Meeting
9/27/16Issues Discussed
Access to Branch Point Drive & Route 360
Hours of operation, signage, lighting and building height
Use limited to self-storage facility with outside storage prohibited
Buffer and setback adjacent to rear property line
Planning Commission
1/27/17Action – DEFERRED TO FEBRUARY 21, 2017 ON THEIR OWN MOTION WITH
THE APPLICANTS’ CONSENT
2/21/17Action – DEFERRED TO MARCH 21, 2017 ON THEIR OWN MOTION WITH THE
APPLICANTS’ CONSENT
3/21/17Action –DEFERRED TO APRIL 18, 2017 ON THEIR OWN MOTION WITH THE
APPLICANTS’ CONSENT
4/26/2017 Citizen Comments:
No citizens spoke to this request.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, May 24, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
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.Master Plan. The textual statement dated March 31, 2017, shall be considered the
Master Plan. (P)
2.Site Plan. The Property shall be developed in substantially the manner shown on the
Site Plan, titled as “#6500 Branch Point Drive Self Storage”, attached as Exhibit A. (P)
3.Uses. Uses shall be limited to an indoor self-storage facility only. In conjunction with
this use, outside storage and self-storage units used for office or dwelling purposes shall
be prohibited. (P)
4.Setback. The rear yard building setback shall be a minimum of 100’. (P)
5.Elevations. The exterior facades of the improvements on the Property shall be
substantially similar to the elevations shown on Exhibit B. (P)
6.Lighting. Light poles shall not exceed fifteen (15) feet in height. (P)
7.Hours of Operation. The hours of operation shall be no earlier than 6:00 a.m. and no
later than 10:00 p.m. daily. (P)
8.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)
9.Post Development Discharge Rates. For the portion of the property which drains to the
Watch Hill subdivision, the maximum post-development discharge rate for the 100-year
storm shall be based on the maximum capacity of the existing facilities downstream,
and the recorded 100-year backwater and/or floodplain shall not be increased. On-site
detention of the post-development 100-year discharge rate to below the pre-
development 100-year discharge rate may be provided to satisfy this requirement. (P)
10.Dam Failure Analysis.Any detention facility serving the site should be a dry facility below
the existing ground so no manmade compacted embankment is required. If some level of
1017SN0602-2017MAY24-BOS-RPT
manmade embankment is necessary, a dam failure analysis may be required, as
determined by the Department of Environmental Engineering at the time of site plan
review, showing no homes will be detrimentally impacted.The dam embankment design
should include, but not be limited to, a clay core or a syphon structure. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
March 31, 2017
1.The buffer on the western property line, adjacent to Tax IDs 726-673-8940 and
727-673-1202 shall be a minimum of thirty (30) feet and planted with a
treatment for a fifty (50) foot-wide buffer, per the Zoning Ordinance.
2.The buffer on the northern property line, adjacent to Tax ID 727-673-1375 shall
be a minimum of twenty (20) feet and planted with a treatment for a fifty (50)
foot-wide buffer, per the Zoning Ordinance.
3.Building height shall be limited to a maximum of the lesser of 3 stories or forty-
five (45) feet.
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ATTACHMENT 2
CONCEPTUAL SITE PLAN – EXHIBIT A
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ATTACHMENT 4
CONCEPTUAL ELEVATIONS – EXHIBIT B
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