94SN0109REQUEST:
PROPOSED LAND USE:
General business uses, except as
contained herein, are planned.
F,'cvcmbcr 15, 1993 CPC
December 15, 1993 BS
REQUEST ANALYSIS
AND
RECOMM E N DATIO N
94SN0109
Piedmont Mini Storage Associates
Bermuda Magisterial District
2000 West Hundred Road
Rezoning from Light Industrial (M-l) to General Business (C-5).
restricted by the proffered condition
PLANNING (;OMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
Recommend
STAFF RECOMMENDATION
approval for the following reasons:
Ao
The proposed zoning and land uses conform to the Eastern Area Land Use and
Transportation Plan, which designates the request property and surrounding
area for commercial uses.
The proposed zoning and land uses conform to area commercial development
patterns.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Use under the C5 zoning shall be limited to the following:
A)
B)
C)
Office/warehouses
Motor vehicle rental
Utility trailer and truck rental
(STAFF/CPC)
Prior to issuance of a building permit for any new building or
expansion of an existing building, the public wastewater system
shall be extended to the site and all buildings requiring
domestic water and wastewater facilities shall be connected to
the public wastewater system.
(STAFF/CPC)
With the exception of one motor vehicle which shall not
include a rental truck, all other rental vehicles shall be parked
to the rear of the closest building to Route 10. No more than
one motor vehicle for rent which shall not include a truck, shall
be parked between the rear of the building and Route 10 and
such vehicle shall be parked to the east of the closest building
to Route 10 and between the front and rear facade of the
building.
GENERAL INFORMATION
Location:
Located in the northeast quadrant of West Hundred and Chesnut Hill Road and better
known as 2000 West Hundred Road. Tax Map 116-8 (1) Parcel 22 (Sheet 32).
Existing Zoning:
M-1
Size:
4.1 acres
Existing Land Use:
Commercial (mini-warehouses)
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94SN0109/W P/D EC 151
Adjacent Zoning & Land Use:
North - M-l; Vacant
South - B-2; Vacant
East - B-2; Commercial or vacant
West - B-2 with Conditional Use Planned Development; Commercial
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing twelve (12) inch water main along Chesnut Hill Road. The
existing structure is currently connected to the public water system. The use of
public water is required by Ordinance. A computer simulated flow test was
performed along the twelve (12) inch water line.
The results of the simulation indicates that sufficient flow and pressure should be
available to meet the domestic and fire protection demands of the proposed use. Fire
flow requirements are established and coordinated through Fire Administration.
Public Wastewater System
There is an existing fifteen (15) inch public wastewater line located approximately
350 L.F. west of the western most property line. In addition, an eight (8) inch private
wastewater line is located approximately 50 L.F. south of the southern most property
line. The use of public wastewater is required by Ordinance if a structure is located
within 200 L.F. of an existing wastewater line, or the use utilizes more than 3000
gallons per day. The applicant has proffered the use of the public wastewater system
for any new buildings or expansion of existing buildings requiring domestic water and
wastewater. (Proffered Condition 2)
The results of a computer simulated hydraulic analysis indicate that sufficient capacity
should be available to accommodate the domestic waste flows generated by the
proposed use.
Environmental:
Drainage and Erosion
Site drains to the west to Redwater Creek and then to the James River. No existing
or anticipated on- or off-site drainage or erosion problems. It may be necessary to
obtain off-site easements if the new construction occurs.
3 94S N0109AN P/D EC 151
Fire Service:
Dutch Gap Fire Station, Company #14. Dependent on present location, fire hydrants
may be required. Fire lanes must be provided as per the Chesterfield Fire Prevention
Code, Section 313. The proposed zoning and land uses will not generate additional
need for fire protection services.
Transportation:
This request will not limit development to a specific land use, therefore, it is difficult
to anticipate traffic generation. Based on office and warehouse trip rates,
development could generate approximately 200 average daily trips. A crossover on
Route 10 serves the subject. This crossover is located in proximity to the 1-95
interchange.
Due to concerns relative to the potential number of turning movements in proximity
to the interchange at that crossover, the applicant has agreed to restrict the type of
uses permitted, thereby reducing the number of turning movements (Proffered
Condition 1). These vehicles will be initially distributed along West Hundred Road
(Route 10) which had a 1992 traffic count of 32,501 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended
right of way width of 120-200 feet. The applicant had proffered to dedicate 100 feet
of right of way measured from the centerline of Route 10 in accordance with that
Plan. Subsequent to the Commission's September 21 public hearing, the applicant
withdrew the proffer and is now unwilling to dedicate this right of way.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). At time of site plan review, specific recommendations will be
provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation Plan,
which designates the property for commercial use.
Area Development Trends:
Development in the vicinity of the request property is characterized by commercial
and industrial zonings and has been developed for commercial uses or remains
vacant.
4
94SN0109/WP/DEC151
Zoning History:
On April 25, 1979, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved industrial zoning on the subject property.
,Site Design:
The site is currently occupied by a mini warehouse facility with an associated office
and parking area. The site has access to West Hundred Road by way of Chesnut Hill
Road.
The request property lies within an Emerging Growth Area. Redevelopment of the
site or new construction must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
The applicant has proffered to store no more than one (1) motor vehicle or van for
rental purposes, between the closest structure to Route 10 and Route 10. (Proffered
Condition 3).
Architectural Treatment:
No building exterior which would be visible to any agricultural, residential,
townhouse residential, multi-family residential, office district or any public right of
way may consist of architectural materials inferior in quality, appearance, or detail to
any other exterior of the same building. There is, however, nothing to preclude the
use of different materials on different building exteriors, but rather, the use of inferior
materials on sides which face adjoining property. No portion of a building
constructed of unadorned concrete block or corrugated and/or sheet metal may be
visiblefromanyadjoining agricultural, residential, townhouseresidential, multi-family
residential or office district or any public right of way. No building exterior may be
constructed of unpainted concrete block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, must be shielded and
screened from public view and designed to be perceived as an integral part of the
building. Any new structures or changes to the existing structures must conform to
those standards.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature. In addition, sites must be designed and buildings oriented so that loading
5 94SN0109/M/P/DEC151
areas are screened from any property where loading areas are prohibited and from
public rights of way.
With the approval of this request, outside storage would be permitted. Outside
storage areas must be screened from view of adjacent properties which have no such
areas and public rights of way.
Conclusions:
The proposed zoning and land uses conform to the Eastern Area Land Use and
Transportation Plan, which designates the request property and surrounding area for
commercial use. Further, the proposed zoning and land use conform to area
commercial development trends. Therefore, approval of this request is
recommended.
CASE HISTORY
Planning Commission Meeting (9/21/93):
At the request of the applicant, the Commission deferred this case for sixty (60) days.
Staff (9/22/93):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than October 15, 1993, for consideration at the
Commission's November 16, 1993, public hearing. The applicant was also advised
that a $50 deferral fee must be paid prior to the Planning Commission's November
public hearing.
Applicant (10/4/93):
The $50 deferral fee was paid.
Applicant (10/14/93):
The applicant submitted a proffered condition relative to the location of vehicles to
be stored for rental purposes and also withdrew the proffered condition relative to
right of way dedication.
6
94S N0109/WP/D EC 151
Applicant (10/29/93):
Revised Proffered Condition 3 was submitted.
Planning Commission Meeting (11/16/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission
recommended approval of this request and acceptance of the proffered conditions on
page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, December 15, 1993, beginning at 7:00 p.m., will
take under consideration this request.
7 94S N0109/WP/D ECl 51
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