04SN0187-Apr28.pdfA~.:I ~ '~4 /'~DE'~
April 28, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04 SN0187
Michael D. Sifen, Inc:
Midlothian Magisterial- District
North line of Hull Street Road
REQUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USE:
Commercial uses, to include "Self Storage'' facility, as restricted by the proffered
conditions, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2' THROUGH 4.
STAFF RECOMMENDATION
Recommend denial for the fOllowing reasons:
Ao
The Route 360 Corridor Plan suggests a portion of the property is appropriate for
general commercial/light industrial use and a portion is appropriate for mixed use
corridor uses. The commercial uses requeSted comply with the Plan while the self
storage facility use does not. ~
The Plan suggests the use of appropriate land use transitions between existing and
furore residential development and the higher intensity uses existing and proposed
along the Route 360 Corridor. The location of the proposed self storage facility does
not-providelhe~sug-gestedJand-use4xansition.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(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
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
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 or assigns, proffer that the development of 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 the 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.
(CPC) 1.
Use Restrictions. That portion of the Property shown as "Self Storage" on
the Site Plan referenced in Proffered Condition 4 may only be Used for a self-
service storage facility, with an accessory office and dWelling unit for its
manager and such uses as are customarily accessory 'and incidental thereto.
There shall be no development on that portion of the Property shown as
"Future Retail" on the Site Plan except for access drives, utilities, fencing,
turn lanes and/or signage. (P)
(CPC)
2. Transportation.
ao
Prior to any site plan approval, forty-five (45) feet of right-of-way on
Turner Road, measured from the centerline of that part of Turner
Road immediately adjacent to the property, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County.
There shallbe no direct access from the property to Route 360. There
shall be no direct access from the property to Dyer Lane. Direct
access from the property to Turner Road shall be limited to one
entrance/exit. The exact location of this entrance/exit shall be
determined by the'Transportation Department.
Prior to the issuance ora certificate of occupancy; the developer shall
be responsible for: 1) constmction of additional pavement along
Turner Road to provide a right turn lane at the site access if warranted
based on CDOT standards and to the extent such improvement can be
constructed within the Property; and 2) dedication, free and
unrestricted, to and for the benefit of Chesterfield County of any
ad ditional--d ght-o f-way-requi~ed-for~{hisq, mpr ovement~-(-T0-- ......................
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(CPC)
Outside Storage. There shall be no outside storage of vehicles, recreational
' vehicles, boats, materials or goods on'the Property. (P)
(cPc) 4.
Site Plan. Development of the property for a self-service storage facility
shall be in general conformance with the conceptual site plan attached hereto
as it relates to internal focus of loading areas. Provided, however, the
Planning Commission, at the time of Site Plan review may approve an
alternative design which accomplishes the intent of internal focus of loading
areas. (P)
(CPC) 5.
Lighting. All exterior lighting for.a self-service storage facility shall be low
sodium vapor. Building mountedlighting shall be positioned below the roof
line so as to minimize the impact of such lighting on any adjacent property.
(P)
(cPc) 6.
Building Height. Except for any. offiCe/manager's quarters, no self-service
storage building shall exceed the lesser of one (1) story or fifteen (15) feet in
height, exclUsive of mechanical equipment, chimneys or other' architectural
design features. (P)
(CPC) 7.
Signage. Any free standing signs shall be monument style and, if lighted,
internally lit. (P)
(CPC)
Public Utilities. The public water and waste water system shall be used.
However, the water and sewer facilities for the self-storage facility shall only
be provided to the office and dwelling unit for the manager and not to the
self-storage units other than for fire suppression purposes, if required. (U)
(CPC) 9.
Timbering.~ With the exception of timbering to remove dead or diseased trees
which has been approved by the Virginia State Department of Forestry, there
shall be no timbering until a land disturbance permit has been obtained from
the Environmental Engineering Department and the approved devices
installed. (EE)
(CPC) 10.
Screening of Loading Areas. Screening of loading areas for any self- storage
facility from adjacent properties to the northwest and southeast shall be
achieved'throUgh the positioning of the self-storage buildings in a compound-
like manner such that the walls of-the buildings closest to such adjacent
properties shall be generally parallel to the southeast boundary line of Tax ID
7656988146 and to the northwest boundary line of Tax ID 7666984521, as
shown on the Site Plan. (P)
(CPC) 11. Setbacks and Landscaping. Adjacent to properties that are zoned Agricultural
(A) or used for residential purposes,.buildings, parking, and driveways shall
............................. -be-s etb ack-a-minimum-of-seventy-five-(-7-5 ) feet. Such~etback-- shat-t --be
landscaped with plantings meeting the requirements for Perimeter
Landscaping C Option I, as set forth in section 19-518(g) of the Zoning-
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(CPC) 12.
(CPC) 13.
(CPC) 14.
(cpc) 15.
(CPC) 16.
Location:
Ordinance. Adjacent to Dyer Lane, buildings, parking, and driveways shall
be setback a minimum of seventy-five (75) feet. Such setback shall be
landscaped with plantings meeting the requirements for Two Times Perimeter
Landscaping C Option I, as set forth in Section 19-518(g) of the Zoning
Ordinance. (P)
Development Standards. The Property shall be developed in compliance with
the Emerging Growth Development standards. (P)
Elevations. DeVelopment of the Property for a self-service storage facility
shall be in general conformance with the architectural appearance and
materials shown on the elevations entitled "Mini Price Self Storage - Turner
Road and Hull Street", unless otherwise approved by the Planning
Commission at the time of Site Plan review consistent with the standards as
set forth in the Route 360 Corridor Plan and Emerging Growth District
standards. (P)
Hours of Operation. The self-service storage facility shall not be open to the
public earlier than 7:00 a.m. nor later than 9:00 p.m. (P)
Fencing. Except where screening walls and ornamental access gates provide
security measures, the self-service storage facility shall be secured with vinyl-
coated chain link fencing, and the posts for such fencing shall be of the same
color as the vinyl Coating. (P)
Notification of Site Plan. The Owner/Developer shall 'be responsible for
notifying, in writing, of the submission of site plans to the last known
contact/representative on file with the County Planning Department of the
Route 360 Corridor Committee (the "Committee") in order that the
Committee may have an opportunity to review such plans including, but not
limited to, the proposed fencing for the self-storage facility. Such notification
shall occur no later than twenty-one (21) days prior to apProval or
disapproval of the plan. The Owner/Developer shall provide a copy of the
notification letter to the Planning Department. (P)
GENERAL INFORMATION
North line of Hull Street Road, east of Turner Road, and east line of Turner Road, north of
Hull Street Road. Tax ID 765-698-Part of'8303 (Sheets 7 and 11).
Existing Zoning:
A
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Size:
10.9 acres
Existing Land .Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- A; Single family residential or vacant
- C-3 and C-5; Commercial
- C-5; Commercial
- A, R-7 and C-5; Single family residential, Commercial or vacant
UTILITIES
Public Water System:
There is a sixteen (16) inch water line along the north Side of Hull Street Road, adjacent to
this site. In addition, there is a twenty (20) inch Water line along the east side of Turner Road
adjacent to this site. Use of the public water system is intended and has been proffered by the
applicant. (Proffered Condition 8)
Public Wastewater'System:
There is a fifteen (15) inch wastewater trunk line across the southern portion of this site to
serve Forestdale Subdivision and other development west of Turner Road. Use of the public
wastewater system is intended and has been proffered by the applicant. (Proffered Condition
ENVIRONMENTAL
Drainage and Erosion:
The property drains to R~)ute 360 and then via manmade channels and tributaries to Falling
Creek. The Property is mostly wooded and should not be timbered without first obtaining a
land disturbance permit, from the Environmental Engineering Department (Proffered
Condition 9). There is a medium-sized stream on the property that crosses from Turner Road
to Route 360. Route 360, at this location, is in a rather high fill and as such a large
backwater will affect development of certain areas of the site. There are no existing or
anticipated on- or off-site drainage or erosion problems.
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PUBLIC FACILITIES
Fire Service:
The Manchester Fire Station, Company Number 2 and Forest View Volunteer.Rescue Squad
currently provide fire protection and emergency medical service. When the property is
developed, the numberof hydrants, quantity of water needed for fire protection and access
requirements will be evaluated during the plans review process. This request will have only
minimal impact on fire and EMS.
Transportation:
This request will not limit the property to a specific use; therefore, it is difficult to anticipate
traffic generation. Based on shopping center trip rates, development of the property could
generate 7,200 average daily trips (ADT); however, the applicant intends to develop a self-
storage facility and retail out parcel. Based on mini-warehouse and shopping center trip
rates, development could, generate 1,850 ADTs. These vehicles would be distributed along
Turner Road, which had a 2002 traffic count of 14,000 vehicles per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Turner Road'as a major arterial with a recommended right of way width of ninety (90) feet.
The applicant has proffered to dedicate forty-five (45) feet of right of way on Turner Road in
accordance with that Plan (Proffered Condition 2). Route 360 is also identified as a major
arterial on the Plan: Access to majorarterials such'as Turner Road and Route 360 should be
controlled. The applicant has proffered that no direct access will be provided to Route 360
and direct access to Turner Road will be limited to one (1) entrance/exit2 The applicant has
also proffered that no direct access will be provided to Dyer Lane. (Proffered COndition 2)
The traffic impact of this development must be addressed. Turner Road, adjacent to the
property, is a five (5) lane typical section with a shared center left turn lane. The applicant
has proffered to construct a right turn lane along Turner Road at the site access. (Proffered
Condition 2)
At time of site Plan review, specific recommendations will be made regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Route 360 Corridor Plan, which suggests the property is
appropriate for general commercial/light industrial uses and for mixed use corridor uses.
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Area Development Trends:
Adjacent property to the north is zoned Agricultural (A) and is developed for single family
residential uses or is vacant. Properties to the south arezoned Community.Business (C-3)
and General Business (C-5) and are developed for commercial uses. Adjacent property to the
east is zoned General Business (C-5) and is occupied by commercial uses. Properties to the
west are zoned Residential (R,7), Agricultural (A) and General Business (C-5) and are
develOped for residential and commercial uses or are vacant. The Plan anticipates a mix of
residential and office uses developing in the area around the northernmost portion of the
property and general commercial/industrial uses to continue in the area around-the Route
360/Turner Road intersection.
Development Standards:
Currently, the request property 'lies within the Hul! Street Road Post DeveloPment Area and
is also located along that portion of Hull Street Road subject to the requirements of the
Zoning Ordinance for the Route 360 Highway Corridor District (Established Commercial
Zone). The applicant has agreed to develop the property in accordance with Emerging
Growth District standards (Proffered Condition 12). These standards are more restrictive
than Post Development standards and address access, parking, landscaping, architectural
treatments, setbacks, signs, buffers, utilities and screening ofdumpsters and loading areas. In
addition to these requirements, the applicant has offered additional standards for lighting,
building heights, signage, architecture and fencing. (Proffered Conditions 5,.6, 7, 13 and 15)
Within the Established Commercial Zone, special development standards would apply to any
nonresidential development on the request property. These standards require special
landscaping within setbacks and architectural treatment of buildings. At the time of site plan
review for any development on the request property, consideration must be given to how
these requirements, as they apply to this site, would be accomplished.
Hours of Operation:
The applicant has agreed to limit the hours the self-service storage facility may be open to the
public. (Proffered Condition 14)
Notification of Site Plan:
The applicant has agreed to notify a representative of the Route 360 Corridor Committee, in
Writing, of the submission of site plans. (Proffered Condition 16)
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
'trash compactors, etc.) on property which is adjacent to an A District be screened from ~view
of such--di§i~-y a masonry or concrete w~lI-. ~lh~c'h-is~~C-t~d6i~ comparal~l~i{erials
to and designed to be compatible with the principal building that such area serves. Solid
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waste storage areas must be screened from view of public rights of way by a solid wall,
fence, dense evergreen plantings or architectural feature. SUch area within 1,000 feet of any
A District must not be serviced between the hours ofg:00 p. m. and 6:00 a. m. In addition,
sites must be designed and buildings oriented so that loading areas are screened from any
property where loading areas are prohibited and from public rights of way. Proffered
Condition 4 would require loading areas to have an internal focus. Proffered Condition 10
would require specific screening methods from properties to the northwest and southeast. In
addition, the applicant has proffered that there will be no outside storage on the property.
(Proffered Condition 3)
The applicant has agreed to provide a landscaped setback adjacent to properties to the
northwest and to Dyer Lane in order to minimize the visual impact of the proposed
development on these properties. (Proffered Condition 11)
CONCLUSIONS
The Route 360 Corridor Plan suggests a portion of the property is appropriate for general
commercial/light industrial use and a portion is appropriate for mixed use corridor uses. The
commercial uses requested comply with the Plan while the self storage facility use does not.
The Plan suggests the use of appropriate land use transitions between existing and future residential
development and the higher intensity uses existing and proposed along the Route 360 Corridor. The
proposed location of the self storage facility is not in conformance with the Plan.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/20/04):
At the request of the applicant, the Commission deferred this case to February 17, 2004.
Staff (1/21/04):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than January 26, 2004, for consideration at the Commission's February
17, 2004, public hearing. Also, the applicant was advised that a $230.00 deferral fee must be
paid prior to the Commission's public hearing.
Staff_(l128/O]):
To date, no new information has been received.
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Applicant .(1/29/04):
The deferral fee was paid.
Applicant (2/9/04):
Revised and additional proffered conditions were submitted.
Planning Commission Meeting (2/17/04):
At the request of the applicant, the Commission deferred this case to March 16, 2004.
Staff (2/18/04):
The applicant was advised in writingthat any significant new or revised information should
be submitted no later than February 23, 2004, for consideration at the Commission's March
1'6, 2004, public heafing~ Also, the applicant was advised that a $230.00 deferral, fee must be
paid prior to the Commission's public hearing.
Staff (2/20/04):
To date, the $230.00 deferral fee has not been paid nor has any new information been
submitted;
APplicant (3/4/04):
Revised and additional proffered conditions were submitted.
Applicant (3/8/04):
The deferral fee was paid.
Applicant (3/10/04):
Revised-and-additional-proffered.conditions-were-submi~ed~
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Planning Commission Meeting (3/16/04):
On their own motion, the Commission deferred this case to April 20, 2004.
Staff (3/17/04):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than'March 22, 2004, for consideration at the Commission's April 20,
2004, public hearing.
Applicant and Staff (3/24/04):
A meeting was held to disCUss reSolution to the remaining issues.
Applicant (3/27/04):
Revised proffered conditions were submitted.
Planning CommissiOn Meeting (4/20/04):
The applicant did not accept staff' s recommendation, but did accept the recommendation of
the Planning Commission. There was no opposition present.
MesSrs. Gecker and Gulley noted that the proposal is in compliance with the Plan and is a
good use for the property.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended approval
and acceptance' of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, .April 28, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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