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STAFF'S
REQUEST ANALYSIS
AND-
RECOMMENDATION'
04SN0259
W-ELCO, LLC-
Midlothian Magisterial District
West line of Turner Road
REQUEST:
Rezoning from CommunitY Business (C-3) to' General:Bus'mess (C-5) of 0.8 aCre
plus proffered conditions on an adjacem 0.9' acre 'tract currently zoned General
Business (C-5).
PROPOSED LAND USE:
A self-storage faCilitY is proposed, with approval of this request, Uses WoUld be
restricted to those permitted by right or with restrictiOns in, the Community
Business (C-3) District~
PLANNING'COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS'ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Eastern Midlothian:Area Plan ·suggests the property is apprOPriate
for Community Business(C-3) roes, the Plan also indicates thatmore intense uses
may be appropriate if, ~hrough":speeial'. design. criteria and other OPerational
conditions, it is determined that such uses wOUld-nOt'adversely impact:exiSting '
and anticipated area development.
Providing a FIRST CHOICE Commnnity-ThroughExcellence in Public Service.
B. The proffered conditious'would insure that the proposed self-storage facility uses
are designed to Provide maximum compatibility with, and minimal impact upon,
area residential development to the east and' office development to the south.
(NOTES: 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
(STAFF/CPC
Screening of. Loading Areas. Screening of loading areas for.any
self-storage facility from adjacent prOperties sha~l be achieV~l
through 'the positioning of. the self-storage buildings ..in a
compound-like manner such that the walls of the buildings.closest
to these adjacent properties shall be-generally parallel m the
adjacent boundary lines. (P)
(STAFF/CPC) 2.
Setbacks, .A minimum, setback of twenty (20) feet for buildings,
drives and parking .areas shall be established from the boundaries
of Tax IDs' 762-705-3285 and 3475 whereadjacem to Tax ID 762-
705-2043: (Cloverleaf' Office Park). Within these setbacks,
Perimeter Landscape C shall be provided in accordance with
Ordinance requirements. (P)
(STAFF/CPC) 3.
Uses. Uses Shall be limited to thOse USes permitted by right or with
restrictions in the Community Business (C-3) District as well as
self-storage facilities. (P)
(STAFF/CPC) 4.
Prior to any site Plan approval, forty-five (45) feet of fight-of-waY
on the west side of Turner Road, measured from the eentedine of
that part of Turner Road immediately adjacem to the property, shall
be dedicated, free and'unrestricted, to and for the benefit of
Chesterfield County: (T)
(STAFF/CPC) 5.
Direct access from the pmperty'to TUrner. Road 'shall be limited io
two (2)entrances/exits. The exact location of these accesses shall
be apprOved by the' TransportatiOn DePartment. (T)
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Location:
GENERAL INFORMATION
West line of Turner Road, South of Midlothian Turpike,
3285 and 3475 (Sheet 7).
Existing Zoning:
C-3 and C-5
Tax IDs 762-705-1190, 2994,
Size:
1.7 acres
Existing Land Use:
Single family residential or vacant
Adiacent Zoning and Land Use:
North- C-5; Commercial Or vacant
South and West - C-3; Office
East - C-3 and C-5; Single family residential or commercial
UTILITIES
Public Water System:
A twelve (12) inch water line extends along the'east side of Turner Road opposite this
site, In addition, an eight (8) inch-water :line extends along the southern boundary of the
southern, most parcel of this request to serve the adjacent development. Use,of the public
water system is required by County Code.
Public Wastewater System:
There are two (2) public wastewater linesthat could potentially serve the request site. An
eight (8) inch wastewater :collector 'line 'extends along :the weStern boundary of Turner
ROad adjacent to this site, and-an eight (8). inch' collector 'line serving' the adjacent
development is approximately seventy-five (75)-feet west of-the .westernmost parcel of
this request. Use of the public wastewater system is requiredby County Code.
'ENVIRONMENTAL
This request will have minimal impact upon environmental engineering facilities.
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PUBLIC FACILITIES
Fire Service:
The Buford Road Fire Station, COmpany Number 9, and Forest View Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This.request will
have only minimal impact on.fire and' emergency medical services:
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.
Transportation:
The subject property consists of 1.Tacres zoned Community Business (C,3)and General.
Business (C-5) and is located on the west side of Turner Road south of Route 60. The
applicant is requestingreZoning from C-3 to General Business (C-5) and. has-profferedto
limit uses on the entire property to those :permitted .in the C-3 District 'and mini-
warehouse facilities. (Proffered Condition 3)
This-request will not limit development to a specific land use; .therefore, it is' difficult to
anticipate traffic generation. Based on fast,foodwith drive,thru trip rates, development
could generate 2,480 average .daily trips (Al)T); however, the applicant intends-to
develop a mini-warehouse-facilitY on the property. Based-on mini-warehouse trip rates}
development could generate approximately forty. (40):ADT. Traffic generated by .this
development will initially be distributed along Turner Road,. which had~a 2003 traffic
volume of 13,341 vehicles per day. Turner Roadadjaeent.to the property, is a five lane
typiCal.section with a shared center left mm lane.
Turner Road is identified as. a major arterial on ~the Thoroughfare Plan 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, measured from the centefline of'Turner Road,
in accordance.with that Plan. (Proffered Condition 4)
Development must adhere to. the Development Standards Manual:in the Zoning
Ordinance relative to access and internal circulatiOn (DiviSi0n 5),. The property has been
developed with multiple aeeessesto Turner Road. The applicant-has proffered to limit
direct access from the property ' to Turner Road to no-more'~twO (2) entrances/exits
(Proffered Condition 5). ' · .
At time of site plan review, specific recommendations will be made regarding access and
internal circulation.
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LAND USE
ComprehenSive Plan:
Lies within the boundaries of the Eastern Midlothian Area Plan which suggests the
property, is appropriate for a mixture of eommunity-scale' (C'3) uses to include shopping
centers and office uses. The Plan alSO-indicates that-)more .intense uses may be
appropriate if, through' special design, efitefia and-Other_operational cOnditions, .it is
determined that such uses would not adversely impact existing and anticipated area
development.
Area Development Trends:
Properties to the north are zoned C-5 and are develOPed for commercial uses. or remain
vacant. Property to the south and west is zoned C-3 and is developed as an offiCe park
(Cloverleaf West). Properties to .the east-are zoned C-3 and C-5 and are developed for
commercial uses or are occupied, by a single' family dwellingS- It is anticipated .that this
area of Turner Road will- :. eontinue to experience' new -development as well-as
redevelopment of prOperties occupied ~by older single family hoUSing stOck, both
consistent' with the Eastern Mi'dlOthian-Area?lan~ and encouraged through the-flexible
design criteria established in the Ordinance for Post Development. Areas.
Site Design:
The request property lies :within a Post Development Area. 'NeTM construction or
redeveloPment of the site must conform .to the requirements of the Zoning Ordinance
which ~address access, parking, landscaping, pedestrian' access; ~architectural treatment,
setbacks, signs, buffers, utilities and screening of dUmpsters and-loading areas, except_as
discussed 'herein.
Uses:
In an effort to maintain consistency with the Plan and to ensure Compatibility with area
deVelopment, the applicant has restricted uses on-both, the existing and .proposed C-5
parcels to those permitted, by right-or with restrictions in the C~3 District plus self-storage
facilities, which are first permittedin theC-5 District.-(Proffered COndition 3)
Screening of LOading Areas:
Currently, the Ordinance requires that loading areas be SCreened from view of the
adjacent office park development as well- as.Turner Road. The. applicant has proffered to
design-the proposed self-storage facility in a compound.llke .manner, Whereby the walls of
the buildings screen the vieWs of the loading areas from the surrounding properties as
well as Turner Road. (Proffered Conditionl)
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Setbacks and Landscaping:
Currently, the Ordinance does not require a side yard setback for buildings, parking and
drives developed on the subject property. FUrther, the Ordinance requires a tWenty (20)
foot rear yard setback for buildings only~ with no provision for landscaping within this
setback area. To provide transition to the existing office- park development .to the south
and west, the applicant has proffered to'maintain.a twenty (20)foot landscaped setback
for buildings, parking and drives from the side and rear boundaries of theexisting
portion of the subject property. (Proffered Condition 2)
CONCLUSIONS
Although the Eastern Midlothian Area Plan suggests the property is appropriate for'Community
Business (C-3) uses, the Plan also indicates that more intense uses may be appropriate if, through
special design criteria and other operational conditions, it is determined that such uses would not
adversely impact existing and anticipated area development.
The proffered conditions which address uses, screening of loading areas and landscaped setbacks '
would insure that the proposed self-stOrage facility uses are designed to provide maximum
compatibility with, and minimal impact upon, area residential development to the east and office
development to the south.
Given these considerations, approval of this request is recommended.
CASE HISTORY
planning Commission Meeting (6/15/04):
The applicant accepted the recommendation. There was no opposition present:
On motion of Mr. Gecker, seconded by Mr. Wilson, the.:ComrnissiOn recommended
approval and acceptance of the proffered conditions on page-2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday,. July 28, 2004, beginning at' 7:00 p,m., will take under
consideration'this request
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