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84S163S~p~embe~-2§~-~984-G~ November 28, 1984 BS REQUEST ANALYSIS AND RECOMMENDATION 84S163 Huguenot-Robious Associates Midlothian Magisterial District Southeast Quadrant of Huguenot and Robious Roads REQUEST: Rezoning from Agricultural (A) to Light Industrial (M-i) plus Condi- tional Use Planned Development to permit use and bulk exceptions. RECOMMENDATION Recommend approval for the following reasons: The proposed use is a relatively low traffic generator and, there- fore, will have a minimal impact on the congested intersection of Huguenot/Robious Roads. Be The Master Plan, textual statement and conditions stated herein insure that development will be compatible with existing and previ- ously approved area commercial developments. CONDITIONS The following conditions notwithstanding, the plan prepared by J. Calvin Holcombe, dated 7/9/84, and the textual statement prepared by Glenn R. Moore, dated 7/23/84, shall be considered the Master Plan. The structures shall have an architectural style as depicted in the renderings prepared by Calvin Holcombe, dated 7/12/84. (P) me Access shall be confined to one entrance/exit to Robious Road located at the eastern property line. This access shall be designed and constructed to be shared with future development of the adjacent property to the east. (T) Be Additional pavement and curb and gutter shall be installed along Robious Road, as deemed necessary by VDH&T and the Transportation Department. (T) Right of way shall be dedicated in accordance with approved con- struction plans for Robious/Huguenot Roads improvement or in accor- dance with the General Plan 2000, whichever is greater. (T) e o a 10. The proposed fence, as shown on the Master Plan and renderings, shall be properly maintained. The fencing around the perimeter of the property shall be a solid wood stockade type with a chain link fence on the interior of the solid wood fence. The front entrance gate shall either be chain link with black P.V.C. coating with brown solid slats inserted therein, or solid wood stockade to create a solid screen when the gate is closed. (P) The uses permitted shall be limited exclusively to mini-storage, an accessory office and a dwelling unit for the manager of the facil- ity. There shall be no other office, commercial or industrial use permitted. (P) In conjunction with the approval of this request, the exceptions to setbacks as depicted on the Master Plan shall be granted. Also, an exception to the required number of parking spaces for office use shall be granted. (P) If, in the future, existing vegetation is removed from the property which adjoins the northern boundary of the request site (i.e., between the northern property line and Huguenot Road), evergreen trees and shrubs shall be planted between the northern property line and the warehouse buildings. These plantings shall be placed where space permits including, but not necessarily limited to, the areas within the indentations of the exterior building wall facing the northern property line. A fifty (50) foot buffer shall be maintained along Robious Road. With the exception of two (2) parking spaces and an entrance/exit along Robious Road, there shall be no other facilities permitted within these buffers. This buffer shall consist of existing vege- tation, with the exception of underbrush or any diseased or dead plant material, and shall be supplemented with additional evergreen trees and shrubs, where necessary, to effectively minimize the view of this development from adjacent properties. A conceptual land- scaping plan shall be submitted to the Planning Commission for approval in conjunction with schematic plan review. A detailed landscaping plan depicting this requirement shall be submitted to the Planning Department for approval within sixty (60) days of rough clearing and grading. (P) A single freestanding sign, not to exceed twenty-five (25) square feet, and height of five (5) feet shall be permitted identifying this use. This sign may be illuminated, but may be luminous only, if the signfield is opaque with translucent letters. The sign shall blend with the architectural style of the development. Prior to erecting the sign, a colored rendering shall be submitted to the Planning Department for approval. (P) Concrete curb and gutter shall be installed around the perimeter of all driveways and parking areas. (EE) 2 84Si63/BSOCT4/IN GENERAL INFORMATION Location: Existin~ Zoning: Size: Existin~ Land Use: Adjacent Zonin~ & Land Use: Utilities: Environmental Engineering: Southeast quadrant of intersection of Huguenot and Robious Roads. Tax Map 8-16 (1) Parcel 6 and Tax Map 9-13 (1) Part of Parcel 1 (Sheets 2 and 3). A 3.3 acres Vacant North - O with Conditional Use Planned Development; Vacant (Proposed Belgrade Development) South - B-2; Commercial East - A; Vacant West - 0 and R-40; Office or vacant 16 inch water line located along Robious Road. Use of public water intended. Lies in Falling Creek/Powhite Creek sewage drainage area. Trunk sewer line located in Huguenot Village Shopping Center. Use of public sewer intended. If the existing sewer lines in Huguenot Village Shopping Center are not deep enough to serve this property, may be necessary to extend sewer from Cranbrook Subdivision (corner of Cran- beck and Huguenot Roads). Terrain gently sloping and, when cleared, has slight chance for erosion. Soils have severe drainage limitations. Any fill activities should be performed under the supervision of a geotechnical engineer. Drains to Robious Road. Site lies within the upper limits of the Routes 60/147 Drainage District. No on- or off-site drainage and/or erosion problems. Site drainage must be designed in accordance with the Master Plan for the Routes 60/147 Drainage District and the approved VDH&T plans for Huguenot/Robious Roads. Prior to obtaining a building permit, the pro rata share for improvements to the Routes 60/147 Drainage District must be paid. Concrete curb and gutter should be installed around perimeter of all driveways and parking areas. (Condition 10) 3 84S163/BSOCT4/IN Fire Service: General Plan: Transportation: Bon Air Fire Station, Company #4. At pre- sent, fire service capability adequate. Water flows and fire hydrants must be provided in compliance with nationally rec- ognized standards. Single family residential Estimate approximately 170 average daily trips will be generated. These vehicles will be distributed along Robious Road which had a 1982 traffic count of 8,930 vehicles per day. The Robious/Huguenot Road intersection is scheduled for improve- ments in 1984. A variable width, multi- lane roadway, separated by a divided median will be constructed on Robious Road. The Master Plan for this project proposes access to Robious Road to align with the Huguenot Village Shopping Center access. If access is provided at this location, it is possible that the entrance will be blocked by westbound vehicles stacking along Robious Road (i.e., only 210 feet of storage space is available for westbound Robious Road traffic). In addition, vehi- cles traveling the south leg of Huguenot Road entering this development would have to cross several lanes on Robious Road in a very short distance. If access to this site is relocated to the eastern property line, the available merging and storage distance would more than double. As per Commission and Board policy, relative to limited access along major arterials, this access should be designed to be shared with future development to the east. When prop- erty to the south develops, access to this site would then align with recommended access to the south. (Condition 2) Additional pavement and curb and gutter should be installed along Robious Road to facilitate turning movements (Condition 3). Right of way and easements should be ded- icated in accordance with construction plans for the Robious/Huguenot Roads proj- ect or the General Plan 2000, whichever is greater. (Condition 4) 4 84S163/BSOCT4/IN DISCUSSION Rezoning with Conditional Use Planned Development is requested to con- struct a mini-warehouse facility. An accessory office and dwelling unit for the manager of the facility is also intended. The Master Plan pro- poses some building encroachment into the twenty-five (25) foot side yard and thirty (30) foot rear yard setback requirements. Exceptions have been requested. Also, an exception to the number of parking spaces required for office and dwelling use is requested. The building walls exposed to adjacent properties and public roads will be constructed of red brick, and a solid board fence will connect individual building walls to enclose and screen the interior of the project. The use proposed by this application is a relatively low traffic genera- tor. Given the existing congestion problems at the Huguenot/Robious Roads intersection, the land use is the most acceptable development that could be considered for this location. Particular consideration should be given to landscaping to minimize the visual monotony of the building facades. Staff has recommended that the northernmost building be re- located to accommodate a landscaped buffer along the northern property line. Although there is some existing vegetation within the southern railroad right of way, which minimizes the view of the project from Huguenot Road, there is no guarantee that the vegetation will be per- petually maintained. The buffer can be accommodated by reducing the width of internal driveways. (Condition 8) The Master Plan and architectural renderings take into consideration the policies relative to development within this area. Specifically, recent zoning approvals for commercial and office use have embodied conditions requiring landscaping, limited signage and access, and a colonial archi- tectural style. CASE HISTORY Planning Commission Meeting (9/25/84): Mr. Cowan stated that relocation of the entrance to the east, as proposed by Staff in Condition 2, may preclude left-turn movements into the site. Staff noted that there would not be a raised median in front of the entrance, but rather a painted median. On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom- mended approval of this request subject to the conditions stated on pages 1 and 2, with the exception of Condition 2, which was eliminated. AYES: Messrs. Thomas, Miller, Belcher, Cowan and O'Connor. ABSENT: Mr. Dodd. 5 84S163/BSOCT4/IN Board of Supervisors Meeting (10/24/84): On motion of Mrs. Girone, ..seconded by Mr. Dodd, the Board deferred this case for thirty (30) days at the request of the applicant. AYES: Unanimous. The Board of Supervisors on Wednesday, November 28, 1984, beginning at 2:00 p.m., will take under consideration this request. 6 84S163/BSOCT4/IN llgltI illllllllllllill~ R-TH ' c 84S!63 REZ: A TO M- iL ",. c.u..~. II o ~SH. ~a~ \~ 0 ~// c BRIARWOOD HEARTH HUGUENOT, CO.M..M. ERCIAL ~ '"'.............~ SPRI~ , % ~ Ac ZC FENCE ,ff' ./ /k~PLI CA, NT'5 PlRoPosE£