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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
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