05SN0119-Aug25.pdfAugust 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0119
Chesterfield County Board of Supervisors
Dale Magisterial District
Chesterfield Industrial Park
REQUESTS: I.
Amendment to Conditional Use and Conditional Use Planned
Development (Case 91SN0222) to delete Condition 2 relative to outside
storage restrictions.
II.
Conditional Use to permit contractor's offices and display rooms and
outside storage in the Chesterfield Industrial Park.
PROPOSED LAND USE:
Contractor's offices and display rooms and outside storage are proposed in
addition to uses currently permitted within the Chesterfield Industrial Park.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
REQUEST I:
Recommend approval of the amendment to Conditional Use and Conditional Use Planned
Development (Case 91SN0222) to delete Condition 2 relative to outside storage
restrictions for the following reasons:
The recommended Condition provides greater flexibility for screening of
outside storage areas and increases permitted outside storage areas for
Providing a FIRST CHOICE Community Through Excellence in Public Service
existing and potential uses within the Industrial Park while still
maintaining quality development.
Bo
Existing development standards, conditions, and Park covenants and
restrictions further ensure quality development.
REQUEST II:
Recommend approval of the Conditional Use to permit contractors' offices and display
rooms and outside storage within the Chesterfield Industrial Park for the following
reasons:
The Central Area Plan designates the request property, the Chesterfield
Industrial Park, for light industrial use. The Park has been zoned and
developed for a mix of office, commercial and industrial uses and outside
storage is currently permitted. The proposed land uses, as conditioned,
would be compatible with existing and anticipated furore development in
the Park.
Existing development standards and conditions ensure land use
compatibility with existing and anticipated area development. The
Protective Covenants, Conditions and Restrictions for the Industrial Park
further ensure quality of development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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 PLANN~G COMMISSION.)
CONDITION
(STAFF/CPC) 1.
Outside storage shall be permitted as accessory to a permitted or
restricted use, provided that:
ao
Such storage shall be screened from view of public road
fights of way. Screening shall be accomplished by the use
of building design, landscaping, berms and opaque fencing
and/or a combination thereof. The exact treatment shall be
approved at the time of site plan review;
No more than ten (10) percent of the lot area of the
principal use on any zoning lot may be used for outside
storage, provided that such area does not exceed a
maximum of 3,500 square feet; and
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Outside storage shall be restricted to internal side (not
comer side) and rear yard areas and shall observe the
minimum required setbacks for parking areas. (P)
(Note: With the approval of this request, Condition 2 of
Case 91SN0222 shall be deleted. All other conditions of
Cases 91 SN0222 and 94SN0137 shall remain in effect.)
(STAFF/CPC)
Construction vehicles, to include but not limited to, dump and
concrete tracks, backhoes, bucket trucks, pavers and earth-moving
equipment, shall not be permitted to be stored on site. This shall
not preclude the storage of flat-bed or similar trucks and trailers
used to transport construction materials to and from construction
sites. (P)
GENERAL INFORMATION
Location:
North and south lines of Whitepine Road, west of Ironbridge Road and known as
Chesterfield Industrial Park. Tax IDs 762-673-9607; 763-672-6718; 763-673-5223 and
8643; 763-674-3879; 764-670-9694; 764-671-5216 and 7534; 764-672-1870, 6418 and
9898; 764-673-1482, 4558 and 7326; 765-670-1577, 4242, 5365, 6637, 7072, 8484,
8515, 8959 and 9399; 765-671-0055, 1576, 2629, 2886, 5407, 5456, 8090, 8125 and
9678; 765-672-2762, 4633, 6215 and 7304; 766-669-1887, 3384, 4864 and 8576; 766-
670-0607, 1344, 1683, 2927, 3163, 4843, 6917, 8074 and 8404; 766-671-1171, 1560,
2154, 2839, 4028 and 5411; 767-669-0056, 2749, 4391, 5811, 6235, 7077, 8864 and
9931; 767-670-1140 and 2625, and 768-669-3010 (Sheet 17).
Existing Zoning:
I-1 and C-5
Size:
318.6 acres
Existing Land Use:
Chesterfield Industrial Park
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Adjacent Zoning and Land Use:
North - I- 1; Chesterfield County Airport
South and West - I-1 and A; Single family residential, industrial or vacant
East - C-5 and A - Single family residential, commercial or vacant
UTILITIES; ENVIRONMENTAL; PUBLIC FACILITIES
This request will have no impact on these systems.
Transportation:
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation (Division 5). Development under the
proposed zoning (contractors' offices) is anticipated to have a similar traffic impact as
development permitted by the existing zoning (Light Industrial). At the 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 Central Area Plan which suggests the property and
surrounding area are appropriate for light industrial and some general industrial uses with
limited retail and service uses that are accessory to and part of an integrated industrial
development.
Area Development Trends:
Surrounding properties to the north, south and west are zoned Light Industrial (I-1) and
Agricultural (A) and are occupied by light industrial uses, the Chesterfield County
Airport, single family residential uses or are vacant. Properties to the east are zoned
General Commercial (C-5) and Agricultural (A) and are occupied by commercial and
single family residential uses or are vacant.
Zoning History:
On August 28, 1991, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning from Light Industrial (M-l) to Light
Industrial (I- 1) with Conditional Use to permit outside storage on a portion of the request
property and Rezoning from Light Industrial (M-l) to Light Industrial (I-1) with
Conditional Use Planned Development (Case 91 SN0222) on the remainder of the Park to
permit use exceptions and outside storage. As conditioned, uses within the area of the
Conditional Use Planned Development were limited to uses permitted in the Light
Industrial (I-1) District and specified General Industrial (1-2) uses. In addition, outside
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storage was permitted as accessory to a permitted or restricted use with certain
restrictions relative to screening, size, height and location of outside storage areas.
On December 15, 1993, the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning from Light Industrial (I-1) to General
Business (C-5) on one (1) parcel within the Chesterfield Industrial Park (Case
94SN0137). Conditions of approval limited uses to light industrial uses and a motor
vehicle body repair, painting & incidental service and required vehicles awaiting repair to
be stored inside a building.
Current Proposals:
With this request the applicant proposes to add contractors' offices as a permitted use and
to delete Condition 2 of Case 91SN0222 which established restrictions for outside
storage. Approval of the Conditional Use to permit outside storage, is recommended
subject to the stipulations of the Condition which provides flexibility for screening of
outside storage areas and increases permitted outside storage areas within the Industrial
Park.
Uses:
With the approval of this request, contractors' offices and display rooms and outside
storage would be permitted in addition to those uses permitted by previous cases.
Outside Storage:
With the approval of this request, outside storage areas would continue to be permitted
within the Industrial Park. Condition 2 as recommended would permit outside storage as
accessory to a permitted or restricted use within the Park provided that such storage is
screened from view of public road rights of way by the use of building design,
landscaping, berms and opaque fencing and/or a combination thereof, no more than ten
(10) percent of the zoning lot area of the principal use is used for outside storage (not to
exceed 3,500 square feet) and outside storage is restricted to internal side and rear yard
areas where minimum required setbacks for parking areas can be met.
In response to concerns expressed by property owners and existing tenants within the
Industrial Park relative to heavy/large construction equipment within the park, Condition
2 is recommendation which limits construction vehicle storage on-site.
Site Design:
The Chesterfield Industrial Park is located within an Emerging Growth District.
Therefore, development of vacant parcels or any redevelopment of existing uses within
the Park must conform to the development standards of the Zoning Ordinance for
Emerging Growth areas which address access, parking, landscaping, architectural
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treatment, setbacks, signs, buffers, utilities and screening of loading areas and dumpsters.
In addition, development or redevelopment must comply with the Protective Covenants,
Conditions and Restrictions for the Park.
CONCLUSIONS
The Central Area Plan designates the request property, the Chesterfield Industrial Park, for light
industrial use. The Park has been zoned and developed for a mix of office, commercial and
industrial uses. The proposed land uses would be compatible with existing and anticipated future
development in the Park.
Outside storage is currently permitted within the Park. With the approval of the request, the
Industrial Park would be afforded greater flexibility relative to screening outside storage areas
and would be permitted increased outside storage areas for existing and potential uses within the
Industrial Park while still maintaining quality development.
Existing development standards and conditions ensure land use compatibility with existing and
anticipated area development. In addition, the Protective Covenants, Conditions and Restrictions
for the Industrial Park further ensure quality of development.
Given the foregoing, approval of these requests are recommended.
CASE HISTORY
Planning Commission Meeting (8/17/04):
The applicant's agent accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended
approval subject to the conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 25, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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