05SN0114-Dec15.pdfDecember 15, 2004 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0114
Hull Street Road LLC
Dale Magisterial District
10705 Hull Street Road
REQUEST:
Amendment of Condition 1 of Zoning Case 02SN0281 to permit warehouse use
within 200 feet of Hull Street Road.
PROPOSED LAND USE:
A mix of commercial, office and light industrial uses are planned with warehouse
(self-storage) uses permitted within 200 feet of Hull Street Road. (Proffered
Condition)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
AS. conditioned, the proposed amendment Conforms to the Northern Area Plan which
suggests the request proPerty is appropriate for general commercial uses.
Bo
Existing development standards and proffered conditions further ensure land use
compatibility With eXisting and anticipated area development while providing
flexibility with uses permitted along the Hull Street Corridor.
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)MAYPROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED W~TH "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 PLANNINGCOMMISSION~)
PROFFERED CONDITION
(STAFF/CPC)
Within 200'feet of the ultimate right-of, way-of Hull Street Road, uses
permittedshalI be. restricted to those permitted by right or with restrictions in
the Community'Business (C-3) District, except that, in addition, warehouse
use limitedt0 self, storage facilities shall be permitted provided that: the self-
storage facilities_shall be located within the same structure of CommUnity
Business (C,3)uses permitted herein; self, storage facilities shall nOt front on
or be oriented towards Hull Street Road; and, loading areas Shall 'face
generally to'~the soUth.
Location:
(NOTE: This Condition supercedes Proffered Condition t of Case
02SN0281. All other Conditions of Case 028N0281 remain in force and
effect.)
GENERAL INFORMATION
South line of Hull Street Road and better known as 10705 Hull Street Road. Tax ID 746-
684-6733 (Sheet 10).
Existing Zoning:
C-5
Size:
13;4 acres
Existing Land Use:
Commercial and light indUstrialuses'
05SN0114-DEC15-BOS
Adjacent Zoning and Land Use:
North - C-3, C-5 and I-1; Commercial, light industrial or vacant
South - C-3 with Conditional~Use Planned Development; Multi family residential
East - I-1; Commercial/light industrial
West - I-1; Commercial/light industrial and office
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the south side of Hull Street
Road, adjacent to the requestsite. In addition, there is an existing twelve (12) inch water line
extending along the eastern boundary of this site; Use ofpublic water is required by County
Code.
Public Wastewater System:
There is an existing ten (10) inch wastewater trunk line extending along the southern
boundary of the request site. In addition, an eight (8) inch wastewater collector extends
along the eastern boundary. Use of public wastewater is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
This request will have a minimal impact on drainage and erosion.
PUBLIC FACILITIES
Fire Service:
The Swift Creek Fire/Rescue Station, Company Number 16, currently provides fire
protection and emergency medical~service. This request will have minimal impact on fire
and emergency medical service.
Transportation:
In August 2002, the Board of Supervisors approved a rezoning request (Case 02SN0281)) on
the property (13.4 acres) for development of a mixed-use project. As part of that Zoning
approval, the Board accepted proffered conditions that included access control and
construction of road improvements along Route 360.
The applicant is requesting an amendment to that original zoning to allow additional mini-
storage warehouse use on the property. The requested amendment will not affect any
05SN0114-DEC15-BOS
transportation related conditions. Therefore, the request will have a minimal impact on the
anticipated traffic generated by development of the property.
At time of site plan review, specific recommendations will be provided regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
The Northern Area Plan suggests the request property is appropriate for general commercial
use.
Area Development Trends:
Adjacent property to the south is zoned Community' Business (C-3) as part of a larger
mixed-use planned development. Multi family residential development exists on this
property to the south. Properties to the north, eaSt and west are zoned General Business (C-
5), Community Business (C-3) and Light Industrial (I-1)and are developed for a variety of
commercial, light industrial and office uses or are vacant. It is anticipated that a mix of-
office, light industrial and commercial uses will continue in this area.
Zoning History:
On August 28, 2004, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of the request property from Light Industrial (I-1)
to General ·Business (C-5). Conditions of approval limited uses within 200 feet of Hull
Street Road to uses permitted within the Community Business (C-3) District, established a
landscaped buffer, provided for building orientation and restricted openingS 'in buildings
along the rear of the property to provide transition between the proposed uses and residential
uses to the south, and addressed-transportation concerns relative to access.
Current proposal:
As previously noted, as a condition of zoning of the property from Light Industrial (I-1) to
General Business (C-5), uses wer6 limited within 200'feet 0f HUll Street Road to those
permitted within the community Business (C-3) District.. This.condition ensures the more
intense commercial and light industrial uses will be internal to the development, away from
the maj or arterial. This will support aesthetic and functional improvement as recommended
by the Plan.
With this case, the applicant is requesting to permit warehouse, uses, limited specifically to
self-storage facilities within 200'feet of Hull Street Road. The Proffered Condition provides
that these warehouse uses may be permitted provided that the self-storage facilities are
located within the same structure, as the permitted Community Business (C-3) uses, self-
05SN0114-DEC15-BOS
storage facilities do not front on or are oriented towards Hull Street Road, and loading areas
generally face to the south.
Site Design:
A portion of the request property has been developed for Warehouse type buildings which are
occupied by various commerCial and industrial uses. The'existing development does not
generally conform to current Ordinance standards. Use-of these existing buildings and
immediate adjacent area, could Continue in its current state as non-conforming development
and compliance with the standardS would not be required:unless these facilities are
reconfigured or relocated. Further, driveway andparking improvements are required by the
existing zoning at such time as the C-3 uses within 200 feet of Hull Street develop.
The requeSt property lies withinan Emerging Growth District Area. The Zoning Ordinance
specifically addresses aCcess, landscaping, setbacks, parking, signs, buffers, utilities and
screening 0 f outside storage area~.' The pm-poseof the i~merging ~arowth District Standards
is to promote high quality; well-deSigned projects. Development of the proposed. Community
Business (C-3) uses within 200 feet of Hull Street Road, and the proposed warehouse uses
would be required to meet these Ordinance requirements in addition to--the lay-out and
orientation provided in the Proffered Condition.
Architectural Treatment:
The request property is located within an area identifiedas the: Ronte, 360 Corridor West.
The Zoning Ordinance includes architectural' standards .for deVelopments along the Ronte
360 Corridor located between Cont~ouse Road and the Amelia County line. Specifically,
the request property is located inthe area between Courthouse Road and Route 288. The
standards for development within:this area require projects to identify an architectural theme
that establishes a clearly identifiable architectural style, to show how building elements will
break up the mass of large buildings, and to provide fOr.a pedestrian scale environment
between parking areas andbuildings. The exact architectural treatment will be reviewed'and
approved by the Planning-Department at the time Of site-plan.review.
CONCLUSIONS
As conditioned, the request complies' with the Northern Area-Plan. which suggests the subject
property is aPpropriate for general commercial use. Existing development standards and'proffered
conditions ensure land use compatibility':with existing and anticiPated area develOpment while
providing fleXibility in uses permitted alOng the Hull Street Road Corridor.
Given the foregoing, approval Of this request is recommended.
05SN0114-DEC15-BOS
CASE HISTORY
Planning Commission Meeting (11/16/04):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended approval
and acceptance of the Proffered Condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, December 15, 2004, beginning at 7:00 p.m., will take
under consideration this request.
05SN0114-DEC15-BOS
N 0
%
iDR <,
?
/