86S090~e-~7-%986-~
July 23, 1986 BS
REQUEST ANALYSIS
AND
RECOMMENDAT I ON
86S090
H.W. Blankenship and Sons, Inco
Clover Hill Magisterial District
East line of Warbro Road
REQUEST:
Amendment to a Conditional Use (Case 84S128) plus a Conditional Use
Planned Development to permit use and bulk exceptions. A contrac-
tor's service bays, office, storage area, and office-warehouses
facility is planned. Exceptions to paving and side yard setback
requirements are also requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 1 AND 2.
STAFF RECOb~4ENDAT ION
Recommend approval for the following reasons:
The proposed land use conforms to the Transportation and Land Use
Plan for the Powhite/Route 288 Development Area.
The proposed land use is compatible with approved land uses to the
south and existing land uses to the west.
Through the Conditional Use Planned Development process, the Commis-
sion and Board can further ensure land use compatibility.
(NOTE: 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.)
CONDITIONS
(STAFF/CPC) 1.
The following conditions notwithstanding, the plan pre-
pared by Potts and Minter, dated March 26, 1986, shall be
considered the Master Plan. This development shall be
confined to a single entrance/exit along Warbro Road.
(P&T)
(STAFF/CPC) 2.
A thirty (30) foot buffer shall be maintained along Warbro
Road. With the exception of a single access to Warbro
Road, there shall be no other facilities permitted in this
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Be
buffer. The buffer shall be landscaped with ornamental
trees and shrubs to supplement existing vegetation.
Outside storage areas shall be screened from view of
adjacent properties by either landscaping or fencing. A
landscaping plan depicting this requirement shall be
submitted to the Planning Department for approval in con-
junction with site plan review. (P)
Uses permitted shall be limited to a contractor's office,
service bays, storage yard, office-warehouses and ware-
houses. There shall be no other commercial or industrial
activity permitted on the site. (P)
me
One (1) sign, not to exceed eight (8) square feet in area
and a height of ten (10) feet, shall be permitted identi-
fying this use. (P)
Prior to the issuance of an occupancy permit, additional
pavement shall be constructed along Warbro Road, as deemed
necessary by the Transportation Department and VDH&T. (T)
t
The access drive and adjoining customer parking area shall
be paved. If office-warehouses, warehouses, or other
contractor's offices are constructed, all parking areas
and driveways shall be paved. Any outside storage areas
shall either be graveled with a minimum of six (6) inches
of #21 or 2lA stone, or shall be paved. (P)
Concrete curb and gutter shall be installed around the
perimeter of all paved driveways and parking areas. Ail
gravel parking areas shall be delineated by a permanent
means (i.e., timbers, railroad ties, etc.) (EE&P)
Prior to release of any building permits, thirty-five (35)
feet of right of way, measured from the centerline of
Warbro Road, shall be dedicated to and for the County of
Chesterfield, free and unrestricted. (T)
e
A ten (10) foot exception to the fifteen (15) foot side
yard setback requirement in Agricultural (A) District
shall be granted for the proposed office and service bays
only.. Ail other structures shall comply with setback
requirements. (P)
10.
The previous conditions notwithstanding, all bulk require-
ments of the General Business (B-3) District shall apply.
(P)
11.
This Conditional Use Planned Development supersedes Condi-
tional Use 84S128.
86 S090/BSJUN6/JULY23Q
GENERAL INFORMATION
Location:
Existing Zoning:
Size:
Existing Land Use:
Adjacent Zoning & Land Use:
Utilities:
Environmental Engineering:
East line of Warbro Road, approximately 525
feet south of Genito Road. Tax Map 48-3
(1) Part of Parcels 4, 5, and 6 (Sheet 13).
A with Conditional Use to permit
office/warehouses
5.1 acres
Vacant
North - A; Vacant
South - A with Conditional Use Planned
Development to permit a contractor's
office and storage yard; Vacant
East - A; Vacant
West - A & B-3; Public/semi-public
(Northern Area Landfill or vacant)
12 inch water line located at Genito Road
and South Ridge Drive, approximately 2,100
feet northeast of site. Utilities Depart-
ment recommends extension of public water
to this site. Extension requires acquisi-
tion of off-site easements. Use of private
well is intended.
Lies in Upper Swift Creek sewage drainage
area. Public sewer is not available. Use
of septic tank and drainfield system is
intended. Private system must be approved
by Health Department.
Terrain is gently sloping and, when
cleared, has a slight chance for erosion.
Soils are poorly drained. Subsurface
drainage improvements will be required
around the perimeter of buildings and
parking areas. Filling will be necessary
around parking areas to achieve proper
drainage.
Property drains to a natural swale located
at the southeast corner of the site into a
natural channel under Warbro Road. The
existing channel appears to be inadequate
to accommodate the runoff which will be
generated by the proposed development;
therefore, off-site drainage improvements
3 86S090/BSJUN6/JULY23Q
may be necessary. Off-site drainage ease-
ment will be required from property owner
to the south.
Concrete curb and gutter should be con-
structed around the perimeter of all paved
driveways and parking areas. (Condition 7)
Fire Service:
Wagstaff Fire Station, Company #10. At
present, fire service capability adequate.
Presently, County water for fire protection
is unavailable.
General Plan
(Powhite/Route 288
Development Area Land
Use and Transportation
Plan):
Light industrial
Transportation:
Estimate proposed development will generate
approximately 57 average daily trips.
Traffic movements will be distributed along
Warbro Road. This section of Warbro Road
has recently been reconstructed by VDH&T.
The entrance/exit should be located so as
to provide adequate sight distance and
should be designed to be shared with future
development of the southernmost portion of
the site. (Condition 1)
Additional pavement should be constructed
along Warbro Road to facilitate turning
movements. (Condition 5)
The Powhite/288 Development Area Land Use
and Transportation Plan shows the ultimate
right of way width for Warbro Road to be
seventy (70) feet. Therefore, to accommo-
date future road widening, thirty-five (35)
feet of right of way, measured from the
centerline of Warbro Road, should be ded-
icated. (Condition 8)
DISCUSSION
On September 26, 1984, upon a favorable recommendation by the Planning
Commission, the Board of Supervisors approved a Conditional Use (Case
84S128) on a portion of the request parcel to permit office-warehouses.
An amendment to the existing Conditional Use Permit plus a Conditional
Use Planned Development, to include additional property, is requested to
permit the operation of a contractor's office, service bays, storage yard
and office-warehouse facility (Condition 3). In addition, an exception
4 ~6S090/BSJUN6/JULY23Q
to the requirement that driveway and parking areas be paved and an excep-
tion to the side yard setback requirement for the proposed office and
service bays have been requested. Although property to the south is
currently vacant, the Board of Supervisors, in 1986, approved a Condi-
tional Use planned Development to permit a contractor's office and
storage yard on that property. Property to the west is occupied by the
Northern Area Landfill.
Generally, the Commission and Board have supported industrial land uses
along Warbro Road subject to conditions which ensure that outside storage
areas are screened from view of adjacent properties (Condition 2).
Furthermore, the proposed land use conforms to the Transportation and
Land Use Plan for the Powhite/Route 288 Development Arem. The conditions
recommended herein are similar to those proposed on adjacent developments
to the south.
The access drive and customer parking area should be paved to provide for
ease of ingress and egress on the site. Paving of public parking areas
would also be consistent with the Commission's and Board's past actions
on adjacent properties to the south. In addition, should the applicant
desire to erect office-warehouses on the site, all driveways and parking
areas required for these facilities should be paved to provide for ease
of ingress and egress (Condition 6). Furthermore, considering the com-
mercial/industrial nature of existing and proposed land uses in this
area, the setback exception requested for the proposed office and service
bays will not adversely affect future adjacent development. (Condition
9)
CASE HISTORY
Planning Commission Meeting (6/17/86):
On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom-
mended approval of this request subject to the conditions on pages 1 and
2.
AYES: Messrs. Miller, Cowan, O'Connor, and Rowe.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m.,
will take under consideration this request.
5 86S090/BSJUN6/JULY23Q
"--; PLUM CREEK-
M-/
LANDFILL
A
l
, i
!I
//
86S090
AMEND C.U.
SH. 13
~,,.HI~
// '",.,,,....
ZC
c