05SR0151-Feb23.pdf.February _.~, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SR015t
Ludson W. Hudgins
Matoaca Magisterial District
8801 Baldwin Creek Road
REQUEST: Renewal of Conditional Use (Case 94SN0212) to permit a self2storage warehouse
facility in an Agricultural (A) District.
PROPOSED LAND USE:
Continued operation ora self-storage warehouse facility is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
The Upper Swift Creek Plan suggests the properly and surrounding area are appropriate
for residential use of 2.0 dwelling units per acre or less. While the use has been
previously approved fbr a limited time in the past, additional area residential zoning and
development has occurred, Since approval of the last Conditional Use, this area has
experienced substantial residential growth. Additional homes have been constructed mad
several residential zoning requests have been approved in closer proximity to the subject
property. Given this residential growth, continued operation of the warehouse facility
would not be appropriate and would be inconsistent with the uses suggested by the Plan.
(NOTE: CONDITIONS 'MAY BE IMPOSED OR TIlE PROPERTY OWNER MAY PROFFER
CONDITIONS. TIlE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
Providing a FIRST CI tOICE communiU; through excellence hi public serxdce
BY BOTII 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.)
PROFFERED CONDITIONS
(CPC) 1.
(cPc) 2.
(cPc)
(cPc) 4.
(CPC) 5.
(CPC)
The fbllowing conditions notwithstanding, the plan submitted with the
application shall be considered the Master Plan. (P)
This Conditional Use shall be limited to the operation of a warehouse
(sell-storage) 'facility, exclusively. (P)
All activity associated with this use shall be confined to the interior of the
existing structm'es. Outside storage of vehicles or other items shall be
prohibited. (P)
Other than normal maintenance or cosmetic improvements, no additions or
exterior alterations shall be permitted to accommodate this use. (P)
Hours of operation shall be limited to between 9:00 a.m. and 9:00 p.m.,
Monday through Saturday. (P)
There shall be no tractor trailer deliveries permitted. (P)
GENERAL liN FORMATION
Location:
Fronts the east tine of Baldwin Creek Road, north of Beach Road and is known as 8801
Baldwin Creek Road. Tax ID 707-662- Part of 7295 (Sheet 23).
Existing Zonigg:
A with Conditional Use
Size:
5.0 acres
Existing Land Use:
Self-storage facility
A4iacent Zoning and Land Use:
North, South, East and West - A; Single family residential or vacant
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'PUBLIC FACILITIES
Utilities:
The public water and wastewater systems are not available to serve this site. The existing
self-storage warehouse faciiity is served by a private well and private septic system.
Environmental:
The requested amendment will have minimal impact on these facilities.
Fire Service:
The Clover Hill Fire Station, Company Number 7, currently provides fire protection and
Emergency Medical Service (EMS). This request wilt have minimal impact fire and
EMS.
Transportation:
Based on the density indicated on the Master Plan and mini-warehouse trip rates,
development could generate approximately eighty-five (85) average daily trips. These
vehicles will be distributed along Baldwin Creek Road, which had a 2003 traffic count of
951 vehicles per day.
The Thoromzhfare Plan identifies Baldwin Creek Road as a major arterial with a
recommended right of way width of ninety (90) feet. Part of one of the existing
structures is within this ultimate right of way. The applicant is unwilling to dedicate
forty-five (45) feet of right of way measured I¥om the centertine of Baldwin Creek iRoad
in accordance with the Plan.
LAND USE
General Plan:
Lies within the boundaries of the Upper Swift Creek Plan, which suggests the property
and surrounding area are appropriate tbr residential use of 2.0 dwelling units per acre or
less.
Area Development Trends:
The area along this portion of Baldwin Creek Road is characterized by large
agriculturally zoned parcels that are occupied by single-family residential uses or remain
vacant. At such time that the public water and wastewater systems are extended to the
area, it is anticipated that residential development consistent with the Plan will occur. It
should be noted that residentiaI growth, consistent with that suggested by the Plan, is
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moving closer to the request site f~om the east and northeast and from the south, along
Bald~vin Creek Road.
Zoning History:
On November 22, 1978, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved a Conditional Use to pern~it a storage and service
facility for boats, recreational vehicles and heavy road construction equipment on the
subject property and adjacent property (Case 78S 183).
On March 22, 1989, the Board of Supervisors, upon a tkvorable recommendation by the
Planning Commission, approved a Conditional Use to permit a self-storage warehouse
facility on the request property (Case 89SN0127). This request was approved for five (5)
years.
On July 27, 1994, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a Conditional Use to permit a self-storage warehouse
facility on the request property (Case 94SN0212). This request was approved for ten (10)
Development Standards:
The site is currently occupied by structures that once housed a poultry thrm, but has been
converted to accommodate a self-storage warehouse facility. The applicant has proffered
a Master Plan depicting current improvements on the property (Proffered Condition I).
Proffered Condition 2 limits the use to the operation of a warehouse (self-storage)
facility, exclusively. In addition, outside storage is prohibited (Proffered Condition 3),
and no additions or exterior alterations to the existing structures would be permitted to
accommodate this use (Proffered Condition 4). To minimize the impact this use may
have on existing and anticipated area residential uses, hours of operation should be
limited (Proffered Condition 5) and tractor-trailer deliveries prohibited (Proffered
Condition 6).
CONCLUSIONS
The 'Upper Swift Creek Plan suggests the property and surrounding area are appropriate for
residential use of 2.0 dwelling units per acre or less. While the use has been previously approved
tbr a limited time, residential development in the area near the subject property has increase&
Since approval of thc last Conditional Use, this area has experienced substantial residential
growth. Additional homes have been constructed and several residential zoning requests have
been approved in closer proximity to the subject property~ That growIh is moving closer to the
request site from the east, northeast and south. In addition, another application for residential
zoning has been submitted fBr property in closer proximity than has previously occurred on
property to the south.
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Given this residential growth., continued operation of the warehouse facility would not be
appropriate and would be inconsistent with the uses suggested by the Plan. Theretbre~ staff
recommends denial of this requestr
CASE HISTORY
Planning Commission Meeting (1/18/05):
The applicant did not accept staffs recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
On motion of Mr. Bass, seconded by Mr. Wilson, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 23, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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