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94SN0212REQUEST ANALYSIS AND RECOMMENDATION T,,.~ ~1 1C'1~"~4 t"~l~t''~ July 27, 1994 BS 94SN0212 REQUEST: Ludson W. Hudgins Matoaca Magisterial District 8801 Baldwin Creek Road Conditional Use to permit a self-storage warehouse facility in an Agricultural (A) District. PROPOSED LAND USE: Continued operation of a self-storage warehouse facility within an inactive poultry farm facility is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: mo Although the Upper Swift Creek Plan designates the property and surrounding area for residential use of 2.2 dwelling units per acre or less, the property was originally developed for a pou!~try farm and has been converted into a storage facility. Specifically, on November 22, 1978, the Board of Supervisors approved a Conditional Use for a storage and service facility for boats, recreational vehicles and heavy road construction equipment on the request property for a period not to exceed five (5) years from the date of approval. The Conditional Use expired and was reissued on March 22, 1989. In March of 1994 the permit again expired. Approval of the request for Conditional Use for a limited time period, to permit a self-storage warehouse facility, would be consistent with past Board action and allow utilization of the existing facilities until such time that the request property and surrounding area develops for residential-type uses. The recommended conditions address concerns relative to the intensity of use and land use compatibility. (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 PLANNING COMMISSION.) CONDITIONS (STAFF/CPC) 1. The following conditions notwithstanding, the plan submitted with the application shall be considered the Master Plan]~ (P) (STAFF/CPC) 2. This Conditional Use shall be limited to the operation of a warehouse (self-storage) facility, exclusively. (P) (STAFF/CPC) 3. All activity associated vSth this use shall be confined to the interior of the existing structures. Outside storage of vehicles or other items shall be prohibited. (P) (STAFF/CPC) 4. Other than normal maintenance or cosmetic improvements, no additions or exterior alterations shall be permitted to accommodate this use. (P) (STAFF/CPC) 5. Hours of operation shall be limited to between 9:00 a.m. and 9:00 p.m., Monday through Saturday. (P) (STAFF/CPC) 6. There shall be no tractor trailer deliveries permitted. (P) (STAFF/CPC) o This Conditional Use shall be granted for a period not to exceed ten (10) years from the date of approval. (P) Location: GENERAL INFORMATION Fronts the east line of Baldwin Creek Road, north of Beach Road and is known as 8801 Baldwin Creek Road. Tax Map 89 (1) Part of Parcel 40 (Sheet 28). Existing Zoning: A Size: 94SN0212/WP/JULY27I 5.0 Existing Land Use: Inactive poultry farm with warehouse use. Adjacent Zoning & Land Use: North - A; Single family residential South - A; Vacant East - A; Vacant West - A; Single family residential PUBLIC FACILITIES Utilities: The public water/wastewater systems are not available to the request site. This use will not require water or sewer facilities.. Environmental: Drainage and Erosion Site drains through various tributaries to the Appomattox River. There are no existing or anticipated on- or off-site drainage or erosion problems. Fire Service: Clover Hill Fire Station, Company//7. At present, fire service capability is-adequate. Transportation: Based on the density indicated on the Ma[ter Plan and mini-warehouse trip rate, development could generate approximately eighty-five (85) average daily trips. These vehicles will be distribute I along Baldwin Creek Road which had a 1994 traffic count of 593 vehicles per day. The Thoroughfare 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 fight of way measured from the centerline of Baldwin Creek Road in accordance with the Plan. 3 94SN0212/WP/JULY27I LAND USE General Plan: Lies within the boundaries of the Upper Swift Creek Plan, which designates the property and surrounding area for residential use of 2.2 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. Zoning History.: On November 22, 1978, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved a Conditional Use to permit a storage and service facility for boats, recreational vehicles and heavy road construction equipment on the subject property and adjacent property (Case 78S183). Case 78S183 expired and the applicant successfully reapplied. On March 22, 1989, 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 89SN0127). This request was approved for five (5) years and expired in March of 1994. The applicant is now requesting approval to continue to operate the self-storage warehouse facility as it has operated since 1978. Site and Development Standards: The site is currently occupied by structures that once housed a poultry farm, but has been converted to accommodate a self-storage warehouse facility. Condition 2 limits the use to the operation of a warehouse (self-storage) facility, exclusively. In addition, outside storage is prohibited (Condition 3), and no additions or exterior alterations to the existing structures would be permitted to accommodate this use (Condition 4). To minimize the impact this use may have on existing and anticipated area residential uses, hours of operation should be limited (Condition 5) and tractor-trailer deliveries prohibited (Condition 6). In addition, given anticipated residential development patterns, this use should be restricted to a limited period of time (Condition 7). Conclusions: The request property and surrounding area lies within the boundaries of the Upper Swift Creek Plan, which designates the area for residential use of 2.2 dwelling units per acre or less. Although staff would not ordinarily support a request for commercial use in this 4 94SN0212/WP/JULY27I area, approval of the request to permit a self-storage warehouse facility for a limited time period would be consistent with past Board action and allow utilization of the existing facilities until such time that public utilities are extended into the area and the request property and surrounding properties can be rezoned and developed for residential-type uses. If new structures or additions were planned, it would be unlikely that staff would support this request. However, given the fact that the structures exist, continued use for a limited time period would be appropriate. In addition, the recommended conditions address concerns relative to intensity of use and land use compatibility. Therefore, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (6/21/94): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Gulley, the Commission recommended approval of this request subject to the conditions on page 2. AYES: Unanimous. The Board of Supervisors on Wednesday, July 27, 1994, beginning at 7:00 p. m., will take under consideration this request. 5 94SN0212/WP/JULY27I N BEACH ROAD 94SN0212 Ue SH. 28 q4. SNoZ12-!