06SN0299
July 18,2006 CPC
August 23, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0299
Genito Properties, LLC
Clover Hill Magisterial District
South line of Genito Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (1-1) with Conditional Use to permit
commercial uses and outside storage.
PROPOSED LAND USE:
Light industrial and commercial uses with outside storage, except as restricted by
Proffered Condition 10, are plalU1ed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. As conditioned, the proposed zoning and land use conform to the Powhite Route 288
Development Area Plan which suggests the request property is appropriate for light
industrial uses.
B. Existing development standards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MA Y PROFFER OTHER CONDITIONS. THE CONDITIONS
Providing a FIRST CHOICE community through excellence in public service
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 "cpe" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
1.
Public water and wastewater shall be used. (U)
2.
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved devices installed. (EE)
3.
Direct vehicular access from the property to Genito Road shall be
limited to two (2) entrances/exits. The westernmost access shall align
with the existing crossover on Genito Road that serves South Ridge
Drive. The second access shall be generally located midway between
South Ridge Drive and Shiloh Church Road. The exact location of
these accesses shall be approved by the Transportation Department.
Prior to final site plan approval, an access easement, acceptable to the
Transportation Department shall be recorded from Genito Road at the
westernmost access to serve the parcels identified as Tax ID 737-687-
3752. (T)
4.
In conjunction with recordation of the initial subdivision plat or
within sixty (60) days of a written request by the Transportation
Department, whichever occurs first, forty-five (45) feet of right-of-
way, measured from the centerline of Genito Road, for the entire
property frontage shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. (T)
5.
To provide an adequate roadway system the owner/developer shall be
responsible for the following:
A. Construction of additional pavement along Genito Road at the
approved accesses to provide right turn lanes based on
Transportation Department standards;
B. Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for the
improvements identified above. In the event the developer is
unable to acquire any "off-site" right of way that is necessary
for the improvements described in Proffered Condition 5, the
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06SN0299-AUG23-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/epe)
developer may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be
borne by the developer. In the event the County chooses not
to assist the developer in acquisition of the "off-site" right-of-
way, the developer shall be relieved of the obligation to
acquire the "off-site" right-of-way and shall provide the road
improvements within available right-of-way as determined by
the Transportation Department. (T)
6.
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 5, shall be
submitted to and approved by the Transportation Department. (T)
7.
Freestanding business signs shall be of a monument style. No
exterior illuminated signs shall be permitted with the exception of one
(1) project signe (P)
8.
No building shall exceed 30,000 gross square feet in area. (P)
9.
Architectural Treatment
A. The building exterior (all sides) of any building within 200
feet of the ultimate right of way of Genito Road shall be
constructed of a brick, decorative masonry, or stone finish.
This shall not preclude decorative accents or trims of alternate
materials (i.e. EIFS, precast concrete, etc.) subject to the
review and approval of the Planning Department at the time
of site plan approvaL
B. The building exterior (all sides) of any building located
further than 200 feet of the ultimate right of way of Genito
Road shall be constructed with a Concrete Masonry Unit
(eMU), brick or metal with an Exterior Insulation Finishing
System (EIFS) finish for a height of eight (8) feet measured
from ground elevation (excluding openings for doors,
windows or similar features).
C. Any building exterior which faces an unscreened outside
storage or loading area on an adjacent property, which faces
an on-site outside storage area serving the subject building
that is screened in accordance with Proffered Condition 10, or
any building exterior that is deemed to be adequately screened
due to, but not limited to, topography, vegetation or similar
features shall not be required to be constructed of the above
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06SN 0299- AU G 23- BOS
(STAFF/CPC)
materials provided the architectural treatment of the side
otherwise complies with the Zoning Ordinance. (P)
(Note: This requirement is in addition to the architectural
requirements of the Zoning Ordinance.)
10.
Permitted uses shall be limited to the following:
A. Outside Storage, provided that:
Outside storage areas shall not be located within 300
feet of the ultimate right of way of Genito Road.
11. Outside storage areas shall be screened from any
internal private roads. Screening shall be
accomplished by the use of durable opaque fences and
gates constructed of masonry pillars with solid
sections made of comparable materials to the principal
building and using a design compatible to the
principal building. (P)
(Note: This requirement is in addition to the screening requirements
of the Zoning Ordinance.)
B. Except for the following uses which shall not be permitted,
uses permitted by right or with restrictions in the Light
Industrial (1-1) Di strict:
1. Converting paper to paperboard products, paperboard
containers and boxes.
11. Moving companies, to include, but not limited to,
households and businesses.
111. Paper recycling by the compaction method.
IV. Recycling and processing of any material permitted to
be manufactured in this district.
v. Wholesale greenhouses, hot houses and nurseries
provided that nothing except plant materials is stored
outside of a completely enclosed building.
c. Carpenter and cabinet makers' offices and display rooms.
D. Contractors' offices and display rooms.
E. Electrical. Plumbing or heating supply sales, service and
related display rooms.
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06SN 0299- AU G 23 - BOS
(STAFF/CPC)
(STAFF/epC)
(STAFF/CPC)
13.
Location:
F. Repair services, excluding motor vehicle repair. (P)
11.
Freestanding light fixtures shall not exceed a height of twenty (20)
feet measured from the top of curb. (P)
12.
The developer shall be responsible for notifying the last known
representative of Plum Creek Subdivision of the submission of any
site plan within the development. Such notification shall occur at
least twenty-one (21) days prior to the approval of such plans. The
developer shall provide the Planning Department with a copy of the
notice. (P)
Within the fifty (50) foot setback along Genito Road, in addition to
the required perimeter Landscaping C as defined in the Zoning
Ordinance, a row of evergreen shrubs shall be installed at a minimum
height of two (2) feet to create a continuous hedgerow at maturity.
The exact location and materials shall be subject to review and
approval by the Planning Department at time of site plan review. (P)
GENERAL INFORMATION
South line ofGenito Road across from South Ridge Drive. Tax IDs 737-687-4811,6711, 7908,
9207 and 738-687-2306.
Existing Zoning:
A
Size:
13.2 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - C-5 and R-7; Single family residential, commercial or vacant
South - 1-1 with Conditional Use Planned Development; Industrial or vacant
East - A; Vacant
West - A and I-I with Conditional Use; commercial, industrial or vacant
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06SN 0299- AU G 23- BOS
UTILITIES
Public Water System:
A twelve (12) inch public water line extends along the north side of Genito Road and
terminates at the intersection of Genito Road and South Ridge Drive. Use of the public water
system is intended and has been proffered by the applicant. (Proffered Condition 1)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line that terminates adjacent to the
northeast side of Warbro Road at the Clover Hill industrial Park. An off-site extension of
approximately 1,900 feet will be required to serve this site. Use of the public wastewater
system has been proffered by the applicant. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property sheet flows to the south then onto the adjacent property. The drainage then enters
tributaries ofNuttree Creek which ultimately drains into Swift Creek. There are no known Oll-
ar off-site drainage and erosion problems and none anticipated after development. Due to the
location and no apparent natural water courses, there is a high probability that off site
easements will be required for drainage. In addition, the property is wooded and, as such,
should not be timbered without first obtaining a land disturbance permit from the Department
of Environmental Engineering and the appropriate devices installed (Proffered Condition 2).
This will ensure adequate erosion control measures are in place prior to any land disturbance.
PUBLIC FACILITIES
Fire Service:
Swift Creek Fire Station, Company Number 16 currently provides fire protection and
emergency medical service. This request will have a minimal impact Fire and EMS.
Transportation:
The property (13.2 acres) is currently zoned Agricultural (A), and the applicant is requesting
rezoning to Light Industrial (1-2) with a Conditional Use to permit some commercial uses.
Based on light industrial trip rates, development of the property could generate 740 average
daily trips.
Vehicles generated by this development will be initially distributed along Genito Road,
which had a 2004 traffic count of 13,412 vehicles per day. The capacity of the four-lane
section of Genito Road between Hull Street Road (Route 360) and Warbro Road is
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06SN0299-AUG23-BOS
acceptable (Level of Service A) for the volume of traffic it currently carries. No public road
improvements in this part of the county are currently included in the Six-Year Improvement
Plan.
The Thoroughfare Plan identifies Genito Road as a major arterial with a recommended right
of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet
of right of way measured from the centerline of Genito Road for the entire property frontage
in accordance with that Plan. (Proffered Condition 4)
Development must adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 1). Access to major arterials, such as
Genito Road, should be controlled. The applicant has proffered that direct vehicular access
from the property to Genito Road will be limited to two (2) entrances/exits (Proffered
Condition 3). One (1) of these accesses (the "Main Access") will generally be located
towards the western property line, and align with an existing crossover on Genito Road that
serves South Ridge Drive. The other access will be located approximately midway between
the South Ridge Drive intersection and the Shiloh Church Road intersection. This access will
be limited to right-turns-in and right-turns-out only. The applicant has proffered that an
access easement will be recorded across the property to provide shared use of the Main
Access with the adjacent property to the west. (Proffered Condition 3)
The traffic impact of this development must be addressed. The applicant has proffered the
customary improvements, right turn lanes at each access, along Genito Road (Proffered
Condition 5). A right turn lane will be provided with any development that includes an
access to Genito Road. The developer will need to acquire "off-site" right-of-way to
construct the right turn lane along Genito Road for the Main Access. According to Proffered
Condition 5, if the developer needs off-site right-of-way and is unable to acquire it, the
developer may request the county to acquire the right-of-way as a public road improvement.
All costs associated with the acquisition will be borne by the developer. If the county
chooses not to assist with the right-of-way acquisition, the developer will not be obligated to
acquire the off-site right-of-way, and will only be obligated to construct road improvements
within available right-of-way. (Proffered Condition 5)
At time of site plan review, specific recommendations will be provided regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
The Powhite Route 288 Development Area Plan suggests the request property is appropriate
for light industrial use. The request property is along the northern boundary of this light
industrial area, therefore consideration should be given to appropriate transition between
these uses and the single family residential use to the north.
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06SN 0299- AU G 23- BOS
Area Development Trends:
Properties to the north are zoned General Commercial (C-5) and Residential (R-7) and are
occupied by single family residential use within South Ridge Subdivision, commercial use or
are vacant. Properties to the east are zoned Agricultural (A) and are vacant. Properties to the
south and west are characterized by agricultural, industrial and commercial zoning and have
been developed for industrial and commercial uses or remain vacant. While the Plan
suggests the area is appropriate for light industrial uses, with the exception of the County's
Warbro Athletic Complex, the area is generally characterized by moderate and heavy
industrial and commercial land uses. However, recent zonings in the area have attempted to
steer future land uses to more light to moderate industrial uses, as is evidenced by areas
developing around the intersections of Route 288 and Warbro Road with Hull Street Road. It
is anticipated that light industrial uses will continue in this area as recommended by the Plan.
Use Limitations:
This request for rezoning to Light Industrial (1-1) includes a request for a Conditional Use to
permit commercial uses and outside storage. Outside storage is not permitted by-right in a
Light Industrial (1-1) District, but would be permitted if this request is approved provided
outside storage is not located within 300 feet of Genito Road and such areas are screened as
provided for in Proffered Condition 10. Proffered Condition 10 limits permitted commercial
uses to those uses generally associated with construction such as contractors' and cabinet
makers' offices, repair service and construction supply sales. In addition, Proffered
Condition 10 prohibits certain light industrial uses.
Site Design:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening. The purpose of the Emerging Growth District Standards is to promote high
quality, well-designed projects. Development of the request property will be subject to these
Ordinance standards, except as provided herein relative to building size, architectural
treatment, landscaping, lighting, signage and screening. (Proffered Conditions 7, 8, 9, 10, 11
and 13)
Notification of Adjacent Property Owners
Proffered Condition 12 provides for notification of adjacent property owners when any site
plans are submitted to the County for review.
CONCLUSIONS
The request complies with the Powhite Route 288 Development Area Plan which suggests the
request property is appropriate for light industrial uses. Existing development standards and
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06SN0299-AUG23-BOS
proffered conditions further ensure land use compatibility with existing and anticipated area
development.
Given the foregoing, approval of this request is recommended.
CASE HISTORY
Applicant (7/18/06):
Revised Proffered Conditions 7 and 9 were submitted.
Planning Commission Meeting (7/18/06):
The applicant accepted the recommendation. There was opposition present who expressed
concerns relative to hours of operation, an increase in traffic and burning during land clearing
and requested a deferral be granted for additional citizen input.
Mr. Gulley stated he felt citizens were properly notified by hand delivered notices, a
community meeting was held and he had received no calls from area citizens.
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 through 5.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 23, 2006, beginning at 7:00 p.m., will take under
consideration this request.
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06SN0299-AUG23-BOS
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