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19SN0613 CASE NUMBER: 19SN0613 APPLICANT: Andrew M. Condlin CHESTERFIELD COUNTY, VIRGINIA BERMUDADISTRICT ADDENDUM Board of Supervisors (BOS) Hearing: SEPTEMBER 25, 2019 BOSTime Remaining: 365 DAYS Applicant’s Agent: ANDREW CONDLIN (804-977-3376) Planning Department Case Manager: JANE PETERSON (804-748-1045) 183.9 Acres – 14810 Woods Edge Rd REQUEST Rezoning from Light Industrial (I-1) and General Industrial (I-2) to Light Industrial (I-1) with conditional use to permit an automobile storage lot with accessory vehicle maintenance plus conditional use planned development for ordinance exceptions.With approval of this request, other I-1 uses, except as prohibited by Proffered Condition 3.b,would also be permittedon the property, should an automobile storage lot not be the primary use. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Condition, Proffered conditions, Textual Statement, Exhibits and approved zoning conditions are located in Attachments 1 -8. C.WITH THIS ADDENDUM AND AFTER PUBLIC ADVERTISEMENT OF THIS CASE, THE APPLICANT SUBMITTED REVISIONS TO PROFFERED CONDITIONS 6 AND 16 AND ADDITIONAL PROFFERED CONDITIONS 18 AND 19. THE BOARD OF SUPERVISORS MUST UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE REVISED AND ADDITIONAL PROFFERED CONDITIONS. SUMMARY A facility for the temporary storage of automobiles is proposed, with accessory maintenance of stored vehicles as limited by conditions. An automobile storage lot is first permitted in the Light Industrial (I-1) District as a restricted use. Such restrictions include that the use be accessory to a warehouse facility. Proposed as a primary use in the I-1 District, conditional use approval is required. Conditional use planned development is requested to permit exceptions to Ordinance requirements relative to screening of outside storage and buffers.Specifically, views of the automobile storage would be mitigated from Woods Edge Road with buffers, fencing and tree preservation. In addition, a reduction in the required 100-foot buffer adjacent to Agricultural (A) zoned property to the north (Tax ID 803-645-6022), as noted on the Concept Plan, is requested. Providing a FIRST CHOICE community through excellence in public service ADDENDUM The purpose of this Addendum is to provide the Board with revised and additional proffered conditions submitted by the Applicant. Based on citizen concerns relative to noise and traffic on Woods Edge Road from the proposed development, on September 25, 2019, the applicant submitted revisions to Proffered Conditions 6 and 16 and two (2) additional proffered conditions (Proffered Condition 18 and 19). Specifically, the following modifications were made (Attachment 1): Proffered Condition 6 was revised to clarify that test drives of vehicles will not occur on Woods Edge Road north of the southernmost access to the property. Proffered Condition 16 was revised to require trucks or other vehicles parked on the property to be shut off between 11 p.m. and 5 a.m. rather than allowing the vehicles to run for periods of time such as during loading and unloading. Proffered Condition 18 was added which requires a noise mitigation plan to include pre- and post-construction studies and comparisons with other area light industrial uses. Should noise levels exceed that from other comparable properties, mitigation measures would be employed such as modifying operations, landscaping and/or fencing. The noise studies will be provided to the home owner association representatives for Walthall Creek and Southcreek subdivisions. Proffered Condition 19 was added to require overhead doors located on the eastern side of the building facing Woods Edge Road to be kept closed except when accepting and releasing vehicles. Staff continues to recommend approval, as outlined below. RECOMMENDATIONS PLANNING APPROVAL COMMISSION PLANNING AND TRANSPORTATION – APPROVAL Complies with Plan relative to land uses, transition and parcel aggregation Further limits permitted industrial uses to certain Light Industrial (I-1) uses STAFF plus automobile storage lot with accessory vehicle maintenance The development’s traffic impact will be addressed by providing road improvements 219SN0613-2019SEP25-BOS-RPT-ADD ATTACHMENT 1 REVISED PROFFERED CONDITIONS September25, 2019 The Owner-Applicant in this rezoning Case with a Zoning Case Number of 19SN0613, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, Virginia, for itself and its successor or assigns, proffers the following; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect: 6.Access. Direct vehicular access from the Property to Woods Edge Road shall be limited to two (2) entrances/exits as generally shown on the Concept Plan, together with such emergency access points as may be approved by the County. The southernmost access to Woods Edge Road, if not the North/South Road, shall be constructed to preclude vehicles exiting the property (to include test driven vehicles)from travelingnorth on Woods Edge Road. Signage confirming no left turn movements onto Woods Edge Road shall be provided at such southernmost access. The Transportation Department shall approve the exact location of these accesses. Test drives will not occur on Woods Edge Road north of the southernmost access. (T) 16.Overnight Truck Parking. No trucks or other vehicles parked on the Property after 11 pm but prior to 5 am shall be left running. for extended periods of time (not including warming up trucks or loading and unloading trucks(P) 18.Noise Mitigation Plan. In conjunction with site plan approval, noise studies shall be performed, which include property predevelopment noise levels (both untimbered and timbered), post-construction and under operation. Such noise studies shall determine the level of noise generated from the operation versus ambient noise levels. Levels of noise shall also be studied for other area Light Industrial (I-1) projects. Should noise levels for the subject property operations exceed those for other I-1 operations studied, reasonable measures shall be employed to mitigate operation noise levels on the property comparable with those generated by other I-1 projects. Such mitigation tools may include, but not be limited to, operational procedures, enhanced landscaping, and fencing and/or walls. These noise studies shall be provided to the Home Owner Association representatives for Walthall Creek and Southcreek subdivisions. (P) 19.Overhead Doors. Overhead doors located on the eastern side of the building facing Woods Edge Road shall be kept closed except when accepting/releasing vehicles.(P) 319SN0613-2019SEP25-BOS-RPT-ADD CASE NUMBER: 19SN0613 APPLICANT: Andrew M. Condlin CHESTERFIELD COUNTY, VIRGINIA BERMUDA DISTRICT AND RECOMMENDATION Board of Supervisors (BOS) Hearing: SEPTEMBER 25, 2019 BOSTime Remaining: 365 DAYS ANDREW CONDLIN (804-977-3376) Planning Department Case Manager: JANE PETERSON (804-748-1045) 183.9 Acres 14810 Woods Edge Rd REQUEST Rezoning from Light Industrial (I-1) and General Industrial (I-2) to Light Industrial (I-1) with conditional use to permit an automobile storage lot with accessory vehicle maintenance plus conditional use planned development for ordinance exceptions. With approval of this request, other I-1 uses, except as prohibited by Proffered Condition 3.b, would also be permitted on the property, should an automobile storage lot not be the primary use. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Condition, Proffered conditions, Textual Statement, Exhibits and approved zoning conditions are located in Attachments 1 -8. C.AFTER PUBLIC ADVERTISEMENT OF THIS CASE, THE APPLICANT SUBMITTED A REVISED PROFFERED CONDITION 7.b. THE BOARD OF SUPERVISORS MUST UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THIS REVISED PROFFERED CONDITION. SUMMARY A facility for the temporary storage of automobiles is proposed, with accessory maintenance of stored vehicles as limited by conditions. An automobile storage lot is first permitted in the Light Industrial (I-1) District as a restricted use. Such restrictions include that the use be accessory to a warehouse facility. Proposed as a primary use in the I-1 District, conditional use approval is required. Conditional use planned development is requested to permit exceptions to Ordinance requirements relative to screening of outside storage and buffers.Specifically, views of the automobile storage would be mitigated from Woods Edge Road with buffers, fencing and tree preservation. In addition, a reduction in the required 100-foot buffer adjacent to Agricultural (A) zoned property to the north (Tax ID 803-645-6022), as noted on the Concept Plan, is requested. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS PLANNING APPROVAL COMMISSION PLANNING AND TRANSPORTATION APPROVAL Complies with Plan relative to land uses, transition and parcel aggregation Further limits permitted industrial uses to certain Light Industrial (I-1) uses STAFF plus automobile storage lot with accessory vehicle maintenance improvements 219SN0613-2019SEP25-BOS-RPT 319SN0613-2019SEP25-BOS-RPT TABLE A REQUEST PROPERTIES Tax Identification Number Address 802-643-9234 14810 WOODS EDGE ROAD 803-641-5123 15100 WOODS EDGE ROAD 803-642-5764 14820 WOODS EDGE ROAD 803-643-8765 14700 WOODS EDGE ROAD 803-644-2879 13504 WOODS EDGE ROAD 419SN0613-2019SEP25-BOS-RPT Comprehensive Plan Classification: INDUSTRIAL/SPECIFIC MASTER PLANNNED/LAND AGGREGATION AREA This designation suggests the property is appropriate for moderate to intense manufacturing uses generally dependent upon the processing of raw materials, and uses normally having outside storage. Aggregation/master planning properties to achieve land use compatibility, transition, adequate transportation improvements and economic development potential is also suggested. Surrounding Land Uses and Development Woods Edge Road Jefferson Davis Walthall Creek Highway Subdivision Interstate 95 Marguerite Christian Elem. South Creek Subdivision Ruffin Mill Rd 519SN0613-2019SEP25-BOS-RPT PLANNING Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov Zoning History Case Number Request Rezoning to Light Industrial (M-1 now I-1) 87SN0154 154 acres Approved Uses permitted by right or with restrictions in I-1 District (01/1988) 100-foot buffer provision along Woods Edge Road. 100 feet measured from centerline of road, not ultimate right of way resulting in less buffer Rezoning to General Industrial (I-2) 00SN0108 23.4 acres Approved Uses limited to I-1 plus thirteen (13) uses permitted in General Industrial (I-2) (10/1999) District. Proposal A facility for the temporary storage of automobiles is proposed, with accessory maintenance of stored vehicles as limited by proffered conditions. Development of the property for automobile storage use would conform to the Concept Plan (Exhibit A) which depicts the general location of buildings, parking, drive areas and buffers. Light Industrial (I-1) uses would also be permitted, as restricted by proffered conditions, provided an automobile storage lot is not the primary use on the property. (Proffered Condition 3) Requirements for All Uses The following chart provides an overview of limitations offered for all uses on the property: General Overview All Uses Requirements Details Provisions for site access by Chesterfield Historical Society for purpose of Earthworks documentation and inspection prior to land disturbance/timbering tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ ЊЋ Maximum height of twenty-five (25) feet; uniform color Lighting tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ ЊЉ (Note: Ordinance addresses shielding of light source and illumination.) No trucks left running between 11:00 p.m. and 5:00 a.m., except loading, Overnight Truck unloading and warming up. Parking tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ ЊЏ Determination at site plan if construction of earthen berm parallel to I-95 would significantly reduce traffic noise to area residential. Berm installation subject to usable on-site soil availability, avoidance of environmental features Noise Abatement and maintenance of building location on Concept Plan. If provided, berm would replace 40-foot buffer along I-95 (Proffered Condition 2.b). /ƚƓķźƷźƚƓ Ћ 619SN0613-2019SEP25-BOS-RPT Automobile Storage Lot Use An automobile storage lot is first permitted in an I-1 District as a restricted use. Such restrictions include that the use be accessory to a warehouse facility. As a primary use in the I- 1 District, conditional use approval is required. The following chart provides an overview of limitations offered relative to automobile storage: General Overview Automobile Storage and Accessory Maintenance Requirements Details Development generally in conformance with Plan (Exhibit A) Concept Plan tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Њ Accessory to automobile storage Limited to vehicles stored on property Automobile Excludes body, major engine or transmission repair Maintenance Repair and on-site testing limited to inside a building ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷͲ LƷĻƒ Њ͵Ĭ Automobile Prohibited Sales ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷͲ LƷĻƒ Њ͵ĭ If automobile storage is principal use, no other uses permitted on the Property Principal Use tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ќ͵ğ Buildings generally compatible with the elevations noted in Exhibit B. Architecture tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ В Freestanding signage limited to 5 feet in height and 35 square feet in area tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ ЊА Signs (Note: Ordinance typically limits freestanding signage to 15 feet in height and 100 square feet in area) Screening, Buffers and Fencing Woods Edge Road The Ordinance requires screening of outside storage areas from Woods Edge Road. Screening is typically accomplished through use of building design, durable walls or fences or berms. An exception to screening requirements for automobile storage from Woods Edge Road is requested. Views of the storage areas would be mitigated with a buffer, limits of disturbance and fencing (Variable Width Buffer). (Textual Statement Item 1.a & Proffered Conditions 2.a & 2.d) The Variable Width Buffer and fencing would apply to any use of the property. These provisions are noted in chart on the following page and depicted on the Concept Plan. 719SN0613-2019SEP25-BOS-RPT General Overview Variable Width Buffer and Fencing Requirements Details 100-foot buffer on Woods Edge Road measured from ultimate right of way. Preservation and supplementation to achieve Ordinance provisions 100-Foot Buffer with emphasis on evergreens. tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ћ͵ğ Inclusive of 100-foot buffer at depth of 175-300 feet on Woods Edge Limits of Road; maintenance of existing vegetation in this area to greatest extent Disturbance practical. tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ћ͵ğ Fencing (8-foot minimum height) along rear of Variable Width Buffer. Fencing Privacy screen if fence is chain link (powder coated). Earth-tone colors. tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ћ͵ķ Northern Boundary The Ordinance requires a 100-foot buffer adjacent to Agricultural (A) property occupied by a residential use. An exception is requested to permit a minimum 30-foot variable buffer a dwelling, as noted on the concept plan. Fencing, consistent with that made part of the Woods Edge Variable Width Buffer, would be provided. (Textual Statement Item 2 & Proffered Condition 2.c) The Comprehensive Plan suggests this adjoining property is appropriate for non-residential (industrial) uses. As conditioned, should this adjoining property be rezoned to permit commercial or industrial uses, this buffer would be eliminated. Interstate 95 The Ordinance requires that views of outside storage be minimized from limited access roads. Proffered Condition 2.b addresses this requirement from Interstate 95 with the provision of a 40-foot buffer. Should, however, it be determined that the construction of an earthen berm parallel to I-95 significantly attenuates noise from I-95 to area residential uses, a berm with plantings would replace this 40-foot buffer (Condition 2). Construction of this berm is subject to the availability of usable on-site soil, the avoidance of environmental features and the maintenance of the building location on the Concept Plan. As proposed, the anticipated land uses, buffering and setbacks provide an appropriate transition to neighboring residential uses. As such, staff is supportive of this request. 819SN0613-2019SEP25-BOS-RPT COUNTY TRANSPORTATION Staff Contact: Steve Adams (804-751-4461) adamsSt@chesterfield.gov In January 1988, the Board approved Case 87SN0154 on the property to permit light industrial uses. There were no specific densities or uses identified in the request; therefore, it was difficult to determine the anticipated trip generation. At the time of rezoning and using the best available trip generation information for light industrial, it was anticipated the site could generate more than 10,000 average daily trips. As such, the applicant proffered to provide a traffic impact analysis prior to any site plan approval to identify permitted densities and determine mitigating road improvements (Proffered Condition 9 of Case 87SN0154). With this request, the applicant is requesting to rezone the property (183.9 acres) to Light Industrial (I-1) with a conditional use to permit automobile storage lot with accessory vehicle maintenance. The request does not limit the property to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on general light industrial trip rates, development could generate approximately 7,100 average daily trips. The applicant has indicated that the property may be developed as an automobile storage facility with vehicle maintenance. Trip generation rates are not available for this use. The applicant has indicated this proposed use could generate approximately 2,500 average daily trips. These vehicles will be initially distributed on Woods Edge Road. Woods Edge Road is a Major Arterial with a recommended right of way width of 90 feet, as identified oŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Woods Edge Road is a two-lane road from Ruffin Mill Road to Lawing Drive. In 2018, the traffic count on this section of Woods Edge Road was 7,700 vehicles per day (LevC Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. The applicant has offered the following: Dedication (Proffered Condition 5): Forty-five (45) foot right-of-way dedication along Woods Edge Road property frontage Vehicular Access (Proffered Condition 6): Limited to two (2) accesses to Woods Edge Road Southernmost access designed to preclude vehicles from exiting the Property and traveling north on Woods Edge Road. Applicant has indicated this will be the truck access for the facility. Road Improvements (Proffered Condition 7): Left and right turn lanes at each approved access to Woods Edge Road. Overlay the full width of Woods Edge Road for the entire length of the road improvements. The Thoroughfare Plan identifies a north/south major arterial through the property with a recommended right of way width of ninety (90) feet. The applicant has chosen not to address the North/South Road with the automobile storage facility; however, per Proffered Condition 8, the applicant has committed to address the North/South Road right of 919SN0613-2019SEP25-BOS-RPT way and improvements when the property is used for any use other than an automobile storage facility as follows: Seventy (70) foot right-of-way dedication from Woods Edge Road through the Property to northern Property line. Construction of two (2) lanes from Woods Edge Road to northernmost access. Construction of three (3) lane section along North/South Road at the Woods Edge Road intersection. Construction of left and right turn lanes at each approved access. In 2015, the Board of Supervisors requested the Virginia Department of Transportation (VDOT) to restrict through truck traffic on Woods Edge Road from Ruffin Mill Road to Lawing Drive. VDOT determined that Woods Edge Road did not meet the through truck restriction guidelines. Since that time, several road improvements have been completed or are under contract along the recommended alternative route, primarily Route 10 and Old Bermuda Hundred Road, as noted below: Projects Completion Old Bermuda Hundred/Old Stage Intersection 2017 Old Bermuda Hundred/Route 1 Improvements & Traffic Signalization 2017 Old Bermuda Hundred (Old Stage to Lawing) 2020 Old Bermuda Hundred (Golf Course to Route 10) 2020 Route 10 (Route 1 to Interstate 95) Widening 2020 Route 10 (Bermuda Triangle to Meadowville) 2022 In conjunction with this request, Transportation staff has been in discussions with VDOT and the Board to prohibit through truck traffic along Woods Edge Road from Ruffin Mill Road to Lawing Drive based on the improved alternate route for truck traffic. At their July 24 th meeting, the Board approved the resolution to restrict through truck traffic on Woods Edge Road. The request is now being evaluated by the Virginia Department of Transportation (VDOT). days. If approved by VDOT, they would post the appropriate signage and the Chesterfield County Police Department would be responsible for enforcement of the restriction. Please note that truck traffic from the north using Woods Edge Road to the property would be permitted with the through truck restriction. While the applicant has not addressed the North/South Road per the Thoroughfare Plan with the initial development, staff supports the request with approval of the through truck traffic restriction by the Board and the proffered conditions provided by the applicant to deter truck traffic from using Woods Edge Road. 1019SN0613-2019SEP25-BOS-RPT 1119SN0613-2019SEP25-BOS-RPT VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Willie Gordon (804-674-2907) willie.gordon@vdot.virginia.gov The Virginia Department of Transportation has reviewed the rezoning application for the parcels totaling 183.9 acres on the west side of Woods Edge Road (Route 620), north of Ruffin Mill Road (Route 746), currently zoned as a mix of I-2 and I-1 to be rezoned I-1 to allow for an automobile storage facility as a primary use. The applicant has stated that the site will not be open to the public for automobile sales or service, and the site will generate approximately 2,500 vehicles per day, which will not require a VDOT Chapter 527 Traffic Impact Analysis, per state regulations 24-VAC30-155. VDOT has requested that the applicant provide supporting material for the trip generation calculation in order to verify these numbers. The conceptual plan for the proposed site identifies two commercial entrances along the west side of Woods Edge Road, the south entrance being approximately 1000 feet north of the signalized intersection of Ruffin Mill Road, and the north entrance being approximately 520 feet north of the south entrance and 620 feet south of Southcreek Drive. Both proposed commercial entrances will be subject to VDOT Access Management policy for minimum spacing requirements. Woods Edge Road is classified as an Urban Minor Arterial with a 45 MPH posted speed limit and an AADT (2018) of 6,800 vehicles per day. During the site plan review process, VDOT will request that the applicant provide turn lane warrants for both proposed commercial entrances to determine the appropriate treatments along Woods Edge Road for both entrances. The Chesterfield County Department of Transportation has notified VDOT that a request to restrict truck access on Woods Edge Road will be submitted for review. VDOT will review the request and provide a final decision regarding the requested restriction in a timely manner. FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Harrowgate Firestation, Company Number 21 EMS Facility The Bensley-Bermuda Volunteer Rescue Squad Due to the size of the proposed building, a second access to the building will be required. 1219SN0613-2019SEP25-BOS-RPT UTILITIES Staff Contact: Mike Larson (748-1338) larsonm@chesterfield.gov ity system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No Yes Wastewater No 36 Yes Additional Utility Comments: The subject properties are located in the mandatory water and wastewater connection areas for new non-residential structures. The applicant has previously proffered the use of public water and wastewater with cases 87S154 (Proffered Condition 7) and 00SN0108 (Proffer Condition 1). Additionally, the applicant has proffered to connect to public water and wastewater in this case (Proffered Condition 4). Public water and wastewater lines are available for extension on and adjacent to these properties. The subject property includes a topographic draw extending from I-95 towards Woods Edge Road, which is a corridor for regional wastewater improvement. Additionally, Chesterfield County has a planned capital improvement project to parallel the existing sanitary force main running north/south across this site. To address these impacts, the applicant has proffered to dedicate easements at a mutually agreeable location upon request from the County (Proffered Condition 15). The Utilities Department supports this case. 1319SN0613-2019SEP25-BOS-RPT 1419SN0613-2019SEP25-BOS-RPT ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The subject properties generally drain in three directions. The northern portion of the properties drains to north an unnamed tributary which coincides with the northern property lines. This tributary drains through a stormwater crossing under Interstate 95, along the southern property line of the Greenleigh Mobile Home Community, and under Jefferson Davis Highway, then discharges to Ashton Creek. Any increased runoff from the development in this watershed upstream of the existing crossing will result in increased flooding along the tributary. The middle half of the subject properties drains to an unnamed tributary which drains under Interstate 95 to Ashton Creek. The southern portion of the properties drains to the south directly to Ashton Creek. All of the subject properties are located within the Ashton Creek Watershed. Natural Resources Preliminary wetlands documentation indicates the presence of wetlands and streams on the property. Wetlands cannot be impacted without prior approval from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental Quality. A Resource Protection Area (RPA) Designation must be submitted to the Department of Environmental Engineering prior to the submittal of any site plans for the confirmation of the extent of RPA on the properties. Erosion and Sediment Control Steep slopes greater than 25 percent are difficult to stabilize when disturbed. The steep slopes on the subject properties border the onsite tributaries, as well as Ashton Creek; therefore, disturbance of these slopes will result in the increased potential for sediment to impact the streams if erosion occurs. These steep slopes should remain in their natural, undisturbed state to the maximum extent practicable, unless otherwise approved by the Department of Environmental Engineering. The applicant has offered Proffered Condition 13 to address this impact. In locations where the disturbance of slopes greater than 25 percent is unavoidable, enhanced erosion and sediment control measures, such as super silt fence (or alternative as approved by the Department of Environmental Engineering) and the application of anionic PAM to denuded areas during construction and final stabilization, shall be provided as directed by the Department of Environmental Engineering at the time of site plan review. The Department of Environmental Engineering shall approve the exact design and implementation of these standards. 1519SN0613-2019SEP25-BOS-RPT Drainage The northern portion of the properties drains north to an unnamed tributary which coincides with the northern property lines. This tributary drains through a stormwater crossing under Interstate 95, along the southern property line of the Greenleigh Mobile Home Community, and under Jefferson Davis Highway before discharging to Ashton Creek. The tributary is approximately 50- 150 feet from the existing mobile home sites. Any increased runoff from the development in this watershed upstream of Interstate 95 may result in increased flooding of the existing mobile home community and Jefferson Davis Highway. For the portions of the properties which drain towards the Greenleigh Mobile Home Community, the post-development peak discharge rate for the 100-year storm shall not exceed the pre-development peak discharge rate for the 100-year storm. The applicant has offered Proffered Condition 14 to address this impact. All of the subject properties ultimately drain to the existing crossing under Woods Edge Road, which is located within the FEMA 100-year floodplain for Ashton Creek. Potential development could increase the potential for flooding of Woods Edge Road at Ashton Creek. The capacity of the drainage improvements under Woods Edge Road shall be analyzed at the time of site plan relative to potential flooding during the 10-year and 100-year storm events. Pending the results of the evaluation, the Developer may be required to make off-site drainage improvements to comply with federal, state, and local requirements. Stormwater Management The development of the subject properties will be subject to the Part IIB technical criteria of the Virginia Stormwater Management Program Regulations for water quality and quantity. SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net The property is in proximity to Marguerite Christian Elementary which has school hours from 9:25 a.m. to 3:55 p.m. The applicant indicates operation hours for the proposed facility would include a first shift from 6:00 a.m. to 2:00 p.m. and a second shift from 2:30 p.m. to 10:30 p.m. The primary access to the property would be limited to the 2 entrances off Woods Edge Road, which are substantially south of the Elementary School. For security and safety, the Elementary School site should not be accessed for the operation of the proposed use. The applicant indicates all trucks leaving the site must head south on Woods Edge Road away from the school and that ample parking and stacking spaces would be provided to ensure there is no back up on Woods Edge Road. 1619SN0613-2019SEP25-BOS-RPT CASE HISTORY Applicant Submittals 4/17/2019 Application submitted 4/25, 5/21, Application amended 6/22 & 7/9/2019 4/25, 4/26, Proffered conditions, Textual Statement and exhibits submitted. 5/29, 6/11, 6/18, 6/21, 6/22, 7/1, & 7/11/2019 7/16/2019 Condition added; Proffered Condition 18 withdrawn. 9/15/2019 Proffered Condition 7.b. added (original 7.b now 7.c) Community Meeting 6/4/2019 Issues Discussed: Site access locations in relation to area residential and school; turning movements Impacts of truck traffic and employee shift changes on Woods Edge Road Speed limit reduction on Woods Edge Road Pedestrian enhancements on Woods Edge Road to connect subdivisions and school Increasing buffers and setbacks along Woods Edge Road; land use transition to area neighborhoods Limiting I-1 uses Noise and light impacts; limiting truck traffic hours; truck idling Impact of industrial uses on area property values Plans for Civil War earthworks located on property 1719SN0613-2019SEP25-BOS-RPT Planning Commission 6/18/19 Action DEFERRED TO JULY 7/8/19 Work Session Staff and Applicant presented details of case. There was no public comment. 7/16/19 Citizen Comments: Several citizens spoke in opposition to this request, noting concerns relative to: Impacts on neighboring Walthall Creek and South Creek subdivisions relative to compatibility, transition, buffering, lighting and noise Traffic and pedestrian safety on Woods Edge Road; consideration for traffic impact analysis Need for earthen berm to mitigate noise impacts from site and Interstate 95, and visibility of storage Timing of process Impacts on area school use and residential property values Conditional use guidelines to protect use and enjoyment of area residential properties not met Primary use as auto reconditioning facility rather than storage No contingency should VDOT deny through truck traffic restriction Site security not addressed Preference for regional mixed uses (specific to retail) at this location Provision for north/south road not addressed Protection of civil war earthworks; impacts on unmarked gravesites Lack of guarantee to preclude northbound truck traffic on Woods Edge Road. Signs ineffective. ments: Property zoned industrial for several years; Comprehensive Plan supports industrial use Proposal provides more protections for area residential development over existing zoning, to include use limitations, reduced vehicular trips, access limitations and associated road improvements on Woods Edge Road, secured site, access for historical documentation of earthworks, buffers and tree preservation Conscious of community and school Commission Discussion: Regarding questions of the Commission, staff responded relative to the following: Alternative to dedication/construction of north/south thoroughfare hrough truck traffic on Woods Edge Road. VDOT makes final decision on restriction. Similar request made in 2015. Approved by Board, but not VDOT. Significant changes to area road network now merit restriction Plan for thoroughfare road as through movement, intersecting Woods Edge Road before Ashton Creek Current zoning could yield 10,000 vehicle trips per day as an industrial park 1819SN0613-2019SEP25-BOS-RPT Planning Commission (Continued) Site distances at each proposed entrance to Woods Edge Road confirmed at site plan Proposal provides enhanced protections for truck entrances from interchange at Ruffin Mill Road, with lower average daily trips Comparisons between conditions of existing zoning and current case relative to buffers; hours of shift changes and preservation/exploration of earthworks not addressed with existing zoning Use and location of berms to address noise attenuation from I-95 Protections to address Ashton Creek and runoff relative to design, oil/water separators. Conceptual layout/due diligence performed with zoning; adjustments made at site plan with full design. Interest by property owner to timber site; timbering could occur to extent of buffer provisions with current case. relative to the following: Considerations for selection of site Process for site delivery and storage of automobiles; transporting automobiles to hub location, then to customer No planned expansion of use over time Anticipate 400-500 employees with 2 shifts Per day, anticipated trucks (45 to 50); parts deliveries (8 to 10); and test drives on I-95 (50 to 80) Conservatively, 2000-2500 vehicle trips per day Adherence to standard site plan process Mr. Sloan acknowledged how the property could be developed under the existing I-1 and I-2 zonings and conditions, permitting industrial uses generating up to 10,000 vehicle trips per day; a thoroughfare road bringing traffic down Woods Edge Road, and through the property with cross-access accommodating future industrial to the north; no protections for the school; reduced buffers on Woods Edge Road; and no public process to provide changes. He noted that no citizens spoke in favor of retaining this existing zoning. The current case limits the risk of increased traffic patterns on Woods Edge Road and mitigates significant impacts to the surrounding area not afforded by the existing zoning. Mr. Sloan introduced an additional condition for the installation of a berm and plantings along I-95 to abate noise impacts which was accepted by the applicant (Condition 2). Mr. Stariha noted that he was not prepared to vote on the case until the Transportation Department could make a firm recommendation. He felt the case needed additional vetting on the issues and would support a thirty-day deferral. 1919SN0613-2019SEP25-BOS-RPT Planning Commission (Continued) Mr. Jackson noted that, at this time, he could not make an informed recommendation. Recommendation APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENTS 1 AND 2 Motion: Sloan Second: Freye AYES: Freye and Sloan NAYES: Jackson and Stariha ABSENT: Jones The motion failed due to lack of a majority vote. Recommendation DENIAL Motion: Freye Second: Sloan AYES: Freye and Sloan NAYES: Jackson and Stariha ABSENT: Jones The motion failed due to lack of a majority vote. Recommendation PUBLIC HEARING Motion: Jackson Second: Stariha AYES: Jackson and Stariha NAYES: Freye and Sloan ABSENT: Jones The motion failed due to lack of a majority Given that the Commission did not pass a motion otherwise disposing of the case, the case was automatically carried over to the August 20, 2019 meeting. 8/20/19 Commission Discussion: In his motion, Mr. Sloan directed staff and the applicant to be prepared to discuss site plan elements pertaining to transportation improvements, pedestrian accessibility, and light and noise, upon request of the Board of Supervisors. Recommendation APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENTS 1 AND 2 Motion: Sloan Second: Jones AYES: Jackson, Freye, Jones, Sloan and Stariha The Board of Supervisors on Wednesday, September 25, 2019, beginning at 6:00 p.m., will consider this request. 2019SN0613-2019SEP25-BOS-RPT ATTACHMENT 1 CONDITIONS Note: The following conditions are recommended by both the Planning Commission and staff. 1.The Textual Statement dated July 11, 2019, shall be considered the Master Plan. (P) 2.Noise Abatement. At the time of site plan review, cross-sections of the site from I-95 to Woods Edge Road shall be provided to determine if noise can be reduced to the residential uses along Woods Edge Road by constructing earthen berms parallel to I-95. Should such cross-sections show that berms will significantly attenuate the traffic noise, staff and the developer will consult to determine that sufficient surplus usable soil is available on the property within the project area and based on the location of the building as shown on the Concept Plan to install these berms. If staff determines that this approach is feasible, Proffered Condition 2.b. to maintain the 40-foot tree buffer next to I-95 shall be replaced with a requirement to construct the berms subject to avoiding environmental features. The berms shall be planted with pine or cedar seedlings to reforest the berm. (P) 2119SN0613-2019SEP25-BOS-RPT ATTACHMENT 2 PROFFERED CONDITIONS July 18, 2019 Note: With the exception of Proffered Condition 7.b, both the Planning Commission and staff recommend acceptance of the following proffered conditions, as offered by the applicant. Proffered Condition 7.b was offered subsequent to the Commissions consideration of this case. Staff recommends acceptance of Proffered Condition 7.b. The Owner-Applicant in this rezoning Case with a Zoning Case Number of 19SN0613, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, Virginia, for itself and its successor or assigns, proffers the following; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect: 1.Concept Plan. Development of the Property as an automobile storage lot shall generally conform to the Concept Plan dated July 10, 2019, and prepared by Timmons Group (Exhibit A), with respect to the location of buildings, parking and drive areas, and buffers. Adjustments to the Concept Plan may be approved at the time of site plan review, provided such adjustments substantially retain the relationship between different uses to each other and to rights of way, and maintain buffer provisions. (P) 2.Buffers and Fencing. The following buffers and fences shall be required on the Property regardless of the use thereon: a.A variable width buffer, as shTO LIMITS OF DISTURBANCE than 100 feet in width, shall be maintained adjacent to the ultimate right of way of Woods Edge Road. Such buffer shall comply with the requirements of the Ordinance for 100-foot buffers, provided that a minimum of fifty (50) percent of the required small deciduous trees shall be evergreens. To the greatest extent practical, existing vegetation within the buffer limits shall be maintained. Site access shall be permitted generally perpendicular through the buffer. b.A 40-foot wide buffer shall be provided along I-95 as generally shown on the Concept Plan. Such buffer shall comply with the requirements of the Ordinance for buffers less than 50-feet. c.A variable width buffer, a minimum of 30-foot wide, shall be provided along the boundary line between the Property and that certain property to the north and designated on the CoVERNE C. COLE ET.AL. TRUSTEES, 13502 WOODS EDGE ROAD, GPIN 803-645-6022-0000, DB requirements of the Ordinance for buffers under fifty (50) feet provided that a minimum of fifty (50) percent of the required small deciduous trees shall be evergreens. To the greatest extent practical, existing vegetation within the buffer limits shall be maintained. The Northern Buffer will not be required to the extent any portion of the Northern Adjoining Property is zoned for commercial or industrial uses. 2219SN0613-2019SEP25-BOS-RPT d.Fencing. A fence of a minimum of eight (8) feet in height shall be provided along the rear of the variable width buffer required along Woods Edge Road and the Northern Buffer as generally shown on the Concept Plan. If such fence is a chain link fence, a privacy screen (mesh tarp or windscreen) shall be provided as part of such a fence as may be approved at the time of site plan review. Such privacy screen shall be located on the Woods Edge Road side of the fence and shall be earth tone in color, such as dark black, green or brown. Any portion of such fence with the privacy screen shall also be powder coated an earth tone color, such as dark black, green or brown. Such fence and privacy screen shall be maintained in good visual condition. (P) 3.Uses. a.During such time as an automobile storage lot with accessory vehicle maintenance is the principal use on the Property, no other use may be located on the Property. b.The following uses otherwise permitted in the I-1 District shall be prohibited on the Property: i.Apparel manufacturing ii.Athletic Fields iii.Broom and Brush manufacturing iv.Button manufacturing v.Cane manufacturing vi.Clock manufacturing vii.Coatings viii.Fur dressing and dyeing ix.Lamp shade manufacturing x.Jewelry manufacturing xi.Leather products manufacturing xii.Mattress manufacturing xiii.Paper conversion and recycling xiv.Silverware manufacturing (P) 4.Public Water and Wastewater. Public water and wastewater system shall be used. (U) 5.Dedication. Prior to any site plan approval on the Property, forty-five (45) feet of right-of-way on the west side of Woods Edge Road, measured from the centerline of that part of Woods Edge Road immediately adjacent to the Property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) 6.Access. Direct vehicular access from the Property to Woods Edge Road shall be limited to two (2) entrances/exits as generally shown on the Concept Plan, together with such emergency access points as may be approved by the County. The southernmost access to Woods Edge Road, if not the North/South Road, shall be constructed to preclude vehicles exiting the property from traveling north on Woods Edge Road. Signage confirming no left turn movements onto Woods Edge Road shall be provided at such southernmost access. The Transportation Department shall approve the exact location of these accesses. (T) 2319SN0613-2019SEP25-BOS-RPT 7.Road Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department. The Transportation Department shall approve the exact design of these improvements. a.Construction of left and right turn lanes along Woods Edge Road at each approved access. b.Overlaying the full width of the road with one and a half (1.5) inch of compacted bituminous asphalt concrete for the entire length of road improvements along Woods Edge Road, with modifications approve by the Transportation Department. c.Dedication, free and unrestricted, to and for the benefit of Chesterfield County, of any additional right-of way (or easements) required for these improvements. (T) 8.North/South Arterial Road: The following shall be completed when the Property is used for any use other than an automobile storage facility, each as determined by the Transportation Department, if the North/South Road, as hereinafter defined, is at that time shown on the Department. The Transportation Department shall approve the exact alignment and design of these items: a.Dedication. Prior to any site plan approval, dedication of a seventy (70) foot wide right Urban Minor Arterial Standards (45 MPH), with modifications approved by the Transportation Department, free and unrestricted, to and for the benefit of Chesterfield County, from the approved access at Woods Edge Road, through the property, to the northern property line. (Note: the North /South Road is not shown on the Concept Plan.) b.Access. i.The North/South Road access will be considered one of the approved accesses per Proffered Condition 6. ii.The North/South Road access shall be a full access to Woods Edge Road, unless otherwise approved by the Virginia Department of Transportation (VDOT) and/or the Transportation Department. iii.Prior to any site plan approval with access to the North/South Road, an access plan for the North/South Road shall be submitted to and approved by the Transportation Department. Vehicular access from the Property to the North/South Road shall conform to the approved access plan. (Note: North/South Road is not shown on Concept Plan) c.Road Improvements. Prior to the issuance of any occupancy permit, the following road improvements for the North/South Road shall be completed: i.Construction of the North/South Road as a two (2) lane facility to VDOT Urban Minor Arterial Standards (45 MPH), with modifications approved by the Transportation Department, from its approved access at Woods Edge Road to the northernmost approved access to the North/South Road. 2419SN0613-2019SEP25-BOS-RPT ii.Construction of additional pavement along the North/South Road at its intersection with Woods Edge Road to provide a three (3) lane typical section (i.e. one (1) westbound lane and two (2) eastbound lanes). iii.Construction of additional pavement along Woods Edge Road to provide left and right turn lanes at the North/South Road approved access. iv.Full cost of intersection control (i.e. traffic signalization) at the North/South Road/Woods Edge Road intersection, if warranted, as determined by the Transportation Department. v.Dedication, free and unrestricted, to and for the benefit of Chesterfield County, of any additional right-of way (or easements) required for these improvements. (T) 9.Architecture. Buildings used for an automotive storage lot shall be generally compatible with respect to architectural style with the elevations shown on Exhibit B. There shall be no unpainted metal buildings on the Property and no untreated masonry units visible from a public road. (P) 10.Lighting. Exterior site lighting shall not exceed twenty-five (25) feet in height above grade level. All site lighting shall be uniform in color. (P) 11.Burning Ban. The Developer shall not use burning to clear or timber the Property. (EE) 12.Site Access. Prior to the issuance of any land disturbance permit or any timbering on the site, representatives of the Chesterfield Historical Society shall be given at least to access the portions of the Property necessary for the purpose of photographic documentation and inspection of the Site. Additional time may be given should weather or other issues delay such inspections. The owner of the Property shall have the right to restrict access to no more than 5 individuals and to require appropriate insurance, waivers and indemnification related to such access. (T) 13.Slopes. Development on slopes 25 percent or greater shall be limited to the amount reasonably necessary to develop the site in general conformance with the concept plan. Manmade slopes greater than 25 percent shall be exempt from this restriction. (EE) 14.Stormwater. Prior to land disturbance permit issuance, for the drainage area leading to the northernmost outfall location only, the applicant will demonstrate that peak flow from the 100 year post-developed storm runoff does not exceed the peak flow from the 100 year pre- developed storm runoff. On-site detention may be provided to satisfy this requirement. (EE) 15.Utilities. Upon request of the County, access to the property and easements shall be provided, at no cost on standard County documents, for the following: a.An expansion of the existing force main wastewater line running north/south through the Property generally along the existing Virginia Power easement, in an exact location and width as are mutually agreed upon by the County and the owner of the Property. b.A wastewater line to extend from the western portion of the Property to Woods Edge Road, in a location and width as are mutually agreed upon by the County and the owner of the Property. (U) 2519SN0613-2019SEP25-BOS-RPT 16.Overnight Truck Parking. No trucks or other vehicles parked on the Property after 11 pm but prior to 5 am shall be left running for extended periods of time (not including warming up trucks or loading and unloading trucks). (P) 17.Signage. During such time as an automobile storage lot is the principal use on the Property, a freestanding sign as permitted by Table 19.1-276.B.1 of the Ordinance shall be limited to no more than 5 feet in height and 35 square feet in area for the Property address and identification. (P) 2619SN0613-2019SEP25-BOS-RPT ATTACHMENT 3 TEXTUAL STATEMENT July 11, 2019 1.With respect to the 183.9 acres of the subject property zoned I-1, an automobile storage lot shall be permitted as a primary use on the property subject to the following conditions: a.Views of the automobile storage lot shall be mitigated from Woods Edge Road as noted in Proffered Conditions 2(a) and 2(d). b.Automobile maintenance shall be permitted as accessory to automobile storage lot subject to the following restrictions: i.Repair shall be limited to vehicles stored on the property; ii.Repair and testing shall only occur inside a building; and iii.Repair shall not include body, major engine or transmission repair. c. Automobile sales shall not occur. 2. Any buffer required pursuant to Section 19.1-263.A.2 of the County Code shall be addressed as noted in Proffered Conditions 2(c) and 2(d). 2719SN0613-2019SEP25-BOS-RPT ATTACHMENT 4 EXHIBIT A - CONCEPTUAL PLAN June 19, 2019 2819SN0613-2019SEP25-BOS-RPT ATTACHMENT 5 EXHIBIT B - BUILDING ELEVATIONS April 15, 2019 2919SN0613-2019SEP25-BOS-RPT ATTACHMENT 6 APPROVED CONDITIONS CASE 87SN0154 3019SN0613-2019SEP25-BOS-RPT 3119SN0613-2019SEP25-BOS-RPT 3219SN0613-2019SEP25-BOS-RPT ATTACHMENT 7 APPROVED CONDITIONS CASE 00SN0108 3319SN0613-2019SEP25-BOS-RPT 3419SN0613-2019SEP25-BOS-RPT