19SN0613
CASE NUMBER: 19SN0613
APPLICANT: Andrew M. Condlin
CHESTERFIELD COUNTY, VIRGINIA
BERMUDADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
OCTOBER 23, 2019
BOSTime Remaining:
337 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 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.
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
The development’s traffic impact will be addressed by providing road
improvements
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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
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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 propertiesto 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
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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)
87SN0154154 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)
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Requirements for All Uses
The chart on the following page provides an overview of limitations offered for all uses on the
property:
General Overview –All Uses
Requirements Details
Provisions for siteaccess by Chesterfield Historical Society for purpose of
Earthworks
documentation and inspection prior to land disturbance/timbering
Proffered Condition 12
Maximum height of twenty-five (25) feet; uniform color
Lighting
Proffered Condition 10
(Note: Ordinance addresses shielding of light source and illumination.)
Overnight
No trucks left running between 11:00 p.m. and 5:00 a.m.
Truck Parking
Proffered Condition 16
Determination at site plan if construction of earthen berm parallel to I-95 would
significantly reduce traffic noise to area residential. Berm installationsubject to
usable on-site soil availability, avoidance of environmental features and
maintenance of building location on Concept Plan. If provided, berm would
replace 40-foot buffer along I-95 (Proffered Condition 2.b).
Studies performed to determine level of noise generated from operation
Noise
(exclusive of ambient noise) in comparison to other area Light Industrial (I-1)
Abatement
projects. If noise levels for subject operation are higher, reasonable measures
employedto mitigate noise levels comparable with those generated by other I-1
projects.
Overhead doors on eastern side of building facing Woods Edge Road kept
closed, except when accepting/releasing vehicles.
Condition 2 and Proffered Conditions 18 & 19
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.
Thechart on the following pageprovides an overview of limitations offered relative to automobile
storage:
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General Overview – Automobile Storage and Accessory Maintenance
RequirementsDetails
Development generally in conformance with Plan (Exhibit A)
Concept Plan
Proffered Condition 1
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
Textual Statement, Item 1.b
Automobile
Prohibited
Sales
Textual Statement, Item 1.c
If automobile storage is principal use, no other uses permitted on the Property
Principal Use
Proffered Condition 3.a
Prohibits test driven vehicles from traveling north fromthe southernmost access
Test Driven
on Woods Edge Road.
Vehicles
Proffered Condition 6
Buildings generally compatible with the elevations noted in Exhibit B.
Architecture
Proffered Condition 9
Freestanding signage limited to 5 feet in height and 35 square feet in area
Proffered Condition 17
Signs
(Note: Ordinance typicallylimits freestanding signage to 15 feet in height and
100 square feet in area)
Screening, Buffers and Fencing
Woods Edge Road
The Ordinancerequires 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 witha 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.
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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.
Proffered Condition 2.a
Inclusive of 100-foot buffer atdepth of 175-300 feet on Woods Edge
Limits of
Road; maintenance of existing vegetation in this area to greatest extent
Disturbance
practical.
Proffered Condition 2.a
Fencing (8-foot minimum height)along rear of Variable Width Buffer.
Fencing Privacy screen if fence is chain link (powder coated). Earth-tone colors.
Proffered
Condition 2.d
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
adjacent to an adjoining “A” parcel occupied by a dwelling, as noted on the concept plan.
Fencing, consistent with that made part ofthe WoodsEdge 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 topermit
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.
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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 on the County’s Thoroughfare Plan. 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 (Level of Service “C”).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
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 theroad improvements.
The Thoroughfare Plan identifies a north/south major arterial (“North/South Road”) 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
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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 Signalization2017
Old Bermuda Hundred (Old Stage to Lawing) 2020
Old Bermuda Hundred (Golf Course to Route 10)2020
Route 10 (Route 1 to Interstate 95) Widening2020
Route 10 (Bermuda Triangle to Meadowville)2022
In conjunction with this request, Transportation staff has been in discussions with VDOT and
the Board to prohibitthrough truck traffic along Woods Edge Road from Ruffin Mill Road to
Lawing Drive based on the improved alternateroute for truck traffic.
th
At their July 24 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).It is anticipated VDOT’s evaluation will take approximately ninety (90)
days. If approved by VDOT, they would post the appropriatesignage andthe 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 addressedtheNorth/South Road per the Thoroughfare Planwith
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.
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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 asa 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.
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UTILITIES
Staff Contact: Mike Larson (748-1338) larsonm@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 16”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.
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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.
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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 Regulationsfor water quality and quantity.
SCHOOLS
StaffContact: 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.
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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)
9/25/2019 Proffered Conditions 6 and 16 were amended; Proffered Conditions 18 and 19
were added.
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 buffersand 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
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Planning Commission
6/18/19Action – DEFERRED TO JULY 16, 2019 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANT’S CONSENT.
7/8/19 Work Session – Staff and Applicant presented details of case. There was no
public comment.
7/16/19Citizen 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 trafficrestriction
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.
Applicant’s Comments:
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
access for historical documentation of earthworks,
Road, secured site,
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
contingent on Board of Supervisor’s decision to restrict through 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
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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,
drainage limitations, best management practices (BMP’s) and use of
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.
Regarding questions of the Commission, the applicant’s agent responded
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 wasnot 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 supporta thirty-day
deferral.
2019SN0613-2019OCT23-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 1AND 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 –DEFERRAL TO THE COMMISSION’S AUGUST 20, 2019
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 amotion otherwise disposing of the
case, the case wasautomatically carried over to the August 20, 2019 meeting.
8/20/19Commission 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.
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Board of Supervisors
9/25/19Citizen Comments: Several citizens spoke to this request.
Those in opposition notedconcerns relative to:
Protection of civil war earthworks on the property
Timeneededto resolve concerns/questions on the proposal and to
review recent amendments
Noise impacts from project and establishing enforceable noise levels
Lack of details to ensure impacts on neighboring Walthall Creek and
South Creek subdivisions are mitigated and transition isachieved
Condition of Woods Edge Road – traffic and pedestrian safety, speed
limit and visibility
Primary use as auto reconditioning facility rather than storage
Relocate activity to back of building away from neighboring residential
Impacts on area school use and residential property values
Lighting impacts
Impacts from potential vehicular fluid leaks
Preference for regional mixed uses (specific to retail) at this location
Those in support noted the need for this type of businessin county, providing
employment opportunities for the local community college work force.
Applicant’s Comments:
Overview of community considerationsand associated limitations to
include access relocation, truck egress restrictions, buffers and tree
preservation,noise, lighting height limitation, stormwater detention,
and access for historical documentation of earthworks
Existing I-1 zoning maintained; Comprehensive Plan supports industrial
use; and proposal consistent with Plan
Support forrecently approved truck restrictions on Woods Edge Road
Conservative trip generation figuresprovided for proposed use
Board Discussion:
Regarding questions of theBoard, the applicant confirmed that three of the
four earthworks are in Resource Protection Areas
Regarding questions of the Board, staff responded relative to the following:
Site distance mustbe met at entrances; proposal should improve site
distance.
Timbering application recently resubmitted; if approved, would impact
buffers offered in this case
Requirements for oil/water separators; treatment of stormwater; and
proffers address downstream flooding with greater detention
requirements
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Board of Supervisors(continued)
Mrs. Jaeckle noted that citizens are looking for I-1 impacts through site
developmentand noise. She noteda deferral would provide time for citizens to
review recent proffer amendments. Mrs. Haley and Mr. Elswick questioned the
benefit of a deferral, indicating that controls offered by the proffers in this case
exceed those provided with the current zoning.
Motion – DEFERRAL TOOCTOBER 23, 2019 WITHOUT THE APPLICANT’S
CONSENT
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ATTACHMENT 1
CONDITIONS
Note: The following conditions arerecommended 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)
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ATTACHMENT 2
PROFFERED CONDITIONS
September 25, 2019
Note: With the exceptions of Proffered Conditions 6, 7.b,16, 18 and 19, both the Planning
Commission and staff recommend acceptance of the following proffered conditions, as offered
by the applicant. Proffered Conditions 6 and 16 were amended, and Proffered Conditions 7.b, 18
and 19 were offered subsequent to the Commission’s consideration of this case. Staff
recommends acceptance of these amended and new proffered conditions.
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 shown on the Concept Plan as “100’ BUFFER”, “175’ TO
LIMITS OF DISTURBANCE” and “300’ TO LIMITS OF DISTURBANCE”, but in no case less
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 Concept Plan (the “Northern Adjoining Property”) as “LAVERNE C.
COLE ET.AL. TRUSTEES, 13502 WOODS EDGE ROAD, GPIN 803-645-6022-0000, DB
11740, PG 743, ZONED A” (the “Northern Buffer”). Such buffer shall comply with the
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.
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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 (to include test driven vehicles) 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. Test drives will not occur on Woods Edge Road north of the southernmost access. (T)
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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
County’s Thoroughfare Plan and is required by the Transportation 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
of way for the proposed north/south road (the “North/South Road”) based on VDOT
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.
2719SN0613-2019OCT23-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 14 days’ prior notice
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)
2819SN0613-2019OCT23-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. (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)
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)
2919SN0613-2019OCT23-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).
3019SN0613-2019OCT23-BOS-RPT
ATTACHMENT 4
EXHIBIT A - CONCEPTUAL PLAN
June 19, 2019
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ATTACHMENT 5
EXHIBIT B - BUILDING ELEVATIONS
April 15, 2019
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ATTACHMENT 6
APPROVED CONDITIONS – CASE 87SN0154
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ATTACHMENT 7
APPROVED CONDITIONS – CASE 00SN0108
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