Loading...
01SN0274-Nov28.pdfSeptember !g, 200! CPC November 28, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01 SN0274 Cavalier Coach, Inc. Clover Hill Magisterial District West line of South Providence Road REQUEST: Amendment to zoning (Case 00SN0123, Proffered Condition 1) relative to screening of loading areas. Specifically, the applicant is requesting to be relieved from the requirement to provide screening of loading areas for any self-storage facility from adjacent properties to the north, east and west by positioning the self-storage buildings in a compound-like manner. PROPOSED LAND USE: Self-storage and office uses are planned. However, with 00SN0123, other Light Industrial (I- 1) uses were permitted. PLANNING COMMISSION ~COMMENDATION approval of Case RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON PAGE 2 AYES: Messrs. Marsh, Litton, Cunningham, and Gulley ABSTENTION: Mr. Gecker Providing a FIRST CHOICE Community Through Excellence in Public Service. STAFF RECOMMENDATION Recommend denial for the following reasons: This proposal fails to address screening of loading doors for any self-storage facility from view of properties consistent with past actions for other similar facilities in the County. Bo The modification fails to comply with one of the goals of the Eastern Midlothian Plan which suggests that the aesthetic quality of the Corridor should be improved. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLEY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITION (CPC) To the extent that county ordinance does not require screening along the adjacent properties to the north of the property, a vinyl-coated chain link fence shall be located between the self-storage facilities and adjacent properties to the north of the property. Further, landscaping shall be located and spaced between the self-storage facilities and the adjacent properties to the north to provide visual breaks to the length of fence. The exact treatment of the landscaping shall be approved by the Planning Department at the time of site plan review. (P) (Staff Note: This Proffered Condition supersedes Proffered Condition 1 of Case 00SN0123.) GENERAL INFORMATION Location: West line of South Providence Road, south of Midlothian Turnpike. Tax ID 758-705-Part of 8830 (Sheet 7). Existing Zoning: I-1 2 01 SN0274/WP/NOV28K Size: 3.3 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North - C-5; Commercial or vacant South - R-7 with Special Exception and R-7 with Conditional Use Planned Development; Single family residential with a business from the home and office use East - C-5; Commercial West - C-5; Commercial or vacant UTILITIES Use of the public water and wastewater systems is required by County Code. The proposed amendment will not impact the required use of public water and wastewater. ENVIRONMENTAL This' amendment will have no impact on these facilities PUBLIC FACILITIES Fire Service: Fire protection and emergency medical service is provided by the Buford Fire/Rescue Station, Company Number 9 and Forest View Rescue Squad. When the property is developed, the number of hydrants, quantity of water needed for fire protection, ingress/egress for emergency equipment and fire resistance rating of the exterior walls will be evaluated during the plans review process. Transportation: The proposed amendment will have a minimal impact on the transportation network. 3 01 SN0274/WP/NOV28K LAND USE Comprehensive Plan: Lies within the boundaries of the Eastern Midlothian Plan which suggests the property is appropriate for light industrial uses. Area Development Trends: Adjacent properties to the north, east and west are zoned General Business (C-5) and are occupied by commercial uses or are vacant. Adjacent properties to the south are zoned Residential (R-7) with a Special Exception and Residential (R-7) with Conditional Use Planned Development and are occupied by a single family residential use with a business from the home and office uses. Residential uses to the south of this area are expected to continue. Commercial uses to the north, east and west are expected to continue in accordance with the recommendations of the Eastern Midlothian Plan. Site Design: Currently, the request property lies within a Post Development Area. New construction must conform to the requirements of the Zoning Ordinance and conditions of approval for Case 00SN0123 which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Architectural Treatment: Currently, architectural treatment of buildings, including materials, color and style, must be compatible with buildings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. Conditions of approval require that the building facades visible from Providence Road will be constructed predominately of red brick and that no building exterior will be constructed of unadorned concrete block or corrugated and/or sheet metal. (Case 00SN0123, Proffered Condition 5) Currently, all junction and accessory boxes must be minimized from view of adjacent property and public rights of way by landscaping or architectural treatment integrated with the building served. In addition, mechanical equipment, whether ground-level or rooftop, must be screened from view of adjacent property and public rights of way and designed to be perceived as an integral part of the building. 4 01 SN0274/WP/NOV28K Buffers and Screening: In certain instances, the Zoning Ordinance requires screening of loading areas by either the positioning of buildings, the use of durable architectural walls or fences constructed of comparable materials to the principal building and using a design compatible with the buildings on the property. With approval of Case 00SN0123, a proffered condition was accepted which required screening of loading areas for any self-storage facility through the positioning of the self- storage buildings in a "compound-like" manner such that the walls of the buildings closest to the western, northern and southern boundary lines would be generally parallel to those boundary lines. Further, the proffer required that measures be taken to screen loading areas from Providence Road, the exact treatment to be approved by the Planning Department (Proffered Condition 1 of Case 00SN0123). In essence, the proffer specified what method of the requirements of the Zoning Ordinance would be used to meet the screening requirement. The proffered condition accepted at the time of the original zoning is consistent with past actions on similar facilities in the County. The proffer requires screening from all adjacent properties. This request proposes to modify this requirement. The proposed modification would require screening of loading areas from adjacent property to the south, in accordance with Ordinance standards by either positioning the self-storage buildings in a compound-like manner such that the walls of the buildings closest to the southern boundary line would be generally parallel to that boundary, by a wall made of comparable materials to the walls of the self- storage buildings or a combination of those treatments. The Ordinance will not require screening of the loading areas from the adjacent commercial properties to the north or west since these properties are permitted loading areas. The applicant has agreed to provide vinyl-coated chain line fencing and landscaping between the request property and adjacent properties to the north, where screening is not required by the Zoning Ordinance (Proffered Condition). The Ordinance does require screening along the northern line where loading areas may be visible from Route 60. A vinyl-coated chain link fence and landscaping would not sufficiently screen loading areas from these adjacent properties or area public roads. A more appropriate means of screening would include using the walls of the buildings or walls constructed of similar materials to that of the building. There is no agreement to provide screening along the western property line. The Ordinance would require screening of any loading areas visible from Route 60 and Providence Road. Any modification of the originally accepted proffer would not alter this Ordinance requirement. There are places along Route 60 and Providence Road depending upon the positioning of any self-storage buildings where loading areas could be visible from Route 60. If the original proffer is modified or deleted, these requirements must still be met. 5 01 SN0274/WP/NOV28K Adjacent properties to the south are zoned Residential (R-7) with Special Exception and Residential (R-7) with Conditional Use Planned Development and are occupied by a single family residence having a business from the home and office uses. The Zoning Ordinance requires a minimum (50) foot buffer along the southern property boundary adjacent to the property occupied by the single family residence. At the time of site plan review, the Planning Commission may modify this buffer under certain circumstances. At such time that adjacent residential property is zoned or utilized for a non-residential use, the buffer can be further reduced or eliminated. In addition, the Zoning Ordinance requires a minimum 100 foot setback from property zoned residentially (not including residentially-zoned property with a Conditional Use for non- residential purposes). The applicant may seek relief of this setback requirement through a Variance request to the Board of Zoning Appeals. The applicant has indicated an intent to seek both setback and buffer reductions. CONCLUSIONS The original proffer addressed screening of loading areas for self-storage facilities similar to that required for other such facilities in the County. Specifically, the proffer required the "positioning of buildings" (compound-like manner) to meet the screening requirements of the Ordinance. The Eastern Midlothian Plan encourages redevelopment and one (1) of the goals is to improve the aesthetic quality of the Corridor. It is staff's opinion, therefore, that measures should be taken to provide screening from the adjacent properties to the north. While the applicant has attempted to address screening adjacent to these properties, a vinyl-coated chain link fence and landscaping is not in keeping with the goals of the Plan, and would not provide sufficient screening. Further, neither the Ordinance nor the modified proffer will require screening of loading areas from adjacent property to the west. A modification of the original condition to require walls of the building or walls constructed of similar materials to that of the building to provide screening from the adjacent properties to the north and west may be appropriate. Given the current proposal, however, staff cannot support this request because it fails to comply with one of the goals of the Eastern Midlothian Plan. 6 01SN0274/WP/NOV28K CASE HISTORY Applicant (8/30/01): The applicant submitted a revised proffered condition. Planning Commission Meeting (9/18/01): On their own motion, the Commission deferred this case to October 16, 2001. Staff (9/19/01 ): The applicant was advised in writing that any significant new or revised information should be submitted no later than September 21, 2001, for consideration at the Commission's October 16, 2001, public hearing. Staff (10/01/01): The applicant submitted a revised proffered condition. Planning Commission Meeting (10/16/01): The applicant accepted the Planning Commission's recommendation. There was no opposition present. Mr. Gulley indicated that he felt the proposal would provide sufficient screening of loading areas from adjacent property to the north. Mr. Gecker expressed concerns that the applicant had not discussed the proposed amendment with the Gateway Association. He also stated that one of the goals of the Plan is to foster improvements along the corridor and encourage revitalization. He questioned whether this proposal met that goal. He suggested that the case be deferred to allow the Gateway Association to review the proposal. The applicant agreed to meet with the Gateway Association prior to the Board meeting. 7 01 SN0274/WP/NOV28K On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval and acceptance of the proffered condition on page 2. AYES: Messrs. Marsh, Litton, Cunningham and Gulley ABSTENTION: Mr. Gecker The Board of Supervisors, on Wednesday, November 28, 2001, beginning at 7:00 p.m., will take under consideration of this request. 8 01 SN0274/WP/NOV28K zc C-3 zc -2 /~-Tb zc ° C-~ ! 0-2 .5 v zc c c rn rn A A N 600 0 600 Feet 01SN0274 AMEND ZONING Sh.# 7