01SN0255-AUG22o.pdfAugust 22, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0255
Huguenot Robious Associates, L.C.
Midlothian Magisterial District
South line of the Norfolk Southern Railroad
REQUEST:
Rezoning from Corporate Office (0-2) to Agricultural (A) with Conditional Use
and Conditional Use Planned Development to permit a mini-storage/mini-
warehouse facility, outside storage of boats, motor vehicles and recreational
vehicles and exception to Ordinance requirements. Specifically, in addition to the
use exceptions, the applicant is requesting a seventy (70) percent exception to the
twenty (20) percent lot coverage restriction; a 150 foot exception to the 150 foot
front yard setback requirement; a forty (40) foot exception to the forty (40) foot
side yard setback requirement on the northern property line and a thirty (30) foot
exception to the forty (40) foot setback on the southern property line; and a thirty
(30) foot exception to the fifty (50) foot rear yard setback requirement.
PROPOSED LAND USE:
Expansion of a mini-warehouse facility plus outside storage of motor vehicles,
boats and recreational vehicles is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 5.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
AYES: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
STAFF RECOMMENDATION
Recommend approval of the mini-storage/mini-warehouse facility use and denial of the outside
storage of boats, motor vehicles and recreational vehicles and therefore recommend that proffered
conditions be amended accordingly. These recommendations are made for the following reasons:
The proposed mini-storage/mini-warehouse facility use conforms to the Northern
Area Land Use and Transportation Plan which suggests the property is appropriate
for light industrial uses. The proposed outside storage of boats, motor vehicles and
recreational vehicles, which is a C-5 use, dOes not conform to the Plan..
The proposed mini-storage/mini-warehouse facility use is compatible with, and
representative of, existing and anticipated area development.
The development standards of the Zoning Ordinance and proffered conditions
further insure land use compatibility of the mini-storage/mini-warehouse facility
use with area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The property owner and applicant in this rezoning case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors or assigns, proffer that the development of the property under consideration
will be developed according to the following proffers if, and only if, the rezoning request
submitted herewith is granted with only those conditions agreed to by the owner and applicant.
In the event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
(CPC) 1.
Master Plan. To the extent the Property is developed as a mini storage Warehouse
facility, that portion of the site plan applicable to Phase IV and prepared by J.
Calvin Holcombe, entitled "Phases Three & Four, Huguenot-Robious Mini
Storage, Chesterfield County, VA" dated November 12, 1998 shall be considered
2 01SN0255/WP/AUG220
(CPC) 2.
(CPC) 3.
(CPC) 4.
(CPC) 5.
(CPC) 6.
(CPC) 7.
(CPC) 8.
the Mini Storage Warehouse Facility Master Plan. To the extent the Property is
developed for an outside storage area for motor vehicles, boats and recreational
vehicles, the site plan entitled "Phase Four Huguenot-Robious Mini Storage,
Chesterfield County, VA" dated March 7, 2001 shall be considered the Outside
Storage Master Plan. (P)
Architecture. Any buildings developed on the Property shall be compatible in
architectural style, materials and colors to the existing Huguenot-Robious Mini
Storage facility on adjacent property to the west identified as a portion of Tax ID
741-714-6684. Plans and elevations depicting this requirement shall be submitted
to the Planning Department for review and approval at time of site plan review.
(P)
No Business Operation. No tenant or cuStOmer of any storage space located on the
Property shall be allowed to operate a business on the site. (P)
Use. Permitted uses shall be limited exclusively to a mini storage warehouse
facility and/or an outside storage area for motor vehicles, boats and recreational
vehicles. (P)
Hours of Operation. The mini storage warehouse facility and/or the outside
storage area shall not be open to the public between the hours of 9:00 p.m. and
7:00 a.m. (P)
Stormwater Runoff. Stormwater runoff shall be retained based upon the ten (10)
year post-development rate and released based upon the two (2) year
pre-development rate, and stored based upon the one hundred (100) year post
development while releasing at a one hundred (100) year pre-development rate.
This condition may be modified at the request of the developer by the Department
of Environmental Engineering at the time of Site Plan review. (EE)
Oil Grit Separator. For any outside storage area, stormwater shall drain through
an oil grit separator prior to leaving the Property. (EE)
Screening.
For any mini storage warehouse facility: Screening of loading areas for any
mini storage warehouse facility from adjacent properties shall be achieved
through the positioning of the mini storage buildings in a compound-like
manner such that the walls of buildings closest to the eastern, southern and
western boundary lines shall be generally parallel to such boundary lines.
Should there be any openings between ends of buildings at the eastern end
3 01SN0255/WP/AUG220
of the development as shown on the Mini Storage Warehouse Facility
Master Plan, such openings shall be screened by a wall made of a material
compatible to that of the buildings.
For any outside storage area for motor vehicles, boats and recreational
vehicles: Screening of any outside storage area for motor vehicles, boats
and recreational vehicles shall be achieved through the construction of a ten
(10) foot high brick wall on the northern property line, a ten (10) foot high
split face block wall on the eastern property line and a ten (10) foot high
split face block wall on the southern property line as shown on the Outside
Storage Site Plan.
If, in the future, existing vegetation is removed from the property which
adjoins the northern boundary of the request site (i.e., between the northern
property line and Huguenot Road), evergreen trees and shrubs shall be
planted between the northern property line and the warehouse buildings or
wall for the outside storage area. These plantings shall be placed where
space permits including, but not necessarily limited to, the areas within the
indentations of the exterior building wall facing the northern property line.
(P)
(CPC) 9.
Prohibition on Materials Stored. No mini storage warehouse facility or any outside
storage area for motor vehicles, boats and recreational vehicles shall permit the
storage of flammable, hazardous, radioactive, illegal or any other similar materials
on site, except for fuels in fuel tanks of vehicles stored in any outside storage area.
(P)
(CPC) 10.
Storm Water Retention Facilities. Any facilities required for water quantity or
quality control shall be visually enhanced with landscaping. At time of site plan
review, a plan depicting such landscaping shall be submitted to the Planning
Department for review and approval. (EE)
(CPC) 11. Public Utilities. The public waste water system shall be used. (U)
(CPC) 12.
Additional Landscaping. Within the required setback for the rear boundary
adjacent to Chesterfield County Tax ID 742-715-7541, 742-715-7658 and
742-715-6929, the Developer will provide Perimeter landscaping B (option I);
however, the requirement for evergreen plantings shall be met by the planting of
leyland cypresses along such rear boundary adjacent to Chesterfield County Tax
ID 742-715-7541, 742-715-7658 and 742-715-6929, such plantings to be staggered
no farther apart than ten (10) feet on center and to be a minimum of six (6) feet in
height at the time of planting. Further, as a part of any required landscaping on the
4 01SN0255/WP/AUG220
southern property line, white pines shall be planted along the southern boundary
and shall be staggered no farther apart than ten (10) feet on center and be a
minimum of ten (10) to twelve (12) feet in height at the time of planting. (P)
(CPC) 13.
Severance. The unenforceability, elimination, revision or amendment of any
proffer set forth herein, in whole or in part, shall not affect the validity or
enforceability of the other proffers or the unaffected part of any such proffer. (P)
(CPC) 14.
Emerging Growth District. Except as stated herein, development shall conform to
Emerging Growth District standards for I-1 uses. (P)
GENERAL INFORMATION
Location:
South line of the Norfolk Southern Railroad right of way, west of Cranbeck Road. Tax
ID 741-714-Part of 6684 (Sheet 2).
Existing Zoning:
0-2 with Conditional Use and Conditional Use Planned Development
Size:
1.9 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-40 and 0-2 with Conditional Use Planned Development; Norfolk Southern
Railroad right of way, Bellgrade (a mixed use development) and public/semi-
public (church)
South - 0-2; Vacant
East - A and 0-2; Single family residential or vacant
West - 0-2 with Conditional Use and Conditional Use Planned Development; Industrial
(mini-warehouse facility)
5 01 SN0255/WP/AUG220
UTILITIES
Public Water System:
There is an eXisting eight (8) inch water line extending across the existing mini-storage
facility, ending adjacent to the request site. The existing mini-storage facility is connected
to the public water system. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending across Robious Road and
terminating adjacent to the western comer of the existing mini-warehouse facility,
approximately 1,300 feet west of the subject property. The existing mini-warehouse office
building is connected to the public wastewater system. Use of the public wastewater system
is intended and has been proffered. (Proffered Condition 11)
ENVIRONMENTAL
Drainage and Erosion:
The property is located in an area that is extremely flat and is part of the headwaters to
Powhite Creek. The property drains through tributaries along the railroad and subdivisions
prior to entering Powhite Creek. The culvert currently under Cranbeck Road is inadequate
and cannot be lowered due to off-site grade problems. Water must be retained to protect
both the road and homes (proffered Condition 6). There are no known on- or off-site
erosion problems and none are anticipated.
Water Quality:
The proposed outside storage of vehicles is subject to leaking and impurities washing off-
site, therefore staff recommends the outside storage area drain through an oil grit separator
prior to leaving the property. (Proffered Condition 7)
PUBLIC FACILITIES
Fire Service:
Fire and emergency medical service is provided to this property by the Bon Air Fire/Medic
Station, Company 4 and Forest View Volunteer Rescue Squad. This request will have
minimal impact on fire and emergency medical services.
6 01SN0255/WP/AUG220
Transportation:
This proposed development will have a minimal impact on the existing transportation
network.
Access for this development to Robious Road will be provided through the existing mini-
warehouse facility. The access currently allows left and right turn movements into and out
of the mini-warehouse facility. A continuous raised median will eventually extend along
this section of Robious Road, limiting the mini-warehouse access to right-turns-in and
right-turns-out only.
The Transportation Department has approved a site plan for development on the south side
of Robious Road in this area that will require construction of the continuous raised median.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for light industrial use.
Area Development Trends:
Adjacent property to the north is zoned R-40 and 0-2 and is occupied by the Norfolk
Southern Railroad and Huguenot Road rights of way, the Bellgrade development and a
church. Adjacent properties to the south and east are zoned A and 0-2 and are occupied
by single family residential uses or are vacant. An existing mini-warehouse facility is
located on adjacent property to the west. The Plan anticipates non-residential development
to include light industrial and office uses continuing in the area transitioning to residential
land uses east of Cranbeck Road.
Zoning History:
On May 24, 1978, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved a Conditional Use (Case 78S046), for an antique shop in
an Agricultural (A) District. Approval of Case 78S046 was granted for a limited time
period and has since expired.
On February 24, 1999, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning from Agricultural (A) to Corporate Office
(0-2) with Conditional Use to permit mini-warehouse use and with Conditional Use
7 01SN0255/WP/AUG220
Planned Development to permit two (2) dwelling units for the owner/operator of the
business and a setback exception. (Case 99SN0183)
Uses:
Mini-storage and outside storage uses are proposed. Proffered conditions preclude any
tenant or customer of any storage space from operating a business. (Proffered Condition
4)
Site Design:
Based upon Proffered Condition 14, and except as stated herein, the development must
conform to the Emerging Growth District Standards for I-1 uses which address access,
parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas.
The applicant has submitted a Master Plan/layout for development of this property
(Proffered Condition 1). Staff has not reviewed this plan in detail. The plan may require
modifications to comply with Ordinance requirements; however, at time of site plan
review, staff will ensure substantial conformance with the Master Plan while also insuring
compliance with the Zoning Ordinance. The first Master Plan proposes expansion of the
existing mini-storage facility located to the east. The second Master Plan proposes
development of an outside storage area for motor and recreational vehicles as well as
boats. The outside storage area would be surrounded by masonry walls.
Architectural Treatment:
Currently, the Zoning Ordinance requires that the architectural treatment of buildings,
including materials, color and style, 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. The applicant has further agreed
that any buildings will be compatible in architectural style, materials and colors to the
existing Huguenot-Robious Mini-Storage facility on adjacent property to the west.
(Proffered Condition 2)
Currently, within Emerging Growth Areas, no building exterior which would be visible
to any A, R or O District or any public right of way may consist of architectural materials
inferior in quality, appearance or detail to any other exterior of the same building. There
is, however, nothing to preclude the use of different materials on different building
exteriors, but rather, the use of inferior materials on sides which face adjoining property.
No portion of a building constructed of unadorned concrete block or corrugated and/or
sheet metal may be visible from any adjoining A, R or O District or any public right of
8 01 SN0255/WP/AUG220
way. No building exterior may be constructed of unpainted concrete block or corrugated
and/or sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way. 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.
Hours of Operation:
The applicant has agreed to limit the hours that the proposed uses would be open to the
public. (Proffered Condition 5)
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way by a solid fence, wall or evergreen plantings and that such area within 1,000 feet
of any A or R Districts not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In
addition, sites must be designed and buildings oriented so that loading areas are screened
from any property where loading areas are prohibited and from public rights of way.
The applicant has further agreed that screening of loading areas for any mini-storage
warehouse facility from adjacent properties will be achieved through the positioning of the
mini-storage warehouse buildings in a compound-like manner. 0~roffered Condition 8. a.)
With respect to any outside storage facility, the applicant has agreed that screening will be
provided via ten (10) foot masonry walls. The wall along Huguenot Road would be
constructed of brick and the other walls would be constructed of split face block.
(Proffered Condition 8.b.)
In addition, landscaping is proposed, under certain circumstances, around the perimeter
of the site. (Proffered Conditions 8 and 12)
Hazardous Material:
The applicant has also proffered that the storage of flammable, hazardous, radioactive,
illegal or any other similar materials will not be stored on the site (Proffered Condition 9).
It should be noted that the staff enforcement of this condition will be difficult, at best.
9 01SN0255/WP/AUG220
CONCLUSIONS
The proposed mini-warehouse facility conforms to the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for light industrial uses and is
compatible with, and representative of, existing and anticipated area development. In addition,
the development standards of the Zoning Ordinance and proffered conditions further insure land
use compatibility with existing and future area development.
However, the proposed outside storage use is a General Business (C-5) use which is not in
compliance with the Plan. The proffered conditions do mitigate the visual impact of the outside
storage use.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/17/01):
The applicant accepted the Planning Commission's recommendation. There was no
opposition present.
On motion of Mr. Gecker, seconded by Mr. Litton, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 5.
AYES: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, August 22, 2001, beginning at 7:00 p. m., will take
under consideration this request.
10 01SN0255/WP/AUG220
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