99SN0125January 27, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0125
Donald B. Heslep
Matoaca Magisterial District
South line of Hull Street Road
REQUEST: Rezoning from Agricultural (A) to Light Industrial (I-1).
PROPOSED LAND USE:
The applicant has agreed to limit uses to offices and office/warehouse uses.
(Proffered Condition 2)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform with the UpPer Swift Creek Plan
which suggests the property is appropriate for mixed use corridor uses.
Appropriate uses include multi-family residential, corporate office, neighborhood
commercial nodes and convenience nodes. The Plan notes that office/warehouse
uses could be permitted in circumstances limiting their impact on area
development.
Bo
The development standards of the Zoning Ordinance and the proffered conditions
further insure compatibility with existing and anticipated area land uses and address
transportation concerns.
(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 SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public wastewater system shall be used.
(STAFF/CPC)
2. Uses shall be restricted to office and office/warehouse.
(STAFF/CPC) 3.
Except for timbering approved by Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the property until a land disturbance permit
has been obtained fi.om the Environmental Engineering Department
and the approved devices have been installed.
(STAFF/CPC) 4.
All impervious areas shall drain through a BMP unless otherwise
approved by the Director of Environmental Engineering.
(STAFF/CPC) 5.
Architectural - development on the property shall be compatible in
architectural style, materials and colors to the Alta Sterling
Apartment's complex developed on adjacent property to the south
and west, identified as Tax ID 716-670-1505. Plans and elevations
depicting this requirement shall be submitted to the Planning
Department for review and approval at the time of site plan review.
(STAFF/CPC) 6.
Screening - screening of loading areas for any self-service storage
facility from adjacent properties shall be achieved through the
positioning of the self-service storage buildings in a compound like
manner such that the walls of building closest to the eastern,
southern and western boundary lines shall be generally parallel to
such boundary lines.
(STAFF/CPC) 7.
Prior to any site plan approval, one hundred (100) feet of right of
way on the south side of Route 360, measured from the center line
of that part of Route 360 immediately adjacent to the property, shall
be dedicated, free and unrestricted to and for the benefit of
Chesterfield County.
(STAFF/CPC) 8.
Direct access from the property to Route 360 shall be limited to one
(1) entrance/exit located towards the eastern property line. The
Transportation Department shall approve the exact location of this
access. Prior to any site plan approval, an access easement,
99SN0125/WP/JAN27H
acceptable to the Transportation Department, shall be recorded
across the property to ensure shared use of this access with adjacent
properties.
(STAFF/CPC)
Prior to issuance of an occupancy permit, an additional lane of
pavement (i.e., third through lane) shall be constructed along the
eastbound lanes of Route 360 for the entire property frontage. The
developer shall dedicate to Chesterfield County, free and
unrestricted, any additional right of way (or easement) required for
this road improvement. This additional lane of pavement shall also
serve as a right turn lane.
(STAFF/CPC)
10. Any freestanding sign shall be of a monument style.
GENERAL INFORMATION
Location:
Fronts the south line of Hull Street Road, west of Cosby Road. Tax ID 716-670-2965 and
4455 (Sheet 19).
Existing Zoning:
A
Size:
5.2 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A; Vacant
South - C-3 with Conditional Use and Conditional Use Planned Development; Multi-
family residential (under construction)
East - A; Vacant
West - C-3 with Conditional Use and Conditional Use Planned Development; Multi-
family residential (under construction)
3 99SN0125/WP/JAN27H
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the north side of Hull
Street Road, adjacent to the request site. Use of the public water system is required by
County Code and is intended.
Public Wastewater System:
There is an existing twenty-four (24) inch wastewater trunk line extending along Dry
Creek, approximately 1,700 feet southeast of the request site. In conjunction with the
Alta-Sterling Apartments development, an eight (8) inch wastewater collector is being
extended with adequate depth to serve the request site. An off-site sanitary sewer easement
has been dedicated for future wastewater service to the request site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainaee and Erosion:
The property drains via tributaries to Swift Creek Reservoir. There are no existing or
anticipated on- or off-site drainage or erosion problems. It may be n6cessary to obtain off-
site easements and make improvements to control increased runoff from development of
the site.
The applicant has proffered that, with the exception of timbering which has been approved
by the Department of Forestry to remove dead or diseased trees, there will be no timbering
until a land disturbance permit has been obtained from the Environmental Engineering
Department (Proffered Condition 3). This will insure that proper erosion control measures
are in place prior to any timbering and related land disturbance.
Water Quality:
The applicant has proffered that all impervious areas will drain through a BMP unless
otherwise approved by the Department of Environmental Engineeiing. (Proffered
Condition 4)
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99SN0125/WP/JAN27H
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection will be evaluated during the
plans review process. Also, the need to designate fh'e lanes will be determined during the
review of the aforementioned plans.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on office trip rates, development could generate
approximately 680 average daily trips. The applicant intends to develop the property for
a self-storage facility. Based on self-storage facility trip rates, development could generate
approximately 170 average daily trips. These vehicles will be distributed along Hull Street
Road (Route 360) which had a 1997 traffic count of 19,113 vehicles per day.
The Thoroughfare Plan identifies Route 360 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate one hundred
(100) feet of right of way, measured from the centerline of Route 360, in accordance with
that Plan. (Proffered Condition 7)
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). Access to major arterials, such as
Route 360, should be controlled. The applicant has proffered to limit direct access to
Route 360 to one (1) entrance/exit, located towards the eastern property line (Proffered
Condition 8). The proffer requires the developer to record an access easement across the
property to ensure shared use of this access with adjacent properties.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct an additional lane of pavement
along Route 360 for the entire property frontage. (Proffered Condition 9)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
5 99SN0125/WP/JAN27H
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for mixed use corridor uses. Appropriate uses include multi-family residential,
corporate office, neighborhood commercial nodes and convenience nodes. The Plan notes
that office/warehouse uses could be permitted in circumstances limiting their impact on
area development.
Area Development Trends:
This portion of the Hull Street Road Corridor is characterized by a mixture of commercial,
industrial and agricultural zoning and land uses. Property to the north is zoned
Agricultural (A) and is vacant while adjacent property to the south and west is zoned
Community Business (C-3) and is being developed for multi-family residential use (Alta-
Sterling). Adjacent property to the east is zoned for agricultural use and remains vacant.
The Plan anticipates a mixture of residential, commercial and office uses to continue along
this portion of the Hull Street Road Corridor.
The request property lies within an Emerging Growth Area. Redevelopment of the site or
new construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas.
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural, residential or office 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 agricultural, residential,
office district or any public right of way. No building exterior may be constructed of
unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment,
whether ground-level or rooftop, must be shielded and screened from public view and
designed to be perceived as an integral part of the building. Views of function and
accessory boxes must be minimized from view of adjacent property and public right of
way.
99SN0125/WP/JAN27H
The applicant has further agreed that development on the property shall be compatible in
architectural style, materials and colors to the Alta Sterling Apartment's complex on
adjacent property to the south and west. The proffer requires compatible treatment on all
facades, exposed to, or visible from, the exterior of the property. (Proffered Condition
5)
Buffers & 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 aiid that such area within 1,000 feet of any residentially zoned property or property
used for residential purposes 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 pro?dbited and from public rights of
way.
The applicant has further agreed that screening of loading areas for any self-service storage
facility from adjacent properties will be achieved through the positioning of the self-service
storage buildings in a compound-like manner. (Proffered Condition 6)
CONCLUSIONS
The proposed zoning and land use conform with the Upper Swift Creek Plan which suggests the
property is appropriate for mixed use corridor uses. Appropriate uses include multi-family
residential, corporate office, neighborhood commercial nodes and convenience nodes. The Plan
notes that office/warehouse uses could be permitted in circumstances limiting their negative impact
on area development. The development standards of the Zoning Ordinance and the proffered
conditions insure compatibility with existing and anticipated area land uses and address
transportation concerns.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/20/98):
At the request of the applicant, the Commission deferred this case to their December 15,
1998, meeting.
7 99SN0125/WP/JAN27H
Staff (10/22/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than October 26, 1998, for consideration at the Commission's
December 15, 1998, meeting. The applicant was also advised that a $150.00 deferral was
due.
Applicant (10/30/98):
The $150.00 deferral fee was paid.
Applicant (12/4/98):
The proffered conditions were submitted.
Applicant (12/14/98):
Revised Proffered Condition 5 was submitted.
Planning Commission Meeting (12/15/98):
The applicant accepted the recommendation. There was no opposition present.
The applicant agreed to an additional proffered condition requiring any freestanding sign
to be of a monument-style. (Proffered Condition 10)
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
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ALTA-STERLING
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99SN0125
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SH. 19