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99SN0183REQUEST ANALYSIS AND RECOMMENDATION February 24, 1999 BS 99SN0183 Huguenot Robious Associates, L.C. Midlothian Magisterial District South line of the Norfolk Southern Railroad REOUEST: Rezoning from Agricultural (A) to Corporate Office (0-2) with Conditional Use to permit warehouse use and with Conditional Use Planned Development to permit two (2) dwelling units for the owner/operator of the business and a twenty (20) foot exception to the forty (40) foot rear yard setback requirement. PROPOSED LAND USE: Expansion of a mini-warehouse facility is planned. Warehouse use is permitted in an 0-2 District for a permitted use provided the warehouse does not exceed twenty-five (25) percent of the gross floor area of individual tenant office space. If this restriction cannot be met, then the use may be allowed by Conditional Use. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning and land uses conform to the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for light industrial uses. The proposed zoning and land uses are compatible with and representative of existing and anticipated area development. Co The development standards of the Zoning Ordinance and proffered conditions further ensure land use compatibility 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.) CONDITION (STAFF/CPC) In conjunction with approval of this request, a twenty (20) foot exception to the forty (40) foot rear yard setback requirement shall be granted. (P) PROFFERED CONDITIONS (STAFF/CPC) 1. (STAFF/CPC) 2. (STAFF/CPC) 3. (STAFF/CPC) 4. (STAFF/CPC) 5. (STAFF/CPC) 6. Master Plan. The site plan prepared by J. Calvin Holcombs, entitled "Phases Three & Four, Huguenot-Robious Mini Storage, Chesterfield County, VA" dated November 12, 1998 shall be considered the Master Plan. Architecture. Any structure 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 Tax ID 741-715-5012. Plans and elevations depicting this requirement shall be submitted to the Planning Department for review and approval at time of site plan review. No Business Operation. No tenant or customer of any mini-storage warehouse unit located on the Property shall be allowed to operate a business on the site. Use. Permitted uses shall be limited exclusively to a mini-storage warehouse facility and one additional dwelling unit for the owner/operator of the business. Hours of Operation. The mini-storage warehouse facility shall not be open to the public between the hours of 9:00 p.m. and 7:00 a.m. 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-developed 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. 2 99SN0183/WP/FEB24M (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 10. 11. 12. Screenillg. 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 buildln? at the eastern end of the Phase Four portion of the development as shown on the Master Plan. such openings shall be screened by a wall made of a material compatible to that of the buil.d, lngs, 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. 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. Prohibition on Materials Stored. No mini-storage warehouse facility shall permit the storage of flammable, hazardous, radioactive, illegal or any other similar materials on site. Severance. The unenoforceability, 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. 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. Public Utilities. The public waste water system shall be used. Additional Landscaping. Prior to the issuance of a certificate of occupancy for Phase Four as shown on the Master Plan, 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 3 99SN0183/WP/FEB24M 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. GENERAL INFORMATION The south line of the Norfolk Southern Railroad right-of-way, west of Cranbeck Road. Tax ID 741-714- Part of 6684 (Sheet 3). Existing Zoning: A Size: 3.8 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North South East West - A, R-40 and 0-2 with Conditional Use Planned Development; Norfolk Southern Railroad right-of-way, Belgrade (a mixed use development) and public/semi- public (church) - A; Vacant - A and 0-2; Single family residential or vacant - I-1; Industrial (mini-warehouse facility) Public Water System: There is an existing sixteen (16) inch water line extending along the north side of West Huguenot Road, adjacent to the request site. In addition, there is an existing eight (8) inch water line approximately 230 feet west of the request site and serving the existing Huguenot-Robious Mini-Storage. Use of the public water system is required by County Code. 4 99SN0183/WP/FEB24M Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along a portion of Cranbeck Road, approximately 700 feet southeast of the request site. In addition, there is an existing eight (8) inch wastewater collector along a portion of Robious Road approximately 800 feet southwest of the request site. Use of the public wastewater system is intended and has been proffered. (Proffered Condition 11) ENVIRONMENTAl. Drainage and Erosion: This site drains in two (2) directions. A small portion of the site drains to the existing mini-warehouse facility to the west and then via storm sewers and tributaries to Falling Creek. The rear portion drains to the east to Powhite Creek via several tributaries. There are no existing off-site drainage problems for that portion of the property which drains to the existing mini-warehouses; however, that portion of the property does drain into the 60/147 Drainage District and will be subject to a pro-rata fee for drainage improvements within the District. For the portion of the property draining to the east toward Greenfield Subdivision, drainage and erosion problems currently exist through Greenfield Subdivision for which there is an active Capital Improvement Project. The improvements are designed to move the 100-year floodplain away from the adjacent homes and to retard the severe erosion that has occurred over the years. Construction of this project is anticipated to commence in the Fall of 1999, once permits are received and easements obtained. Overall, the site is extremely flat with the rear portion of the property draining to the north under Cranbeck Road, adjacent to the railroad tracks, and then proceeding behind the lots in Cranbeck Subdivision prior to reaching Greenfield Subdivision. The outfall paralleling the railroad begins at the terminus of a fifteen (15) inch pipe located under Cranbeck Road. This pipe is currently blocked and is not functioning properly; however, because the majority of the property draining to this culvert is undeveloped, the road does not appear to flood. The area downstream of the pipe to the rear of approximately five (5) lots in Cranbeck Subdivision is very flat and shallow, and does not appear to be capable of containing the 10-year storm. The fifteen (15) inch pipe does not appear to be adequate for passing a 10-year storm from the upstream drainage area. Due to the extreme flamess of Cranbeck Subdivision, additional runoff would subject these lots to periodic, minor flooding. The applicant has proffered that stormwater runoff will be retained based on the 10-year post-development rate and released based on the 2-year pre-development rate, and the 100- 5 99SN0183/WP/FEB24M year post-development rate stored while releasing at a 100-year pre-development rate. This condition may be modified at the request of the developer by the Department of Environmental Engineering at time of site plan review. (Proffered Condition 6) Water Quality.: The applicants have agreed that any facilities for water quantity or quality control would be landscaped or improved so as to become visual enhancements and amenities to any development on the property. (Proffered Condition 10) pUBLIC FACILITIES Fire Service: This property is currently served by the Bon Air Fire/Rescue Station, Company Number 4 and Forest View Rescue Squad. During the plans review process, the need for fire hydrants and quantity of water for fire protection will be evaluated. Transportation: The applicant has proffered that the only use developed on the property will be a mini- storage warehouse facility and a second dwelling for the owner/operator of the business (Proffered Condition 4). Based on mini-storage warehouse facility trip rates, development could generate approximately 210 average daily trips. These vehicles will be distributed along- Robious Road which had a 1997 traffic count of 16,310 vehicles per day. Development must adhere to the Development Standards Manual in the Zoning Ordinance, relative to access and internal circulation (Division 5). At time of site plan review, specific recommendations will be provided regarding internal circulation. 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 uses. Area Development Trends: Adjacent property to the north is zoned A, R-40 and 0-2 and is occupied by the Norfolk Southern Railroad and Huguenot Road rights-of-way, the Belgrade 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 6 99SN0183/WP/FEB24M located on adjacent property to the west. The Plan anticipates non-residential development continuing in the area transitioning to residential land uses east of Cranbeck Road. 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. 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. Architectural Treatmer~'~: 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. The applicant has further agreed that development 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. (Proffered Condition 2) 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 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. 7 99SN0183/WP/FEB24M Hours of Operation: The applicant has agreed to limit the hours of operation of any mini-storage warehouse facility developed on 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 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. (Proffered Condition 7) The applicant has also proffered that no mini-storage warehouse facility will permit the storage of flammable, hazardous, radioactive, illegal or any other similar materials on site (proffered Condition 8) and that no tenant or customer of any mini-storage warehouse unit will be allowed to operate a business on the site. (proffered Condition 3) CONCLUSIONS The proposed zoning and land uses conform to the Northern Area Land Use and Transportation Plan which suggests the property is appropriate for light industrial uses and are compatible with, and representative of, existing and anticipated area development. In addition, the development standards of the Zoning Ordinance and proffered conditions further ensure land use compatibility with area development. Given these considerations, approval of this request is recommended. CASE HISTORY Applicant (1/15/99): The applicant submitted Proffered Condition 12 in response to an adjacent property owner's concern relative to landscaping adjacent to the rear property line. 8 99SN0183/WP/FEB24M Planning Commission Meeting (1/19/99): The applicant accepted the recommendation. There was no opposition present. The applicant agreed to a modification of Proffered Condition 7 to require screening walls between the ends of buildings at the eastern end of Phase Four. On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended approval of this request subject to the condition and acceptance of the proffered conditions on pages 2 through 4. AYES: Unanimous. The Board of Supervisors, on Wednesday, February 24, 1999, beginning at 7:00 p.m., will take under consideration this request. 9 99SN0183/WP/FEB24M ,] 0 LS Zc BELLGRADE r_/ C V CRANBROOK 99SN0183 REZ. A TO 02 ~ ~ 3W/C.U. I~ C.U.P.D.~,,"" I # Iltu l;.~,,l' ' I ~., 'Il ".,. 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