Loading...
98SN0217.PDFREQUEST ANALYSIS AND RECOMMENDATION May 27, 1998 BS 98SN0217 Mascot Self Storage, L.C. REQUEST: Midlothian Magisterial District East line of Huguenot Road Rezoning from Corporate Office (0-2) to Light Industrial G-l). PROPOSED LAND USE: The applicant has agreed to limit uses to office/warehouse use (a self storage facility) and to the permitted uses in the Corporate Office (0-2) District. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed land uses conform to the Hu_tmenot/Robious/Midlothian Area Plan which suggests the property is appropriate for regional mixed use to include a mixture of integrated office parks, regional shopping centers, light industrial parks and/or higher density residential uses. The Plan also suggests that uses should be compatible with adjacent uses, and provide transitional features and land uses compatible with surrounding residential areas. The Plan states that offices, higher density housing, churches or other similar uses should be located between more intense commercial or light industrial uses and surrounding residential areas. Corporate Office (0-2) uses conform to the Plan. Office/warehouse uses properly designed also would provide appropriate land use transitions. Bo This portion of Huguenot Road is characterized mainly by office use. The proposed office/warehouse with the proffered conditions will generally appear as an office-type use. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) 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 only uses permitted on the property shall be for office warehouses (i.e., self-storage facilities, mini-warehouses, mini- storages) and those uses allowed in the Corporate Office (0-2) District. (STAFF/CPC) 2. No tenant or customer of any office warehouse (i.e., self-storage unit) located on the property shall be allowed to operate a business on the site. (STAFF/CPC) 3. Any office warehouse use shall not be open to the public between the hours of 10:00 P.M. and 7:00 A.M. (STAFF/CPC) 4. Any office warehouse facility shall be constructed generally as represented by the site plan, prepared by Menze Buildings, dated 3- 9-98, and the artist's rendering both of which are submitted with the application. Provided, however, the roofline of the one story warehouse units shall employ a roofline compatible with that of the office and three (3) story building and that measures such as solid fencing shall be employed to screen the warehouse loading doors from Huguenot Road. (STAFF/CPC) 5. Any building-other than an office warehouse building shall have a colonial architectural style compatible with the colonial architectural style that predominates along the Huguenot Road corridor. The exact architectural style and materials shall be approved at the time of site plan review. (STAFF/CPC) 6. Prior to any site plan approval, sixty (60) feet of right of way on the east side of Huguenot Road, measured from the centerline of that part of Huguenot Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. 2 98SN0217/WP/MAY27F (STAFF/CPC) 7. (STAFF/CPC) 8. Location: Direct access, to Huguenot Road shall be limited to one (1) entrance/exit. This access shall be located towards the southern property, and shall be shared with the adjacent property to the south. The exact location of this access shall be approved by the Transportation Department. Prior to any site plan approval, an access easement, acceptable to the Transportation Department, shall be recorded across the property to ensure shared use of this access with the adjacent property to the south. Prior to issuance of an occupancy permit, additional pavement shall be constructed along the northbound lanes of Huguenot Road to provide an additional lane of pavement from the Green Spring Road intersection to the southern property line, plus a right turn lane at the approved access. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right of way (or easements) required for this improvement. GENERAl, INFORMATION Fronts the east line of Huguenot Road, south of Green Spring Road. GPIN 739-712-7240 (Sheet 7). Existing Zoning: 0-2 with Conditional Use Size: 3.5 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - 0-2 with Conditional Use; Proposed suburban lodge South - A and 0-2; Office or single family residential East - C4; Commercial West - 0-2; Office 3 98SN0217/WP/MAY27F UTILITIES Public Water System: There is an existing eight (8) inch water line extending along the east side of Huguenot Road, adjacent to the request site. Use of the public water system is required by County Code. P~blic Wastewater System: There is an existing ten (10) inch wastewater collector extending in an easement along the east side of Huguenot Road adjacent to the request site. Use of the public wastewater system is required by County Code. ENVIRONMENTAL Drainage and Erosion: The property drains via storm sewer, paved ditch and tributaries to Falling Creek. There are no existing or anticipated on- or off-site drainage or erosion problems. The plans for the proposed development on adjacent property to the north provide an outfall for 0-2 development on the property. If the proposed self storage facility increases runoff beyond that which is planned for, off-site easements and improvements to control the increased runoff may be necessary. The property is located in the Routes 60/147 Drainage District. Prior to the release of a building permit, the developer must pay a pro-rata share of the cost of drainage improvements in the district. PUBLIC FACILITIES Fire Service: This property is currently served by the Bon Air Fire/Rescue Station, Company Number 4 and Forest View 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 for ingress/egress for emergency equiPment and designation of fire 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 general office trip rates, development could 4 98SN0217/WP/MAY27F generate approximately 500 average daily trips. The applicant intends to develop the property for a self-service storage facility. Based on mini-warehouse trip rates, development could generate approximately 350 average daily trips. These vehicles will be distributed along Huguenot Road which had a 1997 traffic count of 35,777 vehicles per day. In December 1994, the Board of Supervisors approved a zoning request for Corporate Office (0-2) use on 6.5 acres (Case 95SN0168), located in the southeast corner of the Green Spring/Huguenot Roads intersection. The subject property (3.5 acres) was part of that original zoning case. In conjunction with that zoning approval, the Board of Supervisors accepted several proffered conditions relative to transportation that included right of way dedication, access control and construction of road improvements along Huguenot Road. The current applicant has proffered conditions similar to those accepted with approval of Case 95SN0168. The Thoroughfare Plan identifies Huguenot Road as a major arterial with a recommended right of way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60) feet of right of way, measured from the centerline of Huguenot Road, in accordance with that Plan. (Proffered Condition 6) 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 Huguenot Road, should be controlled. The applicant has proffered that direct access from the property to Huguenot Road will be limited to one (1) entrance/exit located towards the southern property line (Proffered Condition 7). The proffer requires that an access easement be recorded across the property to allow shared use of the approved access to Huguenot Road with the adjacent property to the south. 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 Huguenot Road from the Green Spring Road intersection to the southern property line, plus a right mrn lane at the approved access. 0~roffered Condition 8) At time of site plan review, specific recommendations will be provided regarding access and internal circulation. Comprehensive Plan: Lies within the boundaries of the Hug~en0t/R01pious/Midlothian Area Plan which suggests the property is appropriate for regional mixed use. Appropriate uses include a mixture of integrated office parks, regional shopping centers, light industrial parks and/or higher 5 98SN0217/WP/MAY27F density residential uses. The Plan notes that the regional area should be designed to be compatible with adjacent uses, and provide transitional features and land uses compatible with surrounding residential areas. The Plan states that offices, higher density housing or other similar transitional use should be located between more intense commercial or light industrial uses and surrounding residential areas. Area Development Trends: This portion of the Huguenot Road Corridor is characterized by a mixture of commercial, office and residential land uses. Property to the north has site plan approval for a Suburban Lodge Motel while adjacent property to the south is developed for office or single family residential use. It is anticipated that the single family residential (Agricultural (A)) parcel will eventually be developed for office-type uses. Commercial development has occurred on adjacent property to the east and office development to the west. On December 14, 1994, the Board of Supervisors approved rezoning to Corporate Office (0-2) with Conditional Use to permit banks and savings and loan associations on the request property and on adjacent property to the north (Case 95SN0168). With approval of Case 95SN0168 proffered conditions were accepted which addressed architectural style, utilities, environmental engineering and transportation concerns as well as use restrictions. The request property lies within an Emerging Growth Area. Redevelopment of the site or new construction must conform to the requirements of the Development Standards Manual which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. With respect to office/warehouse use, the applicant l~as proffered that the facility will generally have a site designed as depicted on the attached plan. It should be noted that the plan will have to be modified to accommodate a required twenty (20) foot setback adjacent to the Agricultural (A) parcel to the south. The twenty (20) foot setback may be reduced to ten (10) feet at such time the Agricultural (A) parcel is zoned for a non-residential use or it will be necessary to obtain a Variance if less than a twenty (20) foot setback is desired. Architectural Treatment: The applicant has proffered a condition which would require any office warehouse facility to be constructed generally as represented by the plans submitted with the application (Proffered Condition 4). The applicant has also proffered that any Corporate Office (0-2) building would have a colonial architectural style (Proffered Condition 5). Further, within 98SN0217/WP/MAY27F Emerging Growth Areas, no building exterior which would be visible to any agricultural, residential, townhouse residential, multi-family residential, 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, townhouse residential, multi-family residential or 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. Buffers & Screening: The Development Standards Manual reqnires 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, dense evergreen plantings or architectural feature, and 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 prohibited and from public rights of way. CONCLUSIONS The proposed land use conforms to the Hu_m~enot/Robious/Midlothian Area Plan which suggests the property is appropriate for regional mixed use. Appropriate uses include a. mixture of integrated office parks, regional shopping centers, light industrial parks and/or higher density residential uses. Corporate Office (0-2) uses comply with the Plan. The office warehouse uses, properly designed as proffered by this application, will provide an appropriate land use transition. Given these considerations, approval of this request is recommended. CASE HISTORY Planmng Commission Meeting (5/19/98): The applicant accepted the recommendation. There was no opposition present. 7 98SN0217/WP/MAY27F On motion of Mr. Shewmake, 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, May 27, 1998, beginning at 7:00 p.m., will take under consideration this request. 98SN0217/WP/MAY27F SOR *0-2 Z¢ ZG C-3 OLDE. C_OACH !VILLAGE Z¢ DR. KOGER 98SN02 REZ: 0-2_ TO ~.7 F / / / :- ~/85N0 Z. I'/- ! 'El- qa,SNoz/7-Z. 98SN0217 In Midlothian Magisterial District, MASCOT SELF STORAGE, L. C. requested rezoning and amendment of zoning district map from Corporate Office (0-2) to Light Industrial (I-l) . The applicant has agreed to limit uses to office warehouse use and to the permitted uses in the Corporate Office (0-2) District. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for regional mixed uses. This request lies on 3.5 acres fronting 5/27/98 98-371 approximately 275 feet on the east line of Huguenot Road, approximately 225 feet south of Greenspring Road. GPIN 739- 712-7240 (Sheet 7). Mr. Jacobson presented a summary of Case 98SN0217 and stated that the Planning Commission and staff recommend approval and acceptance of the proffered conditions, including a requirement that a mini-self storage use have an office-like appearance. He noted that the request conforms to the Huguenot/Robious/Midlothian Area Plan. Mr. Amdy Duke stated that the recommendation is acceptable. He displayed a picture of the proposed self storage facility. There was no opposition present. On motion of Mr. Barber, seconded by Mr. Warren, the Board approved Case 98SN0217 and accepted the following proffered conditions: The only uses permitted on the property shall be for office warehouses (i.e., self-storage facilities, mini-warehouses, mini-storages) and those uses allowed in the Corporate Office (0-2) District. No tenant or customer of any office warehouse (i.e., self-storage unit) located on the property shall be allowed to operate a business on the site. Any office warehouse use shall not be open to the public between the hours of 10:00 P.M. and 7:00 A.M. Any office warehouse facility shall be constructed generally as represented by the site plan, prepared by Menze Buildings, dated 3-9-98, and the artist's rendering both of which are submitted with the application. Provided, however, the roofline of the one story warehouse units shall employ a roofline compatible with that of the office and three (3) story building and that measures such as solid fencing shall be employed to screen the warehouse loading doors from Huguenot Road. Any building other than an office warehouse building shall have a colonial architectural style compatible with the colonial architectural style that predominates along the Huguenot Road corridor. The exact architectural style and materials shall be approved at the time of site plan review. Prior to any site plan approval, sixty (60) feet of right of way on the east side of Huguenot Road, measured from the centerline of that part of Huguenot Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. Direct access to Huguenot Road shall be limited to one (1) entrance/exit. This access shall be located towards the southern property, and shall be shared with the adjacent property to the south. The exact location of this access shall be approved by the Transportation Department. Prior to any site plan approval, an 5/27/98 98-372 Ayes: Nays: access easement, acceptable to the Transportation Department, shall be recorded across the property to ensure shared use of this access with the adjacent property to the south. Prior to issuance of an occupancy permit, additional pavement shall be constructed along the northbound lanes of Huguenot Road to provide an additional lane of pavement from the Green Spring Road intersection to the southern property line, plus a right turn lane at the approved access. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right of way (or easements) required for this improvement. Humphrey, Warren, Barber, Daniel, and McHale. None. 5/27/98 98-373