98SN0222.PDFMay 27, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0222
Stor-All Properties, Inc.
Matoaca Magisterial District
South line of Hull Street Road
REQUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USE:
The applicam has agreed to limit uses to a self-service storage facility with an
accessory office and dwelling unit for its manager and to the uses permitted in the
Corporate Office (0-2) District. (Proffered Condition 1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCE~ANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform with the .Upper Swift Creek Plait 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
further insure compatibility with existing and anticipated area land uses and address
any negative impact the proposed uses may have on area development.
(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.
Use Restriction. The Property may only be used for a self-service
storage facility with an accessory office and dwelling unit for its
manager and such uses as are customarily accessory and incidental
thereto and uses permitted in an 0-2 zoning district.
(STAFF/CPC) 2.
Rear Yard Setback. No buildings, parking areas or drive aisles
(unless such drive aisles are otherwise required for emergency
vehicle purposes) shall be located south of the twenty (20) foot
AT&T easement granted in Deed Book 858, page 51.
(STAFF/CPC) 3.
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 buildings closest to the eastern,
southern and western boundary lines shall be generally parallel to
such boundary lines.
(STAFF/CPC) 4.
Prohibition on Materials Stored. No self-service storage facility
shall permit the storage of flammable, hazardous, radioactive,
illegal or any other similar materials on site.
(STAFF/CPC) 5.
Hours of Operation. The self-service storage facility shall not be
open to the public earlier than 6:00 a.m. nor later than 9:00 p.m.
Monday through Friday and no earlier than 9:00 a.m. nor later than
5:00 p.m. on_Saturdays and Sundays.
(STAFF/CPC) 6.
Site Plan Approval. Site plans shall be submitted for Planning
Commission review and approval as set forth in Section 19-269 of
the Zoning Ordinance. The developer shall notify the last known
President of the Deer Run Civic Association and the Community
Manager of the Brandermill Community Association on file with the
Planning Department at least twenty-one (21) days prior to the
Planning Commission's consideration of the site plan of the time
and date of site plan consideration.
(STAFF/CPC)
Timbering Restriction. With the exception of timbering to remove
dead or diseased trees which has been approved by the Virginia
State Department of Forestry, there shall be no timbering until a
2
98SNO222/WP/MA Y27IA
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
10.
land disturbance permit has been obtained from the Environmental
Engineering Department.
Transportation.
ao
Prior to any site plan approval, one hundred (100) feet of
right-of-way on the south side of Route 360, measured from
the centerline 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.
Direct access to Route 360 shall be limited to one (1)
entrance/exit, located toward the eastern property line. The
exact location of this access shall be approved by the
Transportation Department. Prior to any site plan approval,
an access ea§ement, acceptable to the Transportation
Department, shall be recorded across the Property to ensure
shared use of this access with the adjacent property to the
east.
Prior to the issuance of an occupancy permit, an additional
lane of pavemem shall be constructed along the eastbound
lanes of Route 360 for the entire property frontage. The
developer shall dedicate to Chesterfield County, flee and
unrestricted, any additional right-of-way (or easements)
required for this road improvement.
Outside Storage. There shall be no outside storage of materials or
goods on the Property.
Site Plan and Elevations, Development of the Property for a self-
service storage facility, shall be in substantial conformance with (i)
the architectural appearance and materials shown on the elevations
dated May 8, 1998, prepared by Gregory Anderson, PA., Architect
attached hereto as Exhibit A; provided, however, that the portions
of the building closest and parallel to Hull Street Road and facing
Hull Street Road which are of metal siding, shall be modified to
include shutters such as are shown on "Side Elevation (View from
West Side)" on Exhibit A; and (ii) the conceptual site plan dated
April 8, 1998, prepared by Gregory Anderson, PA., Architect
attached hereto as Exhibit B, Unless otherwise approved by the
Planning Conunission at the time of Site Plan review.
3 98SN0222/WP/MAY27IA
(STAFF/CPC) 11.
(STAFF/CPC) 12.
i_Ljghlillg. All exterior lighting for a self-service storage facility
shall be low sodium vapor. Building mounted lighting shall be
positioned below the roof line so as to minimize the impact of such
lighting on any adjacent property.
Building Height. Except for any office/manager's quarters, no self-
service storage building shall exceed the lesser of one (1) story or
fifteen (15) feet in height above grade to the roof, exclusive of
mechanical equipment, chimneys or other architectural design
features.
(STAFF/CPC) 13.
(STAFF/CPC) 14.
(STAFF/CPC) 15.
Signage. Any free standing signs shall be monument style and, if
lighted, internally lit.
Tree Retention. Within the setback from Hull Street Road, trees
shall be preserved in accordance with the requirements of Section
19-518(d) of the Development Standards Manual; provided,
however, that the trees to be retained shall be those having a caliper
of six (6) inches or greater.
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.
GENERAL INFORMATION
Location:
Fronts the south line of Hull Street Road, west of Mockingbird Lane.
and 4458 (Sheet 20).
Existing Zoning:
A
Size:
4.1 acres
Existing Land Use:
Vacant
4
GPIN 729-673-3149
98SN0222/WP/MAY27IA
Adjacent Zoning & Land Use:
North - C-3 with Conditional Use; Commercial or vacant
South - R-12; Single-family residential -
East - A, 0-2 and C-2; Vacant
West - C-2; Vacant
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. In addition, there is an existing twelve (12) inch
water line extending along the south side of Hull Street Road and ending approximately
500 feet west of the request site. Use of the public water system is required by County
Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending in an easement along the
southwest property line of the request site. Use of the public wastewater system is
required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains via storm sewers through Deer Run Subdivision to a tributary of. Swift
Creek then to the James River. There are no existing or anticipated on- or off-site drainage
or erosion problems. It may be necessary 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 7). This will insure that proper erosion control measures
are in place prior to any timbering and related land disturbance.
The self-service storage facility may generate more drainage than originally anticipated
when Deer Run Subdivision was developed. If engineering indicates existing storm sewers
are inadequate, a storm water quantity control device may be necessary.
5 98SN0222/WP/MAY27IA
PUBLIC FACIL~IES
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 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
generate approximately 570 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 130 average daily trips. These vehicles will
be distributed along Hull Street Road (Route 360) which had a 1997 traffic count of 37,875
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 8.a.)
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 that direct access to Route
360 will be limited to one (1) entrance/exit, located towards the eastern property line
(Proffered Condition 8.b.). This proffer requires that an access easement be recorded
across the property to allow shared use of the approved access to Route 360 with the
adjacent property to the east.
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 8.c.)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
6
98SNO222/WP/MA Y27IA
LAND USE
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 negative
impact on area development.
Area Development Trends:
This portion of the Hull Street Road Corridor is characterized by a mixture of commercial
and office land uses. Property to the north has been developed for commercial uses as part
of Harbour Pointe Shopping Center or is vacant while adjacent property to the south is
developed for residential use in Deer Run Subdivision. Adjacent property to the east and
west is zoned for agricultural, commercial and office use and remains vacant. The Plan
anticipates a mixture of commercial and office uses to continue along this portion of the
Hull Street Road Corridor.
Site Design:
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.
Proffered conditions require that any self-storage facility be developed generally in ac, cord
with the attached site plan unless modified by the Planning Commission (Proffered
Condition 10). The applicant has further agreed that there will be no buildings, parking
or drive aisles (unless such drive aisles are required for emergency vehicle use) located
south of the twenty (20) foot AT&T easement on the property. (Proffered Condition 2)
Proffered Condition 6, as submitted by the applicant, will require the site plans to be
approved by the Planning Commission and the developer to notify the last known President
of the Deer Run Civic Association and the Community Manager of the Brandermiil
Community Association on file with the Planning Department at least twenty-one (21) days
prior to the Planning Commission's public hearing of the time and date of the hearing.
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
7 98SN0222/WP/MAY27IA
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.
The applicant has further agreed that development of the property for a self-service storage
facility will be in substantial conformance with the plans unless otherwise approved by the
'Planning Commission at the time of site plan review and elevations submitted with the
application (Proffered Condition 10). In addition the applicant has agreed that, except for
any office/manager's quarters, no self-service storage building shall exceed the lesser of
one (1) story or fifteen (15) feet in height above grade. (Proffered Condition 12)
The applicant has agreed that any freestanding signs will be monument style and, if
lighted, will be internally lit. (Proffered Condition 13)
Buffers & Screenine:
The Development Standards Manual 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, 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. 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 3)
The applicant has also proffered that there will be no outside storage of materials or goods
on the property (Proffered Condition 9) and that no self-service storage facility will permit
the storage of flammable, hazardous, radioactive, illegal or any other similar materials on
site (Proffered Condition 4).
The applicant, has further agreed t_o preserve all trees six (6) inches or greater in caliper
within the setback from Hull Street Road in accordance with the requirements of Section
98SN0222/WP/MAY27IA
19-518 (d) of the Development Standards Manual (Proffered Condition 14). The
Ordinance only requires retention of trees eight (8) inches or greater in caliper.
Lighting:
In addition to Ordinance requirements relative to lighting, the applicant has agreed that all .
exterior lighting used for a self-service storage facility will be low sodium vapor and that
building mounted lighting will be positioned in such a manner as to minimize the impact
on any adjacent property. (Proffered Condition 11)
Hours of Operation:
The applicant has proffered that the self-service storage facility will not be open to the
public between the hours of 9:00 p.m. and 6:00 a.m. Monday through Friday and 5:00
p.m. and 9:00 a.m. on Saturdays and Sundays. (Proffered Condition 5)
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 any negative impact the
proposed uses may have on area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/19/98):
The applicant accepted the recommendation. There was no opposition present.
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 through 4.
AYES: Unanimous.
9 98SN0222/WP/MAY27IA
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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98SNO222/WP/MA Y27IA
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EXHIBIT B_
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98SN0222
In Matoaca Magisterial District, STOR-ALL PROPERTIES, INC.
requested rezoning and amendment of zoning district map from
Agricultural (A) to General Business (C-5) . The applicant
has agreed to limit uses to office warehouse use and uses
permitted 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 mixed use corridor
use. This request lies on 4.1 acres fronting approximately
400 feet on the south line of Hull Street Road, approximately
950 feet west of Mockingbird Lane. GPIN 729-673-3149 and
4458 (Sheet 20).
Mr. Jacobson presented a summary of Case 98SN0222 and stated
that the Planning Commission and staff recommend approval and
acceptance of the proffered conditions. He noted the request
conforms to the Upper Swift Creek Plan.
Mr. Jim Theobold, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
5/27/98 98-375
On motion of Mrs. Humphrey, seconded by Mr. Warren, the Board
approved Case 98SN0222 and accepted the following proffered
conditions:
Use Restriction. The Property may only be used for a
self-service storage facility with an accessory office
and dwelling unit for its manager and such uses as are
customarily accessory and incidental thereto and uses
permitted in an 0-2 zoning district.
Rear Yard Setback. No buildings, parking areas or
drive aisles (unless such drive aisles are otherwise
required for emergency vehicle purposes) shall be
located south of the twenty (20) foot AT&T easement
granted in Deed Book 858, page 51.
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 buildings closest to the eastern,
southern and western boundary lines shall be generally
parallel to such boundary lines.
Prohibition on Materials Stored. No self-service
storage facility shall permit the storage of flammable,
hazardous, radioactive, illegal or any other similar
materials on site.
Hours of Operation. The self-service storage facility
shall not be open to the public earlier than 6:00 a.m.
nor later than 9:00 p.m. Monday through Friday and no
earlier than 9:00 a.m. nor later than 5:00 p.m. on
Saturdays and Sundays.
Site Plan Approval. Site plans shall be submitted for
Planning Commission review and approval as set forth in
Section 19-269 of the Zoning Ordinance. The developer
shall notify the last known President of the Deer Run
Civic Association and the Community Manager of the
Brandermill Community Association on file with the
Planning Department at least twenty-one (21) days prior
to the Planning Commission's consideration of the site
plan of the time and date of site plan consideration.
Timbering Restriction. With the exception of timbering
to remove dead of diseased trees which has been
approved by the Virginia State Department of Forestry,
there shall be no timbering until a land disturbance
permit has been obtained from the Environmental
Engineering Department.
8. Transportation.
Prior to any site plan approval, one hundred
(100) feet of right-of-way on the south side
of Route 360, measured from the centerline 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.
Direct access to Route 360 shall be limited to
one (1) entrance/exit, located toward the
5/27/98 98-376
10.
eastern property line. 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 east.
Prior to the issuance of an occupancy permit,
an additional lane of pavement 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 easements) required for this
road improvement.
Outside Storaqe. There shall be no outside storage of
materials or goods on the Property.
Site Plan and Elevations. Development of the Property
for a self-service storage facility shall be in
substantial conformance with (I) the architectural
appearance and materials shown on the elevations dated
May 8, 1998, prepared by Gregory Anderson, PA.,
Architect attached hereto as Exhibit A; provided,
however, that the portions of the building closest and
parallel to Hull Street Road and facing Hull Street
Road which are of metal siding, shall be modified to
include shutters such as are shown on "Side Elevation
(View from West Side)" on Exhibit A; and (ii) the
conceptual site plan dated April 8, 1998, prepared by
Gregory Anderson, PA., Architect attached hereto as
Exhibit B, unless otherwise approved by the Planning
Commission at the time of Site Plan review.
11.
12.
13.
14.
Lighting. Ail exterior lighting for a self-service
storage facility shall be low sodium vapor. Building
mounted lighting shall be positioned below the roof
line so as to minimize the impact of such lighting on
any adjacent property.
Building Height. Except for any office/manager's
quarters, no self-service storage building shall exceed
the lesser of one (1) story or fifteen (15) feet in
height above grade to the roof, exclusive of mechanical
equipment, chimneys or other architectural design
features.
Signage. Any free standing signs shall be monument
style and, if lighted, internally lit.
Tree Retention. Within the setback from Hull Street
Road, trees shall be preserved in accordance with the
requirements of Section 19-518(d) of the Development
Standards Manual; provided, however, that the trees to
be retained shall be those having a caliper of six (6)
inches or greater.
5/27/98 98-377
15.
Ayes:
Nays:
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.
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-378