03SN0315-Nov 25.pdf~,. ........ 15, ~nn~ CPC
November 25, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03 SN0315
William Sowers
Clover Hill Magisterial District
South line of Genito Road and East line of Warbro Road
REQUEST: Rezoning from Agricultural (A) to Light .Industrial (I-l) with Conditional Use to
permit outside storage.
PROPOSED LAND USE:
Light indUstrial uses with outside storage, except as restricted by Proffered Condition
9, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land use conform to the Powhite Route 288 Development
Area Plan which suggests the request property is appropriate for light industrial uses.
Bo
Existing development standards and proffered conditions further ensure land use
compatibility with existing, and anticipated 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.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
COMMISSION. CONDITIONS WITH ONLY A "STAFF"ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDI~ONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. Public water and wastewater shall be used. (U)
(STAFF/CPC) 2.
(STAFF/CPC) 3.
Except for timbering approved by the 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 from the Environmental Engineering Department
and the approved devices installed. (EE) .
Direct access from the property to Genito Road shall be limited to one
(1) entrance/eXit and access from the property to warbro Road shall_
be limited to two (2) entrances/exitS: The exact lOcation of these
accesses shall be approved by the TranspOrtation Department. (T)
(STAFF/CPC) 4.
(STAFF/CPC) 5.
Forty-five (45) feet of right ofwayonthe soUth side of Genito ROad
and thirty-five (35) feet of right of way.on the east side of Warbro
Road, measured from the centerline of:those roads immediately
adjacent to the property, shall be dedicated, free-and unrestricted, to
and.for the benefit of Chesterfield County: (T)
Prior to the release of the first .building permit for any development
with access to Genito Road, an access easement acceptable to the
TransportationDepartment shall be recorded:from Genito ROad to the
parcel identified as Tax ID 737-687-t924~ (T)
(STAFF/CPC) 6.
To provide an-adequate roadway system at the time of complete
development, the owner/developer Shall be responsible for' the
following:
Construction of additional pavement alOng Warbro Road at
each approved access to provide right: and-left turn lanes, if
warranted, based on Transportation Department standards;
Construction of additional pavement.along Genito Road at the
approved access to provide a right mm. lane, if warranted,
based on Transportation Department standards;
Co
Relocation of the ditch to provide an adequate shoulder along
the east side of Warbro Road for the entire property frOntage;
03SN0315-NOV25zBOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
o
do
Dedication to Chesterfield County, free and unrestricted, of
any additional right-of- way (or easements) required for the
improvements identified above. In the event the develOPer is
unable to acquire any."off-site" right of way that is necessary
for the improvements described inProffered Condition 6, the
developer may request~ in writing, that the County acquire
such right-of- way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be
borne by the developer: In the event the County chooses not
to assist the developer in acquisition of the "off-site" right-of-
way, the developer shall be relieved of the obligation to
acquire the "off-site" right-of-way and shall provide the rOad
improvements within available right- of-way as determined by
the 'Transportation DeparUnent. (T)
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified'in Proffered Condition 6, shall be
submitted to and approved by the Transportation Department. (T)
Outside storage shall be permitted. Outside storage areas shall be
screened from any internal private roads. Screening shall be
accomplished by the use of durable opaque fences and gates
constructed of masonry pillars with solid sections made of
comparable materials to the principal building and using a design
compatible to the principal building. (P)
(Note: This requirement is in addition to the screening requirements
of'the Zoning Ordinance.)
Freestanding business signs shall be of a monument style. (P)
Each building exterior (all sides) shall be constructed with a Concrete
Masonry Unit (cMU), brick or metal with an Exterior Insulation
Finishing System (EIFS) finish for a height of eight (8) feet measured
from ground elevation (excluding openings for doors, windows or
similar features). Any building exterior which faces an unscreened
outside storage or loading area on an adjacent property, which faces
an on-site outside storage area serving the subject building that is
screened in accordance with Proffered Condition 8, or any building
exterior that is deemed to be adequately screened due to, but not
limited to, topography, vegetation or similar features shall not be
required to be constructed of the above materials provided the
architectural treatment of the side otherwise complies with the Zoning
Ordinance. (P)
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03SN0315-NOV25-BOS
(STAFF/CPC)
Location:
11.
(Note: This requirement is in addition to the 'architectural
requirements of the Zoning Ordinance.).
The following Light Industrial (I-1) uses.shall not be permitted:
1)
2)
3)
4)
5)
ConVerting paper to paperboard products, paperboard
containers and boxes.
Moving companies, to' include, but not limited to, hoUSehOlds
and businesses.
Paper recycling by the compaction method.
Recycling and processing rof.any material-permitted to be
manufactured in this district2
Wholesale greenhouses, hot houses and nurseries provided
that nothing except plant materials' is stored outside of a
completely enclosed build'rog: (P)
GENERAL INFORMATION
South line of Genito Road, east of Warbro Road, and east line of Warbro Road, south of
Genito Road. Tax IDs 736,686-8635 and 736-687-8633 (Sheet· 10).
Existing Zoning:
A
Size:
35.6 acres
Existing Land Use:
Vacant/wooded
Adjacent Zoning and Land Use:
North
South
East
West
- C-5 and I- 1 with Conditional Use Planned Development; Commercial, industrial or
vacant
- A with Conditional Use and. Conditional Use Planned:Development; Industrial or
vacant
- A with Conditional Use and I-1 with ConditiOnal Use Planned Development;
Commercial, industrial or vacant
- A with Conditional Use, A~ with Conditional Use Planned-Development, I-1 with
Conditional Use; Commercial, industrial, public/semi-pUblic or vacant
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03 SN0315-NOV25,BOS
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line at the intersection of Genito Road and South
Ridge Drive, approximately 400 feet east of the request site. In addition, there is an eight (8)
inch water line that extends across the eastern portion of the decommissioned Northern Area
Landfill and terminates adjacent to the western boundary of Warbro Road. This eight (8)
inch water line is adjacent to this site. Use of the public water system is intended and has
been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an exiSting twelve (12) inch wastewater trunk line that extends along a portion of the
eastern boundary of Warbro Road and terminates adjacent to the request site. Use of the
public wastewater system is intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains south under Warbro Road and then via tributaries to Swirl'Creek. The
property is heavily wooded and should not be timbered without first obtaining a land-
disturbance permit from the Environmental Engineering Department (Proffered Condition 2).
There are currently no on- or off-site drainage or erosion problems' with none anticipated
after development.
PUBLIC FACILITIES
Fire Service:
The Waterford Fire/Rescue Station, Company Number 16, currently provides fire protection
and emergency medical service. This request will haVe minimal impact on fire and
emergency medical service. Hydrant locations and access requirements will be evaluated at
the time of plans review.
Transportation:
The property (35.6 acres) is currently zoned'Agricultural (A): The applicant is requesting
rezoning from A to Light Industrial (I-1). This request will not limit the development to a
specific use; therefore; it is difficult to anticipate traffic generation. Based on light industrial
trip rates, development could generate 2,025 average dally trips. These vehicles would be
distributed along Genito Road and Warbro Road, which had 2002 traffic counts of 13,376
and 5}783 vehicles per day, respectively.
03 SN0315 -NOV25-BOS
The Virginia Department of. Transportation (VDOT) recently completed a project that
widened Genito Road to a four (4) lane divided roadway fromSouth Ridge Drive-to FoX
Chase Lane. Sections of Warbro Road have twenty-three (23) feet ofpavement with two (2)
fOot wide shoulders. The standard typical section for this type of roadway should be twenty-
four (24) feet of pavement, with eight (8) foot wide shoulders. The capacity of Warbro Road
is acceptable (Level of Service C)for the volume of traffic it currently carries.
The Thoroughfare Plan identifies Genito Road asa major arterial with a recOmmended right
of way width of ninety (90) feet, and Warbro Road as a collector with a recommended fight
of way width of seventy (70) feeti The applicant has proffered to dedicate forty-five (45) feet
of fight of way on the south side of Genito Road and thirty-five (35) feet of fight of way on
the east side of Warbro Road, measured from the eenteflines of both roads, in accordance
with that Plan. (Proffered Condition 4)
Development must adhere-to the Development Standards Manual in the Zoning Ordinance
relative 'to access and internal circulation (Division 5). Access to major arterials and
collectors, such as Genito Road and Warbro Road, ' should be controlled. The applicant has
proffered that direct access to Genito Road will be limited to one (i) entrance/exit, and
access to Warbro Road will be limited to two (2) entrances/exits (Proffered.Condition3). As
part of the Genito Road widening project, a crossover and left mm.lane.were constructed on
Genito Road to serve the subject property. The access to GenitO .Road will align this
crossover. TheZoning Ordinance requires owner(s) of properties adjacent to crossovers to
provide shared access with adjacent properties, as determined: by rthe Transportation
Department, by easements and/orpublic rights ofway. The applicant has proffered to record
an access easement from Genito Road, across the property, to the adjacent property to the
east. (Proffered Condition 5)
The traffic impact of this development must be addressed. The apPlicant has proffered to: 1)
construct a right mm lane on Genito Road at the approved access, based On Transportation
Department standards; 2) construct right and left turn-lanes on_ Warbro Road at each
approved access, based on TranSportation Department standards;and .3) relocate the ditch to
provide an adequate shoulder along Warbro Road for the entire property frontage (Proffered
Condition 6). Constructing the turn lanes may require the developer to acquire "off-site"
right of way. Proffered Condition 6 would allow the developer-to request that the County
acquire the off-site right of way as a public road improvement. All COsts associated with the
acquisition of the right of way will be borne by the Developer. According to the proffer, in
the event the County chooses not to assist the developer in-acquisition of the off-site right of
way, the developer will be reliex~ed of the obligation to acquire such right of way and will
only be required to provide road improvements that can be constructed within available right
of way.
At the time of site plan review, specific recommendations will be maderegarding access and
internal circulation.
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03 SN0315-NOV25-BOS
LAND USE
Comprehensive Plan:
The Powhite Route 288 Development Area Plan suggeststhe request property is appropriate
fOr light industrial use.
Area Development Trends:
Area properties are characterized by a mix of agricultural, industrial'and commercial zoning
and. have been developed for industrial, commercial or public/semi-public uses or remain
vacant. While the Plan suggests the area is appropriate for light industrial uses, with the
exception of the County's Warbro Athletic Complex, the area is generally characterized by
moderate and heavy industrial and cOmmercial land uses. However, recent zonings in the
area have attempted to steer future land uses to more light to moderate industrial uses, as is
evidenced by areas developing around theintersections of Route 288 and Warbro Road with
Hull Street Road. It is anticipated that light industrial uses will continue in this area as
recommended by the Plan.
Use Limitations:
This request for rezoning to Lightindustrial (I-1) includes a request for a Conditional Use to
permit outside storage. Outside' storage is not permitted by-fight in a Light Industrial (I-1)
District, but would be permitted if this request is approved subject to the screening
requirements as provided for in Proffered Condition 8.
In response to concems expressed by the Clover Hill Planning Commissioner, Proffered
Condition 11 prohibits certain Light Industrial (I-1) uses.
Site Design:
The request property lies within an Emerging Growth District Area. The Zoning Ordinance
specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and
screening of outside storage areas. The purpose of the Emerging Growth District Standards
is .to promote high quality,, well-designed projectS. Any neW development of the request
property will be subject to these Ordinance standards, except as provided herein relative to
architectural treatment and screening. (Proffered Conditions 8 and 10)
In. addition, Proffered Condition. 9 requires all freestanding business' signs to be of a
monUment style.
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03 SN0315-NOV25-BOS
Architectural Treatment:
As previously stated, the request property lies in an Emerging GrowthDistfict Area. Specific
standards apply to architectural treatment of buildings in these .areas which are intended to
provide for quality building construction.
A proffered condition further requires that each building exteri°r (all sides) shall be
constructed for a height of eight (8) feet measured from ground elevation (excluding
openings for doors, Windows orsimilar features) of Concrete Masonry Unit (CMU), brick or
metal with an Exterior Insulation Finishing System (EIFS) finish. The cOndition permits
certain exceptions from this treatment for building sides which face unscreened outside
storage or loading areas on adjacent properties, which face on-site storage areas that are
screened, or for building sides which are screened fromviewby topOgraphy, vegetation, etc.
(Proffered Condition 10)
Buffers and Screening:
As stated above, development of the request property must comply with Ordinance
requirements relative, to Site design, including buffers and screening...However, because
properties surrounding the request-property are also zoned to permit commercial and light
industrial uses where outside Storage is permitted, buffers and screening .are not required.
Therefore, compatibility obtained through the use of buffers and screening between the
proposed uses and a majority of the adjacent uses is not an issue. This compatibility isSue is a
concern along the Genito and warbro Roads and from intemal private roads (Proffered
Condition 8). In order to address.a concern of the Clover Hill Planning CommissiOner,
Proffered Condition 8 also specifies that screening shall be accomplished by the use of
durable opaque fences and gates constructed ofmasonryPillars with solid sections made of
comParable materials to ~the princiPal building and using a design compatible to the principal.
building.
CONCLUSIONS
The request-complies with the Powhite Route 288 Development Area Plan which suggests the
request property is appropriate for light industrial uses..Existing development standards and
proffered conditions further ensure land use compatibility with exiSting and anticipated area
development; ~ .
Given the foregoing, approval of this reqUest is recommended.
03 SN0315-NOV25-BOS
CASE HISTORY
Planning Commission Meeting (9/16/03):
The applicant accepted the recommendation. There was no opposition present.
On mOtion of Mr. Gulley, seconded by Mr. LittOn, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
Board of Supervisors Meeting (10/22/03):
On their own motion, the Board deferred this request to November 25, 2003, to allow the
applicant time to meet with area property owners and discuss the proposal.
Staff (10/23/03):
The applicant was advised in Writing that any new or revised information should be
submitted no later than October 28; 2003, for consideration at the Board?s November 25,
2003, public hearing.
The Board of Supervisors, on Tuesday, November 25, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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