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CASE NUMBER: 20SN0542 APPLICANT: Cross Tides Corporation
CHESTERFIELD COUNTY, VIRGINIA
Board of Supervisors (BOS) Public Hearing: MAY 27, 2020
BOS Time Remaining:
Planning Department Case Manager: HAROLD ELLIS (804-768-7592)
REQUEST Rezoning from Corporate Office District (O-2) to General
Business District (C-5) with Conditional Use Planned Development
(CUPD) to permit a warehouse (Self-storage facility). An exception
to the required rear buffer, and rear setback are requested.
Notes:
A. Conditions may be imposed, or the property owner may proffer
conditions. B. Proffered conditions, Textual Statement, Concept
Plan and Elevations (Exhibits 1 and 2) are located in
Attachments 1 - 4.
SUMMARY Development of an indoor self-storage facility (mini
storage/warehouse) and associated parking is planned. Such facility
is a use that is first permitted by right in the Light Industrial
(I-1) and General Business (C-5) Districts. The applicant is
proposing to proffer out all General Business (C-5), Regional
Business (C-4), and Community Business (C-3) uses other than the
proposed storage facility. The applicant is proposing a 35-foot
rear buffer and 35-foot rear setback, along the north side of the
property.
RECOMMENDATION
STAFF
APPROVAL • Architectural design of the facility results in a
development that blends well with nearby residential and
non-residential development • Potentially adverse impacts mitigated
with proffered conditions of approval
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Comprehensive Plan Classification: NEIGHBORHOOD BUSINESS
The designation suggests the property is appropriate for
neighborhood business, commercial uses that serve neighborhood-wide
trade areas. The size of individual stores is typically larger than
that found in a convenience business area, and typical uses could
include grocery stores, clothing stores, medical clinics, hardware
stores, restaurants or other uses that primarily serve weekly or
bi-weekly household needs.
Surrounding Land Uses and Development
Subject Property
Zoning History
Case Number Request 87SN0131 Approved (11/1987)
• Rezoning of 25 acres from Agricultural (A) and Residential (R-40)
to Office Business (O) and General Business (B-3) to facilitate a
planned office/commercial complex
Proposal
Development of a self-storage facility, to include accessory
parking, is planned. A conceptual site plan and elevations for the
facility are in Attachments 3 and 4. The facility is proposed to be
3- stories, with each story being 30,963 , for a total maximum
square footage of 92,889 square feet. A self-storage facility is a
use first permitted in General Business (C-5) and Light Industrial
(I-1) Districts, under the designation of a “warehouse” use. Uses
for this property would be limited to an indoor self-storage
warehouse use. No outside storage would be permitted. The following
provides an overview of the development:
General Overview Requirements Details
Master Plan
The Textual Statement serves as the Master Plan and outlines
exceptions to permit modified setback standards
• 35-foot rear buffer as opposed to required 100’
• 35-foot rear setback as opposed to required 40’
Uses Limit uses to indoor self-storage warehouse uses only. No
outside storage would be permitted.
Proffered Condition 1
Development Standards Uses developed according to Zoning Ordinance,
except as modified for buffers and setbacks.
Textual Statement
Buffers and Screening
• Buffers provided around the perimeter of the property, in
accordance with Exhibit 1, Attachment 3:
• Additional evergreen plantings along northern property line
Proffered Condition 7
Lighting No Zoning Ordinance deviations requested
Hours of Operation Limited to 6:00 AM to 9:00 PM, daily Proffered
Condition 8
COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Steve Adams
(804) 748-1037
[email protected]
The Comprehensive Plan, which includes the Thoroughfare Plan,
identifies county-wide transportation needs that are expected to
mitigate traffic impacts of future growth. The applicant is
requesting to rezone 2.1 acres from Corporate Office (O-2) to
General Business (C-5) restricted to a mini-storage facility only
(Proffered Condition 1). Based on the Concept Plan and mini
warehouse/storage trip rates, the development could generate
approximately 150 average daily trips (ADT). The vehicles generated
by this property will be distributed along Iron Bridge Road (Route
10), which had a VDOT 2018 traffic count of 23,000 vehicles per day
(Level-of-Service ‘C’). This request is anticipated to have a
similar impact as existing permitted uses on the property. Staff
supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Willie Gordon
(804) 674-2907
[email protected]
The application is proposing to install a self-storage facility
using the existing access on Greenyard Road and has no direct
impact to state right of way. VDOT has no comment at this time but
comments may be generated during the site plan review
process.
FIRE AND EMERGENCY SERVICES Staff Contact: Anthony Batten (804)
717-6167
[email protected]
When the property is developed, the number of hydrants, quantity of
water needed for fire protection, and access requirements will be
evaluated during the plans review process.
Nearby Fire and Emergency Medical Service (EMS) Facilities Fire
Station The Chester Fire Station, Company Number 1 EMS Facility The
Chester Fire Station, Company Number 1
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Existing Water and Wastewater Systems
Utility Type Currently Serviced
Water No 8” Yes Wastewater No 8” Yes
The subject property is located within the mandatory water and
wastewater connection areas for new non-residential structures. The
applicant has proffered connection to the public water and
wastewater systems. An 8” public water line is located on 10700
Iron Bridge Road, immediately east of the property. An 8” public
wastewater line is located along Greenyard Road to the north of the
property. An 8” private wastewater line extends south from
Greenyard Road into the adjacent development. The developer is
responsible for making the public wastewater system available to
the subject property for connection. This could include an
extension of the public main form Greenyard Road or a dedication of
the private wastewater line to the County. Should the latter be
pursued, the developer is advised that the County will not accept
dedication of the private wastewater line into the public system if
it is in any way sub-standard. The developer, at their cost, shall
be responsible for cleaning, inspecting, and repairing the private
wastewater line to meet County standards so it can be dedicated in
“like-new” condition. The owner of the private wastewater line
shall be required to dedicate wastewater easements to the County at
the time of acceptance of the wastewater line into the County
wastewater collection system. The Utilities Department supports
this case.
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ENVIRONMENTAL ENGINEERING Staff Contact: Rebecca Rochet (804)
748-1028
[email protected]
Geography The subject property generally drains from northeast to
southwest to an area of existing wetlands located in the southern
portion of the property. The wetlands drain west to unnamed
tributaries of Swift Creek. The entire property is located within
the Lower Swift Creek Watershed. Environmental Features A Resource
Protection Area (RPA) Designation for the property has been
submitted to and confirmed by the Department of Environmental
Engineering – Water Quality Section. There are no areas of RPA
within the property boundary. There is an area of wetlands in the
southern portion of the subject property. Wetlands shall not be
impacted without prior approval from the U.S. Army Corps of
Engineers and/or the Virginia Department of Environmental Quality.
Drainage The subject property drains west to unnamed tributaries of
Swift Creek. The existing downstream tributaries current experience
areas of erosion. Additional runoff upstream of these tributaries
has the potential to increase the erosion within the existing
streams due to the steep topography adjacent to the stream banks.
Therefore, the developer of the subject property shall provide
on-site detention/retention such that 50-year post-development peak
discharge rate shall not exceed the 10-year pre-development peak
discharge rate. The applicant has offered Proffered Condition 3 to
address this impact. Stormwater Management The development of the
subject property will be subject to the Part IIB technical criteria
of the Virginia Stormwater Management Program Regulations (VSMP)
Regulations for water quality and quantity.
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CASE HISTORY
Applicant Submittals
09/30/19 Application submitted 01/04/20 Site Plan and elevations
submitted 02/07 and 03/03/20
Textual statement, proffers, site plan, and elevations
submitted
Planning Commission 04/21/20 Citizen Comments:
No citizens spoke to the request. Recommendation – APPROVAL SUBJECT
TO THE CONDITIONS IN ATTACHMENT 1. Motion: Hylton Second: Owens
AYES: Hylton, Freye, Owens, Petroski, and Sloan
The Board of Supervisors on Wednesday, May 27, 2020, beginning at
6:00 p.m., will consider this request.
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April 9, 2020
Note: The following conditions are recommended by both the Planning
Commission and Staff.
The property owners and applicant in this rezoning case, pursuant
to Section 15.2-2298 of the Code of Virginia (1950 as amended) and
the Zoning Ordinance of Chesterfield County, for themselves and
their successors and assigns, proffer that the property under
consideration will be developed according to the following proffers
if, and only if, the rezoning request submitted herewith is granted
with only those conditions agreed to by owners and applicant. In
the event this request is denied or approved with conditions not
agreed to by the owners and applicant, the proffers shall
immediately be null and void and of no further force or
effect.
1. Prohibited Uses: All C-5, C-4 and C-3 uses other than a mini
storage facility shall be prohibited.
2. Master Plan: The Textual Statement dated April 9, 2020 shall
apply to this Property.
3. Storm Water: For any storm water discharge, storm water
detention shall be provided such that a 50 year post development
storm shall be reduced to a 10 year pre-development discharge rate.
4. Concept Plan: The concept plan dated February 13, 2020, and
attached as Exhibit 1, shall govern the development of the
Property. 5. Elevations: The Property shall be constructed in a
style, manner and appearance substantially similar to the
elevations attached as Exhibit 2. 6. Water and Wastewater: The
development shall be served by county water and wastewater. 7.
Landscaping: In addition to any ordinance requirements and the
provisions of the Textual Statement, a row of evergreen trees shall
be planted on the north side of the Property between the screening
wall and the Property line. 8. Hours of Operation: The hours of
operation shall be no earlier than 6:00 a.m. and no later than 9:00
p.m. 9. Security: All common areas of the Property shall have
monitoring camera surveillance. Additionally, the loading areas on
the north end of the building shall have internal lighting,
security cameras and motion detectors that will alert the owner or
his designee that activity is occurring in the loading areas during
hours outside of the Hours of Operation set forth in Proffer
8.
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April 9, 2020
I. Buffer Reduction: The rear buffer shall be 35 feet, a 65-foot
reduction from the requirement in Section 19.1-263 of the Zoning
Ordinance. A decorative fence and 2 x Perimeter Landscape C with
evergreen trees substituted for small deciduous trees shall be
installed within the 35-foot rear buffer.
II. Setback Exception: The rear yard setback shall be reduced 5
feet such that the setback shall be 35 feet.
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ATTACHMENT 3
EXHIBIT 1
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ATTACHMENT 4
EXHIBIT 2
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