Providing a FIRST CHOICE community through excellence in public service CASE NUMBER: 20SN0542 APPLICANT: Cross Tides Corporation CHESTERFIELD COUNTY, VIRGINIA DALE DISTRICT STAFF’S ANALYSIS AND RECOMMENDATION 2.1 Acres – 10630 Greenyard Way Board of Supervisors (BOS) Public Hearing: MAY 27, 2020 BOS Time Remaining: 365 DAYS Applicant’s Agent: JACK WILSON (804-425-9474) 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
Transcript
Providing a FIRST CHOICE community through excellence in public service
CASE NUMBER: 20SN0542 APPLICANT: Cross Tides Corporation
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
STAFF’S ANALYSIS AND RECOMMENDATION
2.1 Acres – 10630 Greenyard Way
Board of Supervisors (BOS) Public Hearing: MAY 27, 2020
BOS Time Remaining:
365 DAYS
Applicant’s Agent: JACK WILSON (804-425-9474)
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.
• 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
Architecture & Building Materials • Compatible with Exhibit 2, Attachment 4. Proffered Condition 5
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
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Signage No Zoning Ordinance deviations requested General Overview (Continued)
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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UTILITIES Staff Contact: Randy Phelps (804) 796-7126 [email protected]
Existing Water and Wastewater Systems
Utility Type Currently Serviced
Size of Closest Existing Lines
Connection Required by County Code
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.
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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ATTACHMENT 1 PROFFERED CONDITIONS
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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ATTACHMENT 2 TEXTUAL STATEMENT
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.
