CASE NUMBER: 16SN0701 APPLICANT: Hanky, LLC

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1 STAFF S ANALYSIS AND RECOMMENDATION Planning Commission (CPC) Public Hearing Date: MAY 17, 2016 CPC Time Remaining: 100 DAYS Applicant s Agent: DANIEL L. CASKIE ( ) Applicant s Contact: MICHAEL C. HANKY ( ) Planning Department Case Manager: RYAN RAMSEY ( ) CASE NUMBER: 16SN0701 APPLICANT: Hanky, LLC APPLICANT S REQUEST CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL 27 North Courthouse Road Conditional use to permit a warehouse (self-storage facility) and office uses plus conditional use planned development to permit exceptions to ordinance requirements in an Agricultural (A) District. Specifically, modifications and exceptions are requested for building and parking setbacks that are adjacent to Agricultural (A) zoning. The development of an indoor self-storage facility with accessory office space is planned. An indoor self-storage facility is a use first permitted by right in the Light Industrial (I-1) and General Business (C-5) Districts. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered Conditions, Textual Statement, Conceptual Site Plan and Conceptual Elevations are located in Attachments 1-4. RECOMMENDATION RECOMMEND DENIAL STAFF Plan suggests office, not light industrial or general commercial uses Fails to aggregate parcels at intersection Fails to limit height and offer residential character for buildings Providing a FIRST CHOICE community through excellence in public service

2 SUMMARY OF IDENTIFIED ISSUES Department PLANNING Issue While the accessory office uses comply with Plan, the proposed indoor self-storage facility does not comply with the office land use designation recommended by the Plan. The development fails to adhere to components of Note 3 within the Plan, which suggests: Aggregating all of the parcels designated for office at this intersection; Limiting buildings to 1 story in height; and Design buildings to be residential in character. FIRE - CDOT - VDOT - UTILITIES - ENVIRONMENTAL ENGINEERING SN MAY17-CPC-RPT

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4 Map 2: Comprehensive Plan (Northern Courthouse Road Community Plan) Classification: OFFICE* The designation suggests the property is appropriate for professional and administrative offices. Retail and service uses that serve primarily office developments would be appropriate when part of a mixed use project of aggregated acreage under a unified plan of development and when located interior to the project. * Note 3 of the Plan applies to the request properties. One-story professional and administrative offices that are residential in character will be allowed. All parcels must be aggregated in this area in order to be developed. Map 3: Surrounding Land Uses & Development Single-family Residential North Courthouse Road Kirney Subdivision Vacant Reams Rd 4 16SN MAY17-CPC-RPT

5 PLANNING Staff Contact: Ryan Ramsey ( ) PROPOSAL & USES Development of a self-storage facility, to include accessory office space, is planned. A conceptual site plan and elevations for the facility are located in Attachments 3 and 4. 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 office and indoor self-storage warehouse uses only. No outside storage or on-site auctions would be permitted. The following provides an overview of the development: Requirements Master Plan Uses Development Standards Architecture & Building Materials General Overview Details The Textual Statement serves as the Master Plan and outlines exceptions to permit modified setback standards Exhibit A Conceptual Site Plan Layout of development to generally conform to Concept Plan Exhibit B Conceptual Architectural Elevations Proffered Conditions 1 & 4 Limit uses to office and indoor self-storage warehouse uses only. Permit retail sales as accessory to indoor selfstorage warehouse use Provide a minimum of 5,600 gross square feet of office space Outside storage and on-site auctions prohibited. Proffered Conditions 2 & 3 Uses developed according to Emerging Growth Design District standards, except as modified for buffers and setbacks. Textual Statement & Proffered Condition 5 Compatible with Exhibit B Portions of buildings visible to public rights-ofway and adjoining properties zoned R or A, require the use of brick or masonry split-faced block 1 and 2-story buildings permitted Proffered Condition 6, Attachment SN MAY17-CPC-RPT

6 Requirements Buffers and Screening Signage Lighting Hours of Operation Hours of Servicing Waste Storage Areas General Overview (Continued) Details Buffers provided around the perimeter of the property, in accordance with Exhibit A: North 10 & 50 Buffers South 15 & 50 Buffers East 100 Buffer West 10, 15 and 50 Buffers Screen parking area along northern property line with fence Proffered Conditions 7 & 8, Attachment 3 Permit 1 freestanding, monument-style sign that meets Zoning Ordinance requirements Proffered Condition 9 Parking lot lighting not to exceed 20 feet in height for uses permitted Proffered Condition 10 Limited to 6:00 AM to 10:00 PM, daily Proffered Condition 11 Prohibit servicing between the hours of 8:00 PM and 7:00 AM Proffered Condition 12 ARCHITECTURE & DESIGN Per the Northern Courthouse Road Community Plan, development of the request properties should contain the following elements: Designed to be residential in character; Limited to one (1) story in height; Aggregate the office-designated parcels at the northeast corner of North Courthouse and Reams Road for development. The applicant s proposal is a mix of one (1) and two (2) story buildings that use similar building materials and architecture found in the newly constructed North Courthouse Road Library. The proposal only encompasses 7 acres of the 13.7 acres of office-designated property at the northeast corner of North Courthouse and Reams Road. Consequently, the applicant s proposal would not be representative of the development pattern recommended by the Plan. DEVELOPMENT STANDARDS Typically nonresidential development would comply with the Emergent Growth Design District standards within commercial, office or industrial zoning districts. The applicant s request would maintain the site s current agricultural zoning with a conditional use to permit the indoor selfstorage facility and office uses. Therefore, building setbacks would normally comply with agricultural standards and parking areas setbacks would comply with Emergent Growth Design District standards. 6 16SN MAY17-CPC-RPT

7 As proffered, building and parking area improvements on the request property would be regulated by Emerging Growth Design District standards for the Corporate Office (O-2) District. However, side yard setbacks for building and parking areas cannot be achieved per the Concept Site Plan (Attachment 3). A modification for the building setback and an exception for the parking setback are requested. (Textual Statement, Attachment 2) The following table highlights the modification and exception to Emerging Growth standards needed to accommodate the planned site improvements: Modification Building Setbacks & Landscaping From Side Yard Exception Parking Setbacks & Landscaping From Side Yard Development Standards Emerging Growth Design District Requirement 30 with Perimeter Landscape A (Adjacent to A, R, R-TH, R-MF or MH Zoning) Emerging Growth Design District Requirement 30 with Perimeter Landscape A (Adjacent to A, R, R-TH, R-MF or MH Zoning) Proposed 25 setback; with 10 or 15 buffer plantings* Concept Plan & Textual Statement, Item 1 Proposed 10 or 15 setback; with 10 or 15 buffer plantings* Concept Plan & Textual Statement, Item 2 * Required buffers vary by location on the site and are shown on the Conceptual Site Plan, Attachment 3. The applicant s proposal will provide an enhanced landscaping treatment (Perimeter Landscape C) within the required buffer areas as compared to the landscaping required for side yard setbacks (Perimeter Landscape A) within the Emerging Growth Design District. 7 16SN MAY17-CPC-RPT

8 PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten ( ) Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Courthouse Fire Station, Company Number 20 EMS Facility The Courthouse Fire Station, Company Number 20 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. COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks ( ) The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below: Recommendation Right of Way Dedication 45 feet from centerline along Reams Road. Vehicular Access Control No direct access to Reams Road. Access to Courthouse Road limited to one entrance/exit. Note: An access easement will be provided to the adjacent property to the south. Road Improvements A separate right turn lane Courthouse Road at the approved access. A sidewalk along Courthouse Road and along Reams Road for the property frontage. Applicant s Proposal Offered as Recommended. Proffered Condition 14 Offered as Recommended. Proffered Condition 15 Offered as Recommended. Proffered Condition SN MAY17-CPC-RPT

9 VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker ( ) VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) - Access Management (24VAC30-73) - Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) - Summary VDOT has no comment on this request. 9 16SN MAY17-CPC-RPT

10 WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland ( ) The proposal s impacts on the County s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 16 Yes Wastewater No 8 Yes Map 5: Existing Water & Wastewater Systems Additional Information: The proposed request will not adversely impact the public water and wastewater systems SN MAY17-CPC-RPT

11 ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Rebeccah Ward ( ) Issue Geography Stormwater Management Stormwater Discussion/Conditions Located within the Falling Creek Watershed The western corner of the property drains to existing storm sewer along Courthouse Road The majority of the property drains to the south to an existing culvert under Reams Road, which may not be adequate for the proposed development The culvert discharges to a small stream which transverses a property on the southern side of Reams Road, then under several driveways into a storm sewer system along Courthouse Road The storm sewer along Courthouse Road discharges into a pond maintained by VDOT on the western side of Courthouse Road The project is subject to the Part IIB technical criteria of the Virginia Stormwater Management Program Regulations for both water quality and quantity On-site detention/retention must be provided to achieve minimum 10-year storm performance on the existing culvert under Reams Road, as determined at time of site plan review Proffered Condition 17 A hydraulic analysis of the existing VDOT stormwater basin on the western side of Courthouse Road must be provided for the postdevelopment 100-year storm event. A minimum of one-foot of freeboard must be maintained within the basin, or on-site retention/detention must be provided such that the 100-year storm event does not exceed the pre-developed discharge rate for the 100-year storm event 11 16SN MAY17-CPC-RPT

12 CASE HISTORY Applicant Submittals 3/7/16 Application, proffers and textual statement submitted 4/13/16 & Revised applications were submitted 4/21/16 4/25/16 Revised proffers, textual statement, concept plan and elevations were submitted 4/28/16 & Revised proffers and textual statement were submitted 5/9/16 Community Meeting 3/29/16 Issues Discussed Size of the storage units within the facility Lighting and landscape treatment along the northern property line Hours of operation for the facility would be limited 12 16SN MAY17-CPC-RPT

13 PROFFERED CONDITIONS ATTACHMENT 1 1. Master Plan. The textual statement dated May 6, 2016 and the following exhibits, each of which is made a part of these proffers by this reference thereto, shall be considered the Master Plan. a. Exhibit A, entitled Courthouse Commercial Concept Plan, prepared by The Bay Companies, Inc. and dated April 11, b. Exhibit B, entitled Courthouse Commercial, prepared by GMF + Associates and dated February 28, (P) 2. Uses. Uses shall be limited to office and indoor self-storage warehouse uses only. Outside storage and on-site storage auctions shall be prohibited. (P) 3. Minimum Office Space Provided. The development of an indoor self-storage warehouse facility shall contain a minimum of 5,600 gross square feet of office space, as shown on the Concept Plan (Exhibit A), within Building A. (P) 4. Concept Plan Requirements. The site shall be designed as generally depicted on the Conceptual Site Plan (Exhibit A). However, the exact location of buildings, parking and other improvements may be modified provided such modifications comply with Ordinance standards, conditions herein, and provided that the general intent of the plan is maintained. Modifications to the Concept Plan may be reviewed and approved by the Director of Planning at time of site plan review. (P) 5. Development Standards. Except for any bulk exceptions specified in the textual statement and for buffers, development of any permitted use shall meet the Zoning Ordinance development standards applicable to the Corporate Office (O-2) District in the Emerging Growth Design District. (P) 6. Architectural Treatment. The architectural treatment of and exterior materials for the buildings on the Property shall be compatible and consistent with the elevations identified as Exhibit B, with the following provisions: a. Building Materials. i. The portions of the building elevations that are visible to public rights-ofway and adjacent properties zoned for residential or agricultural uses shall be constructed of brick or masonry split-faced block. ii. Building elevations internal to the development may also use E.F.I.S. and metal wall panels (excluding corrugated or unfinished metal panels) or equivalent permanent architecturally finished materials SN MAY17-CPC-RPT

14 b. Building Heights. Building heights shall be limited to the lesser of two (2) stories or thirty (30) feet. (P) 7. Buffers. Buffers shall be provided around the perimeter of the property, in accordance with Exhibit A, and shall meet Zoning Ordinance requirements. Buffers of at least fifty (50) feet in width shall not be graded or cleared in order to retain existing vegetation within these areas. This provision shall not preclude either the removal of dead, diseased or dying vegetation within any buffer area or the placement of utilities which run generally perpendicular through the buffer. (P) 8. Screening. A six (6) foot tall, durable vinyl fence shall be provided within the buffer along a portion of the north Property line, generally as shown on Exhibit A. This fence shall provide screening of the adjoining parking area and SWM Area to the adjacent residence located at GPINs , Part of 9576 and Part of (P) 9. Freestanding Signage. One (1) freestanding, monument-style sign shall be permitted along North Courthouse Road. This sign shall meet Zoning Ordinance requirements.(p) 10. Lighting. Parking lot lighting for uses permitted by this conditional use shall not exceed a height of twenty (20) feet. (P) 11. Hours of Operation. The hours of operation for offices and indoor self-storage warehouses uses shall be limited to 6:00 AM to 10:00 PM, daily. (P) 12. Hours of Servicing Waste Storage Areas. Solid waste storage areas for any use shall not be serviced between the hours of 8:00 PM and 7:00 AM. (P) 13. Burning Ban. The developer shall not use burning to clear or timber the subject property. (EE) 14. Dedication. Prior to any site plan approval, or within sixty (60) days of a written request by the Transportation Department, whichever occurs first, forty-five (45) feet of right of way on the north side of Reams Road, measured from the centerline of that part of Reams Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) 15. Access. a. No direct vehicular access shall be provided from the property to Reams Road. b. Direct vehicular access from the property to Courthouse Road shall be limited to one (1) entrance/exit, generally located towards the northern 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 provide shared use of the approved access with the adjacent property to the south (GPIN ). (T) 14 16SN MAY17-CPC-RPT

15 16. Road Improvements. Prior to issuance of a certificate of occupancy, the following road improvements shall be completed, as determined by the Transportation Department: a. Construction of additional pavement along the northbound lanes of Courthouse Road at the approved access to provide a separate right turn lane; b. Construction of a sidewalk along Courthouse Road and along Reams Road for the entire property frontage; c. Dedication to Chesterfield County, free and unrestricted, of any additional rightof-way (or easements) required for the improvements identified above. (T) 17. Drainage. On-site detention/retention must be provided to achieve minimum 10-year storm performance on the existing culvert under Reams Road, as determined at time of site plan review. In addition, the post-development 25-year peak discharge to the existing culvert shall not exceed the pre-development 25-year peak discharge. (EE) 15 16SN MAY17-CPC-RPT

16 TEXTUAL STATEMENT ATTACHMENT 2 Hanky, LLC Case Number 16SN0701 May 6, 2016 Requested: Conditional use plus conditional use planned development to permit office and indoor self-storage warehouse uses in an Agricultural (A) District. Specifically, the applicant requests the following exceptions to the Zoning Ordinance: 1. Building Setbacks. a. Interior Side Yard (when adjacent to A, R, R-TH, R-MF or MH): 25 feet. This setback exception shall not further reduce any proffered buffer area as shown on Exhibit A. 2. Parking Area Setbacks. a. Interior Side Yard (when adjacent to A, R, R-TH, R-MF or MH): 10 feet. This setback exception shall not further reduce any proffered buffer area as shown on Exhibit A SN MAY17-CPC-RPT

17 CONCEPTUAL SITE PLAN EXHIBIT A ATTACHMENT 3 Fence per Proffered Condition SN MAY17-CPC-RPT

18 CONCEPTUAL ELEVATIONS EXHIBIT B - 1 ATTACHMENT SN MAY17-CPC-RPT

19 CONCEPTUAL ELEVATIONS EXHIBIT B - 2 ATTACHMENT SN MAY17-CPC-RPT