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SUP # 2007-09 – United
9415 & 9499 Wellington Road
Public Hearing Date: September 5, 2007
City Council Public
Approval as Conditioned
OVERVIEW OF REQUEST
Request – The applicant is
requesting a special use permit for motor vehicle and engine repair for company
fleet vehicles and rental equipment only and a motor vehicle rental office pursuant
to Section 130-501 of the City’s Zoning Ordinance.
Location – The subject site is
located at 9415 & 9499 Wellington Road, on the east side of
Wellington Road approximately 500 feet from its intersection with Nokesville Road. It is
identified as Tax Map Number 101-01-00-54 & 101-01-00-54C.
– The subject site is identified as CE, Campus Employment in the 2003
Comprehensive Plan. The property is located within Sector Area 5, Gateway
Business Park & Nokesville Road.
Zoning/Acreage – The subject site is
approximately 1.14 acres and zoned I-1, Light Industrial.
Land Uses & Zoning – The site is bordered on the northeast, east and south by
the southern railroad zoned I-1, Light Industrial; on the north by commercial
properties zoned I-1, Light Industrial and on the west by Wellington Road.
Across Wellington Road are commercial properties zoned I-1, Light Industrial.
– Any level of service impacts related to this request would be mitigated by
the conditions dated August 31, 2007.
Background – Marrow Crane Company
and John & Richard Marrow currently own the two properties and run a crane
rental business from the site. They require more space in order to run their
business and are developing a new site out in Prince William County. United Rentals is the contract purchaser for the site. Their business entails renting
equipment such as crossing plates, trench boxes, spreader bars, trenchers,
water trucks, dump trucks, forklifts, backhoe/frontloaders, and generators (to
name a few of the items). They would also like to have the ability to maintain
and repair their equipment and vehicles on site. They will be operating out
of the existing building.
Use and Density
– The site is approximately 3.88 acres and is currently a non-conforming lot
based on the requirements of the zoning ordinance. The site currently contains
a 22,220 square foot one-story building with a front paved parking area and
side and rear gravel lots for the cranes. United Rentals is proposing to use
the existing building for their business, but to make exterior site
improvements in a phased plan process. Site improvements are required such as
a landscaped buffer along Wellington Road, a tree canopy requirement on site
and additional paving of the ground surface in order to provide client parking
and vehicle storage. In order to get the business up and running and because
the site is already non-conforming, the applicant and the city agreed to a two
phase project. The first phase includes a small landscape area along Wellington Road, providing additional parking and paving all surfaces for parking and
vehicle storage. The second phase includes providing the entire landscape
buffer along Wellington Road, relocating the north entrance to line up with the
proposed off ramp for the Nokesville overpass, providing a landscape strip
between this property and the adjacent property to the north, and paving the
rest of the area that is required to be paved. Conditions have been provided to
trigger the start of the phase two process.
are proposing a wash bay and five service bays within the building.
Maintenance and repair services will be performed on the company’s fleet
vehicles and rental equipment only, there will be no public vehicle repair or
property is located within Sector Area 5, Gateway Business Park and Nokesville Road. The goals and objectives within this sector area encourage continued
industrial uses, offices and supporting general commercial uses. The use
of the property as an office/warehouse business meets the goals and objectives
of this sector area.
– The applicant is proposing to use the same building that is currently there
and to repaint and clean up the existing building. With the completion of
Phase two, there will be a full landscape buffer along Wellington Road that
will add an attractive appearance down Wellington Road. In addition the
applicant is required to pave the parking and storage areas to reduce the
amount of dust that will be created on site. There will be a fence installed
to screen the proposed equipment storage areas from Wellington Road and the
adjacent properties. All activity will be conducted within the building and exterior
storage of inoperable vehicles is not permitted.
– The Police Department and Fire Marshall’s Office had no issues or concerns
with the proposed use. Any potential impacts to community facilities are addressed
under the proposed conditions.
Transportation – The concerns that
were raised by the Department of Public Works have been addressed through the
proposed Generalized Development Plan and the conditions. The applicant is
required to provide the necessary right-of-way and easements for any road
improvements. In addition, during phase two improvements, the applicant will
be relocating the main entrance to line up with the proposed Nokesville Road overpass off ramp, at which point there will be a stop light once it has been
– The Utilities Department (including electric, water and sewer) have no
concerns related to this proposal. All utilities are currently connected to the
130-501 of the City’s Zoning Ordinance permits this use pursuant to a special
use permit. The following conditions are proposed to mitigate the impact of
the proposal on adjacent properties and to address agency and staff comments.
At this time all comments have been addressed.
special use permit shall be for motor vehicle and engine repair for company
fleet vehicles and rental equipment only and a motor vehicle rental office.
site shall be in compliance with all Design and Construction Standards Manual
site shall be developed in two phases as depicted on the Generalized
Development Plan entitled, “United Rentals Generalized Development Plan” dated
August 6, 2007. A site plan for Phase Two shall be submitted within twelve (12)
months of occupancy and they shall be under construction for Phase Two within
twelve (12) months of their Phase Two site plan approval.
exterior light poles shall not exceed 20 feet in height and shall be sodium
vapor or equivalent.
more than 5 motor vehicle service areas and 1 was bay shall be permitted in the
unit. A service area is defined as the space in which one vehicle may be
repaired or serviced.
service activities shall be performed within an enclosed building.
no time shall the unit Sound Pressure Level (SPL) at A-weighted SPL exceed 100
decibels internally, nor shall the average SPL exceed 55 decibels, nor a spike
greater than 70 decibels, through the wall of any adjacent interior unit or
exterior wall or from the building when the doors are opened.
shall be no exterior storage of inoperable vehicles.
separators shall be installed in all floor drains. This includes any vehicle
wash areas. A written inspection and maintenance record shall be kept, and
made available upon request by City officials for all oil/water separators.
separators shall be cleaned at least once a year and/or after a spill. All
spills over one gallon shall be reported to the City’s Hazardous Materials and
shall be no exterior washing of vehicles. If washing of vehicles occurs within
the unit then a vehicle washing permit shall be obtained from the Virginia
Department of Environmental Quality with a copy provided to the Zoning
hazardous materials shall be recycled or disposed of according to federal,
state and local laws. This includes, but is not limited to, disposal of wash
water, tires and waste oil.
spill kit shall be maintained on site equal to, or better than, Virginia
Department of Environmental Quality requirements. The kit shall be able to
contain at a minimum a 30-gallon spill.
exterior or interior fluid spills shall be cleaned up immediately with the
proper absorbent materials and disposed of in accordance with federal, state
and local regulations.
Safety Data Sheets for all motor vehicle detailing, cleaning, or other chemical
compounds or products shall be provided to the Fire Marshal and updated as
applicant shall be responsible for obtaining all Fire Prevention Code Permits
for vehicle repair, welding and cutting operations.
business is subject to an annual fire inspection which will be conducted during
normal business hours.
applicant is required to install a backflow prevention devise just downstream
of the meter prior to any plumbing take offs.
applicant shall be required to provide any necessary sewer easements or water
improvements to the City, if necessary.
City’s future Waterline Betterment Project shall be incorporated into the site
required City inspections shall be conducted and completed prior to final
occupancy permit approval. A new occupancy permit is required for each new owner/tenant.
use of this property shall be in compliance with all federal, state, and local
finds that the applicant’s special use permit request is consistent with the
2003 Comprehensive Plan and any impacts on existing, adjacent land uses are
appropriately mitigated by the conditions. Staff RECOMMENDS APPROVAL
of SUP#2007-09, United Rentals, Inc., with the proposed conditions dated August
Deborah L. Bruckman, AICP, Senior Planner