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Planning panel recommends rezoning and conditional use for self-storage facility off Patterson Avenue
Summary
The commission recommended approval of a proffer amendment and a conditional use permit for a self-storage complex proposed by Graham Real Estate LLC at 12330 Patterson Avenue. Staff highlighted buffers, floodplain leasing notices, VDOT-reviewed access improvements, and conditions prohibiting outside storage and certain materials.
The Goochland County Planning Commission on Oct. 16 voted 5-0 to recommend approval of a proffer amendment (RZ20250055) and a companion conditional use permit (CU202500004) for a proposed self-storage mini-warehouse facility at 12330 Patterson Avenue.
Staff's presentation (Ray Cash, assistant director of planning) described two companion cases: a proffer amendment to allow self-storage in a previously proffer-restricted B-1 parcel and a conditional-use application for a roughly 9-acre portion of a 35.54-acre property. The concept plan shows a three-story main storage building plus one single-story and two smaller buildings, totaling about 110,000 square feet. Staff said the site is encumbered by wetlands and a 100-year floodplain along portions of the property; the draft CUP includes a recommended lease acknowledgement notifying tenants if lease space is within a flood-prone area.
Cash told commissioners that the project proposes a new right-in/right-out access east on Patterson Avenue, and improvements to the existing western entrance to reduce illegal left turns; he said the applicant received an access-management exception from the Virginia Department of Transportation for a reduced taper. The application includes a 50-foot buffer along the frontage and proffered materials requirements to comply with the Route 6650 design overlay and an administrative certificate-of-approval process for final architecture.
Applicant attorney Jennifer Mullen confirmed the developer intends a single-phase build (approximately 15-18 months) and that the existing gravel county access will be paved as part of site work; she said pods are prohibited in the CUP conditions. A nearby resident, Victor Hines Jr., spoke about tanker trucks using the lift station entrance and expressed concern about sightlines for left turns; the applicant and staff said VDOT reviewed and accepted the proposed access plan and that a second right-in/right-out access will reduce the need for a left turn.
The commission voted to recommend approval of the proffer amendment and the CUP; both cases are tentatively scheduled for the Board of Supervisors on Dec. 2, 2025.
Why it matters: The project converts a portion of a previously proffered commercial parcel to self-storage, raises access and floodplain-notification issues, and includes conditions to limit certain materials, outside storage and visually prominent bay doors.
