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Commission backs Prominade self‑storage project after stormwater, traffic and design concessions
Summary
After hours of public comment from nearby Prominade residents, the Planning Commission voted to recommend approval of a proffer/master plan amendment and special‑use permit for a 51,000‑sq‑ft self‑storage building at 5299 John Tyler Highway, conditioned on design standards, no outside storage, screening for a stored moving truck, and strengthened stormwater treatment commitments.
The Planning Commission on June 3 recommended approval of a package of cases (Z‑26‑00001/MP‑26‑00001/SUP‑26‑00002) permitting a proposed two‑story, 51,000‑square‑foot self‑storage facility at the Prominade along John Tyler Highway.
Staff presented the requested proffer and master‑plan amendment and an SUP that would allow a warehouse‑type use within the Prominade mixed‑use node, noting the site has remained commercially vacant since initial approvals in 2014. Staff recommended approval with conditions that include no outside storage, architectural and lighting standards to align with the Prominade design guidelines, and a requirement to treat stormwater on site or upgrade the downstream Riverside BMP to current standards.
Applicant attorney Tim Trant and owner representatives said the building is designed to resemble an office/retail facade to be compatible with the Prominade, will generate lower vehicle trips than many by‑right commercial alternatives, and that they are willing to accept conditions including a commitment to incorporate one of the county’s Special Stormwater Criteria (SSC 11, 12 or 13) in the detailed site design. Trant said the owners “went with high‑quality architecture” and proffered consistency with the submitted elevations.
Residents of the Prominade neighborhood spoke against the project, citing traffic and safety on private neighborhood streets used as easements into the site, visual impacts of one large building, potential effects on property values, construction impacts, and concern over stormwater discharge to an existing downstream BMP that county staff and the applicant said had required repairs and upgrades. Prominade association president Stephen Townson and multiple neighbors urged denial or a different commercial use such as offices or senior housing.
Commissioners debated tradeoffs between returning a long‑vacant commercial pad to productive use and neighborhood concerns. Key negotiated changes that commissioners requested and the applicant accepted included: adding language to ensure a single on‑site service/moving vehicle (if retained) be parked in a screened/landscaped location out of primary view; a firm proffer that at least one of the county’s higher‑tier Special Stormwater Criteria (SSC 11, 12 or 13) be applied during site‑plan design and count toward required points; and that stormwater be treated on site or at the Riverside BMP only after upgrades meeting current standards. The commission’s motion to recommend the package passed (roll call recorded with affirmative votes from a majority).
What happens next: The cases and the applicant’s proffers and conditions will be forwarded to the Board of Supervisors for final action. The applicant and staff also will finalize the stormwater language for the Board packet.
Actions at a glance: The commission recommended approval of Z‑26‑00001, MP‑26‑00001 and SUP‑26‑00002 (Prominade self‑storage) with added conditions addressing truck screening and stormwater SSC commitments.
