98SN0239-OCT28I.pdfJ,Ay 2!, !998 CPC
October 28, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0239
Chen Development, L.L.C.
Dale Magisterial District
Intersection of Iron Bridge and Omo Roads
REQUEST:
Rezoning from Residential (R-7) to Corporate Office (0-2) of 6.37 acres and to
Neighborhood Business (C-2) of 3.31 acres.
PROPOSED LAND USE:
Commercial and office uses, as restricted by Proffered Condition 4, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend denial for the follow'rog reasons:
The requested commercial zoning and land uses do not conform to the Central Ama Plan
which suggests the area is appropriate for nixed use corridor uses. The Plan suggests
residential development of various densities, as well as professional, business, industrial and
administrative offices with integrated supporting uses would be appropriate at this location.
There are areas in the immediate vicinity of the Route 10/Irongate Drive intersection that
have been designated on the Central Ama Plan as appropriate for commercial use and
where retail space is available.
The Central Area Plan strives to create commercial nodes at major intersections with
transitional uses, such as offices, located between the nodes along Route 10. One of the
goals of the Plan is to discourage typical strip development which has occurred on other
corridors in the County.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED
WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.
CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
This application contains three exhibits described as follows:
Exhibit A" Elevation of Eckerd Drug Store.
Exhibit B" Plan showing the C-2 request property and entitled "Preliminary Site Plan, Lease
Attachment, Eckerd Iron Bridge Road," prepared by Bengston, DeBell & Elkin, Ltd., dated
February 11, 1998 and last revised August 6, 1998.
Exhibit C" Plat showing a portion of lot 65 and entitled "Compiled Plat for Zoning Plan, Chen
Development Site," prepared by Bengston, DeBell & Elkin, Ltd., dated April 7, 1998.
1. Utilities. The public wastewater system shall be used.
Thnbering. Except for the timbering approved by the Virginia State Department of Forestry
for the purpose of removing dead or diseased trees, there shall be no timbering on the
Property until a land disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been installed.
Elevations. Any building constructed on the Property shall be compatible in architectural
treatments, colors, and materials as generally shown on Exhibit A. Nothing herein is intended
to restrict the construction of a building with alternate window designs and locations, multiple
stories, or alternate roof treatments, as long as they remain compatible with Exhibit A. The
Planning Department, at the time of site plan review, shall determine compatibility of the
architecture. At the time of site plan review, the Planning Commission may approve
modifications requested by the Developer if such modifications are deemed to comply with the
spirit and intent of the proposed elevations.
Use Restrictions. The only uses permitted on the C-2 zoned property shall be as follows:
a. Drugstore/pharmacy with or without a drive-through window;
OR
b. Banks and savings and loan associations with or without a drive-through window;
AND
c. Access to any land which is located in an agricultural, office, business or industrial
district or used for agricultural, office, business or industrial purposes.
d. Art school, gallery or museum.
e. Brokerages.
f. Churches and/or Sunday schools.
g. Communication studios, stations and/or offices exclusive of towers.
h. Eyewear sales and service.
i. Libraries.
j. Medical clinics.
k. Messenger or telegraph services.
1. Offices.
m. Post office and mailing services.
n. Nursery schools and child or adult care centers.
o. Schools - business, dance, and/or music.
p. Telephone exchanges.
q. Underground utility uses except as provided in section 19-145 (a), when such uses are
located in easements or in public road rights-of-way.
Road Improvements. To provide for an adequate roadway system at the time of complete
development, the Developer shall be responsible for the following. If any of the
improvements are provided by others, then the specific requirement shall be deemed
satisfied.
a. Construction of an additional lane of pavement along the southbound lanes of Iron
Bridge Road ("Route 10") for the entire Property frontage;
b. Construction of additional pavement along the southbound lanes of Route 10 at
the approved access to provide a separate
right turn lane, if warranted based on
Transportation Department standards;
e. Cost of traffic signal modification at the Omo Road/Route 10 intersection, ifwarranted
by the construction of the improvements listed in this proffer;
d. Consl~uetion of additional pavement along Omo Road to provide a four-lane typical
seetinn (i.e. one westbound lane and three eastbound lanes) at its intersection with
Route 10;
e. Construction of additional pavement along Omo Road at the approved access to
provide left and fight turn lanes, if warranted based on Transportation Department
standards;
L Dedication to Chesterfield County, free and unresl~ieted, any additional right-of-way
(or easements) required for the improvements identified above.
3 98SN0239/WP/OCT28I
Phasing Plan. Prior to any site plan approval, a phasing plan for required road hnprovements,
as identified in Proffer 5, shall be submitted to and approved by the Transportation
Department.
Dedications. Prior to any site plan approval the following shall be dedicated, free and
unresl~icted, to and for the benefit of Chesterfield County.
a. Seventy (70) feet of right-of-way along the Route t0 frontage of the C-2 portion of the
Property and the 0-2 portion of the Property on the north side of Omo Road
measured from the centeriine of that part of Route t 0 immediately adjacent to those
portions of the Property;
b. Thirty-five (35) feet of right-of way along Omo Road measured from the centeriine of
that part of Omo Road immediately adjacent to the Property; and
c. One hundred (tOO) feet of right-of-way along the Route t0 frontageofthe 0-2 portion
of the Property south of Omo Road measured from the centeriine of that part of
Route t0 immediately adjacent to the Property.
8. Access.
a. Direct access to the Property from Route t0 shall be limited to one (t) entrance/exit,
located approximately midway along the Route t0 frontage located south of Omo
Road. The Transportation Department shall approve the exact location of this access.
b. Direct access to the Property on the south side of Omo Road shall be limited to one
(t) entrance/exit, located near the western Property line. The exact location of this
access shall be approved by the Transportation Department.
c. No direct access to Omo Road shall be provided for the Property on the north side of
Omo Road. Access to Omo Road shall be limited to Old Omo Road (unless the
Transportation Department approves an alternate location). The exact location of this
access shall be approved by the Transportation Department.
9. Lighting. Any freestanding lighting fixtures located on the Property shall not exceed a height
of twenty (20) feet.
t0. Fence. Except as stated herein, a minimum six (6) foot high, board-on-board fence shall be
provided (phased with the development of the Property) and maintained within the required
buffer along the Property boundary adjacent to the residential (R-7) zoned properties that
front on Omo Road. A maximum four (4) foot high, board-on-board fence shall be provided
adjacent to the driveway of GPIN 774-681-9142 in the area needed to provide a line-of-sight
to Omo Road from the driveway. Landscaping shah be provided on both sides of the fence.
Plans depicting these requirements shall be submitted to the Planning Department for review
and approval in conjunction with each site plan submittal. In addition, such fence and
4 98SN0239/WP/OCT28I
landscaping may be removed at such time as the adjaeent parcels are no longer zoned or used
for residential purposes.
11. Severance. The unenforceability, illegality, elhnination, revision or amendment of any proffer
set forth herein, in whole or in part, shah not affect the validity or enforceability of the other
proffers or the unaffected part of any such proffer.
12. Setback. Should a reduction be requested for the required thirty (30) foot landscaped setback
along the southwestern boundary line of the 0-2 zoned property adjacent to GPIN 774-680-
3190 (Morrisett Funeral Home) no more than a ten (10) foot reduction in the setback shall be
requested. The Planning Department, at the time of site plan review, shall determine the
exact treatment of this setback.
13. Office BuiMing. Until a certificate of completion has been issued for an office building on the
Property, no drugstore or bank located on that portion of the Property shown on Exhibit B
shall receive a final certificate of occupancy. Further, any temporary certificate of occupancy
granted to the drugstore or bank shall not be extended or renewed beyond six (6) months from
the date of its initial issuance unless a certificate of completion has been issued for the office
building noted above. Construction of the buildings referenced above maybe simultaneous.
14. Sidewalk. An overall pedestrian plan showing sidewalk locations shah be provided at the time
of the first site plan review. Sidewalk(s) shall be installed in conjunction with each site plan
and, at a minimum, a sidewalk shall be located generally parallel to Omo Road on that
Property shown m Exhibit B for the entire property frontage along Omo Road. Such
sidewalk(s) shall be located either within the fight-of-way (subject to VDOT approval) or
within the landscaped setback, as approved at the time of each site plan review and approval.
15. BMP. Any facilities required for water quality or water quantity control located within any
setbacks along public rights-of-way shall be landscaped or otherwise improved so that the
facilities become visual enhancements and visual amenities for uses developed on the
Property. At the time of site plan review, a plan depicting these requirements shall be
submitted to the Planning Department for review and approval.
16. Landscaping. No building or structure other than signage, landscaping and/or drainage
facilities shall be constructed on that section of GPIN 775-681-2438 and shown with
crosshatching on Exhibit C (also known as a portion of AmpthiH Gardens Lot 65). At such
time the crosshatched portion of the Property is used (as noted above), or when theremainder
of GPIN 775-681-2438 is developed (also known as a portion of AmpthiH Gardens Lot 66), the
crosshatched area shall be landscaped in a shnilar manner as the landscaping on the C-2
portion of the Property. Such landscaping shah be reviewed and approved by the Planning
Department at the time of site plan review.
5 98SN0239/WP/OCT28I
GENERAL INFORMATION
Locatior~
Fronts in two (2) places on the west line of Iron Bridge Road, across from Irongate Road. Also
fronts the north and south lines of Omo Road and is located at the intersection of Omo and Iron
Bridge Roads. Tax ID 774-681-6212 and 775-681-0115, 0643 and 2438 (Sheet 22).
Existing Zoning:
R-7
6 98SN0239/WP/OCT28I
Siz~e:
9.68 acres
Existing Land Use:
Vacant
Adiacent Zoning & Land Use:
North - R-7; Single family residential or vacant
South - C-3; Commercial or vacant
East - C-3; Commercial or vacant
West - A with Conditional Use and R-7; Commercial or single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line
extending along the north side of lyon Bridge Road
adjacent to portions of the request site, Use of the
public water system is required by Ordinance,
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the south side of Iron Bridge
Road and sewing the out-parcels of Irongate Shopping Center. This wastewater collector is
adjacent to portions of the request site. In addition, there is an existing eight (8) inch wastewater
collector extending along the north side of Iron Bridge Road and ending approximately 350 feet
southwest of the request ske. Use of the public wastewater system is intended and has been
proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The site drains to double 36 inch pipes under Omo Road and then under Iron Bridge Road through
a single 54 inch pipe to Kingsland Creek via tributaries. There are no existing on- or off-ske
erosion problems. Water stands on parts of the property during periods of prolonged rainy spells.
If the existing pipes can adequately drain the property, no drainage or erosion problems are
7 98SN0239/WP/OCT28I
anticipated based on the proposed use. In addition, if the existing pipes are adequate, off-ske
easements and improvements will not be necessary to control runoff.
Adjacent property to the southwest of the request site is very fiat and drains through the subject
property. The drainage design of the request ske should consider this adjacent property unless
another outfall of sufficient elevation exists that could handle the drainage.
The applicant has proffered that, with the exception of timbering to remove dead or diseased trees
which has been approved by the Department of Forestry, there will be no timbering until a land
disturbance permit has been obtained from the Envkonmental Engineering Department (]Proffered
Condition 2). This will ensure that proper erosion control measures are in place prior to any
timber'mg and related land disturbance.
Water Qualky:
The applicants have agreed that any facilities for water quantity or quality control would be
landscaped or improved so as to become visual enhancements and visual amenities to any
development on the property. (Proffered Condition 15)
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dale Fire/Rescue Station, Company Number 11 and
Bensley-Bermuda Rescue Squad. When the property is developed, the number of hydrants and
quantity of water needed for fire protection will be evaluated dm'Lng the plans review process. Also,
the need to designate fire lanes will be determined during the review of the aforementioned plans.
Transportation:
This request w'dl not limit development to a specific land use; therefore, k is difficult to anticipate
traffic generation. Based on drugstore with drive-through window and general office trip rates,
development could generate approximately 1,700 average daily trips. These vehicles will be
distributed along Iron Bridge Road (Route 10) which had a 1997 traffic count of 30,613 vehicles
per day, and along Omo Road which had a 1998 traffic count of 1,608 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right of way
width of 120 to 200 feet. The Plan also identifies Omo Road as a collector with a recommended
right of way width of seventy (70) feet. The applicant has proffered to dedicate: 1) seventy (70)
feet of right of way measured from the centerline of Route 10 across the proposed C-2 parcel and
proposed 0-2 parcel on the north side of Omo Road; 2) one hundred (100) feet of right of way
8 98SN0239/WP/OCT28I
measured from the centefline of Route 10 across the proposed 0-2 parcel on the south side of
Omo Road; and 3 ) thirty- five (35) feet of right of way measured from the centerline of Omo Road
along the property, in accordance with that Plar~ (Proffered Condition 7)
Development must adhere to the Development Standards Manual in the Zoning Ordinance relative
to access and intemal circulation (Division 5). Access to major arterials, such as Route 10, and to
collectors, such as Omo Road, should be controlled. The applicant has proffered that the direct
access to Omo Road for the property on the south skte of omo Road will be limited to one (1)
entrance/exit located towards the western property line (Proffered Condition 8.b.). The proposed
0-2 parcel located on the north side of Omo Road will not have direct access to Omo Road, but
will have access to Om> Road via Old Omo Road (Proffered Condition 8.c.). The applicant has
also proffered that direct access to Route 10 will be limited to one (1) entrance/exit located
approximately midway of the Route 10 property frontage. (Proffered Condition 8.a.)
Mitigating road improvements must be provided to address the traffic impact of this development.
The applicant has proffered to: 1) construct an additional lane of pavement along Route 10 for the
entire property frontage; 2) construct additional pavement along Route 10 at the approved access
to provide a separate right turn lane based on Transportation Deparlxnent standards; 3) construct
additional pavement along Omo Road to provide a four-lane typical section (i.e. one (1)
westbound lane and three (3) eastbound lanes at ks intersection with Route 10; 4) construct
additional pavement along Omo Road at the approved access to provide left and right mm lanes
based on Transportation Depamnent standards; and 5) provide full cost of traffic signal
modifications at the Omo Road/Irongate Drive/Route 10 intersection (Proffered Condition 5). The
applicant has also proffered to provide an overall pedestrian plan for the property, that will include
construction of a sidewalk along the south side of Omo Road for the property frontage. (Proffered
Condition 14)
At time of ske plan review, specific recommendations w'dl be provided regarding access and internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is appropriate for
mixed use corridor use. The Plan suggests residential development of various densities, as well as
professional, business, industrial and administrative offices with integrated supporting uses as
appropriate for the area.
The Plan suggests that nodes of community commercial uses should be located at strategic
intersections with transitional uses, such as offices, located between the commercial nodes. The
9 98SN0239/WP/OCT28I
land use patterns suggested by the Plan strive to minimize the possibility of typical strip commercial
development.
Area Development Trends:
Adjacent property to the north consists of developed and vacant lots in Ampthill Gardens
subdivision while Morrisett Funeral Home is located on adjacent property to the west. Adjacent
property to the south and east along Iron Bridge Road is zoned and developed for commercial uses
or is vacant. The Plan suggests continued commercial development at the intersection of Iron
Bridge Road and Irongate Drive. The Plan suggests transitional uses on the northwest side of
Route t0.
Zoning Histow:
On September 15, 1992, the Planning Commission accepted withdrawal of a request to rezone the
subject property to a commercial classification (Case 85St02). The request had been pending
since 1985 and after several scheduled public hear'rags before the Planning Commission;
amendment to the original request; and the Board of Supervisors remanding the case to the Planning
Commission, the applicant withdrew the case.
Usest
Proffered Condition 4 restricts the uses that would be permitted on the C-2 portion of the request
property.
Site Design:
The request property lies within an Emerging Growth Area. Redevelopment of the ske or new
construction must conform to the requirements of the Zoning Ordinance which addresses access,
parking, landscaping, architectural trealanent, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
The applicant is required by Ordinance to provide a minimum of a thirty 00) foot setback with
the installation of per'Lmeter landscaping
A along the southwestem property line of
the request site adjacent to Tax ID 774-
680-3190 (Morrisett Funeral Home).
This setback is allowed to be reduced to
a minimum of ten (t0) feet with the
installation of per'Lmeter landscaping B.
The applicant has agreed not to seek
more than a ten (t0) foot reduction of
10 98SN0239/WP/OCT28I
this setback or in other words, to
mainmin a minimum of a twenty (20) foot
setback along this boundary. (Proffered
Condition 12)
Architectural Treaunent:
Within Emerging Growth Areas, no building exterior which would be visible to any agricultural,
residential, townhouse residential, multi- ~nily residential, office district or any public right of way
may consist of architectural materials inferior in quality, appearance, or detail to any other exterior
of the same building. There is, however, nothing to preclude the use of different materials on
different building exteriors, but rather, the use of inferior materials on sides which face adjo'ming
property. No portion of a building constructed of unadorned concrete block or corrugated and/or
sheet metal may be visible from any adjoining agricultmal, residential, townhouse residential, multi-
family residential or office district or any public right of way. No building exterior may be
constructed of unpainted concrete block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, must be screened from view of adjacent
property and public rights of way and designed to be perceived as an integral part of the building.
Further, the view of all junction and accessory boxes must be ~ed from adjacent property
and public rights of way.
The applicant has also proffered that any building developed on the property will be compatible in
architectural treaunents, colors and material as generally shown on the elevations submitted with the
application and attached hereto as Exhibk A. (Proffered Condition 3)
Since the Ordinance requires that the architectural trea1~nent of buildings, including materials, color
and style be compatible with buildings in the same project, all other buildings in the project would
have to be compatible with the attached elevations.
Construction of Uses:
The applicants have submitted a proffered condition which would require the issuance of a
certificate of completion for an office building located on the property prior to the issuance of a final
certificate of occupancy for any drugstore or bank located on that portion of the property shown on
Exhibk B (Proffered Condition 13 ). A certificate of completion requires the exterior of the structure
to be completed, but not the interior. At such time that the interior of the building is completed,
individual tenants then seek certificates of occupancy. The proffered condition further states that
any temporary certificate of occupancy granted for drugstore or bank will not be extended or
renewed beyond slx (6) months from the date of the initial issuance unless a certificate of
completion has been issued for an office building on the property as discussed herein. The intent of
11 98SN0239/WP/OCT28I
this proffer is to have an office building in place to provide a transitional use prior to the issuance of
a final certificate of occupancy for any drugstore or bank use on the property.
As submitted, this proffer does not specify where the office building w'dl be located on the property.
Specifically, the office building could be located on the proposed 0-2 property to the north lying
between Omo Road and Old Omo Road or the southwesternmost portion of the proposed 0-2
property. As such, the proffer would not require an office building to be initially constructed
directly adjacent to the proposed drugstore or bank.
In addition, this condition attempts to preclude indefinite extension of temporary certificates of
occupancy for any drugstore or
bank use on the property shown
on Exhibit B. This proffer would
allow a temporary certificate of
occupancy to be issued for a
drugstore or bank use on the
property shown on Exhibit B
prior to the issuance of a
certificate of completion for an
office building. The Building
Inspector% Office has indicated
that once a temporary certificate
of occupancy has been granted,
k would be extremely difficult to
revoke or not extend the
certificate unless there are health,
safety or welfare problems, even
thought the condition would
indicate that a certificate of
completion for an office building
located on the property would
need to be issued within six (6)
months of the certificate of
occupancy for a drugstore or
bank on the property shown on
Exhibk B. Staff recommends
should the Commission and
Board wish to approve this
request, the proffer should be
modified to require a certificate
of completion for an office
12 98SN0239/WP/OCT28I
building located on the property
prior to the issuance of any
certificate of occupancy for any
drugstore or bank located on the
property shown on Exhibit B and
require that the office building be
located within the proposed C- 2
tract.
In addition to footcandle limitation in the Zoning Ordinance, the applicant has proffered that any
freestanding lighting fLxtures w'dl not exceed a height of twenty (20) feet. 0Proffered Condition 9)
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash
compactors, etc.) be screened from view of adjacent agricultural and residential property be
screened from view of such property by a solkt fence, wall, dense evergreen plantings or
architectural feature and that such area within 1,000 f~et of any A or R zoned property not be
serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and
buildings oriented so that loading areas are screened from any property where loading areas are
prohibited and from public rights of way.
Adjacent property to the north and west is zoned Residential (R- 7) and is occupied by single family
residences or is vacant. The Development Standards Manual requires a minimum fu2y (50) foot
buffer along the northem and westem property boundary of the request ske adjacent to the
residentially zoned property which fronts the south line of Omo Road. At the time of site plan
review, the Planning Commission may modify this buffer under certain circumstances. In addition,
at such time that adjacent residential property is zoned or utilized for a non-residential use, the
buffer can be further reduced or eliminate4 The applicant has also agreed to install a four (4) to slx
(6) foot high, board-on-board fence along the property boundary adjacent to the R-7 properties
that front on Omo Road for as long as such adjacent property is used for residential proposes.
(Proffered Condkion 10)
Landscaping:
The applicant has proffered that no building or structure other than signage, landscaping and/or
drainage facilities will be constructed on that portion of the property shown with crosshatching and
lying north of Omo Road as shown on Exhibk C. Such landscaping is to be similar to the
13 98SN0239/WP/OCT28I
landscaping hstalled on the property south of Omo Road and is to be approved by the Planning
Department. (Proffered Condition 16)
CONCLUSIONS
The requested commercial zoning and land uses do not conform to the Central Area Plan which suggests the
area is appropriate for mixed use corridor uses. The Plan suggests residential development of various
densities, as well as professional, business, industrial and administrative offices with integrated supporting
uses would be appropriate at this location. In addition, there are areas in the immediate vicinity of the Route
10/Irongate Drive intersection that have been designated on the Central Area Plan as appropriate for
commercial use and where retail space is available.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/21/98):
On their own motion, the Commission deferred this case to September 15, 1998.
Staff (7/22/98):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than July 28, 1998 for consideration at the Commission% September 15, 1998
public hearing.
14 98SN0239/WP/OCT28I
Applicant (8/28/98):
Revised proffered conditions were submitted, as discussed herein.
Planrdng Commission Meeting (9/15/98):
The applicant did not accept the recommendation. There was support and opposkion present.
Those in support indicated that the applicant had been cooperative in addressing their concems and
had agreed to provide a sidewalk along Omo Road making accessibility easy for those residents
living along Omo Road.
Those in opposition expressed concerns relative to commercial encroachment, traffic, and litter.
Mr. Miller stated he was aware of both support and opposkion to this request; however, the
problem he recognized was that this situation was one of those wherein over a long period of time,
efforts had been made to bring orderly development to this corridor. He stated he viewed this
portion of Iron Bridge Road as being the "gateway" to the Courthouse ama a~t as a prune corridor
for development. He stated one of the goals of the Central Ama Plan was to discourage typical
strip development which has occurred on other corridors in the County and he particularly wanted
to ensure that such strip development did not occur along Iron Bridge Road. He indicated he did
not feel the requested commercial zoning and land uses conformed to the Plan and he did not see
any overwhelming reasons to vary from that Plar~
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended denial of this
request.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 28, 1998, beginning at 7:00 p.m., will take under
consideration this request.
15 98SN0239/WP/OCT28I