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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0219
Donna P. Brennan
Bermuda Magisterial District
103 01 Old Wrexham Road
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August 27, 2008 BS
RE VEST: Conditional Use to permit a special events business incidental to a dwelling unit.
PROPOSED LAND USE:
Continued operation of a special events business, as well as residential use, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The request allows for the adaptive reuse and preservation of an historic structure.
B. The operation has existed for approximately nineteen (19) years with no apparent
adverse impact on area development.
C. The proffered conditions further ensure compatibility with existing and
anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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
(STAFF/CPC) 1. This Conditional Use shall be granted to Donna Brennan and her
immediate family exclusively. (P)
(STAFF/CPC) 2. Other than Donna Brennan and persons who reside in the home, a
maximum of eight (8) employees shall be engaged in the special
. P
events usiness. ( )
(STAFF/CPC) 3. The days and hours that the special events business may be open to
the public shall be as follows:
a. Between 9:00 a.m. and 9:00 p.m. on Sundays through
Thursdays;
b. Between 9:00 a.m. and 11:00 p.m. on Fridays and Saturdays.
(P)
(STAFF/CPC) 4. No vendor deliveries shall be permitted before 9:00 a.m. or after
6:00 p.m. (P)
(STAFF/CPC) 5. Other than normal maintenance and cosmetic enhancements, there
shall be no exterior additions or alterations to existing structures,
nor any new construction, to accommodate this use. This does not
restrict the Owners from periodic use of tents for special events
and does not prevent the Owners from providing necessary
accommodations for the handicapped such as ramps. (P)
(STAFF/CPC) 6. One (1) freestanding sign not to exceed four (4) square feet in area
and a height of two (2) feet shall be permitted to identify this use.
~P)
(STAFF/CPC) 7. Outdoor music and sound equipment shall not be permitted. (P)
(STAFF/CPC) 8. No freestanding lighting shall exceed twenty (20) feet in height.
~P)
(STAFF/CPC) 9. There shall be no more than 200 individuals, exclusive of
employees and persons who reside in the home, on site at any one
(1) time. (P)
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(STAFF/CPC) 10. There shall be no direct vehicular access from the property to
Centralia Road. Direct vehicular access from the property to Old
Wrexham Road shall be limited to one (1) entrance/exit. The exact
location of this access shall be approved by the Transportation
Department. (T)
(STAFF/CPC) 11. All parking areas shall have a minimum setback of fifty (50) feet.
This setback shall be landscaped so as to minimize the view of
parking areas from adjacent properties. (P)
(STAFF/CPC) 12. A twenty-five (25) foot buffer shall be maintained along the
southern and eastern property boundaries. Only passive uses
associated with the business shall be permitted within the buffer
areas. These buffer areas shall be landscaped so as to minimize the
view of the facilities from adjacent properties. (P)
GENERAL INFORMATION
T ,n~ati nn
Southeast quadrant of Centralia and Old Wrexham Roads and is better known as 10301014
Wrexham Road. Tax ID 774-661-8804.
Existing Zoning:
R-12
Size:
2.6 acres
Existing Land Use:
Single family residential use with incidental special events business
Adjacent Zoning and Land Use:
North - R-9 -Single family residential or vacant
South, East and West -Single family residential or vacant
T TTTT TTTF C
Public Water and Wastewater S,, std:
This request will not impact the public water and wastewater systems. The existing
dwelling is connected to the public water system and the public wastewater system.
3 08SN0219-AUG27-BOS-RPT
ENVIRONMENTAL
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Airport Fire Station, Company Number 15, and the Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This request
will have a minimal impact on fire and EMS.
Transportation:
The applicant is requesting a Conditional Use to permit a special events business incidental
to the dwelling unit on the property. The applicant has proffered several conditions to
restrict/limit the special event business. Due to these limitations, this request will have a
minimal impact on the transportation network. Vehicles generated by this development will
be distributed initially along Old Wrexham Road to Centralia Road, which had a 2008 traffic
count of 12,340 vehicles per day. Centralia Road between Iron Bridge Road (Route l o) and
Salem Church Road is at capacity (Level of Service E) for the volume of traffic it currently
carries. No road improvement projects in this part of the county are included in the Six-Year
Improvement Plan. As part of the approved bond referendum, the county has asix-lane
improvement project to widen Route 10 from Frith Lane to Greenyard Road. Construction of
this proj ect is anticipated to begin in summer of 2010.
The Thoroughfare Plan identifies Centralia Road and Old Wrexham Road as major
arterials. Vehicular access to major arterials, such as Centralia Road and Old Wrexham
Road, should be controlled. The applicant has proffered that no direct vehicular access
will be provided from the property to Centralia Road, and that access to Old Wrexham
Road will be limited to one (1) entrance/exit. (Proffered Condition l o)
The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Study requirements, have been enacted. At this time, it
is uncertain what impact VDOT's regulations will have on the development process or
upon zonings approved by the county. The applicant has indicated that a Chapter 527
Traffic Study is not required for this zoning request.
T,ANT~ TIFF.
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of l .0-2.5 dwelling units per acre.
4 08SN0219-AUG27-BOS-RPT
The Plan recognizes that this area has a "rich fabric of historic resources of local and state
significance" and suggests support for adaptive re-use of historic properties provided that
the non-residential uses do not significantly impact adjacent residential areas, or detract
from the residential character of the area. Conditions offered with this case will assure
compatibility with existing and anticipated area development.
Area Development Trends:
Surrounding properties are zoned for, and occupied by, single family residential uses.
Zonin H.~X:
The special events business, which has existed incidental to the existing dwelling for
approximately nineteen (19) years, was first permitted with the approval of a Special
Exception by the Board of Zoning Appeals in 1989 (Case 89AN0397). Subsequent
renewals of the Special Exception have been granted in 1993, 1997 and in 2002. A
number of conditions were recommended with these cases to mitigate the impact on area
residential use.
Development Standards:
The site is currently occupied by the Old Wrexham farm home, which has also been used
as a special events business for the approximately nineteen (19) years. Conditions have
been offered by the applicant which would minimize the impact this use might have on
area residential development. These conditions address the number of permitted
employees and guests at events, hours of operation, vender deliveries, signage, lighting,
setbacks, landscaping and buffers. (Proffered Conditions 2, 3, 4, 6, 8, 9, 11 and 12). In
addition the proffered conditions prohibit additions to the existing structure to
accommodate the use and outdoor music and sound equipment. (Proffered Conditions 5
and 7)
CONCLUSION
The request allows for the adaptive reuse and preservation of an historic structure. In addition,
through Special Exception, the special events business has existed for approximately nineteen
(19) years with no apparent adverse impact on area development. The proffered conditions
further ensure compatibility with existing and anticipated area development.
Given these considerations, approval of this request is recommended.
5 08SN0219-AUG27-BOS-RPT
CASE HISTORY
Planning Commission Meeting (6/17/08):
At the request of the applicant, the Commission deferred this case to their July 15, 2008
public hearing.
Staff (6/18/08):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than June 23, 2008 for consideration at the Commission's July 15,
2008 public hearing.
Also, the applicant was advised that a $230.00 deferral fee must be paid prior to the
Commission's public hearing.
Applicant (6/19/08):
A revision to the proffered conditions was submitted.
Applicant, Staff, Bermuda District Commissioner and Area Citizens (6/19/08):
A meeting was held to discuss the request. The citizens present supported the request.
Planning Commission Meeting (7/15/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
6 08SN0219-AUG27-BOS-RPT
Applicant (7/17/08):
The deferral fee for the Commission's July meeting was paid.
The Board of Supervisors, on Wednesday, August 27, 2008, beginning at 6:30 p.m., will take under
consideration this request.
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