01SN0185-April25G.pdfApri! 25, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0185
Tony Vanderburg
Midlothian Magisterial District
Off the North line of Midlothian Turnpike
REOUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
An automobile repair facility is planned. However, with approval of this request
other Community Business (C-3) uses would be permitted, except as restricted by
Proffered Condition 2.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed use conforms to the Midlothian Area Community Plan wlxich
suggests the property is appropriate for suburban commercial district uses. Such
uses would include auto-oriented commercial uses to include retail shopping
centers, office-service establishments and similar uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses are represemative of, and compatible with,
existing and anticipated commercial development along this portion of Midlothian
Turnpike.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER 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
(STAFF/CPC) 1.
The architectural style of all buildings shall be similar to the
architectural style of the buildings located in Village Marketplace or
Ivymont Square. Architectural plans shall be submitted for approval
in conjunction with site plan review. (P)
(STAFF/CPC)
2. The following uses shall not be permitted:
g.
h.
i.
Cocktail lounges and nightclubs.
Feed, seed and ice sales.
Fraternal uses.
Greenhouses or nurseries.
Hospitals.
Hotels.
Recreational establishments, commercial - indoor.
Taxidermist.
Commercial kennels. (P)
(STAFF/CPC)
All buildings to include accessory buildings shall not exceed a
height of 2 t/2 stories or thirty (30) feet, whichever is less. (P)
GENERAL INFORMATION
Location:
Off the north line of Midlothian Turnpike, west of Le Gordon Drive. Tax ID 724-709-
2528 (Sheet 5).
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Existing Zoning:
A
Size:
.3 acre
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A with Conditional Use for outdoor recreation; Vacant
South - C-3; Vacant
East - A with Conditional Use for outdoor recreation; Vacant or C-5; Automotive sales
and repair shops (All Star Automotive)
West - A with Conditional Use and C-3; Self-storage and automotive service shop
(Express Lube)
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the western boundary of
the request site. In addition, there is an existing twenty four (24) inch water line extending
along the north side of Midlothian Turnpike, approximately 220 feet south of this site.
Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the western
boundary and across the request site. Use of the public wastewater system is required by
County code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the northeast through adjacent development to a small pond and
then northwest under the railroad tracks to the headwaters of Michaux Creek. Them am
no known on- or off-site drainage or erosion problems.
3 01SN0185/WP/APR25 G
PUBHC FACILITIES
Fire Service:
This property is currently served by the Midlothian Fire/Rescue Station, Company Number
5 and Forest View Rescue Squad. When the property is developed, the number of hydrants
and quantity of water needed for fire protection will be evaluated during the plans review
process.
Transportation:
The proposed development will have minimal impact on the existing transportation
network.
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests that
the property is appropriate for suburban commercial district uses which includes retail
shopping centers, office-service establishments and similar uses.
Area Development Trends:
Property to the north is zoned Agricultural (A) with a Conditional Use for outdoor
recreation, but is currently vacant. Other adjacent properties are zoned for cormnercial
uses and have generally been developed for such uses. The Plan suggests the area is
appropriate for auto-oriented commercial uses and these development trends are anticipated
to continue in this area.
Site Design:
The request property currently lies within an Emerging Growth Area. New construction
must conform to the requirements of the Zoning Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
Uses:
The applicant has indicated an intent to develop the request property in conjunction with
the adjacent C-3 parcel to the south. During the Board's consideration of the rezoning of
this adjacent C-3 parcel, area neighborhoods expressed concern relative to uses permitted
in the requested Community Business (C-3) District (Case 90SN0118). To address those
4 01SN0185/WP/APR25G
concerns, the permitted uses were restricted. The applicant has proffered similar use
restrictions on the request property. (Proffered Condition 2)
Architectural Treatment:
Currently, architectural treatment of buildings, inclnding materials, color and style, must
be compatible with buildings located within the same project. Compatibility may be
achieved through the use of similar building massing, materials, scale, colors and other
architectural features.
Further, based upon current Ordinance standards, within Emerging Growth Areas, no
building exterior which would be visible to 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
adjoining property. No portion of a building constructed of unadorned concrete block or
corrugated and/or sheet metal may be visible from any public right of way. No building
exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal.
As previously noted, it is the applicant's intent to develop the request property in
conjunction with the adjacent property to the south. Consistent with conditions applied to
this adjacent property, the applicant has submitted a proffered condition requiring that the
architectural style of all buildings be similar to those located in the Village Marketplace
or Ivymont Square (Proffered Condition 1). Further, as with the adjacent zoning case, the
applicant has proffered to develop the buildings with height requirements the same as those
required in the Midlothian Village Core. (Proffered Condition 3)
Currently, all junction and accessory boxes must be minimized from view of adjacent
property and public rights of way by landscaping or architectural treatment integrated with
the building served. 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.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent properties and
public rights of way by a solid wall, fence, dense evergreen planting or architectural
feature and that such area within 1,000 feet of any A District designated on the plan for
residential use or occupied by a residence not be serviced between the hours of 9:00 p.m.
and 6:00 a.m.
5 01SN0185/WP/APR25G
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.
With the approval of this request, outside storage would be permitted as a restricted use.
Outside storage areas must be screened from view of adjacent on properties on which such
uses are not permitted and public rights of way.
CONCLUSIONS
The proposed zoning conforms to the Midlothian Area Community_ Plan which suggests the
property is appropriate for suburban auto-oriented commercial uses to include retail shopping
centers, office-service establishments and similar uses. The proposed zoning and land uses are
representative of, and compatible with, existing and anticipated commercial development along
this portion of Midlothian Turnpike. Therefore, approval of this request is recommended.
CASE HISTORY
Applicant (3/2/01):
At the request of staff, the applicant submitted revised proffered conditions.
Planning Commission Meeting (3/20/01)
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanhnous.
The Board of Supervisors, on Wednesday, April 25, 2001, beginning at 7:00 p.m., will take under
consideration this request.
6 01SN0185/WP/APR25G
R-15
A
V
C
ZC
C
C
C-3
H
ZC
C
A
60,0
R-9
0
600 Feet
01SN0185
Rez: A TO C-3
SH.5