01SN0144JAN24J.pdfJanuary 24, 2001 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0144
Young S. Grant
Matoaca Magisterial District
21500 and 21508 Chesterfield Avenue
REOUEST: Rezoning from Residential (R-7) and Neighborhood Business (C-2) to Community
Business (C-3).
PROPOSED LAND USE:
The applicant is currently operat'mg a beauty salon on the property and is planning
to operate a training (beauty) school in conjunction with the salon. The applicant
has agreed to limit uses to a beauty school and to those uses permitted in a
Neighborhood Business (C-2) District, which would include the beauty salon.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
With the proffered condkions limiting the uses permitted, the proposed zoning and
land uses conform to the Ettriek Village Plan which suggests the property is
appropriate for neighborhood commercial uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated development along this portion of Chesterfield Avenue.
C. The development standards of the Zoning Ordinance and the proffered conditions
further ensure land use compatibility with area development and address concerns
relative to transportation.
(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. No direct access shall be provided from the property to Chesterfield
Avenue. (T)
(STAFF/CPC) 2. Uses shall be limited to those permitted in a C-2 District and a
beauty school. (P)
GENERAL INFORMATION
Location:
Southwest quadrant of the intersection of Main Street and Chesterfield Avenue and is better
known as 21500 and 21508 Chesterfield Avenue. Tax ID 797-610-0324 and 0518 (Sheet
45).
Existing Zoning:
R-7 and C-2
Size:
.44 acre
Existing Land Use:
Commercial and single-family residential
2 01SN0144/WP/JAN24J
Adjacent Zo~fing and Land Use:
North, South and East - R-7 and C-2; Single family residential or commercial
West - R-7; Single family residential
UTILITIES
Public Water System:
Public
There is an existing ten (10) inch water line extending along Chesterfield Avenue, adjacent
to the request site. Use of the public water system is required by County Code. The
existing structures are connected to the public water system.
Any change in use may necessitate upgrading the water meter size, including payment of
the appropriate water connection fee.
Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Chesterfield
Avenue, adjacent to the request site. Use of the public wastewater system is required by
County Code. The existing structures are connected to the public wastewater system.
Any change in use may necessitate upgrading the water meter size, including payment of
the appropriate wastewater connection fee.
ENVIRON~
This use will have no impact on these facilities.
P LIC FACI S
Fire Service:
This property is currently served by the Ettrick Fire/Rescue Station, Company Number 12
and Ettrick-Matoaca Rescue Squad. This request will have a minimal impact on fire/rescue
services.
Transportation:
This request will not limit development of the property to specific land uses; therefore, it
is difficult to anticipate traffic generation. The applicant intends to operate a beauty school
on the property. Traffic generation information is not available for a beauty school.
3 01SN0144/WP/JAN24J
Vehicles generated by this development will be distributed along Chesterfield Avenue
which had a 1999 traffic count of 5,800 vehicles per day.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The Thoroughfare Plan identifies
Chesterfield Avenue as a major arterial. Access to major arterials, such as Chesterfield
Avenue, should be controlled. The applicant has proffered that no direct access will be
provided from the property to Chesterfield Avenue (Proffered Condition 1). Access from
the property to Chesterfield Avenue will be provided via Main Street.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Ettrick Village Plan which suggests the property is
appropriate for neighborhood commercial uses as well as residential uses. Suggested uses
include neighborhood oriented retail services that serve a wider market than convenience
commercial uses. The Plan suggests this area should provide conanercial services that
have residential and pedestrian orientation to the local community while at the same time
allowing continued residential use along the Chesterfield Avenue Corridor.
Area Development Trends:
Area properties to the east, along Chesterfield Avenue are either occupied by single family
residences, multi-family residences or commercial uses. The properties to the north and
northwest, along Main Street are all occupied by single family residences. Adjacent
properties to the south and west are occupied by single family residences. The Plan
anticipates a combination of commercial and residential uses to continue along Chesterfield
Avenue.
Site Design:
Currently, the request property lies within the boundaries of the Ettrick Business Core
Village District. 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.
4 01SN0144/WP/JAN24J
Uses:
The applicant has agreed to limit the uses permitted on the property (Proffered Condition
2). Specifically, the applicant has agreed to restrict the uses to those permitted in a
Neighborhood Business (C-2) District plus a beauty school. This proffer was prompted by
the Ettrick Village Plan's recommendation to limit the intensity of uses along Chesterfield
Avenue. A beauty school is classified by the Zoning Ordinance as a vocational school.
Vocational schools are first permitted by right in a Community Business (C-3) District
because such schools could include truck driving, automobile repair, etc. which are more
intense than would be appropriate in a Neighborhood Business (C-2) District. A beauty
school, however, is no more intense than those uses typically permitted in a C-2 District.
As proffered, this proposal complies with the recommendations of the Plan.
Architectural Treatment:
Currently, redevelopment of the site or new construction must adhere to the Ettrick
Business Core requirements.
Currently, the Zoning Ordinance for the Ettrick Village Business Core District requires
new development must be compatible with the pedestrian scale and historic village
character of Ettrick. New or altered buildings should be generally consistent in height,
scale, massing (shape) and materials with existing structures in the village. The intent is
to insure functional and visual compatibility, not to specifically encourage imitation of past
architectural styles. Further, no building exterior which would be visible to public rights
of way can be constructed of unadorned concrete block or corrugated and/or sheet metal.
Currently, the Ordinance requires all junction and accessory boxes to be minimized from
view of adjacent property and public rights of way by landscaping or architectural
treatment integrated with the building served.
Currently, the Ordinance requires mechanical equipment, whether ground-level or rooftop,
to 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.) on property which is adjacent to an R District be
screened from view of such district by a masonry or concrete wall wtfich is constructed of
comparable materials to, and designed to be compatible with, the principal building that
such area serves. Solid waste storage areas must be screened from view of public rights
of way by a solid wall, fence, dense evergreen plantings or architectural feature. Such
5 01 SN0144/WP/JAN24J
area within 1,000 feet of any R Districts cannot 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.
Portions of adjacent properties to the north, south and west are zoned Residential (R-7) and
are occupied by single family residences. Currently, the Zoning Ordinance requires a
minimum ten (10) foot buffer to these Residential (R-7) zoned properties. At the time of
site plan review, the buffer may be modified under certain circumstances. In addition, at
such time that adjacent residential properties are zoned or utilized for a non-residential use,
the buffer can be elhninated.
CONCLUSIONS
Given the limitation on the uses permitted, the proposed zoning and land uses conform to the
Ettrick Village Plan which suggests the property is appropriate for neighborhood commercial uses.
In addition, the proposed zoning and land uses are representative of, and compatible with, existing
and anticipated commercial and residential development along this portion of Chesterfield Avenue.
The development standards of the Zoning Ordinance and the proffered conditions further ensure
land use compatibility with area development and address concerns relative to transportation and
land use.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/19/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 24, 2001, beginning at 7:00 p.m., will take
under consideration this request.
6 01SN0144/WP/JAN24J
ZC
R-7
300 0 300 Feet
01SN0144
Rezoning: ~ R-7 & C-2
TO C-3
Sheet #: 45