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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