00SN0212-MAY24.pdfMay 24, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0212
Trammel Crow BTS, Inc.
Matoaca Magisterial District
Southeast quadrant of Hull Street and North Spr'mg Run Roads
REQUEST: Amendment to Conditional Use Planned Development (Case 85S035) to permk
motor vehicle repair, excluding body, maj or engine and transmission repair.
PROPOSED LAND USE:
A tire and automobile center (Merchant's Tire and Auto Center) is planned.
However, other motor vehicle repair services, as restricted by the recommended
condkions, as well as other uses permitted wkh Cases 85S035 and 88SN0038, would
be allowed wkh the approval of this request.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed land use conforms to the Upper Swift Creek Land Use Plan which
suggests the property is appropriate for communky mixed use uses.
The proposed land use is representative of, and compatible with, existing and
anticipated area commercial development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Existing development standards and proposed conditions further ensure land use
compatibility with existing and anticipated area commercial development.
(NOTE: CONDITIONS MAY BE 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.)
CONDITIONS
(STAFF/CPC) 1.
In addition to the uses permitted on the subject property (Part of
Parcel A), motor vehicle repair services, excluding body, major
engine and transmission repair shall be permitted on the subject
property only. (P)
(STAFF/CPC) 2.
The view of any vehicular service bays shall be minimized from view
of Hull Street and North Spring Run Roads. This trealnnent shall be
approved by the Planning Department at the time of site plan
approval. (P)
(Notes: A.
These condkions are in addition to the Textual Statement of Case 85S035,
condkions of Parcel A, and Case 88SN0038 for the subject property only.
B. All other conditions of Cases 85S035 and 88SN0038 remain applicable.)
GENERAL INFORMATION
Location:
South line of Hull Street Road, the east line of North Spring Run Road and located in the
southeast quadrant of the intersection of these roads. Tax ID 726-671-Part of 2127 (Sheet
iS).
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
1.7 acres
2 00SN0212/WP/MAY24J
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A and C-2; Single family residential and vacant
South - C-2; with Conditional Use Planned Development; Commercial
East - C-2; with Conditional Use Planned Development; Commercial
West - C-5; Commercial
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the east side of North
Spr'mg Run Road, adjacent to the request site. Use of the public water system is required as
a condition of Case 88SN0038.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the southern
boundary of the request site. Use of the public wastewater system is required as a condition
of Case 88SN0038.
ENVIRONMENTAL
Drainage and Erosion:
The proposed use will have no greater impact on drainage and erosion than uses already
permitted under the existing zoning.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company Number
7 and Manchester Rescue Squad. When the property is developed, the number of hydrants
and quantity of water needed for fire protection as well as access for emergency equipment
will be evaluated during the site plan review process.
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Transportation:
It is anticipated that traffic generated by the requested land use (motor vehicle repair) will
be similar to traffic generated by land uses permitted under existing zoning. This requested
amendment will have a minimal impact on the anticipated traffic generated by development
of the property.
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies wkhin the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for a mixture of communky-scale corporate office and commercial uses and
muki-family and townhouse residential uses with a densky of eight (8) to fourteen (14) unks
per acre. One of the goals of the Plan is to provide for nodes of commercial services and
supporting uses in strategic locations at major road intersections such as Hull Street and
North Spr'mg Run Roads.
Area Development Trends:
The request property is an out-parcel of the Deer Run Village Shopping Center and is
surrounded to the south and east by parcels planned, or developed, for commercial uses.
Properties to the west and northwest are zoned commercial and are developed, or under
development, for retail uses. Property to the north is zoned commercial and agricukural and
is occupied by a single family dwelling.
Zoning History:
On June 26, 1985, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved commercial zoning wkh Conditional Use Planned
Development (Case 85S035) on the request property and adjacent property. Conditions of
zoning approval for Case 85S035 do not permit motor vehicle repair on the property.
On May 25, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to Case 85S035 to permk outside storage
subject to certain restrictions. (Case 88SN0038)
On October 26, 1994 and again on July 24, 1996, the Board of Supervisors, upon favorable
recommendations by the Planning Commission, approved amendments to Case 85S035 to
allow motor vehicle repair services, excluding body, major engine and transmission repair,
on two outparcels of the shopping center (Cases 95SN0143 and 96SN0270). These sites
were subsequently developed for Import Autohaus and Jiffy Lube.
4 00SN0212/WP/MAY24J
Site Design:
Development must conform to the conditions of Cases 85S035 and 88SN0038 and Emerging
Growth District Standards which address access, parking, landscaping, architectural
trea1~nent, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
Architectural Treatment:
Architectural trea1~nent of buildings, including 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.
Within Emerging Growth Areas, no building exterior which would be visible to any A, R,
R-TH, R-MF or O 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 adjoining property. No portion
of a building constructed of unadorned concrete block or corrugated and/or sheet metal may
be visible from any adjoining A, R, R-TH, R-MF or O District or any public right of way.
No building exterior may be constructed of unpainted concrete block or corrugated and/or
sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural trea1~nent 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.
The Zoning Ordinance does not address the screening of vehicular service bays from public
rights of way. The subject property is located at the intersection of Route 360 and North
Spring Run Road. Since service bays have an equivalent visual impact to loading areas, it
is recommended that the views of the openings for vehicular service bays be minimized from
view of these public rights of way. (Condition 2)
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 property and public rights of way
by a solid fence, wall, dense evergreen plantings or architectural feature and that such area
within 1,000 feet of any residentially zoned property or property used for residential purposes
not be serviced between the hours of 9:00 p.m. and 6:00 a.m.
5 00SN0212/WP/MAY24J
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.
Case 88SN0038, amending Case 85S038, permits outside storage areas on the subject
property provided they are visually screened from public streets, internal roadways and
adjacent properties with opaque fencing.
CONCLUSIONS
The proposed zoning and land use conform to the Upper Swift Creek Land Use Plan which
designates the property for community mixed use and is representative of, and compatible with,
existing and anticipated area commercial development. As noted herein, the Board of Supervisors,
upon a favorable recommendation by the Planning Commission, has previously approved two
amendments for similar motor vehicle repair uses within this development. A condition addressing
the orientation of vehicular repair bay doors away from Hull Street and North Spr'mg Run Roads will
mitigate visual impacts of this use along these major corridors. (Condition 2)
CASE HISTORY
Planning Commission Meeting (4/24/00):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, May 24, 2000, beginning at 7:00 p.m., will take under
consideration this request.
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A
C-3
C-5 A
R-7
C
0-2
A
300 0 300
600 Feet
Case #: 00SN0212
AMEND C.U.P.D.
Sheet #: 15