01SN0109-AUG23.PDFAugust 23, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0109
GE Capital Modular Space,
A Division of Transport International Pool, Inc.
Bermuda Magisterial District
Eastern Terminus Ruffin Mill Circle
~__~_Q_U__E~: Amendment to Conditional Use Planned Development (Case 98SN0108) relative
to screening of outside storage areas.
PROPOSED LAND USE:
The applicant currently operates a modular building lease, sales and service
business from the property. Condition 2 of Case 98SN0108 requires that outside
storage areas conform to the requirements of the Zoning Ordinance, which requires
screening of the storage areas from any public rights of way accommodating
through traffic (Ruff'm Mill Road). Amendment to the screening requirements of
Case 98SN0108 is requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
With installation of intense landscaping, the intent of the zoning condition will be
effectively met by rrdnimizing the views of outside storage areas from Ruffin Mill
Road.
The condition of zoning would require that a fence or wall used to screen the
outside storage area be constructed of comparable materials and compatible design
to that of the principal building, which is a metal modular structure. Given the
location of the required screening along Ruffm Mill Circle, the use of landscaping
would provide a more aesthetically appealing medium in minimizing the views of
outside storage areas when compared to a metal fence or wall.
(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.)
CONDITION
(STAFF/CPC)
Landscaping shall be installed along Ruffin Mill Circle. Such landscaping
shall be in an amount and of a species that will effectively minimize the
view of outside storage areas from Ruffm Mill Road. The exact landscape
treatment shall be approved by the Planning Department. A landscaping
plan shall be submitted to the Planning Department for approval within
thirty (30) days of the approval of this request. The approved landscaping
shall be installed within sixty (60) days of the approval of the plan. The
landscape area shall be irrigated with an in-ground irrigation system.
Required landscaping shall comply with Section 19-518(e) of the Zoning
Ordinance. (P)
(Notes: A.
This condition supersedes Condition 2 of Case
98SN0108.
This condition is in addition to Condition 2 of Case
87S174 for modular building lease, sales and service
use only.
All other conditions of Case 87S174 to include those
conditions modified by Case 98SN0108 shall remain
in effect.)
2 01SN0109/WP/AUG23L
GENERAL INFORMATION
1800 Ruffin Mill Circle. Tax ID 809-636-0942 (Sheet 35).
I-2 with Conditional Use Planned Development
10.0 acres
Commercial
Adjacent Zoning and Land Use:
North - I-2 with Conditional Use Planned Development; Vacant
South - I-2 with Conditional Use Planned Development; Industrial or vacant
East - I-2 with Conditional Use Planned Development; Vacant
West - I-2 with Conditional Use Planned Development; Industrial
UTILITIES: ENVIRONMENTAL ENGINEERING: FIRE: AND TRANSPORTATION
This request will have no impact on these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Ruffin Mill Area Plan which suggests the property is
appropriate for industrial uses.
Area Development Trends:
Area properties are industrially zoned and occupied by industrial uses or remain vacant.
It is anticipated that industrial development will continue to occur along this portion of
Ruffin Mill Road.
3 01SN0109/WP/AUG23L
Zoning History:
On November 27, 1987, the Board of Supervisors, upon favorable recommendation by the
Planning Conmfission, approved rezoning from Agricultural (A) to General Industrial (M-
2) with Conditional Use Planned Development (Case 87S174) on a 1,036 acre parcel
containing the subject property. Conditions of this case required that all outside storage
areas be screened from view of Ruffin Mill Road.
On September 24, 1997, the Board of Supervisors, upon favorable recommendation by the
Planning Commission, approved an amendment to Conditional Use Planned Development
Case 87S174 on the subject property to permit modular building lease, sales and service
and an exception to paving requirements for outside storage areas for this use (Case
98SN0108). Conditions of this case required that outside storage areas for this use
conform to the screening requirements of the Zoning Ordinance.
Site Plan History:
On April 8, 1998, G.E. Modular Space, Inc. received administrative site plan approval for
the development of a modular building lease, sales and service business (Case 98PR0109).
This approved plan included a fourteen (14) foot tall metal paneled fence as the method for
screening outside storage areas. Prior to the County's issuance of an occupancy permit,
the applicant submitted a bond to cover the cost of installing the required fence.
The applicant has now indicated a preference for the use of landscape materials to
minimize the views of the outside storage areas from Ruffin Mill Road, necessitating an
amendment to Case 98SN0108 to accommodate this substitution.
Screening:
Section 19-575 of the Zoning Ordinance requires that outside storage areas be screened
from all public rights of way that accommodate through traffic movements. Screening
must be accomplished by use of building design, architectural walls or fences. If
architectural walls or fences are used, they must be constructed of comparable materials
to the principal building, using a design compatible to the principal building on the
property. Screening of outside storage areas located in an 1-2 District is not required from
the view of any 1-2 or 1-3 District, nor from any public right of way which does not
accommodate through traffic movements.
The subject property is surrounded by 1-2 zoning. Although fronting on a public right of
way, Ruff'm Mill Circle terminates into a cul-de-sac and does not accommodate through
traffic. Therefore, the required screening of the outside storage areas is from views of
Ruffin Mill Road, a through street west of the property.
4 01SN0109/WP/AUG23L
CONCLUSIONS
Although not considered as an appropriate screening medium by the Zoning Ordinance, the
proposed landscaping accomplishes the intent of the original zoning condition by effectively
minimizing the views of outside storage areas from Ruffin Mill Road. Further, given the location
of required screening along Ruffin Mill Circle, the use of landscaping will visually enhance the
project, as opposed to the screening alternative of a metal fence or wall. The recommended
condition will ensure that the plantings are irrigated, maintained and replaced as necessary to
ensure the continual effectiveness of the approved landscape plan.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/15/00):
The applicant accepted staff's recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 23, 2000, beginning at 7:00 p.m., will take
under consideration this request.
5 01SN0109/WP/AUG23 L
I-1
I-2
I-2
A
C
0 600 Feet
A
01SN0109
AMEND C.U.P~D.
Sheet #: 35
01SN0109
In Bermuda Magisterial District, G. E. CAPITAL MODULAR
SPACE, A DIVISION OF TRANSPORT INTEP~NATIONAL POOL, INC.,
requested amendment to Conditional Use Planned Development
(Case 98SN0108) and amendment of zoning district map
relative to screening of outside storage areas. The density
of such amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for industrial use. This request
8/23/00
00 598
lies in a General Industrial (I 2) District on 10.0 acres
and is known as 1800 Ruffin Mill Circle. Tax ID
809 636 0942 (Sheet 35).
Mr. Jacobson presented a summary of Case 01SN0109 and stated
that the Planning Commission and staff recommend approval
subject to one condition.
Mr. David Hotz, representing the applicant, stated that the
recommendation is acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Miller, the Board
approved Case 01SN0109 subject to the following condition:
Landscaping shall be installed along Ruffin Mill
Circle. Such landscaping shall be in an amount and of
a species that will effectively minimize the view of
outside storage areas from Ruffin Mill Road. The exact
landscape treatment shall be approved by the Planning
Department. A landscaping plan shall be submitted to
the Planning Department for approval within thirty (30)
days of the approval of this request. The approved
landscaping shall be installed within sixty (60) days
of the approval of the plan. The landscape area shall
be irrigated with an in ground irrigation system.
Required landscaping shall comply with Section
19 518(e) of the Zoning Ordinance. (P)
(Notes: A. This condition supersedes Condition 2 of
Case 98SN0108.
B. This condition is in addition to
Condition 2 of Case 87S174 for modular
building lease, sales and service use
only.
C. Ail other conditions of Case 87S174 to
include those conditions modified by
Case 98SN0108 shall remain in effect.)
Ayes Warren, Humphrey, Barber, McHale and Miller.
Nays None.
8/23/00
O0 599