01SN0110-OCT25.pdfOctober 25, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0110
Ready Mixed Concrete Company
Clover Hill Magisterial District
Off the west line of Warbro Road
REOUEST: Amend Conditional Use and Conditional Use Planned Development (Case
97SN0229) relative to paving requirements.
PROPOSED LAND USE:
An exception to the paving requirements for a permiued concrete products
manufacturing facility is planned. Conditions of zoning approval for Case
97SN0229 require the paving of driveways and parking areas on the Agricultural
(A) portion of the property, while paving on the I-1 portion is required by the
Zoning Ordinance. Exception to the conditions of zoning and Ordinance
requirements 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.
While the property is zoned Agricultural (A) and Light Industrial (I-1), the
proposed use is a Heavy Industrial (I-3) use. The Ordinance does not require the
paving of parking areas and driveways in General Industrial (1-2) and Heavy
Industrial (1-3) Districts.
Granting of the requested exception should not have an adverse impact on area
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.)
CONDITION
(STAFF/CPC)
With the approval of this request, an exception to the paving requirement
for driveways and parking areas shall be granted. All driveways and
parking areas shall have a minimum surface of six (6) inches of No. 21 or
No. 2lA stone. (P)
(Note: Except as modified herein, Condition 3 for Case 97SN0229 remains
in effect. All other conditions of approval for Case 97SN0229 remain in
effect with approval of this request.)
GENERAL INFORMATION
Location:
Lies offthe west line of Warbro Road, north of Deer Hill Road. Tax IDs 735~683-
Part of 0636 and 735-634-Part of 7967. (Sheet 10)
Existing Zoning:
A with Conditional Use and I-1 with Conditional Use Planned Development
Size:
3.6 acres
Existing Land Use:
Vacant
2 01SN0110/WP/OCT25L
Adjacent Zoning and Land Use:
North - A with Conditional Use and I-1 with Conditional Use Planned Development;
Industrial and vacant
South - 1-1 with Conditional Use Planned Development; Industrial and vacant
East - A; Vacant
West - I-1 with Conditional Use Planned Development; Vacant
UTILITIES
The proposed amendment will have no impact on use of the public water and wastewater systems.
ENVIRONMENTAL
Since the site will be treated with No. 21 or No. 2iA stone, staff treats the imperviousness of such
areas as if it were surfaced with asphalt. Therefore, the installation of a stone surface rather than
an asphalt surface will have no additional impact on these facilities.
PUBLIC FACILITIES
Fire Service and Transportation:
The proposed amendment will have no impact on these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area Land Use and
Transportation Plan which suggests the request property is appropriate for light industrial
uses.
Area Development Trends:
Area properties are characterized by a mix of public/semi-public, agricultural and
industrial zoning and have developed industrially or remain vacant. While the Plan
suggests the area is appropriate for light industrial uses, with the exception of the County's
Warbro Athletic Complex, the area is generally characterized by moderate and heavy
industrial land uses.
However, recent zonings in the area have attempted to steer future land uses to more light
industrial/moderate industrial uses, as is evidenced by areas developing around the
intersections of Route 288 and Warbro Road with Hull Street Road. Commercial uses are
3 01SN0110/WP/OCT25L
CONCLUSIONS
While the property is zoned Agricultural (A) and Light Industrial (I-l), the proposed use is a
Heavy Industrial (1-3) use. The Ordinance does not require the paving of parking areas and
driveways in General Industrial (I-2) and Heavy Industrial (1-3) Districts. The proposed use is
located in the interior portion of a large acreage tract, which is currently developed with uses such
as a rock quarry and asphalt manufacturing plant. Granting of the requested exception should not
have an adverse impact on area development.
It should be noted, however, that staff's endorsement of this proposal should not be viewed as a
precedent for future support of exempting development from compliance with Light Industrial (1-1)
standards in this area. It is anticipated that with the extension of Route 288 across the James
River, there will be an increased demand for industrial uses along the corridor due to the areas
enhanced accessibility to the region. The goal is to encourage less intense development with better
design standards than has occurred along the Warbro Road Corridor in the past.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/19/00):
The applicant accepted staff's recommendation. There was no opposition present.
On motion of Mr. Gutley, 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, October 25, 2000, beginning at 7:00 p.m., will take
under consideration this request.
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A
A
600 0 600 Feet
01SN0110
~ AMEND C.U.
~ AMEND C.U.P.D.
Sheet #: 10 & 16