11SN0139CASE MANAGER: Michael Janosik
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11SN0139
John W. Farrell
Dale Magisterial District
2941 Space Road
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December 15, 2010 B S
RE VEST: Rezoning from Light Industrial (I-1) to General Industrial (I-2).
PROPOSED LAND USE:
A contractor's office, shop and storage yard are planned on the subject property and
within an existing building.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Central Area Plan, which
suggests the property is appropriate for general industrial use.
B. Development standards and proffered conditions further ensure land use
compatibility with existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS
NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
(STAFF/CPC) 1. Uses shall be limited to uses permitted by right and with
restrictions in a Light Industrial (I-1) District and a contractor's
office, shop and storage yard. (P)
(STAFF/CPC) 2. The outside storage shall be limited to the corner side yard and the
rear yard of the main building. (P)
GENERAL INFORMATION
Location:
The request property is located on the south line of Space Road, south of Willesden Road
and better known as 2941 Space Road. Tax ID 785-692-9706.
Existin.~ Zoning:
I-1
Size:
0.8 acre
Existin Land Use:
Industrial
Adjacent Zoning and Land Use:
North - R-7 and R-7 with Conditional Use; Residential
South - I-2 with Conditional Use Planned Development; Industrial
East - I- l ; CommerciaUindustrial
West - I-l; Commercial/light industrial
The site is currently connected to public water and wastewater systems. This request will not
impact the public utilities systems.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
2 11SN0139-DEC15-BOS-RPT
PUBLIC FACILITIES
Fire Service:
The Bensley Fire Station, Company Number 3, and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and Emergency Medical Service (EMS). This
request will have a minimal impact on Fire and EMS.
County Department of Transportation:
It is anticipated that traffic generated by the requested land use General Industrial (I-2)
will be similar to traffic generated by land uses permitted under the existing zoning Light
Industrial (I-1). This request will have a minimal impact on the anticipated traffic
generation from the development on the property.
Virginia Department of Transportation (VDOT):
This request will have no impact on these facilities.
T,ANn TIFF,
Comprehensive Plan:
The subject property is located within the boundaries of the Central Area Plan which
suggests the property is appropriate for general industrial use.
Area Development Trends:
The area is characterized by a mix of residential, commercial and industrial development.
Adjacent property to the north is zoned Residential (R-7) with single-family dwellings and
two (2) family dwellings. The single-family dwellings are located in the Falling Creek Court
Subdivision which is an older, well established neighborhood. Properties to the south, east
and west are zoned Light Industrial (I-1) and General Industrial (I-2) and are developed for a
variety of commercial and industrial uses or are vacant.
Development Standards:
This use would not require site plan approval. However, Section 19-575 of the Zoning
Ordinance requires that outside storage areas shall be screened from view from any adjacent
properties on which the use is not permitted and from public rights-of way. The Plan
suggests that the property to north, which is zoned Residential (R-7), is appropriate for
residential use. Views may be minimized through site and architectural design, topography,
landscaping, setbacks or other features.
3 11SN0139-DEC15-BOS-RPT
Use Limitations:
Properties to the north, along Space Road are zoned residential (R-7) and the Plan for these
properties suggests residential use of 2.51 to 4.0 units per acre. To ensure that the more
intense uses remain to the south of the subject property, Proffered Condition 1 will limit
uses permitted by right and with restrictions to those specified in the Light Industrial (I-1)
District and a contractor's office, shop and storage yard. Also, Proffered Condition 2 will
limit the outside storage areas to the corner side yard and the rear yard of the main building,
which will create a buffer area between this use and the subdivision to the north.
CONCLUSION
The request complies with the Central Area Plan which suggests the subject property is appropriate
for general industrial use.
In addition, existing development standards and proffered conditions ensure land use
compatibility with existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (11 / 16/ 10)
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Brown, Hassen, Bass, Gulley and Waller.
The Board of Supervisors, on Wednesday, December 15, 2010, beginning at 6:30 p.m., will take
under consideration this request.
4 11SN0139-DEC15-BOS-RPT
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