11SN0165CASE MANAGER: Jane Peterson
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0165
Richard Farrell
Richmond Aquarium
Dale Magisterial District
East line of Speeks Drive
February 23, 2011 BS
RE VEST: Conditional use approval to permit contractor's office and display room and retail
uses in a Light Industrial (I-1) District.
PROPOSED LAND USE:
A business consisting of the sale, service and maintenance of aquarium products is
currently being operated on the site without the requisite conditional use approval.
Conditional use approval is requested to bring the use into compliance with the
Or finance.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the Northern Area Plan (adopted in 1986) suggests the property is
appropriate for office and residential use of 1.51 to 4.0 units/acre, the area has
developed with uses that are more intense than those suggested by the Plan.
B. The proposed land uses are representative of and compatible with existing and
anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITION NOTED "STAFF/CPC" WAS AGREED UPON BY
BOTH STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
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(STAFF/CPC) This conditional use shall be limited to the operation of a contractor's office
and display room and retail uses associated with an aquarium business.
Outside storage shall not be permitted.
GENERAL INFORMATION
T ,n~ati nn
The request property is located along the east line of Speeks Drive, south of Hull Street
Road. Tax ID 746-684-Part of 3508.
Existing Zoning:
I-1 with conditional use planned development
Size:
2.2 acres
Existin Land Use:
Commercial and light industrial
Adjacent Zoning and Land Use:
North and East - I-1 with conditional use planned development; Industrial or commercial
South - C-3; Residential multi-family
West - C-3; Commercial
UTILITIES; ENVIRONMENTAL ENGINEERING; AND PUBLIC FACILITIES
This request will have no impact on these facilities.
Virginia Department of Transportation (VDOT):
VDOT notes the presence of existing entrances that are to be used.
T ,ANn T 1~F,
Comprehensive Plan:
The subject property is located within the boundaries of the Northern Area Plan which
suggests the property is appropriate for office and residential use of 1.51 to 4.0 units/acre.
2 11SN0165-FEB23-BOS -RPT
Area Development Trends:
Properties along the north and south lines of the Hull Street Road Corridor are zoned
Community and General Business (C-3 and C-5) and Light Industrial (I-1) and are
developed as the Victorian Square Shopping Center, the 360 Commercial Park West; self
storage facilities and other various commercial uses. Properties to the south are developed
for apartment use. It is anticipated that any new development or redevelopment in this
immediate area will be consistent with current commercial and light industrial uses along
this corridor transitioning both north and south towards established residential
developments, as suggested by the Plan.
Zonin H.~ istory:
On March 25, 1987 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a rezoning to Light Industrial (M-1) with a conditional
use planned development to permit setback exceptions (Case 87SN0017). With approval
of this case, uses were restricted to office and self storage facilities. ABBBBBBBBBB
self storage complex was subsequently developed on the adjacent property to the north
and east.
On June 26, 1996 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a rezoning of the southern 2.5 acres of this original 7.4
acres project area, from Light Industrial (I-1) with conditional use planned development
to Light Industrial (Case 96SN0251). With the extension of Speeks Drive to serve this
portion of the property, office warehouse uses were planned. The subject aquarium
business occupies a portion of this existing office warehouse building.
Development Standards:
The request property lies within an Emerging Growth Area. The purpose of the Emerging
Growth Standards is to promote high quality, well-designed projects. Except as regulated by
conditions of zoning, development of the site must conform to the development standards of
the Zoning Ordinance which address access, parking, landscaping, pedestrian access,
architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters.
The property is also located within the 360 Corridor West Highway District. The purpose of
the Highway District is to enhance patterns of development for unique areas of the County
through specific development requirements. These standards address enhancements to
architectural treatment of buildings. Further, existing conditions of zoning (Case 96SN0251
-Proffered Condition 4) require compatibility with the northern portion of the parcel which
is currently developed as a self storage facility.
CONCLUSION
While the Plan suggests the property would be appropriate for office and residential uses, the
current operation of a contractor's office and display room and retail uses associated with an
3 11SN0165-FEB23-BOS -RPT
aquarium business, as conditioned, is no more intense than uses currently existing or permitted
within this same development or on area C-3, C-5 and I-1 properties along the Hull Street Road
Corn or.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/18/l l ):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval subj ect to the Condition on page 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, February 23, 2011, beginning at 6:30 p.m., will take
under consideration this request.
4 11SN0165-FEB23-BOS -RPT
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