11SN0169CASE MANAGER: Michael Janosik
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February 23, 2011 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0169
ZLD, LLC
(Metro Richmond Zoo, Inc.)
Matoaca Magisterial District
Off the west line of Beaver Bridge Road
RE VEST: Conditional Use to permit indoor/outdoor recreation facilities for a public zoo in an
Agricultural (A) District.
PROPOSED LAND USE:
Expansion of an existing public zoo (located north of the subject property) is
planned. The existing public zoo, the Metro Richmond Zoo, is permitted by
conditional use planned development. Similar conditions as to those imposed on the
existing zoo are recommended for the proposed expansion.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed zoning and land use generally conform to the Southern and Western Area
Plan, which suggests the property and surrounding area is appropriate for rural
conservation reserved for agricultural and forestal uses. The Plan anticipates minimal
development in the area for the foreseeable future. Therefore, the use should not impact
development in the near future.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
CONDITIONS
(STAFF/CPC) 1. Sufficient parking shall be provided to accommodate the demands
of the use. If it is determined that insufficient parking exists to
meet the use demands, additional parking shall be provided, as
deemed necessary by the Planning Department. (P)
(STAFF/CPC) 2. Prior to any improvements to include but not necessarily limited to
parking, fencing, buildings or clearing for this expansion, the
owner/developer shall comply with security plan 03PS0233 that
was approved by the Planning Commission on May 20, 2003. (P)
GENERAL INFORMATION
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The request property is located off the west line of Beaver Bridge Road, south of Hull Street
Road. Tax ID 696-661-Part of 0986.
Existing Zoning:
A
Size:
41.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A, and A with conditional use planned development; Public zoo
South, East and West - A; Single-family residential or vacant
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Public Water and Wastewater S,, std:
The public water and wastewater systems are not available to serve this site. The closest
existing public utility line is approximately two (2) miles northeast of this site. The request
site lies within the Rural Conservation Area of the Southern and /Western Land Use Plan
which mandates use of the public water system (Section 18-63(b) of the County Code) and
the public wastewater system (Section 18-64(a) of the County Code). However, provided
certain criteria are met, a waiver of the required use of the public water and wastewater
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systems may be granted by the Planning Commission at the time of site plan review (County
Code Section 18-63(g), pertaining to water and Section 18-64(x, pertaining to wastewater).
The Health Department must approve any new well or septic system, or the expanded usage
of an existing well or septic system.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the southwest and then via tributaries to the Appomattox
River. There are currently no known on- or off site drainage or erosion problems and none
are anticipated after development.
The western property line is the center line of a perennial stream and, as such, is subject to a
100 foot conservation buffer which must remain natural and, inside of which, uses are very
limited.
PUBLIC FACILITIES
Fire ~ervice~
The Clover Hill Fire Station, Company Number 7, and Manchester 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:
The Thoroughfare Plan identifies an east/west limited access facility ("the East/West
Freeway"), with a recommended right-of way width of 200 feet, extending from Hull
Street Road (Route 360) to Interstate 95. The current alignment of this roadway extends
through the middle of the property. The East/West Freeway is included in the
Thoroughfare Plan to improve access to the southern and western area of the County,
especially the planned regional mixed-use centers, and serve as a major traffic reliever.
Without this Freeway, area roads, even if improved, may not be able to handle the
increased traffic volumes as the County continues to develop. The applicant is unwilling
to dedicate right-of way for the East/West Freeway in accordance with the Plan.
Virginia Department of Transportation (VDOT):
This request will have no impact on these facilities.
3 11SN0169-FEB23-BOS-RPT
T,ANT~ TIFF,
Comprehensive Plan:
The subject property is located within the boundaries of the Southern and Western Area
Plan, which suggests the property is appropriate for rural conservation use.
Area Development Trends:
Surrounding properties are zoned Agricultural (A) or Agricultural (A) with conditional use
planned development and are occupied by single-family residences along Beaver Bridge
Road, a public zoo (Metro Richmond Zoo) or are vacant.
Based on the Plan, limited development is anticipated until adequate public facilities are
available. Specifically, the Plan suggests agricultural-type uses in the foreseeable future.
The proposed use of the request property could logically be considered an expansion of the
existing Metro Richmond Zoo which currently exists on adj acent property. The existing zoo
isconsidered asemi-agricultural-type operation which has a minimal impact on existing and
anticipated land uses.
Zonin H.~X:
On June 23, 1993 the Board of Supervisors approved a conditional use planned
development to permit indoor/outdoor recreational facilities for a public zoo (93 SNO l 96),
on a forty-nine (49) acre property located north of the subj ect property.
On May 28, 2003 the Board approved a conditional use to permit indoor/outdoor
recreational facilities for a public zoo (03SN0216) for an expansion of the public zoo on
a fifteen (15) acre property located north and adj acent to the subj ect property.
On September 1, 2004 the Board of Zoning Appeals approved a variance for no public
road frontage for dwelling purposes (OSAN0113). The applicant subdivided
approximately five (5) acres from the original zoo property.
Site Design:
The applicant is proposing to subdivide a 53.8 acre parcel into two (2) parcels. The subject
property will contain 41.5 acres and will border the south and east boundaries of the existing
Metro Richmond Zoo. The applicant has stated that zoning of the request property is
proposed to provide the potential to expand the zoo in the future. The existing zoo is located
approximately 1,200 feet off of the west line of Beaver Bridge Road, at its closest point.
Should the current request be approved, the zoo facility would allow on approximately
105.6 acres, on four parcels.
The existing zoo and its later expansion were considered to generally be an agricultural-type
operation. The Board's approval was subject to conditions addressing parking, signage, run-
4 11SN0169-FEB23-BOS-RPT
off and security. It is logical, therefore, that approval of this request to permit expansion of
the public zoo use on the request property should also be approved subject to similar
conditions as were imposed with Cases 93SN0196 and 03SN0216.
Secure
At the time of zoning for the existing facility and expansion, the Commission and the Board
imposed a condition to address security concerns. On May 20, 2003 the Commission
approved a Security Plan for the zoo, as required by Condition 5 of zoning Case 93 SNO 196.
Consistent with past actions, staff has recommended a condition (Condition 2) that requires
the owner/developer to comply with the approved security plan for the zoo.
CONCLUSION
The proposed zoning and land use generally conforms to the Southern and Western Plan which
designates the property and surrounding area as rural conservation use reserved for agricultural
/forestal use. The Plan anticipates minimal development in the area for the foreseeable future.
Therefore, the use, which is considered an agricultural-type use, should not impact the
development in the near future.
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 Mr. Bass, seconded by Mr. Gulley, the Commission recommended
approval subj ect to the conditions 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.
5 11SN0169-FEB23-BOS-RPT
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