11SN0201CASE MANAGER: Michael Janosik
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B S Time Remaining
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0201
Roger Habeck
June 15, 2011 BS
Bermuda Magisterial District
Northeast corner of Reymet Road and Jefferson Davis Highway
RE VEST: Conditional use approval to permit a pawnbroker on .3 acre of a 5.1 acre tract.
PROPOSED LAND USE:
A pawnbroker business is planned within an existing shopping center.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. while the Jefferson Davis Corridor Plan suggests the property is appropriate for
regional mixed use, the proposed use is consistent with the established
commercial uses in the shopping center.
B. The proposed use is representative of and compatible with existing and
anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OwNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED wITH "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. This conditional use approval shall be granted to and for 2nd
Chance Exchange and Gold, LLC only for so long as Bobby R.
Ratcliff, Jr. or Patricia Ann Ratcliff remain the managing partners
of 2nd Chance Exchange and Gold, LLC. This conditional use
approval shall not be transferable nor run with the land. (P)
(STAFF/CPC) 2. This conditional use approval shall be for the operation of a
pawnbroker business only. (P)
(STAFF/CPC) 3. Hours of operation shall be limited to between 8:00 a.m. and 6:00
p.m., Monday through Saturday. There shall be no Sunday operation
permitted for this use. (P)
(STAFF/CPC) 4. There shall be no gun sales to the general public permitted relative to
t is use. (P)
GENERAL INFORMATION
T .nr.ati nn
The request property is located in the northeast corner of Reymet Road and Jefferson Davis
Highway. Tax ID 794-667-7397.
Existin.~g:
C-5
Size:
0.3 acre of a 5.1 acre tract
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - MH- l ;Mobile home park
South - C-3 and R-7; single-family residential and commercial
East - C-3 and R-7; Vacant and single-family residential
West - C-3; Commercial
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UTILITIES; FIRE; ENVIRONMENTAL; AND PUBLIC FACILITIES
This request will have no impact on these facilities.
T,ANn TIFF.
Comprehensive Plan:
The subject property is located within the boundaries of the Jefferson Davis Corridor Plan,
which suggests the property is appropriate for regional mixed use.
Area Development Trends:
The property to the north is zoned and developed for a mobile home park. Other properties
along the Jefferson Davis Highway Corridor, in the vicinity of the request site, are zoned
and developed commercially. Properties to the south and east, along Reymet Road, are
zoned commercially and residentially, and are occupied by single-family residences or
remain vacant. It should be noted that Reymet Road serves as a principal access for
industrially zoned and developed property to the east of Route 95. It is anticipated that
residences along the north and south lines of Reymet Road, in the vicinity of the request site,
will eventually be zoned and redeveloped for regional mixed use as a consequence of
existing area commercial and industrial land use and transportation patterns.
Zonin H.~ istory:
On August 28, 1996 the Board of Supervisors, upon favorable recommendation from the
Planning Commission, approved rezoning from Community Business (C-3) to General
Business (C-5) on the subject property. With approval of that case, additional commercial
uses were allowed on the request site. The existing building on the site was built as an
office/warehouse in 1965 and was added on to in 1971.
Uses:
Pawnbroker businesses are regulated under Professions and Occupations laws found in
the Code of Virginia, 1950, as amended, in title 54.1, Chapter 40. Additionally, Section
54.1-4001 A states that "no person shall engage in the business of a pawnbroker without
having a valid license issued by the county, city or town in which the pawnbroker
conducts such business." The Police Department has a process in place for the licensing
of a pawnbroker which includes an application and a background check.
Conditional use approval has been requested to allow a pawnbroker in a General
Business (C-5) District. Pawnbrokers are allowed by conditional use approval in
Agricultural (A), General Business (C-5), General Industrial (I-2) and the Heavy
Industrial (I-3) districts. With approval of this request, the use would be limited to and for
the owners of the business only. (Proffered Condition 1)
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Site Design:
The request property lies within the Jefferson Davis Highway Post Development Area
and has been developed for shopping center use. A strip shopping center has been
developed on the property. The business owners plan to locate the pawnbroker business
within an existing retail business (2nd Chance Exchange and Gold). They would like to
add pawnbroker services to the established business.
Redevelopment of the site or new construction must conform to development standards
of the Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading
areas.
CONCLUSION
The proposed use would be no more intense than uses currently permitted. In addition, the
proposed use is representative of, and compatible with, existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/17/1 l):
The applicant accepted the recommendation. There was support present from an adjacent
business operator stating the applicant would be providing a service to the community
and that there had been no issues with the business. Also, a petition of support with 200
signatures was submitted.
Mr. Hassen stated he supported the case subject to the proffered conditions stating that
there would be no gun sales to the public and the use would be granted only to Bobby
Ratcliff and Patricia Ratcliff. Mr. Hassen stated the applicant owned another location in
the county and there have been no problems with the business and that Mr. Ratcliff was
an auxiliary police officer.
On motion of Mr. Hassen, seconded by Dr. Brown, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES :Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, June 15, 2011 beginning at 6:30 p.m., will take under
consideration this request.
4 11SN0201 JUN15-BOS-RPT