12SN0152CASE MANAGER: Jane Peterson
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March 28, 2012 BS
BS Time Remaining: STAFF'S
365 days REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0152
Sustainability Park, LLC
Bermuda Magisterial District
13101 North Enon Church Road
REQUEST: Conditional use approval to permit a private boat launch and associated facilities in a
Heavy Industrial (I-3) District.
PROPOSED LAND USE:
A boat launch to serve members of a proposed private boat storage area is proposed
along with ancillary services (food/ice vending and fuel).
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Consolidated Eastern Area Plan, which suggests the property is appropriate
for industrial use, also promotes use of natural features and other
environmentally-sensitive areas for open space and recreational purposes.
B. The proposed land uses are compatible with existing and anticipated area
development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
GENERAL INFORMATION
Location:
The request property is located on the eastern line of North Enon Church Road, south of
Leslie Lane, and is better known as 13101 North Enon Church Road. Tax ID 828-654-Part
of 9497.
E~stin~ Zoning:
I-3
Size:
15 acres of a 142.7 acre tract
Existing Land Use:
Industrial or vacant
Adjacent Zoning and Land Use:
North - R-15; Single-family residential
South - I-3; Industrial or conservation area (proposed County park)
East -James River
West - I-2; Vacant
UTILITIES
Public Water Svstem:
The request site is currently connected to the public water system. This request will not
impact the public water system.
Public Wastewater Svstem:
The request site is currently on a private septic system. This request will not impact the
public wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
The subject parent parcel is developed and drains through on-site drainage systems and
ponds directly into the James River. There are currently no known on or off-site drainage
or erosion problems and none are anticipated after development.
2 12SN0152-MAR28-BOS-RPT
Water Quality:
The subject property contains a Resource Protection Area (RPA) extending 100 feet from
the top of the bank of the James River, except for an area along the eastern property line
where it extends into the property for approximately 700 feet. A boat launch is a
permitted use in the RPA, be it private or public. However, areas where boats are stored
or cars are parked must be located outside of the RPA. Any new construction in the RPA
will require a Water Quality Impact Analysis. (WQIA)
PUBLIC FACILITIES
Fire Service:
The Enon Fire Station, Company Number 6, and the Rivers Bend Fire Station, Company
Number 18, currently provide fire protection and emergency medical service (EMS). This
request will have a minimal impact on Fire and EMS. Fire protection issues will be
addressed at site plan.
County Department of Transportation:
Typical generation rates for this land use (private boat launch) are not available. The
applicant has indicated that the proposed development could result in traffic generation of
approximately 250 average daily trips. These vehicles will be initially distributed along
North Enon Church Road, which had a 2009 traffic count of 2,009 vehicles per day with
a Level of Service C. The proposed additional use on the property will have a minimal
impact on the existing transportation network.
Virginia Department of Transportation (VDOT~:
Entrances to the property on Enon Church Road (State Route 746) are subject to the
requirements of Access Management per the applicable sections of 24 VAC 30-73 for
Minor Arterials, Collectors and Local Roads. A commercial entrance(s), with appropriate
sight distance shall be provided. VDOT will review plans, at the site construction plan stage,
concerning any issues with respect to commercial entrances, as required, access
management spacing, turn lane warrants, sign setback requirements from VDOT maintained
right-of--way, drainage, and any traffic management issues that may be identified.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Consolidated Eastern Area
Plan, which suggests the property is appropriate for industrial use. One of the goals of the
Plan is to provide area residents and employees of area industries with outdoor
recreational opportunities. The Plan geography contains most of the County's river
frontage. Although much of this land is zoned for development; the Plan promotes use of
3 12SN0152-MAR28-BOS-RPT
this natural feature and other environmentally-sensitive areas for open space and
recreational purposes.
Area Development Trends:
Area properties to the north are zoned Residential (R-15) and are developed as part of the
Mount Blanco Subdivision. Properties to the south are zoned Heavy Industrial (I-3) and are
occupied by the Rivers Bend Technology Park or are vacant and part of a conservation area
owned by the County. The James River borders the eastern property boundary. To the west,
properties are zoned General Industrial (I-2) as part of the Meadowville Technology Park. It
is anticipated that industrial development as well as potential park uses bordering the James
River will continue in this area as suggested by the Plan.
Development Standards:
The request property lies within an Emerging Growth District Area. Development of the site
must conform to these standards of the Ordinance which address access, parking,
landscaping, pedestrian access, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters.
Private Boat Launch:
Conditional use approval has been requested to allow a private boat launch and customarily
accessory services. This use is not specifically enumerated in the Zoning Ordinance. The
Ordinance provides for the conditional use process for uses which are not specifically
enumerated, provided the uses operating characteristics are substantially similar to, and its
impact on neighboring properties no greater than, the operating characteristics and impacts
of the specifically enumerated uses allowed in the district.
Staff has interpreted that the requested use is similar in characteristics and impact to a
marine terminal and would, therefore, be allowed by conditional use approval wherever a
marine terminal is allowed. Marine terminals are allowed with conditional use approval in
the I-2 and I-3 Districts.
CONCLUSION
The Consolidated Eastern Area Plan geography contains most of the County's river frontage,
much of which is zoned for development. While suggesting the property is appropriate for
industrial use, one of the goals of the Plan is to provide area residents and employees with
outdoor recreational opportunities by promoting use of its river frontages and other
environmentally-sensitive areas for this purpose. The proposed private boat launch complies with
this Plan goal and would be compatible with existing and anticipated area development.
Given these considerations, approval of this request is recommended.
4 12SN0152-MAR28-BOS-RPT
CASE HISTORY
Planning Commission Meeting (12/12/11):
On their own motion and with the Applicant's consent, the Commission deferred this
case to their February 2012 regularly scheduled public hearing.
Staff (12/13/11):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than December 19, 2011 for consideration at the
Commission's February 2012 regularly scheduled public hearing.
Staff (1/18/12):
To date, no new information has been received.
Planning Commission Meeting (2/21/12):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Patton, seconded by Mr. Waller, the Commission recommended
approval.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors, on Wednesday, March 28, 2012 beginning at 6:30 p.m., will take
under consideration this request.
5 12SN0152-MAR28-BOS-RPT
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