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02SN0232-Aug28.pdfAugust 28, 2002 BS STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 02SN0232 S. W. Funk Bermuda Magisterial Disn-ict 1710 West Hm~dred Road REQIIF.,qT: Amendmem of zoning (Case 96SN0125) to permit commercial, trade, vocational and training school use. PROPO~F,D [ ,AND l ~SE: In addition to uses currently permitted, a track driving school is planned. PI ,ANN1NG C©MMISSION RI~COMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. AYES: GECK~R, CUNN1NGHAM AND STACK ABSENT: MESSRS. LITTON AND GULLEY STAFF RECOMMF. NDATION Reconunend approval tbr the following reasons: A. The proposed additional use generally complies with the l~aatem Area I ancl l l~e and Transpr~rtaficm Plan which suggests the area is appropriate for light industrial use. B. The requested land use is no more intense than those uses currently permitted on the property. C. The development standards of the Zoning Ordinance and proffered conditions, as well as previous conditions of zoning insure land use compatibility and address Providing a FIRST CHOICE Community Through Excellence in Public Service. concents relative to minimizing the view of outdoor activities into the site from Route 10. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNERS MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMiSSION.) PR OFFF, R ED CONDITIONS (STAFF/CPC) 1. ~STAFF/CPC) 2. (STAFF/CPC) 3. Uses shall be restricted to commercial, trade, vocational auld training school use and those uses permitted in the C-5 District except that C-3 uses shall not be permitted. (P) (Note: This condition supersedes Proffered Condition 1 of Case 96SN0125. All other conditions of Case 96SN0125 remain in effect.) Measures shall be employed to minimize the view of any outside area used for purposes other than the parking of passenger vehicles or outside storage (i.e. outdoor training for tractor trailer track driving), from Route 10. Such measures shall include, but not necessarily be limited to, installation of additional landscaping within the Route 10 setback. The exact treatment shall be approved at the time of site plan review. (P) No more than three (3) tractor-trailers associated xvith this use shall be located on the site at any one time. (P) GF, NIF, R A I, INFORM A TION on: Northeast quadrant of West Hundred and Bermuda Triangle Roads and is known as 1710 West Hundred Road. Tax ID 805-654-1115 (Sheet 27). Fxi~ting Toning: C-5 4.6 acres 2 02SN0232-AUG28-BOS Industrial Adjacent ~onin£ ~nd l.and l Ne: North - I-2; Industrial South - I-1 and I-2; Industrial or vacm~t East - I-2; Vacant West - I-2; Industrial I~TTT.TTTES public Wster System: There is an existing twelve (12) inch water line extending along the eastern side of Bermuda Triangle Road, adjacent to the request site. In addition, a twelve (12) inch water line extends along the north side of West Hundred Road, adjacent to this site. The existing structure is cmmected to the public water system. Use of the public water system is required by County Code. Public W~tewater ~q?tem: There is an existing eight (8) inch wastewater collector extending along a portion of Bermuda Triangle Road that terminates approximately 250 feet north of this site. The existing structure is connected to the public wastewater system. Use of the public wastewater system is required by County Code. The subject property and adjacent property to the north was at one time one (1) parcel of land. Subsequently, the parcel was divided into the subject property and the adjacent property to the north. When this occurred, provision was not made to provide an easement across the subject property for the existing building's wastewater service tine. The owner must address these issues with the Utilities Department by providing appropriate easements. RNVIRONMFNTAI. Drainage and Erosion: This proposal will have no impact on these facilities. Pl Ball ,lC FACIT ,ITIES Fire Service: The Dutch Gap Fire Station, Company Number 14, and Bensley-Bermuda Volunteer Rescue Squad currently provide fire protection and emergency medical service. This request will have minimal impact on fire and emergency medical service. 3 02SN0232-AUG28-BOS Trans?~rt~lion: In t995, the Board of Supervisors approved rezoning (Case 96SN0125) of a parcel to General Business (C-5), located in the northeast corner of the Bermuda Triangle Road/West Hundred Road (Route 10) intersection. In conjunction with that rezoning, the Board accepted two (2) transportation proffers (Proffered Conditions 2 and 3) regarding right of way dedication and access control along Route 10. The applicant is seeking an amendment to that rezoning to allow commemial, trade, vocational and training school use on the property. This amendment will not alter the two (2) existing transportation proffers, and will have a minimal impact on the anticipated volume of traffic generated by development of the property. The design for the widening of Route 10 to six (6) lanes from Interstate 95 to Meadowville Road has been approved. Bern~uda Triangle Road aligns a crossover on this section of Route 10. The approved plans include constructing a directional median in the crossover at Bermuda Triangle Road that will preclude vehicles traveling on Bermuda Triangle Road from turning left onto Route 10. No funds are included in the current Virginia Department of Transportation S/x-Year Construction Program for the widening of Route 10. The subject property has access to Bermuda Triangle Road. The applicant intends to develop a truck &iving school. The 200t traffic count on Route 10 was 54,002 vehicles per day. As traffic volumes increase along Route 10, it will become more difficult tbr vehicles, especially tractor-trailers, to turn left from Bermuda Triangle Road onto Route i0. Until the Route 10 widening project is funded and constructed, the truck driving school should direct their students to turn right when exiting the site, particularly during peak traffic hours on Route t0. I,AND 1 JSF, Comprehensive Plan: Lies within the boundaries of the Eastern Area l~and 1 ke ancl Tmn?ortaticm Plan which suggests the property is appropriate for light industrial use. It should be noted the F~astern Area l,and IJse Plan is being mnended. The amended Plan (Cnnsnlidated F. astern Area Plan) has been considered by the Planning Conunission and will be considered by the Board of Supervisors on June 26, 2002. ']['he Con~r~lid~tecl F,a~tem Area Phm, as recommended by the Plam~ing Commission, also suggests this area is appropriate for light industrial uses. Area Development Trend~: A mixture of industrial zoning and land uses and vacant properties characterizes this portion of the West Hundred Road Corridor. Light indnstriat uses are expected to continue along this portion of the corridor, as suggested by the Plan. 4 02SN0232-AUG28-BOS ZoninE Histnry: On January 28, 1976, the Board of Supervisors, upon a favorable recommendation from the Planning Conmnission, approved the rezoning of the subject property and adjacent property to the north, east and west from Agricultural (A) to General Industrial (M-2). (Case 75S166) On November 21, 1995, the Board of Supervisors, upon a favorable recommendation from the Plmming Commission, approved rezoning from General Industrial (I-2) to General Business (C-5) on the request property (Case 96SN0125). With the approval of Case 96SN0125, uses were restricted to those permitted in a C-5 District, except C-3 uses were prohibited. Development .qtandards: Currently, the property lies within an Emerging Growth District Area. The Zoning Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buffers, utilities and screening ibr developments within these areas. The purpose of the Emerging Growth District Standards is to promote high quality, well-designed projects. Any new development on the property must comply with these requirements. Also, the Zoning Ordinance requires that parking and drive areas be paved unless a development standards waiver is obtained. There is an area that has been graveled on the eastern side of the property. It should be noted, along with consideration of the draft Consolidated ¢'astern Area Plan, the Planning Commission considered an Ordinance amendment to encourage and enhance the preservation of tree canopy along the Route 10 corridor, between 1-95 and Hopewell. if approved, the Ordinance amendment would require all buildings, drives and parking areas to have a minimmn seventy-five (75) foot setback from the proposed rights of way of Route 10. Landscaping within the setback would be in accordance with perimeter landscaping B. This setback could be reduced to fifty (50) feet with the provision of a twenty-five (25) foot non-exclusive utility easement interior of the fifty (50) foot setback or by averaging the existing setbacks with required setbacks. In addition, the Ordinance amendment requires the preservation of trees and shrubs along Route 10 to provide continuity and improve buffering. Specifically, high-canopy trees that are four (4) inches or greater in caliper, as well as trees of under-story species fl~at are one (1) inch or greater in caliper, located xvithin the setback from Route 10, are to be retained unless removal is approved through site plan review. This property would be affected by this amendment. This Ordinance amendment is scheduled for public hearing before the Board of Supervisors on June 26, 2002. Screening: To address concerns relative to the visual impact of outdoor use and activities from West Htmdred Road, the applicant has agreed to provide additional landscaping within the setback from West Hundred Road. (Proffered Condition 2) 5 02SN0232-AUG28-BOS D'ses: The applicant plans to operate a truck driving school on the prope~W,. This use would be in addition to other uses currently permitted. 'Fo address concerns expressed by the Bermuda District Planning Commissioner, the applicant has agreed to limit the number of tractor trailers associated with the truck driving school that may be located on the site at any one time (Proffered Condition 3). It should be noted that it will be difficult for staff to monitor compliance with this condition. The proposed additional use generally complies with the Eastern Area l,and l }se and Transportafirm Plan which suggests the area is appropriate for light h~dustrial use, and is no more intense than those uses currently permitted on the property. In addition, the development standards of the Zoning Ordinance and proffered conditions, as well as previous conditions of zoning insure land use compatibility and address concerns relative to minimizing the view into the site from Route 10. Given these considerations, approval of this request is recommended. CASE HISTORY Plmming Commission Meeting (6/18/02): On their own motion, the Comanission deferred this case to July 16, 2002. Staff (6/19/02): The applicant ~vas advised that in writing that any significant new or revised information should be submitted no later than June 24, 2002, for consideration at the Commission's July 16, 2002, public hearing. Applicant, Staff and District Commissioner (7/10/02): A meeting was held on the site. The Commissioner expressed concerns about the potential number of tractor trailers that may be located on the site for the requested use at any one time. The applicant indicated a willingness to limit the number. Applicant (7/11/02): A proffered condition was submitted limiting the number of tractor trailers for this request. 6 02SN0232-AUG28-BOS Planning Cowanission Meeting (7/16/02): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Canningham, seconded by Mr. Stack, the Commission recommended approval of this request and acceptance of the proffered conditions on page 2. AYES: Messrs. Gecker, Cunningham and Stack ABSENT: Messrs. Litton and Gulley The Board of Supervisors, on Wednesday, August 28, 2002, beginning at 7:00 p.m., will take under consideration this request. 7 02SN0232-AUG28-BOS ,! ! I