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83S129Hovember 23, 1983 STAFF REPORT 83S129 Leonard Cox Matoaca Magisterial District Northeast quadrant of Light Street and Bremo Avenue REQUEST: Conditional Use to permit a boarding house (9 tenants) in a Residen- tial (R-7) District. RECOMMENDATION Recommend approval for the following reasons: Through the imposition of conditions stated herein, the Commission and Board can insure that this use has no adverse impact on adjacent single family residents. Bo It is anticipated that the area surrounding the request parcel and in the vicinity of the Chesterfield Avenue area will undergo continued land use transition from single family residential to high density residential and office uses. Therefore, the proposed land use is representative of anticipated land use trends. CONDITIONS The following conditions notwithstanding, the site plan prepared by Charles C. Townes and Associates, dated June 14, 1@83, shall be con- sidered the plan of development. me There shall be no more than nine (9) tenants permitted. The parking area shall be graveled with six (6) inches of 21 or 2lA aggregate. The perimeter of the parking shall be defined by a du- rable material (i.e., railroad ties, curb stops, etc.). From Light Street northward to the proposed entrance, Bremo Avenue shall be primed and double sealed with a minimum pavement width of twenty-four (24) feet. 5. There shall be no signs permitted identifying this development. (NOTE: Prior to obtaining a building permit, detailed site and drainage plans must be submitted to the Planning Department for approval. Also, structural plans must be submitted to the Building Inspection Office for approval.) GENERAL INFORMATION Location: Northeast quadrant of the intersection of Light Street and Bremo Avenue. Tax Map 182-14 (i) Parcel 64 (Sheet 53/54). Existing Zoning: R-7 Size: 0.188 acres Existing Land Use: Single family residential ~djacent Zoning & Land Use: North - R-7, Single family residential South - R-7, Single family residential East - R-7, Single family residential West - R-7, Single family residential Utilities: 6 inch public water line located along Bremo Avenue. May be necessary to pay additional meter service fees based on number of beds. May be necessary to install larger meter. Trunk sewer line located on site. May be necessary to pay additional sewer connection fees. Use of public sewer intended. Environmental Engineering: Property drains to Appomattox River. Road- side ditches and drop inlets in need of cleaning. Construction of parking area may aggravate drainage problems on Light Street. Recommend that all drainage exit property either west or south. Fire Service: Ettrick Fire Station, Company #12. At pre- sent, fire service capability adequate. Structure must comply with BOCA Code re- quirements for Use Group R-2. General Plan: Single family residential use Transportation: Bremo Avenue is not in the State system. The road, however, is in a County right of way and in need of repair. Conversion will increase traffic; therefore, the road should be primed and double sealed. DISCUSSION It is the applicant's intent to convert an existing single family dwelling into a boarding house for nine (9) tenants. The floor plans indicate ,-- 2 ---~ 83S129/BSNV3/W there will be five (5) bedrooms, two (2) baths, a parlor and a kitchen. In accordance with the requirements of the Zoning Ordinance, five (5) parking spaces will be constructed to the rear of the existing structure. Although the area immediately surrounding the request parcel is occupied by single family dwellings, it is reasonable to assume that there will be continued land use conversions on property bordering the commercial uses along Chesterfield Avenue. It should be noted that the Whorrey House, an architecturally significant structure, lies to the west of the site across Bremo Avenue. It is anticipated that office and varied types of residen- tial uses will occur in the immediate area. If the proposed use is prop- erly conditioned, there should be no detriment to existing or future land uses. CASE HISTORY Planning Commission Meeting (8/23/83): At the request of the applicant, the Commission deferred this case for thirty (30) days. Staff (8/31/83): ~he applicant's representative has indicated that, in his opinion, Condi- tion #4, which requires paving of Bremo Avenue, is illegal and will fur- ther compound drainage problems in the area. The County Attorney's Office has indicated that the requirement to pave Bremo Avenue is legal. Further, the Environmental Engineering Department has indicated that the required paving will not substantially increase runoff over present volumes. Drainage culverts along Light Street are in need of cleaning and, if cleaned, the drainage situation would be improved. Applicant and Staff (9/27/83): The applicant's attorney, Mr. Chip Dicks, has objected to Condition #4, requiring the applicant to make improvements to Bremo Avenue. Although Staff is of the opinion that the use is compatible with antic- ipated future land uses to the east, this compatibility can only be main- .tained if reasonable access can be provided to the parking area. The re- quested use is more intense than single family residential use and, in that respect, will generate more traffic. Staff is of the opinion that access should be provided via a dust free surface and of a material that will withstand traffic and not result in pot holes in a short period of time. 3 83S129/BSNV3/W Since Condition #4 is unacceptable to the applicant and since Staff feels the requested is unacceptable without improvements to Bremo Avenue, Staff would recommend that the request be denied. Planning Commission Meeting (9/27/83): Mr. Miller stated that this use without improvements to Bremo Avenue was not in the best interest of area property owners. On motion of Mr. Miller, seconded by Dr. Moszer, the Commission resolved to recommend denial of this request. AYES: Messrs. Thomas, Moszer, Miller, Lindsey and Daniel. ABSENT: Mr. Belcher. Board of Supervisors Meeting (10/26/83): On motion of Mr. Robertson, seconded by Mr. Bookman, the Board deferred this case for thirty (30) days at the applicant's request. Staff (11/15/83): Prior to first of November, Staff has received complaints from residents along Bremo Avenue relative to the poor condition of the road. The Board of Supervisors, on Wednesday, November 23, 1983, beginning at 2:00 p.m., will take under consideration this request. ~., 4 ~-~ 83S129/BSNV3/W VIRGINIA STATE UNIVERSITY \ IrON FD, (I) 66 182-14 69°30"05~E ' - 0.188 ACRE PROPOSED PARKING AREA :' IS2-14(I)64 BULD~ 182-14 (I DWEL LING k 24.52' S 68° 30' 58' LIGHT- STREET K N~L F'D. IN BRICK WALL ,.n "~VH C)