13SN0100CASE MANAGER: Darla Orr
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October 24, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SNO100
James and Hazel Miles
Matoaca Magisterial District
Northeast line of Branders Bridge Road
REQUEST: Conditional use approval to permit a business (boat motor repair) incidental to a
dwelling in an Agricultural (A) District.
PROPOSED LAND USE:
Continued operation of a boat motor repair business incidental to the dwelling is
proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. This business has operated on the request property since 1990 with no known
adverse impacts on area properties.
B. After consideration of public input, should the Commission and Board wish to
approve this request, approval subject to the conditions would be appropriate.
(NOTE: CONDITIONS MAY BE M'OSED 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. This conditional use approval shall be granted to and for James, Sr.
and Hazel Miles, exclusively, for a period not to exceed five (5)
years and shall not be transferable nor run with the land. (P)
(STAFF/CPC) 2. This conditional use approval shall be limited to the operation of a
boat motor repair business, exclusively, and no employees other
than the applicants shall be permitted. (P)
(STAFF/CPC) 3. Other than normal maintenance or improvements necessary to
meet the Virginia Statewide Building Code, there shall be no
exterior additions or alterations to the structures. (BI & P)
(STAFF/CPC) 4. Except fora 400 square foot area used for motor and part storage
behind the existing garage, storage within the existing open carport
structure attached to the garage and parking for a maximum of
twelve (12) customer boats, outside storage shall not be permitted.
Additionally, the applicants shall restrict the boat storage and
motor repair operation to the rear yard behind the garage. (P)
(STAFF/CPC) 5. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC) 6. No deliveries shall be permitted before 8:00 a.m. or after 5:00 p.m.
gyp)
(STAFF/CPC) 7. Hours of operation shall be restricted to between 8:00 a.m. and
6:00 p.m., Monday through Saturday. No Sunday operation shall
be permitted. (P)
(STAFF/CPC) 8. The existing solid board fence located along the property boundary
adjacent to Tax ID 795-621-0665, which shall not exceed a height
of seven (7) feet, shall be properly maintained to preclude view of
the business. (P)
(STAFF/CPC) 9. All driveway and parking areas shall be at least graveled. (P)
GENERAL INFORMATION
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The request property fronts the northeast line of Branders Bridge Road, northeast of
Birdbrook Drive. Tax IDs 795-621-0072 and 1887.
2 13SN0100-OCT24-BOS-RPT
Existing Zoning:
Agricultural (A) with conditional use
Size:
2.4 acres
Existing Land Use:
Single-family dwelling and boat motor repair business
Adjacent Zoning and Land Use:
North, South and East - A; Large lot single-family residential or vacant
West - R-9; Single-family residential or vacant
UTILITIES
Public Water Svstem:
The request site is located within the Matoaca water pressure zone. There is a sixteen (16)
inch water line extending along the south side of Branders Bridge Road. The existing
residence is not connected to the public water system. Connection to the public water
system will not be required as long as the permitted use operates from an existing
structure, or an expansion is made to an existing structure. If a new structure is built on
the request site, connection to the public water system will be required.
Public Wastewater Svstem:
The public wastewater system is not available to the request site. The closest existing
public wastewater line is an eight (8) inch wastewater line in Birdbrook Drive,
approximately 205 feet from the request site; however due to the depth of that line and
the topography of the area, gravity service could not be extended to the request site.
Private Well and Septic Svstem:
This request will have no impact on these facilities.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
3 13SN0100-OCT24-BOS-RPT
PUBLIC FACILITIES
Fire Service:
The Ettrick Fire Station, Company Number 12, and Ettrick-Matoaca 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:
This request will have no impact on these facilities.
Vir ing is Department of Transportation VDOT~:
VDOT notes that the use is proposed to be incidental. Given that the larger boat engines
may be delivered to -and picked up from -the property in question, the private driveway
may not be adequate for such use. A low volume commercial entrance, with appropriate
sight distances commensurate with the posted speed limit, may be necessary. The low
volume commercial entrance should be shaped to allow the smooth entrance into and out
of the site with the boat trailer and vehicle combination. These issues can be resolved at
the time of entrance plan submission.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 1.01 - 2.5 units per acre.
Area Development Trends:
Surrounding properties to the north, south and east are zoned Agricultural (A) and are
occupied by single-family residential uses on large lots or are vacant. Properties to the west
are zoned Residential (R-9) and are occupied by single-family residential use within Forest
View Subdivision or are vacant. It is anticipated that residential development will continue
in the area as recommended by the Plan.
Zoning History:
On October 3, 1990 the Board of Zoning Appeals approved a special exception (Case
90AN0260) to permit the operation of a boat motor repair business incidental to the
residential dwelling. Work associated with the business was permitted in the rear yard
behind an existing on-site structure. Conditions of approval limited the special exception for
one (1) year, permitted the use for the property owner only, and addressed boat parking
hours of operation, number of permitted customers, screening and permitted no employees
other than the applicants.
4 13SN0100-OCT24-BOS-RPT
On October 2, 1991 the Board of Zoning Appeals approved renewal (Case 91AR0261) of
the special exception to permit the operation of a boat motor repair business incidental to the
residential dwelling. Conditions of approval were the same as those imposed with the
approval of Case 90AN0260 except that the approval was granted for five (5) years.
On November 6, 1996 the Board of Zoning Appeals approved renewal (Case 97AR0131) of
the special exception to permit the operation of a boat motor repair business incidental to the
residential dwelling for five (5) years. Conditions of approval were the same as those
imposed with the approval of Case 91AR0261.
On January 2, 2002 the Board of Zoning Appeals approved renewal (Case 02AR0144) of
the special exception to permit the operation of a boat motor repair business incidental to the
residential dwelling. Conditions of approval were the same as those imposed with the
approval of Case 91AR0261 except that off-street parking requirements were changed to
provide parking for a maximum of twelve (12) boats rather than four (4) boats.
On August 22, 2007 the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, granted conditional use approval (Case 07SN0348) to permit
continued operation of a boat motor repair business incidental to the residential dwelling that
had previously been approved as a special exception (Case 02AR0144). Conditions of
approval limited approval to five (5) years and to the applicants only; prohibited employees
outside of the home, additions or exterior alterations, and signs; and addressed hours of
operation, deliveries, storage, fencing and surface treatment of drive and parking areas.
Use and Proposed Restrictions:
A boat motor repair business has been operated on the request property since 1990. As noted
above, several special exceptions and conditional use approval have been granted to permit
the use incidental to the residential dwelling on the property. Conditions have been modified
over time to accommodate the use.
If this request is approved, the boat motor repair business would be permitted to continue
incidental to the residential dwelling. Condition 1 would limit approval to the applicants
for a period not to exceed five (5) years. Other conditions would limit employees to only the
applicants, the location of outside work and storage areas, deliveries and hours of operation,
and would prohibit signs to identify the use and exterior additions or alterations to existing
structures. (Conditions 2 through 9)
CONCLUSION
This business was originally permitted by a special exception in 1990 with renewals approved in
1991, 1997, 2002 and permitted by conditional use approval in 2007. The boat repair business has
operated incidental to the dwelling for twenty-two (22) years with no known adverse impacts on
area properties. After consideration of public input, should the Commission and Board wish to
approve this renewal, approval subject to the conditions would be appropriate.
13 SN0100-OCT24-B OS-RPT
CASE HISTORY
Planning Commission Meeting (9/18/12):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Wallin, seconded by Dr. Brown, the Commission recommended
approval subject to the conditions on page 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, October 24, 2012 beginning at 6:30 p.m., will take
under consideration this request.
6 13SN0100-OCT24-BOS-RPT
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