13SN0166CASE MANAGER: Darla Orr
February 27, 2013 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0166
Samuel A. Cleotelis
Bermuda Magisterial District
East line of Sloan Drive, northeast of Mount Blanco Road
REQUEST: Conditional use approval to permit recreational uses (boat ramp, picnic area and
pavilion) in a Residential (R-15) District.
PROPOSED LAND USE:
Improvements to an existing community recreational use are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Community recreational use has existed on the request property in conjunction with
the Mount Blanco development with no known adverse impacts to area properties.
B. As conditioned, the land use complies with the recommendations of the
Comprehensive Plan which identifies areas where it may be appropriate to locate
uses, other than those suggested by the Plan, to capitalize on their proximity to water
and associated water amenities.
C. The recommended conditions would address land use compatibility between the
recreational use and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITION(S) 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 shall be granted to the Mount Blanco Park
Association, Inc. only and shall not be transferrable or run with the
land. (P)
(STAFF/CPC) 2. Any recreational facilities shall be subject to the following
restrictions:
a. Outside public address systems or speakers shall not be used.
b. With the exception of a boat ramp for launching and loading
boats, water related recreational facilities, and picnic
areas/pavilions, there shall be no boat storage, parking or
other active recreational uses permitted. (P)
GENERAL INFORMATION
Location:
The request property is located on east line of Sloan Drive, northeast of Mount Blanco
Road. Tax ID 828-657-8096.
Existing Zonin
R-15
Size:
0.6 acre
Existing Land Use:
Community recreational use
Adjacent Zoning and Land Use:
North, South and West - R-15; Single-family residential or vacant
East -James River
UTILITIES
Public Water System:
The request site is located within the Meadowville water pressure zone. There is a four (4)
inch water line extending along Sloan Drive and terminates approximately 115 feet north of
the request site. Connection to the public water system is required by County Code for
any new structures built on this site.
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Public Wastewater System:
The public wastewater system is not available to this site. This request will not impact the
public wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
The subject property is adjacent to the James River and no drainage or erosion control
issues are anticipated after development.
Water Quality:
It should be noted that the boat ramp is a permitted use within the Resource Protection
Area (RPA) however, no locations for parking vehicles or boats will be allowed within
the 100 foot conservation buffer. Additional state permits may be required based on
existing improvements.
PUBLIC FACILITIES
Fire Service:
The Enon Fire Station, Company Number 6, and The River 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.
County Department of Transportation:
The proposed development on the property will have a minimal impact on the existing
transportation network.
Vir ing is Department of Transportation VDOT~:
The proposed development will have a minimal impact on the existing transportation
network.
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Comprehensive Plan, which
suggests the property is appropriate for low density residential use (maximum of 1.0
dwelling per acre). In addition, the Plan identifies that waterfront properties are opportunity
sites where alternative land uses to those recommended by the Plan may be appropriate to
capitalize upon their proximity to water and associated water amenities. The Plan
encourages integrated mixed use developments to include various types of residential and
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commercial use. The Plan suggests these sites should be designed to encourage year-round
use; to capitalize on views and other opportunities offered by their proximity to the water;
and incorporate guidelines suggested for Community Mixed Use areas.
Area Development Trends:
The area is characterized by residential zoning and land use within the Mount Blanco
subdivision.
Recreational Facilities:
Continued operation of community recreational use in association with the Mount Blanco
subdivision is planned. The recommended conditions would limit approval to the Mount
Blanco Park Association, Inc. only and would permit boat launching and loading, and picnic
areas/pavilions (Conditions 1 and 2). Other outdoor recreational uses, parking and boat
storage would not be permitted. (Condition 2)
CONCLUSION
The community recreational use provides for neighborhood amenities for the surrounding
residential community. The proposed land use capitalizes on the proximity to water and
associated water amenities as suggested by the Comprehensive Plan. In addition, the proffered
conditions address land use compatibility between the proposed uses and area residential
development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/15/13):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Mr. Patton, seconded by Mr. Gulley, the Commission recommended
approval subject to the conditions on page 2.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, February 27, 2013 beginning at 6:30 p.m., will take
under consideration this request.
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