13SN0514CASE MANAGER: Ryan Ramsey
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BS Time Remaining:
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0514
David W. Cridlin
Bermuda Magisterial District
2408 Point of Rocks Road
June 26, 2013 BS
REQUEST: Conditional use approval to permit a business (welding) incidental to a dwelling in
an Agricultural (A) District.
PROPOSED LAND USE:
A welding business is currently operating on the property without the requisite
conditional use approval. Conditional use approval is requested to bring the use into
compliance with the ordinance.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The proposed land use does not conform to the Comprehensive Plan, which
suggests the property is appropriate for Community Mixed Use, being an
integrated mixture of concentrated commercial and higher density residential uses
on tracts having sufficient size to accommodate such mixtures.
B. The proposed land use is not representative of, nor compatible with, existing area
residential development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITION(S) NOTED "CPC" ARE CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
PROFFERED CONDITIONS
(CPC) 1. Non-Transferable Operation: This Conditional Use approval shall be
granted exclusively to David Cridlin, and shall not be transferable nor nln
with the land. (P)
(CPC) 2. Use Permitted: This Conditional Use approval shall be for the operation of
a welding business, incidental to a dwelling. (P)
(CPC) 3. Time Limitation: This Conditional Use approval shall be granted for a
period not to exceed five (5) years from the date of approval (P)
(CPC) 4. Hours of Operation: Hours and days of operation shall be limited to
Monday through Sanirday from 8 a.m. to 9 p.m. There shall be no Sunday
operation of this use. (P)
(CPC) 5. Expansion of Use: No new building constriction shall be permitted to
accommodate this use. The use shall be confined to the accessory
strictures and area designated on Exhibit A, dated January 9, 2013. (P)
(CPC) 6. Employees: Other than family member employees that live on the
premises, no other employees shall be permitted. No more than two clients
shall be permitted on the property at any one time. (P)
(CPC) 7. Si~nage: There shall be no signs identifying this use. (P)
(CPC) 8. Vehicle & Equipment Parking: All vehicles and equipment in association
with this use shall be parked in the area designed as "Parking Area for
Vehicles & Equipment" on Exhibit A. No other outside storage shall be
permitted outside of the "Parking Area for Vehicles & Equipment." A six
(6) foot metal panel fence shall be used to screen the western boundary of
the parking area for vehicles and equipment, as shown on Exhibit A. (P)
GENERAL INFORMATION
Location:
The request property is located on the north line of Point of Rocks Road, east of Richmond
Street and is better known as 2408 Point of Rocks Road. Tax ID 827-641-8588.
Existing Zoning:
A
Size:
1.9 acres
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Existing Land Use:
Residential
Adj acent Zoning and Land Use:
North and West - A; Single-family residential or vacant
South - C-3; Single-fanuly residential
East - R-7; Single-fanuly residential
UTILITIES
Public Water Svstem:
The request site is located within the Meadowville water pressure zone. There is a twelve
(12) inch water line extending along the northern side of Point of Rocks Road adjacent to
the request site. 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 located within the Johnson Creels sewer service area. The public
wastewater system is not mailable to the request site. This request will not impact the public
wastewater system.
Health Department:
The Health Department must approve any new or expanded use of individual septic
systems.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Enon Fire Station, Company Number 6, and The Rivers Bends 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.
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County Department of Transportation:
The proposed additional development on the property will have a minimal impact on the
existing transportation network.
Virginia Department of Transportation (VDOT):
VDOT notes that aloes-volume commercial entrance is appropriate for the intended welding
use given the natLire of the vehicles involved in bringing items to the site for welding repairs.
LAND USE
Comprehensive Plan:
The Comprehensive Plan designates the request property as Community Mixed Use, where
an integrated mixture of concentrated commercial and higher density residential uses
with public spaces, located on tracts having sufficient size to accommodate such
mixtures, would be appropriate.
Area Development Trends:
Surrounding properties are zoned Agricult~iral (A), Residential (R-7) or Community
Business (C-3) and are occupied by either single-family residential uses or remain vacant.
The subject property is located to the north of the Chesterfield Manor subdivision, across
Point of Rocks Road. It is anticipated that a mix of commercial and high-density residential
uses will occur along the north line of Point of Rocks Road with residential uses at 2.0 to 4.0
dwelling units per acre continuing along the south line of Point of Rocks Road, as suggested
by the Plan.
Uses:
Within the AgricultLiral (A) District, the ordinance requires a conditional use pernut for the
operation of a business, incidental to a dwelling. The applicant performs metal welding
work for motor vehicles and constniction/farming equipment. A welding business is first
pernutted by-right in the General Business (GS) as a machine shop. The applicant indicates
that he has operated the welding business on the request property for approximately three (3)
years without the requisite conditional use approval. The applicant's operation includes the
storage of vehicles and equipment awaiting welding work, repair or pick-up from clients.
Proffered conditions would restrict the operation to a welding business, incidental to a
dwelling, for the applicant only (Proffered Conditions 1 and 2). The applicant has proffered
a time linutation of five (5) years for this operation. (Proffered Condition 3)
Proffered Condition 4 would linut the hours of operation to Monday through Saturday, from
8 a.m. to 9 p.m., with no Sunday operation. No offsite employees would be pernutted,
excluding family member employees that reside on the prenuses. No more than two (2)
clients would be pernutted on the property at any one time. (Proffered Condition 6)
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Site Restrictions:
The request property contains asingle-family dwelling and a series of accessory stnict~ires
to the rear of the dwelling. The welding business operations are contained to the northeast
portion of the property within an existing garage, pole barn, carport and partially fenced
yard area. Proffered Condition 5 would prohibit any expansion of the use beyond any of the
accessory buildings shown on Exhibit A. Proffered Condition 8 would restrict the parking of
vehicles and equipment associated with this use to the area noted as "Parking Area for
Vehicles & Equipment" on Exhibit A. In addition, an existing six (6) foot metal panel fence
shall be used to screen the western boundary of the parking area for vehicles and equipment
awaiting welding work, repair or pick-up from a client.
Si~na~e:
No signage would be pernutted to identify this use. (Proffered Condition 7)
CONCLUSION
The proposed land use does not comply with the Plan and is not representative of existing and
anticipated area development patterns.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/21/13):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
Mr. Patton noted there was no neighborhood opposition present and the proffered
conditions will linut any expansion of the welding business use.
On motion of Mr. Patton, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, June 26, 2013 beginning at 6:30 p.m., will take under
consideration this request.
13SN0~14-JL`~N2Ei-BOS-RPT
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