03SN0194-Mar12.pdfMarch 12, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0194
Virginia State University Federal Credit Union
Matoaca Magisterial District
3402 Boisseau Street
REQUEST: Rezoning from Residential (R-7) to Neighborhood~.u. sines~ (C-2) with ConditiOnal
Use Planned Development to permit exceptions to ~¢e requirements relatiye to
setbacks and development ~adards.
PROPOSED LAND USE:
Offices to be utilized by ~the Virginia State UniVersity Fed~al Credit union ..are
planned. Specifieally, a meeting room for.the Cre~it Unipn'ahd additional stye
space is proposed. Uses permitted are !imited t0 Neighb0rh00d Office (O-1){Uses
and banks and savin~s and loan assocmtions with Or without drive-in windoWS.
(Condition 1) .
PLANNING COMMISSION RECOMMENDATION
RECOM/VlEND APPROVAL SUBJECT TO THE CONDITIONS ON, PAGE 2.
STAFF RECOMMENDATION.
Recommend approval for the following reasons:
A.
As conditioned, the proposed rezoning and land use confo ~rms m the Ettrick Village .'
Plan which suggests the re~ .u. est. property is apPropriate for pUblic/semi-pUl~li~-use;
anticipating expansi°ns o~Vtrginia Slate University. ~
Providing a FIRST CHOICE Community Through Excel. lenee~in Public Service,
Existing developmem.standards and proposed eOnditions fiarther ensure quality
development and land use compatibility With existing residential uses to the north
and east, and anticipated area development.
(NOTE: CONDmONS MAY BE IMPOSED OR THE PROPERTY O3gNER(S) MAY PROFFER
OTHER CONDITIONS. THE CONDITIONS NOTED WIYH STAFF/CPC WERE AGREED
UPON BY BOTH STAFF AND THE COlVIMISSION. CONDITIONS W1TI-I ONLY A "STAFF"
ARE RECOIvIlvIENDED soLELy BY STAFF. CONDITIONS ~ oNLy A '~CPC, ARE
ADDITIONAL CONDITIONS RECOlVRvlENDED BY THE PL.ANI~ING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
The .only uses permitted shall be mes,-permitted-by-right or with
restxictions in the Neighborhood Office i~iattict (Od), an~l~bank+$ and
savings and loan associations with~or without drive-in.~doWS~ (P)
(STAFF/CPC)
2. Except
Inc. dated November 12
existing structure or any new ~
Village Business Core requirements. :(P)'
with the Ettrick
(Note: With approval of this request, excePtiOnS shall be grant~!t0
allow development to conform to Ettfick Village Business ~Core
requirements.)
GENERAL INFORMATION
Location:
Noffit line of Boisseau Street, west of Second Avenue and-better knownas 3402Boiss~an
Street. TaxlD 796-611-3757 (Sheet 45).
Existing Zoning:
R-7
Size:
0.2 acre
03 SN0194~lVLAKl'2~BOS
Existing Land Use:
Existing vacant two (2) family dwelling (duplex)
Adiacent Zoning and Land Use:
North - R-7; Single family residential or vacant
South -C-2; Public/Semi-Public (Virginia State University Federal Credit Union)
East - R-7; Single family residential
West - R-7; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the southeast side of Boisseau
Street, adjacent to this site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the northwest side of
Boisseau Street, adjacent to this site. Use of the public wastewater system is required by
County Code.
Drainage and Erosion:
ENVIRONMENTAL
The property drains through the existing storm sewers to the Appomattox River. There are
currently no on- or off-site drainage or erosion problems and none are anticipated with this
development.
Fire Service:
PUBLIC FACILITIES
The Ettrick Fire Station, CompanyNumber 12, and Ettrick-Matoaca Volunteer Rescue Squad
currently provide fire protection and emergency medical service. The request will have a
minimal impact on fire and emergency medical ser~qce.
Transportation:
Any redevelopment of the property is ant'l~ipated to have aminimal impact on the existing
transportation network.
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LAND USE
Comprehensive Plan:
The Ettrick Villa~e Plan suggests the request property is appropriate for public/semi-public
Area Development Trends:
Adjacent properties to the north, east and west are zoned Residential (R-7) and are occupied
by single and two (2) family residential developments or are vacant. Properties to the south
are zoned Neighborhood Business (C-2) and are occupied by public/semi-public uses
(Virginia State University Federal Credit Union) and commemial, uses. It is anticipatedthat a
mix of public/semi-public uses will continue in this area.
Use Limitations:
As previonsly noted, the request property is located within the Etttick Village Plan. The'Plan
suggests the request property and immediate, surrounding areas to the east, west and south are
appropriate for public/semi-public u~es reco~tmizing the potential for Virginia State
University to .expand along Boissean Street. With approval of this request?, uses will be
limited to Neighborhood Office (O-1) uses, except that a bankand/or savings and loan
association with or without a drive-in window (which is a ,Convenience Business (C- 1) use)
will also be permitted (Condition I). The request for the Convenience Business (C-l) uses is
included to permit the applicant to utilize an existing stmctere on the request property for
additional office/meeting space and storage for the Virginia'State University Federal Credit
Union located across Boissean Street from the request property. With approval of thi.q
request, however, the existing structure could be removed','.or expanded.
Site Design:
While the request property lies within a Post Development Area, the Ettriek Village Business
Core District encompasses properties immediately to the west and directly across Boissean
Street from the request property, including the existing Virginia State University Federal
Credit Union. It is logical, therefore, that any redevelopment of the request site shouldalso
meet the Ettrie.k Village Business Core District Standards (Condition 2) in order to continue
the village design without interruption along this portion'of Boissean Street.
Within the Ettriek Village Business Core Dislxict, the 'Zoning Ordinance specifically
addresses access, landscaping, setbacks, parking, signs, buffers, lighting and screening of
outside storage areas. The purpose ofthe Ettrick Village BUSiness Core District Standardsis
to promote high quality, well-designed projects within the Village that maintain andreinforce
the village's character, identity,'and pedestrian scale by eontirming and enhancing existing
patterns of development. Development of the request property will be subject to these
4 03SN0194-MARI2-BOS
granted to the side yard setback requirements to accommodate the existing building
(Condition 3). The applicant has provided that use oftbe existing renovated building
necessitates the request for these setback exceptions. However, any additions to the existing
building or any new stmctares on the request property must comply with the Ettdck Village
Business Core District Standards. (Condition 3)
The applicant's initial plans do not include the provision of off-street parking on th6 request
property. The appYlcant intends to utilize off-street parking on the Vir~nia State University
Federal Credit Union site located directly across Boissean Street. The applicant will be
required to obtain an off-site parking easement acceptable to the Director of Planning. In the
future, should the applicant decide m locate off-street parking on the request pmpero/, the
location, number, and design of such parking will be regulated bythe Zoning OrdinanCe.
Architectural Treatment:
As previously stated, the applicant proposes to utilize the existing renovated two (2) family
dwelling for additional office and storage space. Based uponcurrem Ordinance standards,
within the Ettrick Village Business Core Dishqct, any additions to this existing structure or
any new development must be compatible with the pedestrian scale and historic village
character of Etlrick. Any new or altered buildings should be generally consistent in height,
scale, massing and materials with existing structures in the/village to insure functional and
visual compatibility while not specifically encouraging imitation of past architectural styles.
Buffers and Screening:
As stated above, properties surrounding the request property to the east, west and north are
zoned Residential (R-7) and are occupied by single and two (2) family residential uses, or are
vacant. Because the request property will be developed.in accordance with the Ettrick
Village Business Core District Standards (Condition 2), .buffers are not required 'by the
Zoning Ordinance as are generally required elsewhere when prOperty zoned commercially is
adjacent to properties zoned for residential use. If parking is provided on the request
property, a ten (10) foot wide buffer will be require& This buffer, when required, will
include an evergreen hedge with a minimum installed'height of four (4) feet or a solid fence
or wall six (6) feet in height. The Ordinance permits reductions in the-buffer width m three
(3) feet along side property lines provided the building on the property by its design provides
the same screening as a fence.
In addition, thc Zoning Ordinancc requires that alt junction and accessory boxes, ground-
level or rooftop mechanical equipment and solidwaste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened ~om view of adjacent properties and the public
rights of way through site and architectural design, landscaping or other features.
5 03Slq0194-MAR12-BOS
CONCLUSIONS
As conditioned, the proposed rezoning and land use conforms to. the Ettdck Village Plan which
suggests the request .property is appropriate for public/semi-public use. With approval~o~ this
request, uses will be limited to Neighborhood Office (O-1) USes, exCePt that a bank and/or savings
and loan association with or without a drive-in window (which is a Convenience.Business (C-I).use)
wall also be pernmtted (Condition I). These,uses are compattble With the Plan,s projected expansion
of Virginia State University along Boisseau Street.
Although approval of this request would, include relief to side yard setback requirements to
accommodate the existingbuilding, improved development standards 0nthe property will.be refilized
through this rezoning as conditioned (Condition 2). The village 'development' stan-dards and
proposed conditions further ensure quality development and land;use c0mpatibility, with existing
residential uses ~o the north and east, and anticipated area development:
Given the foregoing, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/18/03):
The applicant accepted the recommendation. No one spoke in favor of, or opposition to,~the
request.
On motion of Mr. Stack, seconded by Mr. Cunningham~. the Commission recommended
approval of this request subjectto the conditious on page 2. ~
AYES: Ulaanimous.
The Board of Supervisors, on Wednesday, March 12, 2003, beginning at 7:00 p.m., ~will take Under
consideration this request.
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