14SN0556CASE MANAGER: Darla Orr
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0556
Glenn White
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May 28, 2014 BS
Matoaca Magisterial District
Northwest quadrant of Hull Street and Cosby Roads
REQUEST: Amendment of conditional use (Case 13SN0124) to pernut the sale of additional
landscaping materials in conjunction with a mulch sales business in an Agriculniral
(A) District.
PROPOSED LAND USE:
A mulch sales business is currently operated on the property. With approval of this
request, the sale of additional landscaping materials to include topsoil, compost,
driveway gravel, decorative stone, straw and sand would be perntted incidental to
the existing mulch sales business.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The sale of additional landscaping materials would be no more intense than the mulch
business currently permitted and would be subject to the same conditions approved for
the mulch business which limit the duration, operation and visibility.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
CONDITIONS
(STAFF/CPC) 1. With the approval of this request, Condition 2 of Case 13 SN0124
shall be amended to read as stated below:
The sale of topsoil, compost, driveway gravel, decorative stone,
straw and sand would be permitted incidental to the sale of mulch.
(All other conditions of Case 13 SN0124 shall remain in force and
effect.) (P)
(STAFF/CPC) 2. Within sixty (60) days of the Board of Supervisor's approval of
this case, a site plan shall be submitted to the County for review
and approval. In addition to addressing those items required by the
Zoning Ordinance, this plan shall address state and local
stormwater management regulations and the storage and/or
containment of all products to be sold. Any stormwater BMPs
called for in the approved plan shall be implemented within ninety
(90) days of site plan approval (EE)
GENERAL INFORMATION
Location:
The request property is located in the northwest quadrant of Hull Street and Cosby Roads.
Tax ID 716-671-Part of 6919.
Existing Zoriin
A with conditional use
Size:
1.3 acres
Exi• sting Land Use:
Commercial
Adjacent Zoriing and Land Use:
North - C-3, A, R-TH and A with conditional use; Single-fanuly residential, commercial,
public/semi-public or vacant
South - A and R-TH; Vacant
East - C-3 with conditional use; Vacant
West - A; Vacant
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UTILITIES
Public Water System:
The request site is within the Clover Hill Water Pressure Zone. There is an existing twenty-
four (24) inch water line extending along the north side of Hull Street Road within an
easement across the request site. In addition, there is an existing eight (8) inch water line
extending along the north side of Cosby Road opposite the northern boundary of this site.
The zoning case area of the parcel only includes the eastern corner of the site. Use of the
public water system is required by County Code for any future development of this site.
Public Wastewater S,, sue:
The request site is within the Upper Swift Creels Sewer Service Area. There is an existing
twenty-one (21) inch wastewater tnmk line extending along the West Branch of Swift
Creels approximately 3,000 feet north of this site. The zoning case area of the parcel only
includes the eastern corner of the site. Use of the public wastewater system is required by
County Code for any future development of this site.
ENVIRONMENTAL
Drainage and Erosion:
The request property is in the watershed of the Swift Creels Reservoir. Recent visits to the
site by staff have revealed that the use of the property has involved the creation of wide
spread graveled areas to the extent that water quality regulations would apply. The
applicant would be required to submit a site plan for review and approval and implement
the plan to comply with storm water management regulations. (Condition 2)
PUBLIC FACILITIES
Fire ~ervice~
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have a nunimal impact on Fire and EMS.
County Department of Transportation:
Based on the additional items that are proposed to be sold on the property, this request
will result in a higher anticipated traffic generation than the existing use (i.e., mulch
sales) permitted by the previously approved conditional use (Case 13 SN0124).
The Thoroughfare Plan identifies Hull Street Road (Route 360) as a major arterial with a
recommended right-of--way width of 120 to 200 feet. Along the section of Route 360
adjacent to the property, 100 feet of right-of--way measured from the centerline of the
3 14SNO~~Ei-2014~L~~ 28-BC)S-RPT
road should be dedicated. When asked, the applicant was not willing to dedicate the
Route 360 right-of--way as part of this request.
Virginia Department of Transportation (VDOT):
The proposed sale of additional landscaping materials will have no significant impact on the
state maintained right-of--way. Therefore VDOT has no comment on the amendment.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Neighborhood Business
use. Neighborhood Business uses are those that serve neighborhood-wide trade areas.
Such uses generally attract customers residing in neighborhoods within a small
geographical area. The size of individual stores is typically larger than that found in a
Convenience Business area; and uses are located completely within an enclosed building.
Typical uses could include grocery stores, clothing stores, medical clinics, hardware
stores, restaurants or other uses that primarily serve weeldy or bi-weeldy household
needs.
Area Development Trends:
Properties to the north are zoned Community Business (C-3), Residential Townhome (R-
TI~, Agricultural (A) and A with conditional use and are occupied by asingle-family
residential, commercial outdoor recreational use (Oasis Sports Parks), communications
tower or are vacant. Properties to the south are zoned Community Business (C-3), Light
Industrial (I-1), Residential Townhouse (R-TIC and Agricult~iral (A) and are occupied by
multifanuly residential use (Alta. Sterling Apartments) or remain vacant. Properties to the
east are zoned Community Business (C-3) and Agricultural (A) and are currently vacant.
Properties to the west are zoned Agricult~iral(A) and are vacant.
Zoning HistorX:
On September 24, 2008 the Board of Supervisors, with a favorable recommendation from
the Planning Commission, approved a conditional use to permit the operation of a mulch
sales business (Case 08SN0274). Conditions of approval limited the duration, addressed
hours of operation, site layout, screening of the mulch storage, and prohibited additional
strictures on the property to accommodate the use.
On November 28, 2012 the Board of Supervisors, with a favorable recommendation from
the Planning Commission, approved renewal of a conditional use to permit the continued
operation of a mulch sales business (Case 13 SN0124). Conditions of approval limited the
duration, addressed hours of operation, site layout, screening of the mulch storage and
prohibited additional strictures on the property to accommodate the use.
4 14SNO~~Ei-2014~L~~ 28-BC)S-RPT
Current Proposal:
The applicant proposes to add the sale of additional landscaping products to the existing
mulch sales business. Specifically, Condition 2 of Case 13 SN0124 linuted the products
perntted to be sold to only mulch. As proposed, topsoil, compost, driveway gravel,
decorative stone, straw and sand would also be included. The sale of these additional items
would be incidental to the existing mulch sales business.
All other conditions of Case 13 SN0124 would remain in force and effect.
CONCLUSION
The sale of additional landscaping materials would be no more intense than the mulch business
currently permitted and would be subject to the same conditions approved for the mulch business
which limit the duration, operation and visibility.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/15/14):
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. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, May 28, 2014 beginning at 6:30 p.m., will take under
consideration this request.
14SNO~~Ei-2014~L~~ 28-BC)S-RPT
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