03SN0216-May28.pdf 2003 CPC
May 28, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0216
Metro Richmond Zoo, Inc.
Matoaca Magisterial District
West line of Beaver Bridge Road
REQI JEST: Conditional Use to permit indoor/outdoor recreational facilities for a public zoo in an
Agricultural (A) District.
PROPOSED I,AND 1 JSE:
Expansion of the public zoo existing on adjacent property to the north and west is
planned. This existing public zoo, the Richmond Metro Zoo, is permitted by
Conditional Use Plalmed Development (Case 93SN0196). Similar conditions as
those imposed on the existing zoo are recommended herewith.
PI,ANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
AYES: MESSRS. GECKER, LITTON, CUNNINGHAM AND STACK
ABSENT: MR. GULLEY
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed zoning and land use generally conforms with the Southern and Western Area
Plan, which designates the property and surrounding area as a Rural Conservation Area
reserved for agricultural/forestal use. The Plan anticipates minimal development in the area
for the foreseeable future. Therefore, the use should not impact development in the near
future.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" AR~
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
Sufficient parking shall be provided to accommodate the demands of
the use. If it is determined that insufficient parking exists to meet the
use demands, additional parking shall be provided, as deemed
necessal3, by the Planning Department. (P)
(STAFF/CPC) 2.
Prior to any improvements to include but not necessarily limited to
parking, fencing, buildings or clearing, the owner/developer shall
submit a security plan to the Planning Commission for approval. (P)
GENER Al, INFORMATION
I,ocation:
West line of Beaver Bridge Road, south of Hull Street Road. Tax ID 695-662-7843 (Sheet
22).
Existing Zoning:
A
Size:
14.7 acres
Existing l,and [ Jse:
Vacant
Adjacent Zoning and l,and 1 }se:
North - A and A with Conditional Use Planned Development; Public zoo
South - A; Vacant
East - A; Single family residential or vacant
West - A and A with Conditional Use Planned Development; Single family residential or
public zoo
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~TTTT,TTTE~
Public water and Wastewater Systems:
The public water and wastewater systems are not available to the request site. The closest
existing public utility line is approximately four (4) miles northeast of this site. The request
lies within the Rural Conservation Area of the Southern and Western Area Plan area which
mandates use of the public water system (Section 18-63(b) of the County Code) and the
public wastewater system (Section 18-64(a) of the County Code). However, provided
certain criteria are met, a waiver of the required use of the public water and wastewater
systems may be granted by the Planning Commission at the time of site plan review
(County Code Section 18-63(e), pertaining to wastewater).
Health Department:
The Health Department must approve any new well or septic system, or the expanded usage
of an existing well or septic system.
ENVIRONMENT A 1,
Drainage and Erosion:
The property drains southwest via tributaries to the Appomattox River. There are cun'ently
no on- or off-site drainage or erosion problems and none are anticipated after development.
PI IBI,IC FACII JTIES
Fire Service:
The Clover Hill Fire/Rescue Station, Company Number 7, provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on fire and
EMS service.
Tran sportati on:
The applicant is requesting a Conditional Use on the property (14.7 acres) to permit
indoor/outdoor recreational facilities for a public zoo. In 1993, the Board of Supervisors
approved a Conditional Use Planned Development to permit this same use on the
adjacent property (49.4 acres) to the west. The applicant intends to incorporate this 14.7
acre parcel into the 49.4 acres, and continue operating the existing public zoo. The current
request will have a minimal impact on the anticipated traffic generated by development of
the property.
The Thoroughfare Plan identifies an east/west limited access facility ("the East/West
Freeway"), with a recommended right of way width of 200 feet, extending from Hull
Street Road (Route 360) to Interstate 95. The current alignment of this roadway extends
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through the southern part of the property. The East/West Freeway is included in the
Thoroughfare Plan to improve access to the southern and western area of the County,
especially the planned regional mixed-use centers, and serve as a major traffic reliever.
Without this Freeway, area roads, even if improved, may not be able to handle the
increased traffic volumes as the County continues to develop. The applicant is unwilling
to dedicate right of way for the East/West Freeway in accordance with the Elan.
,AND 1 JSE
General Plan:
Lies within the boundaries of the Southern and Western Area Plan which designates the
property as a Rural Conservation Area with uses limited primarily to agricultural and
forestal uses with isolated single family residences or large parcels.
Area Development Trends:
Surrounding properties are zoned Agricultural (A) and Agricultural (A) with Conditional
Use Planned Development and are occupied by single family residences along Beaver
Bridge Road, a public zoo (Richmond Metro Zoo) or are vacant. Property further to the
north, along Route 360, is zoned agriculturally and occupied by Grange Hall School.
Based on the Plan, limited development is anticipated until adequate public facilities are
available. Specifically, the Plan suggests agricultural-type uses in the foreseeable furore.
The proposed use of the request property could logically be considered an expansion of the
existing Richmond Metro Zoo which currently exists on an adjacent approximately 50 acre
site. This existing zoo is considered a semi-agricultural-type operation which has a minimal
impact on existing and anticipated land uses.
Site Design:
The applicant has provided that zoning of the request property is proposed to provide
initially for an additional buffer for the existing zoo facility and to provide the potential to
expand the zoo in the future. The existing zoo is located approximately 1,200 feet off of
Beaver Bridge Road, at its closest point on a wooded site.
As previously noted, a Conditional Use Planned Development (Case 93SN0196) to permit
the existing zoo was approved by the Board of Supervisors on June 23, 1993. The existing
zoo was considered generally an agrictfltural-type operation. The Board's approval was
subject to conditions addressing parking, signage, nm-off and security. It is logical,
therefore, that approval of this request to permit expansion of the public zoo use on the
request property should also be approved subject to the same conditions as were imposed
with Case 93SN0196, except that the applicant has not requested relief from the paving
requirements for drives and parking areas with this application. The applicant has
expressed an intent to seek a development standards waiver to these standards in the future,
if necessary.
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Security:
At the time of zoning for the existing facility, the Commission recommended and the Board
imposed a condition to address security concerns. Consistent with past actions, staff has
recommended a similar condition. (Condition 2)
CONCI ~t JSIONS
The proposed zoning and land use generally conforms with the Southern and Western Area Plan
which designates the property and surrounding area as a Rural Conservation Area reserved for
agricultural/forestal use. The Plan anticipates minimal development in the area for the foreseeable
future. Therefore, the use, which is considered an agricultural-type use, should not impact
development in the near future.
Given the foregoing, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/15/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Stack, seconded by Mr. Cunningharn, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Messrs. Gecker, Litton, Cunningham and Stack
ABSENT: Mr. Gulley
The Board of Supervisors, on Wednesday, May 28, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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