03SN0273-July23.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0273
(Amended)
Shamrock Ltd. LC
Clover Hill Magisterial District
East line Of Johnston Willis Drive
REQUEST: Amendment to Conditional Use planned Development (CaSe 83S024) relative to
uses.
PROPOSED LAND USE:
A motor vehicle repair facility, which would allow the servicing and installation
of equipment on emergency services vehicles, is planned. Current conditiOns of
zoning do not allow automobile'~repair.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT 'TO 'THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF REcoMMENDATION
Recommend approval for the following reasons:
While the Northern Area Plan suggests the area is .appropriate for office use, the area
has developed with uses that are more intense than those suggested by the Plan.
Bo
The proposed land use is representative of, and compatible, with, existing area
development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Co
The requirements of the Zoning Ordinance and proffered conditions further ensure
land use compatibility.
(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" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
Motor vehicle' services and repair facilities Shall be permitted as restricted by
the proffered conditions. (P)
(Note: This Condition supersedes Condition 15 of Case .83S024 for the
request property only. All other conditions' of approval for Case 83S024
remain in effect.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Automobile "repair services" shall be limited to the installation and
maintenance of accessories on emergency services vehicles, These
shall be such items including, but not limited to, sirens, light bars,
radios, decals, decorative accessories, detailing, etc. Repair services
shall not include engine, transmission or typical maintenance services
such as oil changes, tire rotation, etc. (P)
(STAFF/CPC) 2.
A maximum of one (1) single bay-of parking and. a two-way drive
shall be located between any building and. Johnston Willis Drive. (P)
(STAFF/CPC) 3.
Vehicles aw~ting "repair" or pick-up shall be located to the rear of
the closest building to Johnston Willis Drive. This area shall be
enclosed by a maximum eight (8) foot high chain link coated with
black vinyl. (P)
(STAFF/CPC) 4.
The building materials and architectural elevations shall be similar to
those depicted in Exhibit "B". Overhead doors on the front of the
building shall .be limitedto a maximum of two (2) ten (10) foot doors.
(P)
(STAFF/CPC) 5.
There shall be no delivery of vehicles between the hours of 11:00 pm
and 6:00am. (P)
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(Note: These conditions are in addition to conditions of approval for
Case 83S024 and are intended for development of a motor vehicle
service and repair facility only.)
GENERAL INFORMATION
Location/
East line of Johnston Willis Drive, north of Trade Court. Tax IDs 746-707-6361 and Part of
6842 (Sheet 6).
Existing Zoning:
M with Conditional Use Planned Development
Size:
1.5 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North -I-1 with Conditional Use Planned Development; Commercial
South- I-1 with Conditional Use Planned Development; Vacant
East -R-7 with Conditional Use; MUlti-family residential~
west - c-5 with Conditional Use Planned Development; Office
UTILITIES
Public Water System:
There is an existing twelve (!2) inch water line extending along the east side of Johnston
Willis Drive, adjacent to the request 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 Johnson Willis
Drive, adjacent to the request site. Use of the Public wastewater system is required by
County Code.
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ENVIRONMENTAL
Drainage and Erosion:
The proposed amendment will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will.have
minimal impact on fire and EMS service.
TransportatiOn:
The property is currently zoned Light Industrial (I-1) with a Conditional Use Planned
Development that permits various land uses to be developed. The applicant 'intends to
develop the property as a motor vehicle repair facility. The applicant is specifically
requesting modification of an existing zoning condition (Condition 15 of Case 83S024) to
allow this one (1) additional use on the property. This additional use will have a minimal
impact on the anticipated traffic generated by development of the property. Vehicles
generated by this development will. be distributed along Johnston Willis Drive, which had a
2003 traffic count of 8,072 vehicles per day.
At time of site plan review, specific recommendations'will be provided regarding intemal
circulation.
LAND USE
Comprehensive Plan:
Lies within ~the boundaries of the Northern Area Plan which suggests the property is
appropriate for office use.
Area Development Trends:
Area properties to the north, south and west have been zoned and developed for a mix of
commercial and industrial uses or remain vacant. Adjacent property to the east is occupied
by the Sunrise Apartment complex.
Zoning-History: ~
On May 23, 1984, the Board of Supervisors, upon a favorable recommendation fxom the
Planning Commission, approved rezoning with Conditional Use Planned Development on
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the request property and adjacent property to the north, south and west (Case 83 S024). With
the approval of Case 83 S024, conditions Were approved which, among Other things, limited
uses on the request property. Automobile repair services were not a permitted use.
On January 22, 1986, the Board. of Supervisors, upon afavorable recommendation fi:om the
Planning Commission, apprOved an amendment to Case 83S024 relative to required road
improvements and signs (Case 85S 165). This amendment included the request property.
Development Standards:
The. request property lies within the Midlothian Turnpike Post Development Area. The
purpose of the Post Development~DistriCt Standards is to. provide flexible design criteria in
areas that ha~e already experienced development and :ensure continuity of development.
Except as modified by this request, redevelopment of the Site or new construction must
conform to the requirements 0fthe Zoning Ordinance and conditions of zoning for Cases
83S024"and 85S 165, which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities and screening of dumpsters and lOading areas.
Site Design:
To address concerns of the Clover-Hill District Commissioner, Several proffered conditions
were submitted.· To minimize the view from' Johnston Willis Drive of vehicles awaiting
"repair'' or pick-up, the applicant has agreed that such vehicles will be 'located to the rear of
the building which will be closest to Johnston Willis Drive (Proffered Condition 3). In
addition, Proffered Condition 3 requires such areato be enclosed by a vinyl-coated chain link
fence. Further, the applicant hasagreed that a maximUm of one (.1). single bay of parking and
a driveway will be located between any'building and Johnston Willis Drive. (Proffered
Condition 2)
Architectural Treatment:
Architectural treatment of buildings, including materials, color and style, must be compatible
with buildings located within the same project. COmpatibility may be achieved through the
use of similar building massing, materials, scale, colors and other architectural features.
Within Post Development Districts, no building exterior, which would be visible to any
Public right of way may be- cOnstructed of unadorned concrete block or corrugated and/or
sheet metal. In addition to these requirements, the applicant has submitted elevations
depicting the architectUral materials proposed for use in the construction ofbuildings on the
property. (Proffered Condition 4)
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the build'rog
served.
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Mechanical equipment, whether ground-level or rooftop,, must be screened from view of
adjacent property and public rights of.way, and be designed to be perceived as an integral
part of the building.
Buffers and Screening:
Conditions of approval of Case 83 S024 require a buffer along the eastern property line of the
request site (Condition 6, Case 83S024). Within this buffer,, aberm With maximum side
slopes of 2:1, landscaped With ground cover and evergreen plantings of sufficient density to
screen development from adjacent residential uses to the east was required. This Condition
would still apply With approval of this request.
The Zoning. Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
trash compactors, etc.) be screened from view Of adjacent properties and public rights of way
by a masonry or concrete wall which is constructed Ofcomparable materials to, and.designed
to be compatible With, the principal building that such area Serves and that such area Within
1,000 feet of any A District not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In
addition, sites must be designed and buildings oriented so that loading areas are screened
from adjacent properties where loading areas are not permitted and from public rights of way.
Uses and Delivery Hours:
With the approval of the existing zoning conditions Were approved which, among other
things, limited uses on the request property. AutomObile repair services were not a permitted
use at this site. Such uses. were limited to another portion of the then subject property in an
area closer to Midlothian Turnpike. The intent was to transition.from the more intense uses
along the Midlothian Turnpike Corridor to the less. intense office uses to the south. Given
how the area has subsequently developed; limited motor vehicle service and repagr may be
appropriate~ The applicant has agreed to limit such use to the. servicing andrepair of
emergency services vehicles and has further limited the type of services to be performed on
those.vehicles. (Proffered Condition 1)
To address the Clover Hill District Commissioner's concerns about the potential noise
generated by the unloading of vehicles for service and repair, the applicant has agreed that no
such delivery of vehicles will occur between the hours of 11:00 p.m. and 6:00 a.m.
(Proffered Condition 5)
CONCLUSIONS
While the Northern Area Plansuggests the area is appropriate for office use, the area has develoPed
With uses that are more intense .than those suggested by the Plan. The proposed land use is
representative of, and compatible With, existing area development. In addition, the.requirements of
the Zoriing Ordinance and proffered conditions fUrther ensure land use compatibility.
Given these considerations, approval of this request is recommendedi
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CASE HISTORY
Planning Commission Meeting (6/17/03):
The applicant accepted the recOmmendation. There was no opposition present.
On motion of Mr. Gulley, secOnded by Mr: Litton, the CommisSion recommended approval,
subject to the Condition and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 23, 2003, beginning at .7:00 p.m., will take under
consideration this request.
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