93SN0224REQUEST ANALYSIS
AND
RECOMMENDATION
August 25, 1993 BS
93SN0224
The Restaurant Company
Clover Hill Magisterial District
East line of McKesson Drive
REQUEST: Rezoning from Convenience Business (B-l) to Community Business (C-3).
PROPOSED LAND USE:
Expansion of an existing fast food restaurant is planned. However, with the
approval of this request, the property could be developed for other community
commercial uses.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses conform with the Turner Road Corridor
Land Use and Transportation Plan, which designates the property for
commercial use.
The proposed Community Business (C-3) zoning is compatible with, and
representative of, commercial development trends to the south and east, along
Hull Street Road.
Co
The development standards of the Zoning Ordinance ensure quality
development and land use compatibility with area residential development to
the north and northwest.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS.)
Location:
GENERAL INFORMATION
Fronts the east line of McKesson Drive, north of Hull Street Road. Tax Map 40-1 (4)
McKesson Place Section A, Block B, Lot 2 and Part of Lot 1 (Sheet 15).
.Existing Zoning:
B-1
Size:
0.43 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-7; Two-family residential
South - B-3; Commercial
East B-1; Vacant
West - R-7 and 0; Two-family residential or vacant
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing six (6) inch water line located along McKesson Drive which fronts
the request site. The use of the public water system is required by Ordinance.
Results of a computer simulated flow test indicate that sufficient flow and pressure
should be available to meet domestic and fire protection demands of the proposed
use. Fire flow requirements are established and coordinated through Fire
Administration.
Public Wastewater System
There is an existing eight (8) inch wastewater line located approximately 300 lineal
feet south of the southern most property line, at the intersection of Hull Street and
McKesson Drive. The use of the public wastewater system will be required by
93SN0224/WP/AUG25H
Ordinance if a structure is located within 200 feet of an existing wastewater line, or
the use utilizes more than 3,000 gallons of water per day. The results of a computer
simulated hydraulic analysis indicate sufficient capacity should be available to
accommodate the domestic waste flows generated by the proposed uses.
Environmental:
Drainage and Erosion:
Property drains south, and ultimately to Pocoshock Creek, via storm sewers. No
existing or anticipated on- or off-site drainage or erosion problems. Off-site easements
and drainage improvements may be necessary if the site cannot be drained to
McKesson Drive.
Fire Service:
Manchester Fire Station, Company #2. Dependent on present location, fire hydrants
may be required.
The proposed zoning and land uses will not generate additional need for fire
protection services.
Transportation:
This request will have a minimal impact upon the existing road network.
LAND USE
General Plan:
Lies within the boundaries of the Turner Road Corridor Land Use and Transportation
Plan, which designates the property for commercial use.
The request property lies within the boundaries of the Route 360 Corridor Study,
which is tentatively scheduled for consideration by the Planning Commission in
January 1994.
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Area Development Trends:
Properties to the south, along Hull Street Road, are zoned and developed for
commercial uses. Properties to the east and west are zoned for office and
commercial uses and are currently vacant. Properties to the north and northwest are
zoned residentially and are occupied by two-family residences in McKesson Place
Subdivision.
Site Design:
As noted herein, adjacent property to the south is occupied by a fast food restaurant.
The applicant is seeking rezoning on the request property to allow expansion of
parking facilities associated with this restaurant. In addition, with the approval of this
request, the property could be developed for other permitted and restricted C-3 uses.
The request property lies within the Hull Street Road Post Development Area. New
construction must conform to the development standards of the Zoning Ordinance
which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities, and screening of dumpsters and loading areas.
Given the proximity of residential development to the north and northwest, along
McKesson Drive, special consideration should be given to the location of vehicular
access so as to preclude headlights of vehicles exiting the site projecting into
residences. At the time of site plan review, specific recommendations will be made
to address this concern.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible to
public rights of way can be constructed of unadorned concrete, block or corrugated
and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must
be shielded and screened from public rights of way. New construction must adhere
to Post Development requirements.
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature, be separated from any residentially zoned property or any property being
used for residential purposes by the principal building, and that such area within 100
feet of any residentially zoned property or property used for residential purposes not
be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be
4
93SNO224/WP/AUG25H
designed and buildings oriented so that loading areas are screened from any property
where loading areas are prohibited and from public rights of way.
With the approval of this request, outside storage would be permitted as a restricted
use. Outside storage areas must be screened from view of adjacent properties which
have no such areas and from public rights of way.
Adjacent property to the north is zoned Residential (R-7) and is occupied by two-
family residences. The Zoning Ordinance requires a minimum seventy-five (75) foot
buffer along the northern property boundary of the request site. At the time of site
plan review, the Planning Commission may modify this buffer if adequate screening
can be provided in a lesser width. In addition, at such time that adjacent residential
property is zoned or utilized for a non-residential use, the buffer can be further
reduced or eliminated.
Given the proximity of residential development along the west line of McKesson
Drive, northwest of the request site, special consideration should be given to the
treatment of setbacks along the McKesson Drive frontage of the request property to
ensure that commercial development does not adversely impact these residences. At
the time of site plan review, specific recommendations will be made to address this
concern.
Conclusions:
The proposed zoning and land uses conform with the Turner Road Corridor Land Use
and Transportation Plan, which designates the property for commercial use, and is
representative of area commercial development trends along Hull Street Road.
Further, the development standards of the Zoning Ordinance ensure quality
development and land use compatibility with area residential development to the
north and northwest. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/20/93):
The applicant accepted the recommendation.
A representative of Forestdale Civic Association was present and expressed concern
relative to littering in the neighborhood, but noted that much of the litter did not
come from Arby's patrons. Concern was also expressed relative to cut-through traffic
in the neighborhood.
5 935NO224/WP/AUG25H
The applicant agreed to coordinate a meeting with area residents and businesses
along this section of Route 360 to discuss the litter problems and to attempt to
resolve those concerns perhaps through the VDOT "Adopt a Highway" program.
On motion of Mr. Gulley, seconded by Mr. Marsh, the Commission recommended
approval of this request.
AYES: Messrs. Gulley, Easter, Cunningham and Marsh.
ABSENT: Mr. Miller.
The Board of Supervisors on Wednesday, August 25, 1993, beginning at 7:00 p.m., will take
under consideration this request.
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93SN0224/WP/AUG25H
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