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94SN0137~'~ ..... ~"'" ! ~ Ir'°~ CPC December 15, 1993 BS REQUEST ANALYSIS AND RECOMMENDATION 94SN0137 Mutual Holdings, Incorporated Dale Magisterial District 8117 Virginia Pine Court REQUEST: Rezoning from Light Industrial (I-1) to General Business (C-5). PROPOSED LAND USE: A motor vehicle paint and body shop is currently located on the property. The applicant has proffered to limit uses to the current use and those uses permitted in an I-1 District. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao The Central Area Land Use and Transportation Plan designates the property for light industrial use. The request property is part of the Chesterfield Airport Industrial Park, portions of which have been zoned and developed for a mix of office, commercial and industrial uses. The proposed land uses coupled with the proffered conditions, would be compatible with existing and anticipated future development in the Industrial Park. The development standards of the Zoning Ordinance and the Protective Covenants, Conditions and Restrictions for the Chesterfield Airport Industrial Park further ensure quality development and land use compatibility. A motor vehicle paint and body shop has operated on the subject property with no apparent adverse impact on area development. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER 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.) .PROFFERED CONDITION~ (STAFF/CPC) 1. The only uses permitted on the Property shall be those uses permitted in an I-1 Light Industrial District, and motor vehicle body repair, painting and incidental service associated therewith. (STAFF/CPC) 2. All damaged motor vehicles awaiting repair shall be stored inside a building located on the Property. GENERAL INFORMATION .Location: Fronts the south line of Virginia Pine Court and known as 8117 Virginia Pine Court. Tax Map 79-6 (3) Industrial Park, Lot 35 (Sheet 22). .Existing Zoninm I-1 with Conditional Use ~i.ze: 1.17 acres .Existing Land Use: Commercial Adiacent Zoning & Land Use: North, East and West - I-1 with Conditional Use Planned Development; Industrial South - A; Route 288 2 94SN013 7/WP/DEC15K PUBLIC FACILITIES Utilities: Public W~ter System Existing structure is connected to the public water system. Use of the public water system is required by Ordinance. Results of a computer simulated flow test indicate that sufficient flow and pressures should be available to meet domestic and fire flow needs of the proposed uses. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System Existing structure is connected to the public wastewater system. Use of the public wastewater system is required by Ordinance. Sufficient capacity should be available to accommodate the domestic flows of the proposed zoning. Environmental: Drainage and Ero~i0n The requested amendment will have no impact on these facilities. Fire Service: Airport Fire Station, Company #15. Dependent upon present location, fire hydrants may be required. The proposed zoning and land uses will not generate additional need for fire protection services. Transportation: This proposed development will have minimal impact on the existing transportation network. 3 94SN013 7/WP/D ECl 5K LAND USE General Plan: Lies within the boundaries of the Central Area Land Use and Trans_~ortation Plan, which designates the property and surrounding area for light industrial use. Area Development Trends: The area surrounding the subject property is characterized by industrial zoning and has been developed as part of the Airport Industrial Park. Industrial property to the south across Route 288 remains vacant. Zoning History: On March 28, 1984, the Board of Supervisors approved a Conditional Use to permit motor vehicle repair on the subject property (Case 84S023). This Conditional Use was granted for a period of one (1) year with the possibility of renewal upon satisfactory reapplication and demonstration that the use had not been detrimental or adversely affected the Airport Industrial Park. Renewal was never sought and, as a result, Case 84S023 expired in March of 1985. On August 28, 1991, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning to I-1 with Conditional Use to permit outside storage on the subject property as part of the overall rezoning for the Airport Industrial Park (Case 91SN0222). The applicant is requesting rezoning to allow the motor vehicle paint and body shop to continue to operate. The applicant has proffered to limit uses to the motor vehicle paint and body shop plus all I-1 uses. (Proffered Condition 1) Site Design: Redevelopment of the site or 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. In addition, development must comply with the Protective Covenants, Conditions and Restrictions for the Chesterfield Airport Industrial Park. .Architectural Treatment: Any new structures must comply with the Protective Covenants, Conditions and Restrictions for the Chesterfield Airport Industrial Park and Emerging Growth District standards. In an Emerging Growth District area or any public right of way may consist of architectural materials inferior in quality, appearance, or detail to any other 4 94S N013 7/WP/D EC 15K A exterior of the same building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rather, the use of inferior materials on sides which face adjoining property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining agricultural district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public view and designed to be perceived as an integral part of the building. Buffers & 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. In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. The applicant has proffered to store all damaged motor vehicles awaiting repair inside a building located on-site. (Proffered Condition 2) Conclusions: While the Central Area Land Use and Transportation Plan designates the property for light industrial use, portions of the Airport Industrial Park have been zoned and developed for a mix of office, commercial and industrial uses. The requested land uses, coupled with the proffered conditions would be compatible with existing and future area development. In addition, the development standards of the Zoning Ordinance and Protective Covenants, Conditions and Restrictions for the Chesterfield Airport Industrial Park further ensure quality developmentand land use compatibility. Further, a motor vehicle paint and body shop has operated on the property with no apparent adverse impact on area land uses. Therefore, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (11/16/93): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Miller, seconded by Mr. Easter, the Commission recommended approval of this request and acceptance of the proffered conditions on page 2. 5 94SN013 7/WP/DEC15K AYES: Unanimous. The Board of Supervisors on Wednesday, December 15, 1993, beginning at 7:00 p.m., will take under consideration this request. 6 94SN013 7/WP/DEC15K INDUSTRIAL .z'-/ ,4 COUNTY AIRPORT .z'-/ N ,4 ,37 :::::: REZ' T-! TO C-5 ..................