04SN0204-Apr28.pdf STAFF'S
REQUEST qALYS S
RECOMMENDATION
April 28, 2004 BS
04SN0204
REQUEST:
James R. Hudson, Jr.'
Matoaca Magisterial -District
East line of-SPring Run Road
Amendment to Conditional Use Planned. DeVelopment (Case 85S035) to permit a
motor vehicle wash.
PROPOSED LAND USE:
A.motor vehicle wash, located between.Merchants. Tire and Import AutO Haus, is
planned as part of the Deer Run Shopping Center out parcel' development.
PLUG COMMISSION.RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE 'CONDITIONS ON' PAGE 2.'
STAFF RECOMMENDATION
Recommend apprOVal, for the. fOllOWing reasons:
The Proposed land use 'conforms to the Upper Swift Creek Plan which suggests
the property is appropriate for communitYmixed uses.
The proposed land use .is representative, of, and compatible with, existing and
anticipated area commercial development.
Co
Existing development standards and proposed Conditions further ensure land use
compatibility with existing and anticipated area commercial development.
Providing a FIRST CHOICE Community ThrOugh Excellence in Public Service.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER-MAY PROFFER
CONDITIONSc' 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.)
CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC)
In addition to the uses permitted on the subject property (Part of
parcel. A), motor vehicle Wash shall be permitted .on the subject
property only. (P)
The.view. of any motor vehicle wash' serVice bayS-shall be
minimi~.ed from vieTM of'Hull .Street and North SPring Run Roads.
..This treatment shall be apprOved by the Planning Department at the
time of site plan approval: (P)
(NoTEs: A:
These conditions are in addition to the Textual Statement of Case 85S035,
Conditions of Parcel A, and Case 88SN0038 for the Subject property only.
All other, conditions of Cases 85S035 and 88SN0038 :.'shall remain
applicable,)
GENERAL INFORMATION
Location:
East line of Spring Run Road, south of Hull Street Road. Tax ID 726-671-Part of 4343
(Sheet 15).
ExistingZoning:
C,2 with Conditional Use planned Development
Size:
0.7 acre
Existing Land USe:
Vacant
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Adjacent Zoning and Land Use:
North r.C-2; Commercial.or vacant
South- C-2; Commercial
East - C-2; Commercial
West - C-3;-Vacant
UTILITIES
Public-Water System:
There is an existing twenty-four (24) inch water line extending along the eastern
.boUndary of. North Spring Run Road that is adjacent to this site. Use of the public water
system is required.
Public Wastewater System:
There is an existing eight (8). inch wasteWater-collector line that extends across the
southern portion of this site. 'Use of the public wastewater system is required.
This request will have a minimal impact upon environmental enQneering facilities.
PUBLIC FACILITIES
Fire service:~
The Clover Hill Fire Station, Company Number 7, currently provides fire protection and
emergency medical service. This request will not impact fire or emergency medical
services.
Transportation:
The proposed amendment will have a minimal, impact on the anticipated traffic
generation from development of the property.
LAND USE
Comprehensive Plan:
Lies within'the boundaries of the Upper SwiftCreek Plan which suggests the property is
appropriate ~' .... ;"~"'~ " · us
multifarnily and townhouse residential' uses with a density of eight (8) to fourteen (14)
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units per acre. One(l) of the goals of the Plan is to provide for nodeS of commercial
services 'and supporting uses in' strategic locations at major road intersections such as Hull
Street and North Spring Run RoadS.
Area Development Trends:
The request property 'is an out parcel of the Deer Run Village Shopping Center and is
surrounded to the south and east by parcels planned, or developed, for. commercial uses.
Properties to the west'and north are zoned commercial and are. developed for retail uses or
are currently vacant.
Zoning Historg:
On June 26, 1985, the.Board of Supervisors, upon afavorable recommendatiOn from the
Planning Commission, approved commercial'zoning with Conditional Use. Planned
Development (Case 85S035) on the request property and adjacent property~ Conditions
of zoning approval:fOr Case 85S035 do-not permit'a motor vehicle wash use on the
property.
On May 25, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to Case 85S035 to permit outside storage
subject to certain restrictions. (Case 88SN0038)
On October 26, 1994, -July 24, 1996, and again on May 24, 2000, the Board of
Supervisors, upon favorable, recommendations by' the Planning Commission, approved
amendments to Case 85S035 to allow, motor vehicle repair services, excluding bodY,
major engine and. transmission repair, on three 0)-Out parcels of the shopping center
(Cases 95SN0143, 96SN0270 and:00SN0212). These sites were subsequently developed
for Import Auto Haus, Jiffy Lube and Merchants Tire and Auto. Center.
Site Design:
The request property lies within the 360 Corridor West Area Highway Corridor District.
The purpose of this district's standards is to rec%mize specified areas of the. County as
unique and to enhance patterns of development in those areas. Except as addressed by
existing conditions of ZOning, development of the site must conform to the'Highway
Corridor District standards and the Emerging Growth Area District requirements of'the
Zoning Ordinance. Together; these, standards address access, parking, landscaping,
architectural treatment, Setbacks, signs, .buffers, pedestrian access, utilities and screening
of dumpsters and loading areas.
Uses:
Case 85S035. These conditions permit all uses in the Convenience Business (B-l)
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District as well as several uses' currently permitted in the Neighborhood Business (C-2)
and Community Business (C,3) Districts .(Condition 1, Textual Statement, Parcel A).
The applicant is requesting an amendment to:this zoning condition to permit .a motor
vehicle wash, which is first permitted in the~ Community Business (C-3) District
(Condition). As previously noted in the Zoning History. section of this report,-three (3)
use. exceptions. have been previously granted On adjoining out parcels' within this
development to permit Community Business (C-3) uses for motor vehicle sales and
service operations.-
Architectural Treatment:
Currently, ~within the ROute 360 Corridor West Area, the Ordinance requires a clearly
identifiable. architectural .theme' for a project that provides for building elements that
break up large building masses withI a pedestrian, scale environment between parking
areas and buildings. The architectural .treatment of buildings must be compatible with
buildings located within the same project or within the same block or directly across any
road, as determined by.the director of planning~ Compatibility may be achieved through
the use of' similar building massing, materials, scale, colors and other:architectural
features.
Buffers and Screening:
Currently, the Ordinance does not address the screening of service bays for motor vehicle
washes from public rights of way. The subject property is located near the intersection of
Hull Street and North Spring Run Roads, 'Since these service bays have a similar visual
impact to loading areas, it isrecommended that the views of the openings for these wash
bays be minimized from view of these public rights of Way. (Condition 2)
CONCLUSIONS'
· The proposed, land use-conforms to the Upper Swift Creek Plan-which suggests the property is
· appropriate for community mixed uses. The propOsed land use is representative of, and
compatible with, existing and anticipated area commercial development. Further, existing
development standards and proposed conditions further ensure land use compatibility with
existing and anticipated area commercial.development.
Given these reasons, approval of this reqUest is recommended.
CASE .HISTORY
Planning Commission Meeting (3/16/04):
The applicant accepted the recommendation. There was no opposition present.
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On motion of Mr. Bass, seconded by Mr. Litton, the Commission recommended approval
subject to the conditions on page 2. ' ~
AYES: unanimous.
The Board of Supervisors, on Wednesday, April 28, 2004, beginning at 7:00 p.m~, will take
under consideration this-request. . . .
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