91SN0118Jannary-~B~-~99~-£PB
February 27, 1991BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN011B
Bill Barnes
Clover Hill Magisterial District
Southwest quadrant of Midlothian Turnpike and Research Road
REQUEST: Rezoning from General Commercial (B-3) to Community Business (C-3).
PROPOSED LAND USE:
The request property has been developed for a fast food restaurant.
The applicant seeks rezoning to take advantage of reduced setbacks
permitted with C-3 zoning in post development areas. Specifically,
the applicant wishes to construct a driveway within twenty-five (25)
feet of Midlothian Turnpike.
PLANNING COMMISSION RECOMMENDATION
STAFF RECOMMYJqDATION
Recommend approval for the following reasons:
A. The proposed zoning conforms to the Northern Area Land Use and
Transportation Plan, which designates the request property for general
commercial use.
B. The proposed zoning conforms to area development trends.
C. The development standards of the "newt' Zoning Ordinance will require
landscaping in the reduced setback along Midlothian Turnpike.
GENERAL INFORMATION
Location:
Southwest quadrant of Midlothian Turnpike and Research Road. Tax Map 17-9
(1) Parcel 59 (Sheet 8).
Existing Zoning:
B-3
RECOMMEND APPROVAL.
Size:
1.1 acres
Existing Land Use:
commercial
Adjacent Zoning & Land Use:
North - B-2; Commercial
South - B-3; Commercial
East - B-3; Commercial
West - B-3; Commercial
PUBLIC FACILITIES
Utilities; Drainage and Erosion and Fire Service:
Approval of this request will generate no additional impact upon these
facilities.
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on trip rates from
the existing fast food restaurant with drive-thru window, approximately
2,060 average daily trips are generated. These vehicles are distributed
along Route 60 which had a 1989 traffic count of 39,815 vehicles per day
and Research Road which had a 1986 traffic count of 4,246 vehicles per day.
Development/redevelopment of this property must adhere to the Zoning
Ordinance relative to access and internal circulation (Article 7). The two
(2) existing accesses on Route 60 are restricted by vehicle storage along
Route 60 as a result of the traffic signal at Research Road. The applicant
intends to construct a drive between the existing accesses, which should
improve internal circulation and direct additional traffic to the site's
third access which is on Research Road. At the time of site plan review,
specific recommendations will be made regarding internal circulation,
including adequate sight distance and vehicle turning radii.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation
Plan, which designates the property for general commercial use.
Area Development Trends:
Properties along this portion of Midlothian Turnpike are zoned and
developed for commercial uses.
2 91SN0118/PC/FEB270
Site Design:
The subject property lies in a post development area. Any new construction
must conform to post development standards. The request property has been
developed for a fast food restaurant with drive-through windows. Access is
provided to both Midlothian Turnpike and Research Road. Approval of this
request will allow the applicant to locate a proposed driveway within
twenty-five (25) feet of Midlothian Turnpike provided required landscaping
is installed. The applicant desires to construct the driveway to enhance
on-site traffic circulation.
Conclusions:
The proposed zoning conforms to the Northern Area Land Use and
Transportation Plan~ which designates the request property for general
commercial use. Further, the proposed zoning conforms to area development
trends. In addition, the development standards of the "new" Zoning
Ordinance ensure quality development. In particular, the Ordinance would
require landscaping along Midlothian Turnpike within reduced setbacks.
Therefore, approval of this request would be appropriate.
CASE HISTORY
Planning Commission Meeting (1/15/91):
The applicant accepted the recommendation.
There was no opposition present.
On motion of Mr. Warren, seconded by
recommended approval of this request.
AYES: Unanimous.
Mr. Perkins, the Commission
The Board of Supervisors on Wednesday, February 27, 1991, beginning at 2:00
p.m., will take under consideration this request.
3 91SN0118/PC/FEB270
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I, Bill Barnes
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59 , cf e.~ ~p n~er 17-9(1)
reqnes~ B-3 to C-3 ·
McDonald ' s *
Corporation
Bi!! & Nancy Barnes,
i McDonald Plaza
Oak Brook, Illinois 60521 Titie Owner
P. O. Box 35718
Richmondr VA 23235 Lessees
*successor in interest by merger to Franchise Realty Interstate Corporation
M. P. Borden, Jr. &
Rvland T. Borden
1430 Anderson Hg-w-y.
Powhatan~ VA 23139
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WITNESS
Bill Barnes
:~TA.~L:'_ OF VIBGi~L&
COUNT'S' (IF ¢~T~~, to-wit:
· TI~ daT Bill Barnes
Nora Hawthorne ,
~v~ ~d~ m~ ~d ~ 19th ~ ~ Nove~er , 1990
My Co~s/an ExPires:' March 31; 1993
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