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Apr~t-~-~998-~P~
Septem~er-~8~-~998-SPS
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3annary-RB~-~99~-BS
February 27, 1991BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0422
(Amended)
James Hubbard
Clover Hill Magisterial District
East line of Johnston Willis Drive
REQUEST: (Amended) Amendment to Conditional Use Planned Developments (Cases
83S024 and 88SN0082) relative 'to uses and parking. Specifically,
conditions of zoning approval for Cases 83S024 and 88SN0092 restricted
development to Light Industrial (M-i) uses and a limited number of
commercial uses. The current request would amend Cases 835024 and
88SN0082, to permit an ambulance service for four (4) ambulances on a
portion of the property, plus use of parking spaces not located on the
same zoning lot.
PROPOSED LAND USE:
An ambulance service for four (4) ambulances within an existing
office/warehouse complex plus parking for all uses on adjacent
property to the north, is planned. Also, approval of off-site parking
to accommodate the uses within the office/warehouse cortex, is
requested. Specifically, the Zoning Ordinance requires a minimum of
sixty-three (63) parking spaces for all uses, including the a~ulance
service. The office/warehouse complex in which the ambulance service
is located has been developed with fifty-one (51) useable parking
spaces. Therefore, twelve (12) off-site parking spaces on adjacent
property are needed to accommodate the ambulance service and other
uses located on a portion of the request property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT' TO THE' CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the Northern Area Land Use and Transportation Plan designates
the property for light industrial use, approval of Cases 83S024 and
88SN0082, plus a recently granted rezoning on adjacent property to the
west, permit a number of commercial uses on the request property and
surrounding area, to include automobile dealerships along Route 60, a
commercial complex on property to the west, and an automotive service
facility on the request site. The requested use exception, to permit
an ambulance service, would be compatible with existing' and
anticipated area commercial and industrial, uses.
Through the Conditional Use Planned Development process, the impact of
the facility upon area residents can be minimized.
The recommended conditions will insure that adequate parking will be
provided for all uses. Specifically, adjacent property to the north
has been developed for a 24,990 square foot office/warehouse with
forty-three (43) accessory parking spaces which exceeds the minimum
number of required parking spaces for the existing office/warehouse
use. A portion of the adjacent office/warehouse site has been
included in this request, to provide the required parking for all uses
located on the property.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AG~ UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BYSTAFF'.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDEII BY TEE
PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
(STAPF/CPC) 2.
(S~A~/C?C) 3.
In addition to the uses permitted by Cases 83S024 and
88SN0082, an ambulance service shall be permitted~ (P)
There shall be no external sirens or public address syst~m~
with the ambulance service use. (P)
The Director of Planning may approve parking on land, other
than the zoning lot on which the building is located,
provided the owner of the building obtains a lease, the
duration of which shall be acceptable to the Director of
Planning or provided the owner of the building obtains an
easement, the terms of which shall be acceptable to the
Director of Planning. Any such lease or easement shall be
recorded with the Clerk of the Circuit Court. (P)
(NOTES:
These conditions are in addition to conditions of
approval of Cases 83S024 and 88SN0052.
All conditions of zoning approval for Cases 83S024
and 88SN0082 remain in effect.
Co
Parking spaces must be provided and designed in
accordance with Zoning Ordinance requirements.)
A 2 89SN0422/PC/F-EB27H
GENERAL INFORMATION
Location:
Fronts the east line of Johnston Willis Drive, south of Midlothian
Turnpike. Tax Map 17-10 (1) Parcel 32 and Part of Parcel 29 (Sheet 8).
Existin~ Zoning:
M-1 with Conditional Use Planned Development
Size:
2.6 acres
Existing Land Use:
Industrial and commercial (Johnston Willis Trade Center)
Adjacent Zoning & Land Use:
North M-1 with Conditional Use Planned Development; Industrial
South - M-1 with Conditional Use Planned Development; Vacant
East - R-7 with Conditional Use; Multi-family residential
West - C-5; Vacant
PUBLIC FACILITIES
Utilities:
Water:
12 inch water line located along Johnston Willis Drive. Use of public
water system intended and required by Ordinance.
SeweraEe:
Lies in Pocoshock Creek sewage drainage area.
wastewater line located along Johnston Willis Drive.
wastewater system intended and required by Ordinance.
8 inch public
Use of public
Drainage and Erosion:
Site drains through stom' sewer to Pocoshock Creek. No on- or off-site
drainage and/or erosion control problems anticipated.. Approved conditions
of zoning for Case 83S014 r~mmin applicable for drainage and erosion
control facilities.
Fire Service:
Midlothian Fire Station, Company #5. This zoning request will not generate
any additional, need for fire protection services.
3 89SN0422/PC/FEB27~{
Transportation:
This request will have a minimal impact on the existing road network. No
additional road improvennents are recommended.
The ThorouKhfare Plan identifies Johnston Willis Drive as a collector road
with a recommended right of way width of seventy (70) feet. JotLnston
Willis Drive has a four-lane, undivided, typical section within an existing
sixty (60) foot right of way; therefore, .the sixty (60) foot width is
acceptable for the ultimate right of way for this section of Johnston
Willis Drive.
The Master Plan depicts two (2) entrances/exits onto Johnston Willis Drive.
The northern entrance/exit is shared with the adjacent developiuea~t (Eck
Enterprises). To minimize conflicts/congestion when exiting onto Johnst~n
Willis Drive, the owner/developer should direct emergency vehicles to use
the southern entrance/exit.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation
Plan, which designates the request property for light industrial use.
Area Development Trends:
Adjacent properties to the north and south are zoned Light Industrial (M-l)
with Conditional Use Planned Development and are being developed for a mix
of commercial and industrial uses. Adjacent property to the east is zoned
Residential (R-7) and has been developed for multi-family residanams
(Sunrise Apartments). Adjacent property to the west is zoned General
Business (C-5) to permit an office, commercial, and warehouse complex.
Zoning History:
On May 23, 1984, the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning with Conditional Use
Planned Development to permit use and bulk exceptions on the request
property and surrounding area (Case 83S024). Conditions were imposed to
limit most General Business (B-3) uses and outside storage to that portion
of the property lying within 800 feet of Route 60. The remainder of the
site was to be developed for Light Industrial (M-l) uses and/or the
following commercial uses:
Wholesale greenhouses, carpenter and cabinet shops; contzactor's
offices and display rooms; electrical, plumbing and/or heating shops -
sales and service; fraternal, philanthropic and charitable uses;
health clubs; laboratories, printing shops; repair services (except of
automobile); schools - co~nercial, trade, music, dance, business,
vocational and training; tool and equipn~_nt rental; co~ication
studios and stations (not towers); cocktail lounges, dining ha]]m and
night clubs; contractor's shop; feed, seed, fuel and ice sales;
.-. 4 89SN0422/PC/FIIB27M
recreational establishments, indoor; utility trailer and truck rental;
and veterinary hospital, boarding kennels or clinics, exclusive of
outside runs.
Subsequently, office/warehouse uses were developed on the subject property.
On August !4, 1988, the Board of Supervisors, upon a favorable
recommendation from the Planning Commission, approved an amendment to Case
83S024 to permit an automobile service facility with outside storage of
new, unlicensed vehicles on a portion of the request property (Case
88SN0082).
Site Design:
The ambulance service will occupy space in an existing office/warmhonse
facility. Access is provided by a driveway at the southern property
boundary from Johnston Willis Drive and a shared access with adjacent
property to the north. It should be noted that the approved site plan for
the office/warehouse complex depicts fifty-nine (59) parking spaces.
However, staff has determined that the site has been developed with four
(4) overhead doors which were not shown on the approved site plan. These
doors occupy eight (8) of the fifty-nine (59) parking spaces, reduning
useable parking to fifty-one (51) spaces. Additional pgrking to meet
Ordinance requirements for all uses would be provided through a lease or
easement agreement with the owners of adjacent property to the north.
Buffers & ScreeninK:
Conditions of zoning approval for Case 83SOZ4 required a buffer along the
eastern property boundary of the request site, adjacent to Sunrise
Apartments. This buffer has been established and effectively screens the
request property from adjacent residences. "
Conclusions:
Although the Northern Area Land Use and Transportation Plan designates the
property for light industrial use, approval of Cases 83S024 and 88SN0082
permitted a number of commercial uses on the property and surrounding ar~a,
to include automobile dealerships along Route 60 and an automotive, service
facility and office/war~house complex on the subject property% In
addition, adjacent property to the west has recently been rezoned to permit
an office/commercial and warehouse complex. The requested, use exception,
to permit an ambulance service, would be compatible with existing and
anticipated area commercial and industrial developm~r~t. Through the
Conditional Use Planned Development process, the Commission and Board can
further ensure land use compatibility with existing residences to the east
by prohibiting external sirens and public address systems. (Condition 5)
As noted herein, the site on which the ambulance, service is locate~, has
inadequate parking to accommodate all uses on the request property,
including the ambulance service. Specifically, sixty-three (63) spaces
will be required to accommodate all uses on the property. Adjacent
property to the north has parking in excess of that required by the
Ordinance. The applicant has been granted pe£mlssion to include a portion
5 89SN0422/PC/FEB27H
of this adjacent property in this request to satisfy parking needs. The
recommended condition relative to off-site parking approval is consistent
with the recently adopted Zoning Ordinance. (Condition 3)
CASE HISTORY
Applicant (11728/89):
The application was amended to include a request for an exception to the
required number of parking spaces.
Planning Commission Meeting (12/19/89):
At the request of the applicant, the Commission deferred this case for
sixty (60) days to allow proper advertisement of the amended application.
Staff (12/20/89):
The applicant was advised in writing that any new or revised information
should be submitted no later than December 27, 1989, for considermtion at
the February 20, 1990, meeting.
Staff (1/30/90):
To date, no new information has been received.
Planning Commission Meeting (2/20/90):
At the request of the applicant, the Commission deferred this case_ for
sixty (60) days.
Staff (2/21790):
The applicant was advised in writing that any new or revised information
should be sUbmitted no later than February 26, 1990, for consideration at
the April 17, 1990, Planning Commission meeting.
Applicant (3/29/90):
The applicant is seeking additional property in order to provide the
required number of parking spaces for all uses on the request site. Should
the applicant obtain additional property and design an acceptable parking
layout, the requested exception to the number of required parking spaces
may not be necessary. It should be noted, however, that any additional
property acquired cannot be u~ed to accommodate parking f'or the ambnlanne
service, unless an amendment to the Conditional Use Planned Develot-m~rt is
obtained on the property to accommodate the ambulance service.
-. 6 89SN0422/PC/FEB27H
Planning Commission Meeting (4/17/90):
At the request of the applicant, the Commission deferred this case for
sixty (60) days to allow the applicant an opportunity to address parking
issues.
Staff (4/18/90):
The applicant was advised in writing that any new or revised information
should be submitted no later than April 23, 1990, for consideration at the
June 19, 1990, Planning Commission meeting.
Staff (6/1/90):
To date, no new information has been received.
Planning Commission Meeting (6/19/90):
At the request of the applicant, the Commission deferred this 'case for
ninety (90) days to allow the applicant an opportunity to address parking
issues.
Staff (6/20/90):
The applicant was advised in writing that any new or revised information
should be submitted no later than July 16, 1990, for consideration at tha
September 18, 1990, Planning Commission meeting.
Property Owner (8/15/90):
The property owner indicated that an amendment to the application, to
include additional property to accommodate parking for the ambulance
service, was forthcoming.
Property Owner and Staff (8/23/90):
The property owner submitted a lease agreement for additional parking on
adjacent property to the north, thereby satisfying the parking needs, of all.
uses, including the ambulance service. How~v-er, the property owner has not
yet amended the request to include this property, and the lease agreement
cannot be considered at the September 18, 1990, Planning Commission
meeting. Staff is currently working with the property owner and applicant
to amend the request to include the additional property. Therefore, a
deferral, of sufficient time to allow the applicant an opportunity to
include additional property in the request, would be appropriate.
7 89SN0422/PC/FEB27H
Planning Commission Meeting (9/18/90):
At the~ request of the applicant, the Commission deferred this case for
sixty (60) days to allow the applicant an opportunity to address parking
issues.
Staff (9/19/90):
The applicant was advised in writing ttzat any new or revised information
should be submitted no later than Set~tember 24, 1990, for consideration at
the November 20, 1990, Planning Commission meeting.
Applicant (10/26/90):
The applicant amended the application, as reflected herein.
Planning Commission Meeting (11/20/90):
The applicant accepted the recommendation.
l~here was no opposition present.
On motion of Mr. Warren, seconded by Mrs. Boisineau, the Commission
recommended approval of this request subject to the Conditions on pags 2.
AYES: Messrs. Warren, Miller, Perkins and Mrs. Boisineau4
ABSTAIN: Mr. Belcher.
Board of Supervisors Meeting (12/12/90):
The County Attorney noted that in addition to obtaining the necessary
zoning for the use, the'applicant must also obtain an a~tulancs pezmit.
The County Attorney stated that his office had not been contacted relativ~
to the ambulance permit.
Mr. Applegate stated that he felt the zoning request should be deferred to
allow the Board to consider both the zoning and ambulance permit. Mr.
Applegate also requested that the appliaar~t have the ambulance operator
present at future public hearings.
On motion of Mr. Applegate, seconded by Mr. Daniel, the Board deferred this
request to January 23, 1991.
AYES: Unanimous.
8 89SN0422/PC/FEB27H
Staff (1/7/91):
The County Attorney advised that during the week of December 31, the
operator of the ambulance service contacted the office regarding the
permit. Planning staff has been advised that due to the timing, the
ambulance permit cannot be processed for the Board's consideration on
January 23. Therefore, the Board may want to consider' another deferral, of
the zoning request.
Board of Supervisors (1/23/91):
On motion of Mr. Applegate, seconded by Mr. Currin, the Board deferred this
case for thirty (30) days at the request of the applicant.
AYES: Unanimous.
The purpose of the deferral was to allow the Board to consider the
ambulance permit on the same day as the amendment to the Conditional Use
Planned Development.
The Board of Supervisors on Wednesday, February 27, 1991, beginning at 2:00
p.m., will take under consideration this request.
9 89SN0422/PC/FEB27H
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89SN0422
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