94SN0199May 25, lg94 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0199
Zwerdling, Oppleman and Paciocco
Matoaca Magisterial District
South of Hull Street Road
REQUEST: Rezoning from Light Industrial (I-1) to General Business (C-5).
PROPOSED LAND USE:
General commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the Northern Area Land Use and Transportation Plan designates the
property for light industrial use, properties to the east and west along this
portion of Hull Street Road are zoned and developed commercially. The
proposed General Business (C-5) zoning is compatible with, and representative
of, area general commercial development trends.
Bo
The request property is currently zoned for a mix of light industrial and
general commercial uses. Rezoning to General Business (C-5) would allow a
similar mix of uses.
C. The development standards of the Zoning Ordinance ensure quality
development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS.)
GENERAL INFORMATION
Location:
Fronts the south line of Hull Street Road and the east line of Price Club Boulevard.
Tax Map 49-11 (1) Parcels 12 and 28 (Sheet 14).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
1.5 acres
Existing Land Use:
Industrial or vacant
Adjacent Zoning & Land Use:
North -
South -
East
West
A, C-3, C-5 and I-1 with Conditional Use Planned Development; Single
family residential, office or commercial
I-1 with Conditional Use Planned Development; Vacant
I-1 with Conditional Use Planned Development; Industrial
C-5, and C-3 with Conditional Use; Commercial
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing 8 inch water line located on-site. In addition, there is an existing
12 inch water line that 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 8 inch wastewater line located on-site. The use of the public
wastewater system is required by Ordinance. The results of a computer simulated
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hydraulic analysis indicate that sufficient capacity should be available to
accommodate the domestic waste flows generated by the proposed use.
Environmental:
Drainage and Erosion:
Property drains south to Horners Run via storm sewers and ultimately to Pocoshock
Creek. No existing or anticipated on- or off-site drainage or erosion problems. Off-
site easements and drainage improvements may be necessary to accommodate
increased runoff from development.
Fire Service:
Wagstaff Fire Station, Company #10. Provide County water and fire hydrant
placement for fire protection purposes in compliance with nationally recognized
standards (i.e., National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will not generate additional need for fire
protection services.
Transportation:
This proposed rezoning will have minimal impact on the existing transportation
network.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan
which designates the property for light industrial use.
Area Development Trends:
Properties along this portion of Hull Street Road are zoned and developed for a mix
of office, commercial and industrial uses.
Zoning History:
On October 28, 1981, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved rezoning from Agricultural (A) to Light
Industrial (M-l) to permit general commercial uses and setback exceptions on the
southernmost and easternmost portions of the request property (Case 81S104).
3 94SN0199/WP/MAY25 L
On September 28, 1983, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved rezoning from Agricultural (A) to Light
Industrial (M-l) with Conditional Use Planned Development to permit a mini-
warehouse facility and setback exceptions on the westernmost portion of the request
property (Case 83S098). On November 28, 1984, the Board of Supervisors approved
an amendment to Case 83S098 to permit revision of the approved Master Plan plus
a heating and air conditioning business on the westernmost portion of the request
property (Case 84S179). On April 26, 1989, the Board of Supervisors approved an
amendment to Case 84S179 to permit contractor's shops on the westernmost portion
of the request property (Case 89SN0162).
Site Design:
The request property lies within the Hull Street Road Emerging Growth Area.
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.
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
public right of way may consist of architectural materials inferior in quality,
appearance, or detail to any other 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 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 corn pactors, 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.
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With the approval of this request, outside storage would be permitted. Outside
storage areas must be screened from view of adjacent properties which have no such
areas and public rights of way.
Conclusions:
Although the Northern Area Land Use and Transportation Plan designates the
property for light industrial use, the proposed General Commercial (C-5) zoning and
land uses are representative of area commercial development trends along Hull Street
Road. Further, the property is currently zoned for a mix of commercial and industrial
uses. Rezoning to General Business (C-5) would allow all C-5 and I-1 uses on the
property, subject to the development standards of the Zoning Ordinance which
ensure quality development. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/26/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Easter, seconded by Mr. Cunningham, the Commission
recommended approval of this request.
AYES: Unanimous.
The Board of Supervisors on Wednesday, May 25, 1994, beginning at 7:00 p. m., will take
under consideration this request.
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