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September 22, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0267
Randell L. Hodges and Susan L. Hodges
Matoaca Magisterial District
14621 North Ivey Mill Road
REQUEST: Conditional Use to permit stock farm use (keeping of horses).
PROPOSED LAND USE:
The applicants propose to keep a maximum of three (3) horses on an Agricultural
(A) parcel containing less than three (3) acres in area.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land use conforms to the Southern and Western Area Plan which
suggests use of the property should be limited primarily to agricultural and
forestall uses with isolated single family residences permitted on lots larger than
five (5) acres.
B. The proposed conditions ensure land use compatibility with existing residential
development on acreage lots.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
Providing a FIRST CHOICE Community Through Excellence in Public Service
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC"
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
ARE
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
Location:
This Conditional Use shall be granted to and for Randell L. Hodges
or Susan L. Hodges exclusively, and shall not be transferable nor
mn with the land. (P)
All facilities and areas associated with the keeping of horses
(stables, pastures, etc.) shall be cleaned and made free of waste on
a regular basis. In addition, the property owner shall employ a
means of eliminating any odor problems and propagation of
insects. (P)
This Conditional Use shall be limited to the keeping of three (3)
horses. (P)
GENERAL INFORMATION
East line of North Ivey Mill Road, north of Lake Chesdin Parkway, and more commonly
known as 14621 North Ivey Mill Road. Tax ID 735-631-2957 (Sheet 39).
Existing Zoning:
A
Size:
2.1 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North, South and East - A; Single family residential
West - R-88; Public/semi-public (Lake Chesdin Park)
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UTILITIES
Public Water and Wastewater Systems:
The public water and wastewater systems are not available. The existing dwelling is
served by a private well and septic system.
Private Well and Septic Tank System:
The Health Code requires both the area where the horses are maintained and the area of
any animal waste storage be a minimum of 100 feet from all wells.
ENVIRONMENTAL
Drainage and Erosion:
The property drains in two directions to tributaries and ultimately into Lake Chesdin. If
cleating is necessary for the creation of the pastures and involves more than 2,500 square
feet, a land disturbance permit will be required from the Environmental Engineering
Department.
Fire Service:
PUBLIC FACILITIES
This request will not impact fire and emergency medical services.
Transportation:
The proposed development (stock farm) on the property will have a minimal impact on
the existing transportation network.
The Thoroughfare Plan identifies North Ivey Mill Road as a collector with a
recommended right of way width of seventy (70) feet. The applicants are unwilling to
dedicate thirty-five (35) feet of right of way measured from the centerline of North Ivey
Mill Road in accordance with that Plan.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which designates the
property as part of the Rural Conservation Area, suggesting that activities should be
limited primarily to agricultural and forestall uses with isolated single family residences
permitted on lots larger than five (5) acres.
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Area Development Trends:
Area properties to the north, south and east are zoned Agricultural (A) and are occupied
by single family residences on acreage properties. Property to the west is zoned
Residential (R-88) and is developed as the Chesdin Lake Park. It is anticipated that this
area will remain agricultural and forested, with planned development being deferred until
adequate provisions are made for public infrastructure improvements, as suggested by the
Plan.
Use Limitations:
The Ordinance permits a residential stock farm use in an Agricultural (A) District
provided the property on which the animals are maintained contains a minimum of three
(3) acres in area. The applicants are requesting a Conditional Use to permit the keeping
of a maximum of three (3) horses on the subject property which contains approximately
two (2) acres in area (Condition 3). Condition 1 would restrict this Conditional Use to
the applicants only. Any facilities associated with the keeping of horses should be
maintained so as to minimize the potential for nuisance from insects and odors.
(Condition 2)
Accessory structures such as stables and storage sheds must conform to the setback
requirements of the Ordinance for accessory structures in the Agricultural (A) District.
CONCLUSIONS
The proposed land use conforms to the Southern and Western Area Plan which suggests use of
the property should be limited primarily to agricultural and forestall uses with isolated single
family residences permitted on lots larger than five (5) acres. The recommended conditions are
similar to those imposed on requests for stock farms and should ensure land use compatibility
with existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/20/04):
On their own motion, the Commission deferred this case to August 17, 2004.
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Staff (7/21/04):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than July 26, 2004, for consideration at the Commission's
August 17, 2004, public hearing.
Staff (7/29/04):
To date, no new information has been submitted.
Planning Commission Meeting (8/17/04):
The applicants accepted the recommendation. There was opposition present who
expressed concerns relative to the amount of acreage provided for the number of horses;
the elimination of wooded area for pasture land; odor and insects.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended
approval subject to the conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 22, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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