05SN0145-Jan26.pdf,'~4~.uary 18~ 2005 CPG
January 26, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0145
Christian. Life Worship Center
Bermuda Magisterial District
11924 and 11930 Old Stage Rbad and 1800 and t810 Osborne Road
REOUEST: Conditional Use to permit a church in a Heavy Industrial (I-3) District.
PROPOSED LAND [,;SE:
A cht~rch facility within an existing office/warehouse building is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the fi211owing reasons:
A. The land use does not con.form to the Consolidated Eastern Area Plan whi. ch
suggests the property is appropriate 'for industrial uses, specific to General
Industrial 0-2) and Heavy Industrial (i-3) Districts. One (1) of the goals of the
Plan is to optimize economic development opportunities within m'eas identified as
being potential ibr continued industrial development, such as the Route 10/I-95
interchange. Such areas should be reserved for industrial and other employment
generating uses and should be protected from the encroachment of non-industrial
piecemeal development.
B,. One of the purposes of the Heavy Industrial (I~3) Districh as identified in the
Zoning Ordinance, is to provide a location for intense manufacturing uses which
process raw materials and, as such, discouraging the location of residential, office
Providing a FIRST C}'tOICE community through excellence in public serv'icc
or commercial uses adjacent to the I-3 District based upon land use compatibility
issues.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY O~qER MAY PROFFER
CONDITIONS, THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
iBY BOTH STAFF AND THE COMMISSION. CONDITIONS WiTH ONLY A "STAFF" ARE
iRECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A 'CPC'' ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(CPC)
Location:
This Conditional Use shall be granted for a period of time not to exceed
three (3) years tkom date of approval, (P)
Church use shall be limited to the building located on Tax ID 802-659-
5824 and identified on the plan attached to the "Request Analysis",
Associated parking may be located on this or other properties which are
included as part of this request. (P)
GENERAL INFORMATION
Northwest quadrant of Osborne and Old Stage Roads and more commonly known as
11924 and 1 t930 Old Stage Road and 1800 and 1810 Osborne Road, Tax IDs 802-659-
2721, 39t9, 4660 and 5824 (Sheet 27).
Existing Zonina:
Size:
I-3
6.5 acres
Existing Land Use:
Office/warehouse or vacant
Adjacent Zoning and Land Use:
North, South, East and West - t-3; Office/warehouse, truck terminal or vacant
05SN0145-JAN26,,-BOS
UTILITIES
Public Water and Wastewater Systems:
This request will not impact the public water and wastewater systems, The existing
structure is connected to the public water and wastewater systems. Use of public water
and wastewater will be required fbr any future building expansion.
ENVIRONMENTAL
Drainage and Erosion:
The property drains northwest to Redwater Creek and then to the James River. Redwater
Creek is a perennial stream and is therefore subject to a t00 foot conservation area, inside
of which uses are limited. There are cun'ently no on- or off-site drainage or erosion
control problems with none anticipated at~er development.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number I4, and Benstey Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service. This
request will not impact fire and EMS.
Transportation:
This use will have a minimal impact on traffic.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for industrial development, specific to General Industrial (I-2) and
Heavy Industrial (I-3) Districts. One (1) of the goals of the Plan. is to optimize economic
development opportunities within areas identified as being potential for continued
industrial development, such as the Route 10/I-95 interchange. Such areas should be
reserved for industrial and other employment generating uses and should be protected
f?om the encroachment of non-industrial piecemeal development.
Area Development Trends:
Surrounding properties are zoned Heavy Industrial (I-3) and are developed
office/warehouse uses, a truck terminal or are currently vacant, It is anticipated that
moderate to heavy industrial development will continue both within the immediate area
3 05SN0145-JAN26-BOS
as weli as north along the CSX Railroad to the James River consistent with the
recommendations of the Plan.
Site Design:
Conditions, as recommended by the Planning Commission, would limit the use to within
the existing structure and associated parking areas. (Condition I)
Time Limitation:
To address concerns relative to encroachment of this use into an industrial area, the
Commission recommended imposition of a condition to insure that the use is temporary
until and properly zoned site can be located. (Condition 2)
Tree Preservation:
Within the Old Stage and Coxendale Roads Corridor, standards have been established to
encourage and enhance views along these rights of way. Currently, the Zoning Ordinance
requires that within the setbacks along Old Stage and Coxendale Roads, preservation of
existing trees and shrubs must be maximized to provide continuity and improve
buffering.
CONCLUSIONS
The proposed zoning and land use do not conlbrm to the Consolidated Eastern Area Plan which
suggests the property is appropriate for industrial uses, specific to General industrial (i-2) and
Heavy Industrial (1-3) I)istricts. One (1) of the goals of the Plan is to optimize economic
development opportunities within areas identified as being potential for continued industrial
development, such as the Route 10/I-95 interchange. Such areas should be reserved ibr
industrial and other employment generating uses and should be protected from the encroachment
of non-industrial piecemeal development.
One (I) of the purposes of the Heavy Industrial (I-3) District, as identified in the Zoning
Ordinance, is to provide a location for intense manuthcturing uses which process raw materials
and, as such, discouraging the location of residential, office or commercial uses a4jacent to the 1-
3 District based upon land use compatibility issues.
Given these considerations, denial of this request is recommended.
4 05SN0145-JAN26-BOS
CASE HISTORY
Planning Commission Meeting (1/18/05):
The applicant did not accept staf~f~s recommendation, but did accept the Planning
Commission's recommendation. There was no opposition presem.
Mr. Wilson suggested imposition of conditions to insure that this would be a temporary
situation until the church could afford a properly zoned property.
On motion of Mr. Wilson, seconded by Mr. Gecker, the Commission recommended
approval subject to the conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
5 05SNO145-J AN26~BOS
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