86S075July 23, 1986 BS
ADDENDUM
86S075
Fiorucci Foods, Inc.
Bermuda Magisterial District
Lies off west line of Ruffin Mill Road
Since the Planning Commission's consideration of this request, Staff has
reviewed the recommended conditions and would suggest amendments to more
clearly state that the residential land uses will be an integral part of the
industrial land use.
Condition 5 of the Conditions, as recommended by Staff on page 2, should be
amended as follows:
The dwellings shall be occupied only by employees of industrial uses
located on Tax Map 150 (1) Parcel 4 and 32 and Tax Map 150-5 (1)
Parcel 1, and their families. The property on which the dwellings
are located shall remain under the ownership of one or all of the
owners of Parcels 4 and 32 on Tax Map 150 and Parcel 1 on Tax Map.
150-5. The property shall not be subdivided into individual lots
and shall be used in connection with the business or industrial
operations located on these properties. (P)
Condition 7 of ~the Alternative Conditions, as recommended by the Planning
Commission on page 4, should be amended as follows:
e
The dwellings shall be occupied only by employees and family of
Fiorucci Foods, Inc., and shall' remain under the ownership of
Fiorucci Foods, Inc. The property shall not be subdivided into
individual lots and shall be used in connection with the business or
industrial operations of Fiorucci Foods, Inc. (P)
86S075/BSJUN6/JULY23HH
3uly 23, 1986 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
86S075
Fiorucci Foods, Inc.
Bermuda Magisterial District
Lies off west line of Ruffin Mill Road
REQUEST:
Amendment to a Conditional Use Planned Development (Case 85S121) to
permit five (5) residential dwellings and modification to buffer
requirements along Ruffin Mill Road in a Light Industrial (M-l)
District. The applicants intend to construct five (5) dwellings to
be occupied by employees of the industrial use located on the
property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF THE MASTER PLAN, DATED JUNE 11, 1986, SUBJECT TO THE
ALTERNATIVE CONDITIONS ON PAGES 3 AND 4.
STAFF RECOMMENDATION
Recommend approval of the Master Plan, reVised 5/6/86, prepared by J.K.
Timmons and Associates, P.C,, for the following reasons:
The applicants have indicated that key employees of the company must
reside in close proximity to the plant because any major malfunc-
tions must be corrected in a timely manner to preclude food spoil-
age. Therefore, the residential use is necessary for the success of
the manufacturing facility on that site.
Be
Through the Conditional Use Planned Development process, conditions
may be imposed which insure that a residential character is main-
tained for the occupants.
Ce
The Master Plan, dated 5/6/86, proposes that the dwellings be locat-
ed on the northern-most portion of the property, along Ashton Creek.
The setting provides characteristics normally associated with res-
idential development. Furthermore, the location accommodates an
appropriate land use transition between the industrial development
to the south and residential development, north of Ashton Creek.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF
AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
CONDITIONS
(STAFF) 1.
The following conditions notwithstanding, the plan prepared by
J.K. Timmons and Associates, P.C., revised 5/6/86, shall be
considered the Master Plan. (P)
(STAFF) 2.
The twenty (20) foot wide roadway shall be constructed to all-
weather road standards with a minimum aggregate base of six (6)
inches. The all-weather road shall have sloping shoulders with
a well-defined ditch for adequate drainage. Number 21 or 2lA
stone shall be laid over a compacted subbase. The construction
of the road may be phased in conjunction with the phasing of
the development. (P)
(STAFF) 3.
As much existing vegetation as possible shall be maintained
along the southern, eastern and western boundaries of this use.
Where existing vegetation is not sufficient to minimize the
view of future industrial development on adjacent properties,
ornamental and evergreen trees and shrubs shall be planted.
Upon completion of rough clearing and grading, the Planning
Department shall be contacted to inspect the site to determine
if additional planting is necessary. If additional planting is
necessary, a detailed landscaping plan shall be submitted to
the Planning Department for approval. Required landscaping may
be installed in conjunction with the phasing of the develop-
ment. A detailed landscaping plan for each phase shall be
submitted to the Planning Department for approval prior to
release of a building permit for each dwelling. (P)
(STAFF) 4. Public water and sewer shall be used. (U)
(STAFF) 5.
The dwellings shall be occupied only by employees of industrial
uses located on Tax Map 150 (1) Parcel 4 and 32 and Tax Map
150-5 (1) Parcel 1, and their families. The property on which
the dwellings are located shall remain under the ownership of
one or all of the owners of Parcels 4 and 32 on Tax Map 150 and
Parcel 1 om Tax Map 150-5. The property shall not be sub-
divided into individual lots. (P)
(STAFF) 6.
Ail dwellings shall be located west of the proposed drainage
channel and north of the proposed road. Prior to release of
any building permit, a revised Master Plan depicting this
requirement shall be submitted to the Planning Department for
approval. (P)
(STAFF) 7.
Ail houses shall be similar to the rendering submitted, titled
"2848 Ranch," Ryland Modular Homes. (P)
2 --~6S075/BSJ~6/JULY23H
(STAFF) 8.
In conjunction with the approval of this request, the Planning
Commission shall grant schematic plan approval of the Master
Plan, dated 5/6/86. (P)
However, should the Commission and Board wish to allow the five (5) dwellings
as shown on the Master Plan, 'revised June 11, 1986, prepared by J.K. Timmons
and Associates, P.C., the following conditions should be imposed:
ALTERNATIVE CONDITIONS
(STAFF/CPC) 1.
The following conditions notwithstanding the plan prepared
by J.K. Timmons and Associates, P.C., revised June 11,
1986, shall be considered the Master Plan. (P)
(STAFF/CPC) 2.
The first dwelling unit constructed shall be placed such
that the facade is generally parallel to Ruffin Mill Road.
(?)
(STAFF/CPC) 3.
The twenty (20) foot wide roadway shall be constructed to
serve the residential units, and shall be located as shown
on the Master Plan. The road shall be constructed to
all-weather road standards with a minimum aggregate base
of six (6) inches. The all-weather road shall have slop-
ing shoulders with a well-defined ditch for adequate
drainage. Number 21 or 2lA stone shall be laid over a
compacted subbase. The construction of the road may be
phased in conjunction with the phasing of the development.
(P)
(STAFF/CPC) 4.
Ail houses shall be similar to the renderings submitted
titled "2848 Ranch," Ryland Modular Homes. (P)
(STAFF) 5.
(cpc)
Landscaping shall be installed along the northern, south-
ern, eastern and western boundaries of this use. Where
existing vegetation is not sufficient to minimize the view
of industrial development surrounding the dwellings,
ornamental and evergreen trees and shrubs shall be
planted. A conceptual landscaping plan for the entire
area shall be submitted to the Planning Department for
approval prior to release of the first building permit.
Required landscaping may be installed in conjunction with
the phasing of the construction. A detailed landscaping
plan for each phase shall be submitted to the Planning
Department for approval prior to release of each indivi-
dual building permit. (P)
Landscaping shall be installed along the northern and
eastern boundaries of this use. Where existing vegetation
is not sufficient to minimize the view of industrial
development surrounding the dwellings, ornamental and
evergreen trees and shrubs shall be planted. A conceptual
landscaping plan for the entire area shall be submitted to
the Planning Department for approval prior to release of
3 86SO75/BSJUN6/JULY23H
(STAFF/CPC) 6.
the first building permit. Required landscaping may be
installed in conjunction with the phasing of the construc-
tion. A detailed landscaping plan for each phase shall be
submitted to the Planning Department for approval prior to
release of each individual building permit. (CPC)
Public water and sewer shall be used. (U)
(STAFF/CPC) 7.
The dwellings shall be occupied only by employees and
family of Fioruc¢i Foods, Inc., and shall remain under the
ownership of Fiorucci Foods, Inc. The property shall not
be subdivided into individual lots. (P)
(STAFF/CPC) 8.
In conjunction with the approval of this request, the
Planning Commission shall grant schematic plan approval of
the Master Plan, revised June 11, 1986. (P)
GENERAL INFORMATION
Location:
Lies off west line of Ruffin Mill Road.
Tax Map 150 (1) Parts of Parcels 4 and 32
and Tax Map 150-5 (1) Part of Parcel 1
(Sheet 42).
Existin~ Zoning:
M-1 with Conditional Use Planned
Development
Size:
7.0± acres
Existin~ Land Use:
Vac an t
Adjacent Zoning & Land Use:
North - A; Single family residential
or vacant
South - M-1 & A; Vacant
East - A & R-15; Single family
residential or vacant
West - A; Vacant
Utilities:
A 16 inch public water line is being in-
stalled along Ruffin Mill Road. Use of
public water recommended (Condition 4).
May be necessary to dedicate easement to
County to accommodate extension of water
line to serve property.
A trunk sewer line is being constructed
along Ashton Creek and Ruffin Mill Road.
Use of public sewer recommended.
(Condition 4)
Environmental Engineering:
There are no existing or anticipated drain-
age and/or erosion problems. Dwellings
must be located to conform to the Flood
4 ~6 S075/BSJUN6 / JULY23H
Plain Management Section of the Zoning
Ordinance. Design of road across the
drainage channel must be approved by En-
vironmental Engineering.
Schools:
Estimate approximately four (4) public
school students will be generated by pro-
posed development. Lies in the Enon Ele-
mentary School attendance zone: capacity -
664; enrollment - 546; in the Carver Middle
School zone: capacity - 600, enrollment -
519; and in the Thomas Dale High School
zone: capacity - 1,500; enrollment -
1,284.
Proposed development will have a minimal
impact on the public school system.
Fire Service:
Enon Fire Station, Company #6, a volunteer
station. The Enon Station assists the
Dutch Gap Fire Station, Company #14 on all
structural fires. County water and fire
hydrants should be provided for fire
protection.
General Plan:
(Eastern Planning Area
Land Use and Transporta-
tion Plan):
General Industrial
Transportation:
The proposed use will have a minimal impact
on area traffic patterns. Access to the
proposed dwellings should be located to
obtain adequate sight distance along Ruffin
Mill Road. Must obtain entrance permits
from VDH&T.
DISCUSSION
The applicants are in the process of constructing a meat products pro-
cessing and manufacturing facility on the request parcel. A Conditional
Use Planned Development to permit the M-3 use in a Light Industrial (M-i)
District was approved by the Board of Supervisors on September 25, 1985.
The current request is to allow construction of five (5) single family
dwellings on the property to be occupied by employees and their families.
The applicants have indicated that key employees must be located in close
proximity to the plant because any malfunction must be corrected in a
timely manner to avoid spoilage of the products.
At the time the application was submitted, the Master Plan depicted five
(5) single family dwellings fronting Ruffin Mill Road, north of the
proposed plant. Upon review of their location, Staff met with the
5 86S075/BSJUN6/JULY23H
applicants' representative to discuss concerns relative to allowing
residential development in the heart of an emerging industrial area.
Of special concern to Staff was the use of industrial frontage along
Ruffin Mill Road as the location for single family residences. The
location was considered inappropriate for residential land uses due to
the anticipated industrial development across Ruffin Mill Road to the
east, and anticipated traffic volumes along Ruffin Mill Road. It should
be noted that an amendment is proposed to the Eastern Planning Area Land
Use and Transportation Plan changing the land use designation for prop-
erty to the east from residential to industrial.
On May 6, 1986, a revised Master Plan was submitted for Staff review.
That plan provided for the relocation of the five (5) residences north of
the plant near Ashton Creek. The May 6 Plan provides the best alterna-
tive site since the residences would be removed from Ruffin Mill Road and
the area proposed for future industrial development. At the same time,
the plan satisfies the concerns of the applicants regarding the need for
twenty-four hour supervision by key employees. The provision of an
unobstructed path or roadway from the residences would allow employees to
reach the plant in a timely fashion.
Several revised Master Plans have been submitted proposing relocation of
the five (5) residential dwellings to an area immediately north of the
plant facility. The latest plan, revised June 11, 1986, also proposes
that the dwelling units be located immediately north of the proposed meat
processing facility. The revised plans propose dwellings to be located,
adjacent to the plant, in the middle of the subject parcel. The proposed
dwellings could become encircled by industrial development. Close prox-
imity of the residences to the processing plant, as proposed by the May
9, May 13 and June 11 plans, would be detrimental to employees' enjoyment
of any type of residential life style, as well as being potentially
hazardous to their health and safety. The location of the residences, as
proposed by the May 6 Master Plan, would not significantly increase em-
ployees' response time in an emergency situation.
Because of the special needs expressed by the applicants, Staff is of the
opinion that the residential development is appropriate, provided care is
taken to create a viable residential enclave within an emerging indus-
trial area. Staff is of the opinion that the May 6 Plan best achieves
this desire. Existing vegetation surrounding the dwellings should be
maintained and supplemented with additional vegetation, where necessary,
to effect a visual screen of future industrial development (Condition 3).
The proposed private road should be constructed in a manner that assures
the ability of emergency vehicles to access the site (Condition 2). The
May 6 Master Plan proposes that one dwelling be located on the east side
of the drainage channel, separating the dwelling from the other four
units. Staff has recommended that all dwellings be located to the east
of the proposed drainage channel to reinforce the neighborhood atmosphere
for the residents. (Condition 6)
6 6S075/BSJUN6/JULY23H
Consideration of exterior design treatments of the residences will help
to ensure that the structures approach the quality of other residences
under construction to the north. (Condition 7)
Should the Commission and Board wish to approve the dwellings as shown on
the June 11 plan, Staff has prepared a list of alternative conditions.
Landscaping should be provided along the boundaries of the residential
area to minimize the visual impact of future surrounding industrial
development (Alternative Condition 5). Once again, the design or archi-
tectural treatment of the dwellings should be of a quality that compli-
ments area development patterns. (Alternative Condition 4)
CASE HISTORY
Planning Commission Meeting (5/20/86):
At the request of the applicant, the Commission deferred this case for
sixty (60) days.
Board of Supervisors Meeting (5/28/86):
This case was double advertised for consideration by the Planning Commis-
sion and Board of Supervisors during the month of May. Since the Plan-
ning Commission deferred action in May to July, the Board could not take
action on the request in May. The Board, therefore, deferred the request
to their July meeting.
Applicant (6/19/86):
A revised Master Plan, dated June 11, 1986, and renderings of the pro-
posed units were submitted for consideration. The revised plan and
renderings are discussed herein.
Planning Commission Meeting (7/15/86):
On motion of Mr. Rowe, seconded by Mr. Cowan, the Commission recommended
approval of the Master Plan, dated June 11, 1986, subject to the Alterna-
tive Conditions on pages 3 and 4.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m.,
will take under consideration this request.
7 86S075/BSJUN6/JULY23H
M-/
86S075
AMEND C. URD.
SH. 42
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