05SR0171-Apr27.pdfMa~c!; 15, 2005 C4P. G
April 27, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
R ECOMM ENI')A'i'ION
05SR0171
Timothy J. Hauler
Matoaca Magisterial District
6100 Woodpcc. ker Road
REQLtEST: Renewal of Conditional Use (Case 03A'N0226) to operate a bcd mxd breaklhs't and
specJ.al events business incidental to a dwelling unit.
PROPOSED [.AN[) USE:
Cont:mued operation of a bcd and breakiks't l'hciliw and a special events business, ~,s
well as residential use is planned.
PLANNING' COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE ("DNI)H"IONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. 'Ibc request allows '~br thc adaptive reuse and preservation of an historic
B. The operation has existed for approximately three (3) years with no apparent adverse
hnpact on area developmen't.
C. The recommended conditions furti~er ensure compatibility with existing and
anticipa'tcd area development.
('NOTE: CONDITIONS MAY 'BE tM'P()SED OR THli:. PR.OP'ER_TY OWNER MAY PROFI"ER
CONDITIONS. THE CONDITIONS 'NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
P~:ovidh'zg a FIRST CHOICE co:-r:mu~xW rhrcmgh excellence
BOTH STAFF AND THE COMMISSION. CONDITIONS WI'TTt ONI.,'Y' A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS W'[T[.[ ONLY' ..,\ "CPC?' .ARE
ADt)I. TIONAL CONDH'tO'NS RECOMMENDED BY THE PLANNING COMMISSION,)
CONDITIONS
{ ~ .1AF [~,'17,f' C) 1.
This Conditional Usc shall be ~anted to and ~br Timoth?' J, and
'Patricia Hauler, exclusb~:ely, and shall not be lmns£erabtc or run with
the land. (P)
(S I AI~b;C.pc)
There shall be no additions or exterior alterations to thc existing
structnres to accommodate this nse~ (P)
(.S FAFI,, CPC-) 3.
The special events business shall not be open to 'the public on Sunday
thru 't'mzsday, except during national.ly recogmzcd holidays, during
which time the use may be open to the public as early as two (12) dasts
before and as late as two (2) days alter such holiday. On days the
spccial events busiuess is open to tim public, ~hc ho'tits open to the
public shall be restricted to bem'een 9:00 a. m. and 1 I:00 p_ m. (P)
'CPC)
4. Spec. iai events shall be limited to the ibllowing:
Corporate retreats
Chm'ch rea'eats
Weddings (including rehearsal dinners and bridal luncheons)
Receptions (P)
(CPC)
Attendance at special evenls shall be restricted to a maximum o!'250
individuals at any one (1) function. (Pi)
(CPC)
A minimum of oue (1) security officer for each one hunch'cd (100)
persons shall be provided at all special events m direct traffic J.'n and
out of the property and to monitor the lawful conduct of guests
attending the event. (P)
GENERAL INFORMATION
Location:
Northwest quadrant of the intersection of Woodpecker Road and John Winston Jones
Pm'kway, and known as 6100 Woodpecker Road. -Fax ID 781-626-8240 (Sheet 41).
'Existing:
A with Special Exception
'2 Il) 5S RO'I 71 -,:'\PP,27...BC)S
14.5 acres
Existb.~.$~ [,a.t~d 'Use:
Singleqthmily residemial and. cm~amm'cial
Adjn.cent Zo.ni~.~g a.t~d Land Use:
North
South
East
West
- A; Vacant
- A; Single-t~mi!y residential or vacm~t
- A; Vacant
- A: Vacant
UTILITi[ES
Public Wmer System:
The public water system is available to se~'e this site. A sixteen (1 6) inch water linc extends
along the north side o:f Woodpecker Road adjacent to the. request site. The existing sn'ucture
is sert'ed by a private well and iT' is the iutent to contmt,e to '~til.ize the well. While the
County Code requires the use of the public water system for most'uses, tl;osc uses allowed by
Conditional Use which are incidental to a principal use that was previously al.lowed with a
private well arc exempt .lirom thc mandatory connection.
The pt~blic wastewater system is not available to serve tl~e request site. Count>' Code allows
lrl~e use of private septic systems wilh approva.i of the Health Department.
Private Septic System.;
Continued arid expanded use of the private scptic system must be approved by' the l~.tealth
Department.
ENVIRONMENTAL
't"he ,'equested amendmea* will have no impact on these facilities.
.3 I)SSR017'I. Af.~R27.-B(..>S
PUBLIC FACILITIES
Fire Se~-vJ.ce:
T'he Ettrick Fire Station, Company Ntm~ber 12, m~d EtIri.ck Matoaca Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will not
impact .lire and EMS.
The property (14.5 acres) is located in. the uorthwcst comer of the Woodpecker- Road/John
Winston Jones Parkway intersection. The applicant is requesting renewal of a conditional
use to permit a bcd and brcaktkst and special evenIs business. Condition 4 will limit the da37s
these uses are open to the public to Fridays, Saturdays amd two ('271 days betk-)rc and ai:'ter
national holidays. Due to INs limitation, this request will have a minimal impact on thc
transportation network.
LAND USE
Com'nre. hcnsive Plan.:
Lies wiflqin t11e 'tx~nnclaries of thc Southern m~d W'estem Ama Plm~, whid.~ suggests [he property
is appropriate 'fi'>r residential use o~ 1-5 acre lots, suited t(~ R-88 zoning.
Area. I')ex~lopment
The area is chm:acterized by single-family msktcmial tksc. s on large lots or is vacant.
addition, a public/semi-public use (Matonca. High School) is located in. close proximity to the
subject property. Single-thmily residential development is expected to continue in the area
fl~e foreseeable fimirc.
Zoning }lis tory':
On April 3, 2002, flqe Board of Zoning Appeals approved a Special Exception to operate a
bed and breakfast and special events business .from the home on the request site (Case
02AN0207). Thc uses were permitted to operate Ibra period not 1:o excecd three (3) years.
On December t 8.2002, the Board of Super'visors, upon a .tavorable recommendation :fi:om
the Planning Commission and the Prese'rvarion Committee, approved landmark designation
for thc Dellwood structure amd foundation located on the request site. (Case 031tP0150)
On April 2, 2003, the Board of Zoning Appeals approved an atrnendment to Special
.Exception (Case 02AN0207) to permit an incre~e in the number of i.~dividnals allowed to
attend, any one (1) fimction at the special events facility (Case 03AN0226). The uses were
permitted to operate tar a period not m exceed tw'o (2) years.
4 0557.i).[71~APR27-'B(")$
Since approva.] of Case 03AN0226, tim Zoning Ordinance has been amended to require that
the requested uses may be allowed through t'he Conditional Usc process.
Development Standards:
The site is currently occupied by the 'Dellwood plm~taion home, which has als() been used as
al bcd and breakthst and special events business for the last three (_3) years. (.';med:ktJons
should be required which wo-tdd minim.izc thc impact these uses might have on area
developmenl. Co, ndition t limits t. he Conditional 'Use m the appl/cam only. Additions or
alterations to the existing structure to accommodate the uses should not be permitted
(Condition 2), Condition 3 places limitations on the days and hours the special events
business may' bc open to thc public.
The Commission recommended imposition of Conditions 4 through 6 te address concerns of
area residents. En.lbrccmcnt of thcsc conditions will be dillicult.
CONC[,USI'ON
The request allows lbr the adaptive reuse and preservation of an historic structure, In addition,
through Special Exception, thc bed and breakfast and special events business have ~zxisted t.br
approxinmtety three (3) years with no apparent adverse impact o~ area. development. Thc
recommended conditions further ensure compatibility v~d.th, ex:isling and anticipated area
development.
Given ~hese considerations, approval of this request is recommended.
CASE H[S"[OR.Y
Applicant (3/15/05):
The appliem~t requested that Condition 3 be modified.
Planning C. ommission M'eeting ('3/'f 5/05):
The applicant accepted the recommendation. There was opposition present, A re_quest was
m~ic lbr thc Commission to dc£c'r thc request to allow' time tbr the applicant and arco
residents to develop a. Iisi of standards to restrict the intensity of the uses and to limit
Conditional I ,~se for a ilrne period to allow reevaluation, of the appropria'r<~ess of the use
the furore.
Mir. Bass suggested hnposition of additional conditions.
5 05SR017 t. ~.A PR2% B(')S
On motion of Mir. Bass, seconded by Mr. Guliey, the. Con,miss'ion recommended approval
subject to the conditions on pages 2 anti 3.
AYES: 1~ Jnaninmus.
The Bo~d of Supervisors, on Wednesday, April 2'7, 2005, beginning at 7:0()l).'m.,,. wilt take tlll£lcr
consideration th/s request.
6 (, 5SR0 !. 71-A.P R2?-B O5