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81S018March 25, 1981 BS STAFF REPORT CASE #81S018 DANIELS WAYSIDE FURNITURE CO. REQUEST: Rezoning from Agricultural (A) to Convenience Business (B-I) plus a Conditional Use Planned Development to permit a convenience store and gasoline sales. SUBJECT PARCEL: LOCATION, ACREAGE AND USE: Clover Hill Magisterial District. This parcel lies in the northwest quadrant of the intersection of Turner Road and Walmsley Boulevard. This .443 acre parcel is presently vacant. Tax Map 40-6 (2) Joseph Brooks Estate, Lot 6 (Sheet 15). RECOMMENDATION Recommend approval for the following reasons: A. Proposed zoning and land use will be compatible with surrounding development provided conditions are imposed relative to site design and buffering. B. The request parcel lies in an area experiencing transition from residential to commercial use. The proposed zoning and land use is, therefore, in keeping with development trends in the area. CONDITIONS: 1. The uses permitted shall be limited to a convenience store with gasoline sales, as an accessory use. 2. In conjunction with the approval of this request, the Commission and Board shall grant a thirty (30) foot exception to the required fifty (50) foot setback for driveways along Turner Road and a five (5) foot exception to the required fifteen (15) foot setback for driveways along Walmsley Boulevard. 3. Only one sign shall be permitted. This sign shall not be freestanding, but may be attached to the building. This sign may be illuminated, but shall not be luminous. A rendering of the sign shall be submitted to Development Review for approval. 4. An exterior lighting plan shall be submitted to Development Review for approval. This lighting plan shall include both building lighting and freestanding lights. All exterior lighting shall be subdued and arranged so as not to project into adjacent properties. 5. A six (6) foot high solid board fence or chain link fence with wooded slats shall be installed along the western property line. This fence shall be of sufficient length to screen parking areas and gas pumps from adjacent properties to the west. 6. Landscaping to include ground cover and ornamental trees and shrubs shall be required in that area lying between the right-of-way line and the setback line. A plan for this landscaping shall be submitted for approval to Development Review in conjunction with final site plan approval. 7. A minimum of twelve (12) feet of additional pavement shall be provided along the length of the property abutting both Turner Road and Walmsley Boulevard. These additional lanes of pavement shall be constructed to State standards and taken into the State system prior to the issuance of any occupancy permit. 8. The above noted conditions notwithstanding the site plan prepared by Beamon and Associates, dated 12/30/80, shall be considered the plan of development. 9. In conjunction with the approval of this request, the Commission shall grant schematic approval of the plan of development. SUPPORTING I NFO P~iATION ADJACENT ZONING AND LAND USE: North - A, Vacant South - R-7, Single family residential usg East - M-1 with Conditional Use & B-i, Commercial use West - A, Single family residential use GENERAL PLAN: Industrial use. UTILITIES: A sixteen (16) inch water line is located along Turner Road. Use of public water is intended. Property lies in the Pocosham/Falling Creek sewage drainage area. A trunk sewer line is located along Turner Road. It may be necessary for the developer to install a sewer service from Turner Road to serve this property. SOILS, DRAINAGE AND EROSION: Soils are nearly level to gently sloping and under present conditions have a slight chance for erosion. Soils are fairly suited for the proposed use. Any filling activity should be supervised by a qualified soils engineer. Property lies in the Falling Creek Reservoir via Pocoshock Creek drainage area. There has been some high water problems along various sections of Pocoshock Creek. The Reservoir is experiencing some silt aggradation problems. There may be some drainage problems depending on the magnitude of the inundation from the 100 year backwater on the existing double thirty (30) inch metal pipe located under Turner Road. The necessary provisions for off-site drainage which outfall through this site may also cause some development problems. The limits of inundation from the 100 year backwater on the existing double thirty (30) inch metal pipe located under Turner Road must be computed and shown on plans submitted to Environmental Engineering. The drainage design must properly accommodate upstream off-site drainage and provide 100 year storm runoff protection for proposed and existing dwellings. Prior to any clearing or grading, an erosion control plan, site grading and drainage plan showing 815018 both existing and proposed contours and drainage structures including invert elevations must be submitted to Environmental Engineerning for approval. These plans must also show and include the finished floor elevation of the building, top of curb elevations, off-site drainage computations (hydrologic and hydraulic data) and drainage improvement computations. TRANSPORTATION AND TRAFFIC: The 1978 traffic count at Turner Road was 13,820 and at Walmsley Boulevard was 4,213. The traffic generated by the proposed use will be between 600 and 1200 vehicles per day. To facilitate safe turning movements into and from the site, thereby precluding traffic congestion at the intersection, an additional lane of pavement should be provided along both Walmsley Boulevard and Turner Road. PUBLIC FACILITIES: Property is served by Manchester Fire Station, Company Number 2. At present, fire fighting capability is adequate. DISCUSSION: In November, 1980, the Planning Commission recommended approval of a similar use on the subject property and the property to the immediate north (Case #80S154). Prior to the Board's consideration of that application, the request was withdrawn because the developers were unable to arrive at a contract of sales agreement with the property owners to the north. The current application is therefore for only a portion of the property which was originally included in the past request. The proposed use, convenience store with gasoline sales, and the site design, is a scaled down version of the previous application. A Conditional Use Planned Development has been requested to allow gasoline sales, not normally permitted in a Convenience Business (B-l) District, and exceptions to required setbacks. Specifically, the applicant is requesting that the driveways be allowed to encroach into the required setbacks along Turner Road and Walmsley Boulevard. The area encompassing the request parcel is occupied by a mix of uses, both residential and commercial. The transition to commercial use has occurred over the past several years. As commercialization occurred, the Commission and Board have minimized the impact through imposition of land use controls and establishment of design criteria. With imposition of conditions s~nilar to those placed on businesses in the area, the proposed zoning and land use should be compatible with existing and future area development. CASE HISTORY Planning Commission Meeting: (2/17/81) On a motion of Mr. Williams, seconded by Mr. Crump, the Commission resolved to recommend approval of this request.subject to the imposition of those conditions contained herein with the exception of condition #7 which was amended as follows: 815018 7. Any necessary pavement widening along Turner Road and Walmsley Boulevard shall be constructed to State Standards and taken into the State system prior to the issuance of any occupancy permit. AYES: Unanimous The Board of Supervisors on Wednesday, March 25, 1981, beginning at 2:00 p.m., will take under consideration this request for zoning. 4 81S018 ,,:I M-/ W/C.U.p.D. Soil Suitability ~Good Poor $1SOl8 I 815018 -2_.