05SN0247-July27.pdfJuly 27, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0247
Eck Enterprises, Inc.
Clover Hill Magisterial District
801 Johnston Willis Drive
REQUEST:
Amendment to Conditional Use Planned Development (Case 83S024) relative to
outside storage.
PROPOSED LAND USE:
Outside storage associated with permitted uses is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
While the Northern Area Plan suggests the area is appropriate for office use, the
area has developed with uses that are more intense than those suggested by the
Plan.
The proposed use is representative of, and compatible with, existing area
development.
The requirements of the Zoning Ordinance and conditions of zoning approval
further ensure land use compatibility.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
Providing a FIRST CHOICE community through excellence in public service
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED
COMMISSION.)
CONDITION
(STAFF/CPC)
Location:
CONDITIONS WITH ONLY A
BY THE PLANNING
Outside storage shall be permitted. (P)
(Note: This condition supersedes Condition 15 of Case 83S024 for the
request property only. All other conditions of approval for Case 83S024
remain in effect.)
GENERAL INFORMATION
East line of Johnston Willis Drive and is better known as 801 Johnston Willis Drive. Tax
ID 746-708-4321 (Sheet 6).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
2.2 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North and South - I-1 with Conditional Use Planned Development; Commercial
East - R-7; Multifamily residential
West - C-5 with Conditional Use Planned Development; Commercial
UTILITIES; ENVIRONMENTAL; AND PUBLIC FACILITIES
This request will have no impact on these facilities.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan. which
suggests the property is appropriate for office use. The Plan is currently being reviewed
for amendment.
Area Development Trends:
Area properties to the north, south and west have been zoned and developed for a mix of
commercial and industrial uses or remain vacant. Adjacent property to the east is
occupied by the Sunrise Apartment complex.
Zoning History:
On May 23, 1984, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning with Conditional Use Planned Development on
the request property and adjacent property to the north, south and west (Case 83S024). With
approval of Case 83S024, conditions were imposed which, among other things, restricted
outside storage areas to that area within 800 feet of Route 60.
Development Standards:
The request property lies within the Midlothian Turnpike Post Development Area. The
purpose of the Post Development District Standards is to provide flexible design criteria
in areas that have already experienced development and ensure continuity of
development. Except as modified by this request, redevelopment of the site or new
construction must conform to the requirements of the Zoning Ordinance and conditions
of zoning for Cases 83S024 and 85S165, which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters and
loading areas.
Buffers and Screening:
Conditions of approval of Case 83S024 require a buffer along the eastern property line of
the request site (Condition 6, Case 83S024). Within this buffer, a berm with maximum
side slopes of 2:1, landscaped with ground cover and evergreen plantings of sufficient
density to screen development from adjacent residential uses to the east was required.
This condition would still apply with approval of this request. In addition, the Zoning
Ordinance requires that outside storage areas be screened from view of any adjacent
properties on which such uses are not permitted and from public rights of way. Screening
must be accomplished by building design or by use of durable architectural walls or
fences constructed of comparable materials to the principal building and using a design
compatible with the principal building. The Director of Planning may allow the
installation of berms or other land forms provided such screening meets the spirit and
intent of the Zoning Ordinance and the berm or other land form are part of the natural
3 05SN0247-JULY27-BOS
terrain or are integrated to appear that they are part of the natural terrain. With approval
of this request, these requirements would apply.
Uses:
With the approval of the existing zoning, conditions were approved which, among other
things, did not allow outside storage on the request property. Such uses were limited to an
area within 800 feet of Midlothian Turnpike. The intent was to transition from the more
intense uses along the Midlothian Turnpike Corridor to the less intense office uses to the
south. Given how the area has subsequently developed, outside storage may be
appropriate with screening as per the requirements of the Ordinance. (Condition)
CONCLUSION
While the Northern Area Plan suggests the area is appropriate for office use, the area has
developed with uses that are more intense than those suggested by the Plan. The proposed use is
representative of, and compatible with, existing area development. In addition, the requirements
of the Zoning Ordinance and conditions of zoning approval further ensure land use compatibility.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/21/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended
approval subject to the condition on page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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