06SN0208-MAR8
February 21, 2006 CPC
March 8, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND.
RECOMMENDA TION
06SN0208
Gregg W. Beck
Clover Hill Magisterial District
413 Branchway Court
REQUEST: Rezoning from Corporate Office (0-2) to Light Industrial (1-1) plus Conditional Use
to permit use exceptions.
PROPOSED LAND USE:
In addition to industrial uses, limited commercial uses are planned. While not
permitted by right, the proposed commercial uses may be allowed with Conditional
U se i~ a Light Industrial (1-1) District.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
AYES: MESSRS. WILSON, GECKER, GULLEY AND LITTON.
ABSENT: MR. BASS.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Whil~ the Northern Area Plan suggests the property is appropriate for medirnn
density residential use of 1.51 to 4.0 units per acre, office and warehouse uses have
been approved and developed in the area with access and orientation to Branchway
Road, rather than Courthouse Road. One of the goals of the Northern Area Plan is to
preclude non-residential development along Courthouse Road. Given the property's
location, the proposed zoning should not establish a precedent for non-residential
uses to the south which fronts Courthouse Road.
Providing a FIRST CHOICE community through excellence in public service
B. The proposed zoning and uses are consistent with those allowed on other similarly
situated properties in the area.
(NOTE: CONDITioNS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MA Y
PROFFER CONDITIONS. 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.)
CONDITION
(STAFF/CPC)
In addition to Light Industrial (1-1) uses, the following uses shall be
permitted:
a. contractor's offices and display rooms;
h. electrical, plrnnbing and heating supply sales, service and related
display rooms; and
c. repair services, excluding motor vehicle repair (P)
GENERAL INFORMATION
Location:
Off the east line of Branchway Road and known as 413 Branchway Court. Tax IDs 74.2-
705-5897 and 742-706-8009 (Sheet 6).
Existing Zoning:
0-2 with Conditional Use
Size:
2.1 acres
Existing Land Use:
Commercial
Adiacent Zoning and Land Use:
North - 0-2 and 0-2 with Conditional Use Planned Development; Office
South - A; Sirigle-family residential
East - 1-1; Industrial
West - 0-2 with Conditional Use Planned Development; Office
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06SN0208- MAR8- BOS
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UTILITIES
Public Water System:
There is an eight (8) 'inch water line extending along the southern boundary of this site,
adjacent to Branchway Court. The existing structure is connected to the public water
system. Use ofpu~lic water is required by County Code.
Public Wastewater System:
There is an eight (8) inch wastewater collector line extending along the. northwestern
boundary of this site. The existing structure is connected to the public wastewater system.
Use of the public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the east via numerous stomi. sewers, ponds and open
channels. There are no existing or anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5 and Forest View Volunteer ,Rescue
Squad, currently provide fire protection and emergency medical service (EMS). This
request will have minimal impact fire and EMS.
The number of hydrants, quantity of water needed for fire protection anq. access
requirements will be evaluated during the plans, review process.
Transportation:
This request will have a minimal impact on the transportation network.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 units per acre.
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06SN0208-11AR8-BOS
Area Development Trends:
Adjacent property to the north and east is zoned Corporate Office (0-2) and Light Industrial
(1-1) and has been developed as Branchway Office Park and Southport Industrial Park.
Adjacent property to the south is zoned Agricultural (A) and occupied by a single-family
residence, while property to the west is zoned and developed for office use. It should be
noted that the office developments to the north and west have no access directly .to
Courthouse Road, but to Branchway Road only. In addition, adjacent industrial property to
the east has a Branchway Road access south of the request site.
Historically, the Commission and Board have indicated that non-residential use would be
appropriate along Branchway Road provided that the access is confined to Branchway
Road. It has been the consensus on past'.cases along Bratlchway Road that non-residential
uses would not violate the goal of the adopted Plan, which is to preclude commercialization
of the Courthouse ROCl;d Corridor.
Zoning History:
On December 14, 1994, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved Corporate Office (0-2) zoning with Conditional Use
on the request site and adjacent property to the west (Case 95SNOI67). The Conditional
Use was to .allow warehouse use in excess of twenty-five (25) percent of the gross floor area
of the individual tenant office space and to allow such space to be served by more than a
single loading door or dock.
Development Standards:
The request property lies within an Emerging Growth Area. Redevelopment of the site or
new construction must conform to the development standards of the Zoning Ordinance,
which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers,
utilitie~, and screening of dumpsters and loading areas. The purpose of the. Emerg~ng
Growth District standards is to promote high quality, well-designed projects.
CONCLUSION
While the Northern Area Plan suggests the property is appropriate for medium density residential
use of 1.51 to 4.0 units per acre, office and warehouse uses have been approved and developed in
the area with access and orientation to Branchway Road, rather than' Courthouse Road. One of the
goals of the Northern Area Plan is to preclude non-residential development along Courthouse Road.
Given the property's location the proposed zoning should not establish a precedent for non-
residential uses. to the south or those parcels having frontage on, and access to, Courthouse Road.
Further, the uses are consistent with those allowed on surrounding properties which are similarly
situated.
Given these considerations, approval of this request is recommended.
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06SN0208-MAR8-BOS
CASE HISTORY
Planning Commission Meeting (2/21/06):
The applicant accepted staff s recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended
approval subject to the Condition on page 2.
AYES: Messrs. Wilson, Gecker, Gulley and ~itton.
ABSENT: Mr. Bass.
The Board of Supervisors, on Wednesday, March 8, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SN0208-Iv1A.R8-BOS
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