95SN0121
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August 16, 1994 CPC
September 28, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0121
James W. and Carolyn W. Battle
Bermuda Magisterial District
West line of Pams Avenue, north of Willis Road and
better known as 9020 Pams Avenue
REOUEST: Rezoning from Agricultural (A) to General Business (C-5).
PROPOSED LAND USE:
The request property is occupied by a heating and oil business, which was
approved through a Conditional Use granted in 1989 (89SN0325). The applicant
intends to continue this use; however, with the approval of this request, the
property could be used or redeveloped for any permitted or restricted C-5 use.
PLANNING COMMISSION RECOMMENDA TION
RECOMMEND APPROVAL.
STAFF RECOMMEND A TION
Recommend approval for the following reasons:
A.
The proposed zoning conforms to the Jefferson Davis Corridor Plan, which
designates the request property and surrounding area for general commercial uses.
B.
The proposed zoning conforms to existing and anticipated commercial zoning and
land use patterns.
(NOTE:
THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER MA Y PROFFER OTHER
CONDITIONS.)
GENERAL INFORMATION
Location:
West line of Pams Avenue, and better known as 9020 Pams Avenue. Tax Map 82-5 (3)
Kingsland Heights, Lot 9A (Sheet 23).
Existing Zoning:
A with Conditional Use
Size:
1. 6 acres
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - C-3; Single family residential and vacant
South - R - 7; Single family residential
East - C-5; Commercial
West - C-5; Commercial
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing sixteen (16) inch water line along Pams Avenue. The existing
structure is connected to the public water system. Results of a computer simulated flow
test indicates that sufficient flow and pressure should be available to meet the domestic
and fire demands for the proposed use.
Public Wastewater System
There is an existing wastewater line in Willis Road approximately 600 feet west of the
subject parcel. Use of the public wastewater system may be required if the use utilizes
more than 3,000 gallons of water per day.
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Septic System:
Existing improvements are connected to a septic tank and drain field system, which has
been approved by the Health Department.
Environmental:
Drainage and Erosion
Property drains to the James River, via storm sewers. No existing or anticipated on- or
off-site drainage or erosion problems. Off-site easements and drainage improvements
may be required to control increased runoff from further development of the request
property .
Fire Service:
Bensley Fire Station, Company #3. County water flows and fire hydrants must be
provided for fire protection purposes in compliance with nationally recognized standards
(Le., National Fire Protection Association and Insurance Services Office).
Trans,portation:
Based on the Board of Supervisors' policy regarding development within the Enterprise
Zone, road improvements will not be required. At time of site plan review for
redevelopment or additional development on the property, specific recommendations will
be provided regarding access and internal circulation. Development must adhere to the
Zoning Ordinance relative to access and internal circulation (Article 7).
LAND USE
General Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan, which designates the
property and surrounding area for general commercial use.
Area Development Trends:
Area properties to the north, east and west are zoned and/or developed for commercial
uses, occupied by a vacant dwelling or remain vacant. Properties to the south are zoned
residentially and are occupied by single family residences. The adopted Plan designates
the residential property surrounding the subject site for general commercial use.
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95SNO 121/WP /SEPT28L
Zonin~ History:
On November 22, 1989, the Board of Supervisors approved a Conditional Use to permit
limited commercial development on the request property, subject to conditions designed
to ensure quality development and the land uses compatibility with area residences (Case
89SN0325). Subsequently, a heating and oil business was developed on the property.
Site Design:
With the approval of this request, redevelopment of the site or new construction must
conform to the development standards of the Zoning Ordinance for the Jefferson Davis
Corridor District. These standards are designed to address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas.
Architectural Treatment:
Within the Highway Corridor District, no building exterior which would be visible to
public rights of way can be constructed of unadorned concrete, block or corrugated
and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be
shielded and screened from public rights of way. Redevelopment of the site or new
construction must adhere to these requirements.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public
rights of way by a solid fence, wall, dense evergreen plantings or architectural feature,
be separated from any residentially zoned property or any property being used for
residential purposes by the principal building, and that such area within 1,000 feet of any
residentially zoned property or property used for residential purposes not be serviced
between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and
buildings oriented so that loading areas are screened from any property where loading
areas are prohibited and from public rights of way.
With the approval of this request, outside storage would be permitted. Outside storage
areas must be screened from view of adjacent properties which have no such areas and
public rights of way.
Adjacent properties to the south are zoned Residential (R-7) and are occupied by single
family residences. The Zoning Ordinance requires a minimum twenty-five (25) foot
buffer along the property boundary of the request site, adjacent to property zoned
Residential (R-7). At the time of site plan review, the Zoning Ordinance allows
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95SNO 1211WP/SEPT28L
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modification of this buffer if setbacks for buildings, driveways and parking areas are
reduced or eliminated through site plan review. In addition, at such time that adjacent
residential property is zoned or utilized for a non-residential use, the buffer can be
further reduced or eliminated.
Redevelopment of the site or new construction must adhere to these buffering and
screening requirements.
Conclusions:
The proposed zoning conforms to the Jefferson Davis Corridor Plan, which designates
the request property and surrounding area for general commercial uses, and conforms to
existing and anticipated area commercial zoning and land use patterns. In addition, the
development standards of the Zoning Ordinance ensure quality development and
compatibility with area development. Therefore, approval of this request is
recommended.
CASE HISTORY
Planning Commission Meeting (8/16/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Easter, the Commission recommended
approval of this request.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1994, beginning at 7:00 p. m., will
take under consideration this request.
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95SN0121/WP/SEPT28L
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