79S150
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STAFF REPORT Atl~tl5~-~~7-~~~~-~€P€+-
September 26, 1979 (BS)
CASE NUMBER: 79S150
APPLICANT: JAMES F. HUBBARD
REQUEST:
Business
Rezoning from Community Business (B-2)' to General
(B- 3) .
GENERAL LOCATION: Midlothian Magisterial District; property
fronts the north line of Midlothian Turnpike and is located
1900 feet west of its intersection with Huguenot Road. Tax
Map 16-11 (1) Part of Parcel 10 (Sheet 7).
SUBJECT PARCEL: 4.7 acres; zoned Community Business (B-2), borrow
pit use.
ADJACENT PROPERTY: Zoned Residential (R-15), Community Business
(B-2), and Agricultural (A); single family residential use,
borrow pit use, and vacant.
UTILITIES, SOILS, DRAINAGE AND EROSION, EASEMENTS: Public water
can be extended from the south line of Midlothian Turnpike to
this parcel. This is a 16 inch water line which is fed by Swift
Creek Reservoir. Public water is recommended for this proposed
use.
This property lies in the Falling Creek Sewage drainage area.
Sewer lines are now under construction by various developers
and are proposed to extend to this property. Public sewer is
recommended for this porposed use.
Soils are gently sloping to sloping. These well drained soils
have only a slight chance for erosion. The soils have few
limitations with the exception that water may tend to accumulate
around foundation walls. Some provision should be made for
foundation drains around the outside of foundation walls. Also,
construction should be concentrated in areas of highest elevations
and storm water drainage control must be provided on and off site.
This property lies in the Falling Creek Drainage Area. The area
is presently being used as a borrow pit. Environmental Engineering
has recommended that this area be stabilized. The proposed use
would initiate this recommendation.
This parcel lies in the Route 60 and Route 147 Drainage District.
A pro-rated share of the District's system must be paid and any
elements possibly needed must be dedicated prior to the issuance
of the building permit. In addition, a portion of the drainage
system may have to be installed.
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PUBLIC FACILITIES: Property is served by Midlothian Fire Station,
Company Number 5. Fire service capability at the present time is
good. A fire suppresion system may be required dependent on the
square footage of the structure.
TRANSPORTATION AND TRAFFIC: Access to this parcel should be limited
to one entrance. There is not an existing crossover at the
proposed entrance. Due to the 8'xlO' grade separation between
the eastbound and westbound lanes and the desire to limit the
number of crossovers, the construction of a crossover is not
presently feasible. Therefore, most of the proposal's traffic
will be involved in U-turn movements. According to the Route
60 crossover study, the nearest crossover to the east is to be
removed while the crossover to the west is to have a left turn
storage lane. Staff's opinion is that the west crossover is in
a poor location and when property to the south is developed, it
should be relocated to afford better site distance. The Route
60 crossover study is not a commitment but a plan that is
flexible. Until a storage lane is provided, dilineating the
crossover's location may be a desireable course of action from
a safety point of view.
Staff recommends that only one access be permitted onto Route
60 and that it be located in Such a manner as to provide adequate
site distance, as determined by VDH&T standards and policies.
Specific access location should be determined by VDH&T and the
applicant when an access permit are obtained. Also staff recommends
acceleration and deceleration lanes be provided along Route 60
frontage. Staff further recommends the applicant pay 10% not
to exceed $750.00 for the construction of left turn storage lanes
at both the east and west crossovers.
LAND ASSESSMENT: 1979 approaised value - $188,800.
GENERAL PLAN: Commercial Use.
DISCUSSION: The applicant intends to develop a building supply
operation. Olde Coach Village Subdivison lies to the northwest of
the subject parcel. This subdivision has the potential for eastward
expansion to adjoin the subject parcel. Property to the south of
the subject parcel is zoned Agricultural and has the potential for
single family residential use. Considering that the proposed B-3
rezoning will permit outside storage, it will be necessary to screen
the proposed use by a buffer on the north and south property lines
to protect the residential character of the adjoining properties.
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Property to the east is zoned Agricultural (A) and Community
Business (B-2). This property is undeveloped and densely wooded
at the present time. Given that this area along Route 60 is
experiencing light commercial type of development and that the
General Plan indicates this area should develop in commercial
uses, this property has a good potential for commercial development.
Property to the west is presently used as a borrow pit. This
property is poorly suited for residential development, however,
it is well suited for commerical development.
Given the situation that the subject parcel is presently being
used as a borrow pit, and that the parcel is well suited for the
proposed use, this request is compatible with the General Plan
and will be compatible with adjacent residential properties if
proper buffer requirements are imposed.
STAFF REC011MENDATION: STAFF RECOHMENDS APPROVAL SUBJECT TO THE
IMPOSITION OF THE FOLLOWING CONDITIONS:
1. A 50 foot buffer shall be provided along the north property line.
This buffer shall be planted in accordance with the chart "Guidelines
for Landscaped Buffers" which is available at the division of
Development Review. A planting plan must be submitted for approval
to the Division of Development Review in conjunction with the site
plan. No building, parking, storage, clearinq, or grading shal]
be permitted within this this buffer. Furthermore, this buffel
shall be so constructed as to screen this use from adjacent
residential uses to the north. (NOTE: This may rffIUire construction
~f landscaped earth berms or grading and filling of the area).
2, A fifty (50) foot buffer shall be maintained along the southern
property line. Through this buffer there shall be permitted a single
access drive to Route 60. The location of this drive shall be such
as to afford the best sight distance. (NOTE: fifty (50) feet is
the minimum setback requirement for building, parking and driveways).
CASE HISTORY
CPC 8 21 79: The Commission recommended denial of this request.
The Board of Supervisors on Wednesday, September 26, 1979 beginning
at 2:00 p.m. will take under consideration your request for zoning.
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