89SN0375
-
-.
November-16,-1989-€P€
Beeember-13,-1989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0375
Rick Stanley Auto Body, Inc.
Clover Hill Magisterial District
Off west line of Speeks Drive
REQUEST:
Amendment to Conditional Use Planned Development (Case 74S054) to
permit use exceptions and outside storage in a Light Industrial (M-l)
District.
PROPOSED LAND USE:
An automobile body shop with outside vehicle storage is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Powhite/Route 288 Development Area Land Use and Trans-
portation Plan designates the property for light industrial uses,
conditions of zoning approval for Case 74S054 permit a mix of com-
mercial and light industrial uses on the request property and sur-
rounding area (360 Commercial Park West). In addition, adjacent
properties to the north, south, and west have been developed for a mix
of office, commercial, and industrial uses. The proposed automobile
body shop would, therefore, conform to area development patterns.
B. The recommended screening condition addresses concerns relative to
screening of outside vehicle storage areas.
(NOTE: 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.)
CONDITIONS
(STAFF/CPC)
1.
The following conditions notwithstanding, the plan prepared
by Balzer and Associates, Inc., dated June 23, 1989, shall
be considered the Master Plan. (p)
(STAFF/CPC)
2.
Outside storage areas for vehicles having body damage which
are awaiting repair shall be screened from view of adjacent
properties and public rights of way in accordance with
Sections 21.1-226 (b), 21.1-227 (g) and 21.1-228 (b) of the
Zoning Ordinance. (p)
(NOTE: Approval of this request will not permit the outside
storage of dismantled or demolished vehicles or parts
thereof or motor vehicles that are inoperable and
economically impractical to make operative.)
GENERAL INFORMATION
Location:
Lies off west line of Speeks Drive, north of Hull Street Road. Tax Map
49-10 (4) 360 Commercial Park West, Lot 5 (Sheet 14).
Existing Zoning:
M-1 with Conditional Use Planned Development
Size:
1.6 acres
Existin~ Land Use:
Vacant
Adjacent Zoning & Land Use:
North - M-l with Conditional Use Planned Development; Commercial or
vacant
South - M-l with Conditional Use Planned Development; Office, commercial,
and light industrial
East - M-l with Conditional Use Planned Development; Vacant
West - M-1 with Conditional Use Planned Development; Commercial
PUBLIC FACILITIES
Utilities:
Water:
8 inch public water line located along Paulbrook Drive. Use of public
water system required by Ordinance and intended.
Sewera~e:
Lies in Falling Creek sewage drainage area. 8 inch public wastewater
line located along Paulbrook Drive. Use of public wastewater system
required by Ordinance and intended.
2
89SN0375/PC/JANIOU
--
-
Draina~e and Erosion:
No existing or anticipated on- or off-site drainage or erosion problems.
Fire Service:
Wagstaff Fire Station, Company #10.
adequate. Dependent upon present
required.
At present, fire service capability
locations, a fire hydrant may be
Transportation:
Based on general light industrial trip rates, this use could generate
approximately 105 average daily trips. These vehicles will be distributed
via Paulbrook Drive to Speeks Drive which had a 1986 traffic count of 2,725
vehicles per day.
All existing and approved entrances/exits along Paulbrook Drive should be
identified on the final site plan. Entrance(s)/exit(s) for this develop-
ment should align with, or have adequate separation from, existing en-
trances/exits. The dead-end parking along the eastern property line should
be eliminated. VDOT has indicated that a commercial entrance will be
required. At the time of site plan review, specific recommendations will
be made regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area Land
Use and Transportation Plan, which designates the property and surrounding
area for light industrial use.
Area Development Trends:
Adjacent properties to the north, south, and west have been developed for a
mix of office, commercial, and light industrial uses.
Zoning History:
On December 30, 1974, the Board of Supervisors, upon a favorable rec-
ommendation by the Planning Commission, approved rezoning with Conditional
Use Planned Development (Case 7 4S054) to permit a commercial/ industrial
complex on the request property and surrounding area (360 Commercial Park).
Since that time, much of the commercial park has been developed for a mix
of office, commercial, and light industrial uses.
Site Desi~n:
The Master Plan depicts the proposed automobile body shop with service bays
on the south side of the building, oriented away from Paulbrook Drive, and
an outside storage area/future expansion on the west side of the building,
oriented away from Speeks Drive.
3
89SN0375/PC/JAN10U
Architectural Treatment:
Conditions of zoning approval for Case 74S054 prohibit plain block or metal
buildings. The elevations submitted with this request depict an
architectural treatment that complies with these requirements.
Buffers & Screenin~:
The recommended screening condition would require that outside storage
areas for vehicles awaiting repair be screened from view of adjacent
properties and public rights of way in accordance with the screening
requirements of the recently adopted Zoning Ordinance. (Condition 2)
Conclusions:
Although the Powhite/Route 288 Development Area Land Use and Transportation
Plan designates the property for light industrial uses, conditions of
zoning approval for Case 74S054 permit a mix of commercial and light
industrial uses within the 360 Commercial Park West. In addition, adjacent
properties to the north, south, and west have been developed for a mix of
office, commercial, and industrial uses. The proposed automobile body shop
would, therefore, conform to area development patterns.
The request to permit outside storage of vehicles having body damage which
are awaiting repair would be appropriate if the storage area is properly
screened. The recommended screening condition addresses this concern
(Condition 2). It should be noted that approval of this request will not
permit outside storage of dismantled or demolished motor vehicles or other
parts thereof, or motor vehicles that are inoperable and economically
impractical to make operative.
CASE HISTORY
Planning Commission Meeting (11/16/89):
There was no opposition present.
The applicant accepted the recommendation.
On motion of Mr. Warren, seconded by Mr. Kelly, the Commission recommended
approval of this request, subject to the conditions on pages 1 and 2.
AYES: Messrs. Miller, Kelly, Perkins, and Warren.
ABSENT: Mr. Belcher.
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
4
89SN0375/PC/JANlOU
----
-.
.-
The Board of Supervisors on Wednesday, January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
5
89SN0375/PC/JAN10U
.
...
.
.
... ....
... ~... ...
~. ..
-
-
-
-
...
...
...
...
...
...
..
~ ~ <-,--c ---"-' _ _
\
\
-so.
_.
.~.'* A.'.
. .
. ..1
. ~.
'. '*
"~ ..'. ~
.,' ~
' , '. '*
.. \.-
, .".
"..
.-
\ r:
AI:-
I
\ --~ -
---
..
/
.
.
.
.
.
.
;,...,.,.,
-
A
.11..:3
-
.-
-
..,~ /'
._-;~~..,
"
.~""\C~ ot"''Il'
----
-------
--- ---
------
--
- - ~... ~..
--\"
\
\
\
->,--
N
89SN0375-2
-.
-
i.
)
"
f._
\
[
t :
f
) .
{
{ ,
\ :
! I
~ :
", ,
, ,
I ,
c- :
c.J
?I
\'
!
)
I
~ :
\
-
~
t'--I
~
~
~
~
~
~
Q
~
Q
t--.
~
~
V)
~
~
~
~
V)
~
u
~
89SN0375-3
-