89SN0403
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November-%l,-1989-6P€
Bee~mber-i3,-i989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0403
William B. DuVal
Bermuda Magisterial District
Off the east line of Express Lane
REQUEST:
Amendment to Condi tional Use Planned Development (Case 85S081) to
permit use exceptions in a General Industrial (M-2) District.
Reduction of a required buffer along the southern property boundary is
also requested..
PROPOSED LAND USE:
A truck trailer sales, service, repair, and rental facility is
planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF THE REQUESTED AMENDMENT TO PERMIT A TRACTOR TRAILER SALES,
SERVICE, REPAIR, AND RENTAL FACILITY t SUBJECT TO THE CONDITIONS ON PAGE 2.
RECOMMEND DENIAL OF THE REQUEST TO DECREASE THE BUFFER AND RECOMMEND THAT THE
BUFFER BE INCREASED IN ACCORDANCE WITH CONDITION 2 ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval of the requested amendment to permit a truck trailer sales.
service, repair, and rental facility. Recommend denial of the request to
decrease the buffer. These recommendations are made for the following reasons:
A. The Eastern Area Land Use and Transportation Plan designates the
property and surrounding area for general industrial use. The
proposed truck trailer sales, service~ repair, and rental facility
would serve anticipated area industrial land uses.
B. The proposed land use is compatible with adjacent General Industrial
(M-2) zoning and land uses to the north and west.
C. Through the Conditional Use Planned Development process, the Commis-
sion and Board can minimize the impact this development will have upon
existing area residences.
D. The requested reduction in buffer width would be premature. Specif-
ically~ adjacent property to the south is occupied by single family
residences. At such time that this property is zoned for
non-residential use, reduction or elimination of buffers would be
appropriate.
(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)
(epe)
Location:
1.
Outdoor repair services shall be restricted to between 8:00
a.m. and 6:00 p.m., Monday through Friday. There shall be
no Saturday or Sunday outdoor repair services. (p)
(NOTE: This condition applies only to the repair operations
and not to the sales, service, and rental of trailers.)
2.
A seventy-five (75) foot buffer shall be maintained along
the southern "boundary adjacent to Agricultural (A) zoning.
This buffer may be modified by the Planning Commission at
the time of schematic/site plan review if it is determined
that sufficient buffering can be accomplished in a lesser
width. The buffer may be installed in conjunction with the
phasing of the development. Prior to any clearing or
grading, the buffer shall be flagged and the Planning
Department conta~ted to inspect the buffer. Within sixty
,(60) days of rough clearing and grading, a detailed
landscaping plan shall be submitted to the Planning
Department for approval if it is deemed that existing
vegetation is inadequate to screen the use. (CPC)
(NOTE: This condition is in addition to Condition 6 of Case
855081 for the tractor trailer sales, service, repair, and
rental facility only. If this use, which is the subject of
this application, is not developed but rather a use
permitted by Case 855081 is developedt the buffer condition
outlined in Case 855081 shall be applicable.)
(NOTE: All other conditions of Case 855081, except as noted
herein, remain in effect for the request propertYa)
GENERAL INFORMATION
Lies off the east line of Express Lane, north of Reymet Road. Tax Map 82-9 .
(1) Part of Parcel 7 (Sheet 23).
Existing Zoning:
M-2 with Conditional Use Planned Development
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Size:
5.9 acres
Existing Land Use:
Vacant
Adjacent Zonin~ & Land Use:
North - H-2; Industrial or pUblic/semi-public (cemetery)
South - A; Single family residential
East - A; Single family residential
West - M-2 with Conditional Use Planned Development; Industrial
PUBLIC FACILITIES
Utilities:
Water:
12 inch public water line located on-site. Use of public water system
required by Ordinance and intended.
Sewerage:
Lies in Kingsland Creek sewage drainage area. 8 inch public waste-
water line located on-site. Use of public wastewater system required
by Ordinance and intended.
Draina~e and Erosion:
Proposed development will have minimal impact upon these facilities.
Previous conditions of zoning approval for Case 85S081, relative to drain-
age and erosion control. should remain in effect.
Fire Service:
Bensley Fire Station,
adequate. Dependent
required.
Company 1/3 .
upon present
At present,
locations,
fire service capability
a fire hydrant may be
Transportation:
Based on heavy industrial trip rates. this use could generate approximately
ninety-two (92) average daily trips. These vehicles will be distributed
along Express Lane via a private road. Express Lane has a 1986 traffic
count of 323 vehicles per day.
As noted, the Master Plan indicates that traffic generated by this devel-
opment will access Express Lane via a private road. Condition 7 of Zoning
Case 85S081 required that access be provided through the subject property
to the adjacent property to the east. In accordance with that requirement,
an access easement which transverses the subject property has been
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89SN0403/PC/JANIOX
recorded. The Master Plan must be redesigned prior to site plan submittal
to accommodate this easement. Further, the access must be des igned to
facilitate smooth traffic flow from Express Lane through the subject
property to the adjacent property to the east.
The Master Plan depicts a tractor-trailer parking lot. This plan should be
redesigned to align the proposed entrance/exit with the recorded access
easement. The parking lot should be designed to accommodate
tractor-trailer turning radius. No "dead-end" parking should be provided.
At the time of site plan review, specific recommendations will be provided
regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Transportation
Plan, which designates the request property and surrounding area for
general industrial use.
Area Development Trends:
The area surrounding the site is characterized by industrial uses and a
private cemetery on adjacent properties to the north and west and single
family residential uses to the south and east.
Zoning History:
On July 24, 1985, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved rezoning with Conditional Use Planned
Development on the request property and adjacent property to the west (Case
858081) .. An industrial park has been developed on a portion of the
property~ At the time of zoning, conditions were imposed to minimize the
impact the proposed development would have upon area residences.
Site DesiRn:
The Master Plan depicts a 920 square foot office facility, a parking area
for" approximately 121 truck trailers, and seven (7) parking spaces. Also
shown are two (2) accesses along the western property line and a chain-link
fence around the perimeter of the site.
Buffers & ScreeninR:
Condition 6 of Case 858081 requires a fifty (50) foot buffer along the
southern and eastern property boundaries adjacent to Agricultural (A)
zoning, which can be reduced by the Planning Commission at the time of
schematic plan review upon determination that sufficient buffering can be
provided in a lesser width. The plan depicts a fifty (50) foot buffer
along the eastern boundary. Amendment to Condition 6 to reduce.the buffer
along the southern property boundary to ten (10) feet in width is
requested. As required by Condition 6 of Case 858081, it may be necessary
to install additional landscaping within the buffers.
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89SN0403/PC/JANIOX
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Conclusions:
The Eastern Area Land Use and Transportation Plan designates the property
and surrounding area for general industrial use. The proposed truck
trailer sales, service, repair, and rental facility would serve anticipated
area heavy industrial land uses. In addition, the proposed use is com-
patible with adjacent industrial zoning and land uses to the north and
west. Therefore, approval of the request would be appropriate. However,
outdoor repair should be restricted to normal daylight working hours to
minimize the impact that noise associated with repair activities might have
upon area residences. (Condition)
Reduction of a required buffer along the southern property boundary, from
fifty (50) to ten (10) feet. in width, is requested.. Reduction of this
buffer would be premature. Specifically, adjacent property to the south is
occupied by single family residences. At such time that this property is
occupied by a non-residential use, it may be appropriate to reduce or
eliminate this buffer. In addition, Condition 6 of zoning approval for
Case 855081 allows the Pl~nning Commission to reduce this buffer if, at the
time of schematic plan review, a determination has been made that
sufficient buffering can be provided in a lesser width. Should the
Commission and Board wish to reduce the ,buffer along the southern property
line, a condition should be imposed requiring screening until the adjacent
property to the south is zoned and/or developed for a compatible use.
CASE HISTORY
Planning Commission Meeting (11/21/89):
There was opposition present. Concern was expressed that reduction of the
buffer along the southern property boundary would have an adverse impact
upon area residences.
The applicant did not accept the recommendation relative to the increase in
the buffer width.
On motion of Mr. Perkins, seconded by Mr. Kelly, the Commission recommended
approval of the amendment to permit a tractor trailer sales, service,
repair, and rental facility, subject to the conditions on page 2. The
Commission recommended denial of the request to decrease the buffer and, as
noted herein~ recommended that the buffer width be increased~
AYES: Messrs. Miller, Kelly, Warren, and Perkins.
ABSENT: Mr. Belcher.
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
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89SN0403!PC/JANIOX
The Board of Supervisors on Wednesday. January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
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89SN0403/PC/JANIOX
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89SN0403
AMEND C.U.F?D.
SH. 23
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LEGEND
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