93SN0196
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.'.1a) 18, 1993 CPC
june23,19938S
REQUEST ANALYSIS
AND
R.ECOMMENDATION
93SN0196
Jim Andelin
MatoacaMagi5terialDistrict
We5t line 01 8eaver Bridge Road
REOUEST: Conditional Use Planned Development to permit indoor/outdoor recreational
facilities lor a public zoo in an Agricultural (A) District with exception to
paving requirements for driveways and parking areas.
PROPOSW LAND USE:
A public zoo with a gift shop,concessiOrl facillties and other3ccessoryuses
isplanrled.
PLANNING COMMISSION RECOMMENOA nON
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITION ON PAGE 2.
STAfF RECOMMENDATION
Re<:ommendapproval for the following reasons:
A. The proposed zoning and land use generally conforms with the Western Area
land Use and Transoortation Plan, which desigrlate; the property and
surrounding area for agricuitural/forestal use. In addition, the proposed
Southem and Westem Area Plan. as approved by the Plarlning Commission,
designates the area as a rural conservation area. The proposed land use
generally confOrms to the adopted and proposed plans. Both the adopted and
proposed plans anticipate minimal development in thearea forthe foreseeable
future. Therefore, the use should not impact development in the near fllture.
B. The conditions recommended herein and the proffered condition address
treatment and delineation of parking areas and driveways, to insure ease 01
ingress and egress while maintairling the agricultural character of tl1earea;
limited siglklge; and transportaUon improvements to minimize tl1e impact on
the public road ,yslem.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS_ THE CONDITIONS NOTED WITH "$TAFF/CPC" WERE AGREED UPON 8Y
BOTH STAFF AND THE COMMISSION. CONDITiONS WITH ONLY A "STAFF" AR.E
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC' ARE
ADDITiONAL CONDITIONS RECOII.WENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAff/CPO 1.
(sTAFF/CPQ 2.
(STAFF/CPC) 3.
(STAFF/CPQ 4.
(STAFF/CPO 5.
Driveways and parking areas ,hall comply with Section 21.'-219 (d) (})
and (4) of the Zoning Ordinilnce relat"rve to surface treatment and
delineationof,uchareas. (P)
The applicant 5hall provide sufficient parking to accommodate the
demands of the I.lse. If it is determined that insufficient parking exists
to meet the use demands, additional parking shall be provided, as
deemed necessary by the Planning Department. (Pl
On-site signs shall be as permitted lor any club, church, school, or
other public or semi-public: institution located along a major arterial.
(PI
A second pond shall be constructed downstream of any ponds or lakes
utilized for waterfowl grazing or which receive runoff Irom other
animal impoundment areas so as to control the impact on water quality
downstream. (E)
Prior to issuanceofa buildingpermit,theowrrer/developershillls ubmit
a security plan to the Planning Commission for approval. (CPO
PROFFERED CONDITION
(STAfF/CPC)
location:
Prior to site plan approval, forty-five (45) feet of right of way on the
west side of Beaver Bridge Road measured from the centerline of that
part of Beaver Bridge Road immediately adjacent to the property shall
be dedicated, free and unrestricted, to and for the benefit of
Cheslerf,eld County.
GENERAL INfORMATION
West line of Beaver Bridge Road, south of Huil Street Road. Tax Map 88 (1) Part of
Parcel 10 (5heet 27).
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Existing Zoning:
A
)jzg:
49.4 acres
€xiSlin!:! Land Use:
Vacant
AdiacentZoning & Land Use:
North -A; Public (sc:hool) or vacant
South - A; Vacant
East - A; 5ing!e family residential or vacant
West - A; Vacant
PU8L1C FACILITIES
Utililies:
The public water and wastewater systems are not available to the request site.
HealthOeoanmel1t
Asoil sdentlst must locate drainfield sites for the intended use to b e approved by the
Health Department. All State and County codes must be met and the County Code
would limit water usage to 3,000 gallons per day.
This site is located in the Triassic Basin and getting an adequate slJpply of well water
could be a problem. Prior to obtaining a building permit, a well must be dug and
the well mU5t produce adequate water.
Envlronmentll:
Orainall'eand Ereslor'!:
The request property drains to Sappony Creek and then south to the Appornattox
River. No existing or anticipated on-oroff"site drainage or erosion problems. Itmay
be necessary to acquire off-site easements io control runoff. However, on 49 acres
of little impervious material" adequate outfalls should be available, A second
drainage basin should be provided downstream of all ponds or lakes utilized for
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93SN0196M'P!JUNE231
waterfowl grazing or which receive runoff from other animal impoundment areas so
as to control the impact on downstream water quality. (Condition 4)
Fire Service:
Clover Hill Fire Station, Company iP.
The proposed zoning and land uses will not generate additional need for fire
protection services.
Transoortltion:
Traffic generation information is not available for the proposed use; a zoo. Traffic
generated by this development will be dist(.buted along Beaver Bridge Road which
had a 1990 traffic COUrlt of 495 vehicle; per day.
The Thoroughfare Plan identifies Beaver Bridge Rood as a major arterial with a
recommended right of way width of ninety (90) feet The applicant has proffered to
dedicate forty-five (45) feet of right 0/ way measured from the centerline of Beaver
Bridge Road in accordance with thatPlall, (Proffered Condition)
The Virginia Department of Transportatiofl (VDOT) has indicated that the developer
will be required to construct a commercial entrance onto Beaver Bridge Road. This
request will not limit developmerlt to a specific density; therefore, it is difficult to
determine mitigating rood improvements. At time of site plan review, specific
recommendations will be provided regarding internal traffic circulation and mitigating
road improvements which may include construction of adequate turn lanes.
LANO USE
General Plan;
Lies within the boundaries of the Western Are.a land Use and Transoortation Plan.
which designate, the property foragricu!turallforestal use. Thepropo>edSouthem
and Western Area Piarl. as re<:Dmmended by the Planning CommiSSion designates the
property as a rural conservation area wi!h uses limited primarilytoagr iculturaland
forestal uses with isolated single family re,idencesor large parcels.
Area DeveloomentTrends:
Area property is characterized by single lamlly residences along Beave r Bridge Road
and larger vacant tracts adjacent to the subject property, all zoned Agricultural (A).
Property to the north, along Route 360, is zOrled agriculturally and occupied by
Grange Hall School.
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Based Orl the adopted and proposed plans for the area, limited development is
antidpated until adequate public facilities are available. Specifically, the plans
suggestagrkultwral.typeuses in the foreseeable future. Therefore, the proposed use,
which could be considered a semi-agriculturai.typeoperation, should have a minimal
impacron anticipated land uses in the near future and generally conforms to the
plans.
Site Design:
The proposed use is located approximately 1,200 feet off of Beaver Bridge Road,at
its closest point on a wooded site. So as to il'lsure ease of il'lgress and egress while
mail'lta;ning the agricultural character of the area, parking areas and driv ewaysshall
be surfaced with a mirlimum of six (6) inches of #21 or #21A stone and be delineated
bya permanent means. (Condition_1)
Conclusions:
The proposed zoning and land u.seconforms to the adopted Jrldproposed land use
plans. As previously noted, both the adopted and proposed land use plans for the
area suggest minimal area development. Further, both plans suggest agricultural-type
uses. The use proposed generally conforms to this designation. The recommended
conditions and proffered condition address surface treatment and delineation of
parking areas and driveway-5, signage and transportation improvements. Therefore,
approval 01 this request is recommended.
CASE HISTORY
Planning Commission Meeting (S/l B/93);
The applicant accepted the recommendation. There was opposition present.
Concems were expressed relative to traffic impact; security of animals; and potential
vermin and noise problems. It was noted that staff had received one letter In support
of the request.
It was the consensus of the Commission that Condition 5 addressing security
meaSures should also be imposed.
On motion of Mr. Gulley, seconded by Mr. Easter, the Commission recommended
approval of this request subject to the conditions and acceptance of the proffered
condition on page 2.
AYES; Messrs. Gulley, Easter, Cunningham and MlIler.
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93sN0196M'P/]UNE231
A8SENT: Mr. Marsh.
The 80<lrd of Supervisors on Wednesday, June 23, 1993, beginning at 7:00 p.m., will take
under consideration this request.
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93SN0196fNP/Jl,INE231
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