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91SN0282 "....~~ -~1t.'" . . November-i9j-199i-6P6 Beeember-i1,-i991-6P€ January 22, 1992 BS REQUEST ANALYSIS AND RECOMMENDATION 91SN0282 Sylvia M. Robinson and Charles S. Tunnell Dale Magisterial District East line of Turner Road REQUEST: Rezoning from Agricultural (A) to General Business (C-S). PROPDSED LAND USE: The site is currently occupied by a vacant commercial building. The applicant intends to convert the existing structure for use as a contractorls office and shop/warehouse. However, the property could be developed for any permitted or restricted C-5 use. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL. STAFF RECOMMENDATION Recommend approval subject to the applicants submitting proffered conditions to address the impact of C-S . uses and development on fire services. This recommendation is made for the following reasons: A. The proposed zoning and land uses conform to the Northern Area Land Use and Transportation Plan. which designates the property for general commercial uses. B~ The development standards of the Zoning Ordinance ensure quality development and compatibility with area uses. c. The applicants have failed to address the impact on fire services, as discussed herein. GENERAL INFORMATION Location: Fronts the east line of Turner Road and the west line of Goodes Bridge Road, north of Walmsley Boulevard. Tax Map 40-2 (1) Parcel 91 (Sheet 15). Existing Zoning: A with Conditional Use Planned Develop~ent Size: 2.48 acres Existing Land Use: Vacant commercial structure Ad;acent Zoning & Land Use: North - A with Conditional Use and B-2; Commercial South - B-3 and M-l; Office and commercial East - R-7; Single family residential West - M-lj Industrial PUBLIC FACILITIES Utilities: The public water and wastewater systems are presently being utilized in the existing facility. Applicant's request will have no impact on the existing facilities. Drainage and Erosion: The site drains to Goodes Bridge Road and then via tributaries to Pocoshock Creek. No existing or anticipated on- or off-site drainage or erosion problems. May be necessary to acquire off-site easements. Fire Service: . Manchester Fire Station, Company #2. Provide County water and fire hydrant placement for fire protection purposes in compliance with nationally recognized standards (i.e., National Fire Protection Association and Insurance Services Office). The proposed zoning and land uses will generate additional need for fire protection services. While the co-applicant (Mr. Tunnell) has indicated a willingness to offer the cash proffer for fire protection, the proper~y owner (Ms. Robinson) is not willing to offer the proffer at this time. Transportation: This request will not limit development to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on fast food trip rateJ development could generate approx1mately 3,793 average daily trips. Based on office and warehouse trip rates for the existing structure and fast food trip rate for the remaining property, development could generate approximately 2,376 average daily trips. These vehicles wi 11 be -. -., . 2 4IJ1SN0282/PC/JAN22J t-.... -.-..ir. . . distributed along Goodes Bridge Road and Turner Road which had 1986 traffic counts of 3,295 and 13,713 vehicles per day, respectively. Development must adhere to the Zoning Ordinance relative to access and internal circulation (Article 7). At the time of site plan review, specif ic recommendations will be provided regarding access and internal circulation. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan which designates the property for general commercial use. Area Development Trends~ Properties along this portion of Turner and Goodes Bridge Roads are zoned industrial, commercial and residential and characterized by a mix of such uses. Zoning History~ On November 23, 1983, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved a Conditional Use Planned Development to permi t a communications facility arid tower on the request site (Case 835166). Site Design.: The 5 i te is currently occupied by a one ( 1) story brick structure of approximately 13,450 square feet with a parking area and with access from Goodes Bridge Road. The applicant plans to convert the existing structure to accommodate a contractor's office and shop acc~ss~ Conclusions: The proposed zoning and land uses conform to the Northern Area Land Use and Transportation Plan. which designates the property for general commercial uses. In addi tion J the development standards of the Zoning Ordinance ensure quality development and compatibility with area uses. Approval of this request is recommended subject to the applicants submitting proffered conditions to address the impact of C-S uses an fire services, as discussed herein. CASE HISTORY Planning Commission Meeting (11/19/91): At the request of one of the applicants, the Commission deferred this case for thirty (30) days. 3 91SN0282/PC/JAN22J Staff (11/21/91): Staff is in the process of scheduling a meeting with the applicants, the Dale District Commissioner and the Budget and Management Department to discuss the possibility of proffering a condition relative to the impact or fire services a Staff will advise the Commission of the results of that meeting either prior to or at the December 17, 1991, public hearing. Planning Commission Meeting (12/17/91): Ms. Robinson, one of the applicants and the property owner, indicated that she was not in a position to agree to submit the standard proffer relating to the impact on fire services. Mr. Tunnell, the other applicant and tbe potential lessee, indicated that he would continue to discuss the fire proffer with Ms. Robinson prior to the Board's consideration of the request. On motion of Mr. Miller, seconded by Mr. Warren, the Commission recommended. denial of this request. AYES: Unan imous . The Board of Supervisors on Wednesday, January 22, 1992.. beginning at 7: 00 p ..m. I will take under consideration this request. 4 91SN0282/PC/JAN22J . ""-,. ~ .