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02SN0176 January 16,2007 CPC l\farch 20, 2007 CPC April 25, 2007 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDA TION 02SN0176 Donald K. Spriggs Midlothian Magisterial District 2743 Buford Road REQUEST: Rezoning from Residential (R-15) to Neighborhood Office (0-1). PROPOSED LAND USE: Office uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reason: The proposed zoning and land uses conform to the Bon Air Community Plan which suggests the property is appropriate for office use. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. 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.) Providing a FIRST CHOICE community through excellence in public service CONDITION: (STAFF/CPC) A buffer shall be maintained along Buford Road. Landscaping, signs, park:ing, buildings, sidewalk:s, utilities and similar improvements as may be permitted by the Director of Planning shall be permitted within this buffer; provided, however, there shall be no vehicular access to Buford Road permitted through the buffer. (P & T) GENERAL INFORMATION Location: Southeast quadrant of Buford and Bannon Roads and better lmown as 2743 Buford Road. Tax ID 755-720-0315. Existing Zoning: R-15 Size: 0.4 acre Existing Land Use: Office Adiacent Zoning and Land Use: North and East - R-15; Single family residential South - C-2 with Conditional Use; Commercial West - 0-2 with Conditional Use Planned Development; Office UTILITIES Public Water System: There is an existing eight (8) inch water line extending along the east side of Buford Road, adjacent to the request site. The existing building is connected to the public water system. Use of the public water system is required by County Code for any future structure built on this site. Public Wastewater System: There is an existing eight (8) inch wastewater collector line terminating adjacent to the New Bon Air Water Tank:, approximately 110 feet south of this site. The existing structure on- 2 02SN0176-APR25-BOS site is served by a private septic system. Use of the public wastewater system is required by County Code for any future structure built on this site. ENVIRONMENT AL Drainage and Erosion: This request will have no impact on these facilities. PUBLIC FACILITIES Fire Service: The Buford Road Fire/Rescue Station, Company Number 9 and Forest View Volunteer Rescue Squad currently provide fire protection and emergency medical service. This request will have minimal impact on fire and emergency medical service. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Transportation: The property is located at the southeast corner of Buford Road and Bannon Road. Development must adhere to the Development Standards Manual (Article VII) in the Zoning Ordinance relative to access and internal circulation (Division 1, Subdivision V). The Thoroughfare Plan identifies Buford Road as a collector. Vehicular access to collectors should be controlled to decrease the number of potential accident locations and maintain an acceptable level of service along the roadway. The applicant has not been willing to preclude vehicular access to Buford Road. With the imposition of the condition recommended by the Planning Commission which imposes a buffer to control access, the Transportation Department supports this request. (CONDITION) The property is currently zoned Residential (R-15) and a single family home has been constructed. The applicant is requesting rezoning from R-15 to Neighborhood Office (0- 1) and intends to operate a business in the existing structure. Based on trip rates for a single tenant office, this change in use could generate approximately ninety (90) average daily trips. These vehicles would initially be distributed along Buford Road, which had a 2006 traffic count of 8,304 vehicles per day. Based on the volume of traffic it carried during peak: hours, Buford Road in this area was at capacity. (Level of Service E) A project to install sidewalk:s, streetlights and landscaping in this area is currently underway. 3 02SN0176-APR25-BOS LAND USE Comprehensive Plan: Lies within the boundaries of the Bon Air Community Plan which suggests the property is appropriate for office use. Area Development Trends: The area is characterized by a commercial center located at the intersection of Buford Road and Forest Hill Avenue bordered to the north by office and single family residential uses. It is anticipated that redevelopment at the southeast quadrant of the intersection of Buford and Bannon Roads would provide transition between commercial uses to the south and residential uses to the north and west, as suggested by the Plan. Zoning History: On August 1, 1990, the Board of Zoning Appeals approved a Special Exception on the property to permit the operation of an antique shop in the home (Case 90AN0240). The antique shop is no longer operated from this location. A mortgage company currently occupies the dwelling unit without appropriate zoning. Site Design: The request property lies within the Bon Air Village District. Redevelopment of the site must conform to the Bon Air Village District requirements of the Zoning Ordinance that were designed to maintain and reinforce the character, identity and pedestrian scale of this area. These standards address access, parlcing, landscaping, architectural treatment, setback:s, lighting, pedestrian access, signs, buffers, utilities and screening of dumpsters and loading areas. As previously noted, the property is currently occupied by an office use without appropriate zoning and plans review. As such, it will be necessary to bring the site into compliance with Ordinance requirements relative to site design immediately subsequent to any zoning approval. CONCLUSION The proposed zoning and land uses conform to the Bon Air Community Plan which suggests the property is appropriate for office use. With the buffer condition, the application addresses transportation concerns relative to access limitations. Given these considerations, approval of this request is recommended. 4 02SN0176-APR25-BOS CASE HISTORY Planning Commission Meeting (1/16/07): At the request of the applicant, the Commission deferred this case to their March 20, 2007, meeting. Staff (1/17/07): The applicant was advised in writing that any significant, new or revised information should be submitted no later than January 22, 2007, for consideration at the Commission's March 2007, public hearing. In addition, the applicant was advised that a $130.00 deferral fee must be paid prior to the Commission's public hearing. Applicant (2/9/07): The deferral fee was paid. Staff (2/26/07): To date, no new information has been submitted. The applicant has scheduled a community meeting for March 6,2007. Applicant, Staff and Midlothian District Commissioner (3/6/07): A meeting was held to discuss the proposal. Concerns were expressed relative to permitted uses, access and protection of the village character. Planning Commission Meeting (3/20/07): The applicant did not accept the recommendation. There was concerns present relative to access to Buford Road. Mr. Geck:er indicated that the proposed zoning conforms to the Plan. He indicated, however, that access to Buford Road should be restricted in accordance with the Transportation Department's recommendations and would therefore recommend imposition of a buffer condition to preclude access. 5 02SN0176-APR25-BOS On motion of Mr. Geck:er, seconded by Mr. Gulley, the Commission recommended approval subject to the condition on page 1. AYES: Messrs. Geck:er, Gulley, Bass, Litton and Wilson. The Board of Supervisors, on Wednesday, April 25, 2007, beginning at 6:30 p.m., will tak:e under consideration this request. 6 02SN0176-APR25-BOS 2007 4 9 ,-- .,~~ ..!~); -:1..'1 ~ 1 I l!~;U.I~,:",,~".r, L,.,r..;:._~.-,-." ~~-~' ~":lI~' '" ~'W ~_I .-~~ ~""'.1 _ I~ ~w- _~~ '1~~_:. \~I -~ ~~~:..~.;q _;~.:~: ,d, l ~ ~~ ~~..._~;,~,,-' , '.,. 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