92SN0119March-~-~992-~P~
April 22, 1992 BS
REQUEST A~L~LYSIS
AND
RECOMMENDATION
92SN0119
Joseph R. Craig
Midlothian Magisterial District
North line of Midlothian Turnpike
REQUEST: Rezoning from Community Business (B-2) to Co,unity Business (C-3).
PROPOSED LAND USE:
Applicant plans to operate an automobile accessory and repair shop in
existing facilities. SpecificAlly, the applicant desires to sell and
install automobile sound syst~m~, tires, wheels and suspension parts.
However, with approval of this request, the property could be
developed for any permitted or restricted C-3 use.
PLANNING COMMISSION RECOMM~HDATION
RECOMMEND APPROVAL SUBJECT TO TH~ CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Reco~d approval for the following reasons:
The proposed zoning and land uses comply with the Northern Area l.nnd
Use and Transportation Plan, which designates the property for general
commercial use.
Be
The proposed zoning and land uses are representative of, and
compatible with, zoning an& development trends along t~nis portion of
the Midlothian Turnpike corridor.
The development standards of the Zoning Ordinance will ensure quality
development and ]~=d use compatibility. ~ktrther, the reco~d
buffer condition will provide screening of the use from the adjacent
mobile home park located to the north.
(NOTE: ~ ONLY CONDITION THA~ MAY BE IMPOSED IS A BUi~ CONDITION. YHE
PROPERTY OWNER MAY PROFFER 0T~ CONDITIONS. THE CONDITIONS NOTED WITH
"STAFF/CPC" WERE AGI~ UPON BY BO~H STAFF AND THE COMMISSION. CONDITIONS WITH
ONLY A "STAFF" ARE RECOMMENDED SOL~.Y BY STAFF. CONDITIONS WITH ONLY A "CPC"
ARE ADDITIONAL CONDITIONS RECOMMENDED BY T~R Pr.ANNING COMMISSION. )
CONDITION
(STAFF/CPC)
A buffer shall be provided along the northern property line.
This buffer shall comply with the requirements of the Zoning
Ordinance, Sections 21.1-226 through 21.1-228. Within this
buffer, screening or landscaping shall be installed so as
minimize the view of the improvements from adjacent property to
the north. Prior to installation of screening or landscaping, a
plan shall be submitted to the Planning Department for approval.
Required screening or landscaping shall be installed within sixty
(60) days of approval of this request. (P)
GENERAL INFORMATION
Location:
Fronts the north line of Midlothian Turnpike, east of Ruthers Road.
Map 18-16 (1) Parcels 32 and 50 (Sheet 8).
ExistinM ZoninR:
B-2
Size:
1.1 acres
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - MH-1; Mobile home park
South - B-3; Commercial
East - A and B-2; Commercial or office
West - B-3; Commercial
PUBLIC FACILITIES
Tax
Utilities:
Public Water System
Size/Location of Lines
An existing 12" water line fronts the property along Midlothian
Turnpike.
Ordinance Requirements
The existing structures are currently connected to the public
water system. Should these structures be expanded and/or
2 92SN0119/PC/APR22L
additional structures be built the following will apply: If an
existing water line is less than two hundred (200) feet from any
property line of the lot for which a building permit is sought
connection to the County water supply system sb~] ] be required
(Chapter 20, Article II, 20-42).
Flow and Pressure Availability
Results of ~ computer simulated flow test indicate that
sufficient flow and pressure should be available to meet domestic
and fire protection d~m~ds of the proposed use. Fire flow
requirements are established and coordinated through Fire
Administration.
Public Wastewater System
Size/Location of Lines
An existing. 8" wastewater line is adjacent to the northeast
corner of the property.
Ordinance Requir-~--nts
The existing structures are currently connected to the public
~astewater system. Should these structures be expanded and/or
additional structures be built the following will apply: Any
individual structure for which a building permit has been
obtained after the effective date of this article and which is
within two hundred (200) feet of a gravity wastewater service
shall connect to the County wastewater system (Chapter 20,
Article III, 20-63).
Capacity Availability
The results of a computer simulated hydraulic anslysis indicate
that sufficient capacity should be available to accommodate the
domestic waste flows generated by the proposed use.
Drainage and Erosion:
Site drains via storm sewer system and tributaries to Pocoshock Creek. No
existing or anticipated on- or off-site drainage or erosion probl-m~. May
be necessary to obtain off-site drainage easmmo-ts.
Fire Service:
Buford Fire Station, Company #9. 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 not generate additional need for
fire protection services.
3 92SN0119/PC/APR22L
Transportation:
This request will not limit development to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on redevelopment
for a fast food restaurant with drive through window, development could
generate approximately 1,900 average daily trips. These vehicles will be
distributed along Midlothian Turnpike (Route 60) which had a 1990 traffic
count of 65,125 vehicles per day.
Development/redevelopment must adhere to the Zoning Ordinance relative to
access and internal circulation (Article 7). Development under the
requested rezoning is anticipated to have a similar traffic impact as the
development permitted by the existing zoning. No additional road
improvements have been requested of the applicant. At time of site plan
review, the Transportation Department will provide specific recommendations
regarding 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:
This portion of the Midlothian Turnpike corridor is characterized by
commercial zonings and land uses. Most of the comm-rcial zoning that
exists in the immediate vicinity is General Business (B-3), a more intense
zoning than requested by the applicant. A mobile home park (MH-1) does,
however, exist to the north. The park is well maintained and appears to be
a stable residential area.
Site DesiKn:
The request property lies within the Midlothian Turnpike Post Development
Area. Any new development must conform to the development standards of the
Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters
and loading areas.
Architectural Treatment:
Within Post Developmmnt Areas, any new building exterior which would be
visible to public rights of way cannot be constructed of unadorned
concrete, block or corrugated and/or sheet metal. ~ny new mechmnical
equipment, whether ground-level or rooftop, must be shielded and screened
from public rights of way.
Buffers & ScreeninK:
The Zoning Ordinance requires that solid waste storage areas (i.e.,
~umpsters, garbage cans, trash compactors, etc.) be screened from view of
4 92SN0119/PC/APR22L
adjacent property and public rights of way by a solid fence, wall, dense
evergreen plantings or architectural feature; be separated from the
adjacent mobile home park by the principal building; and that such ar~a
within 1,000 feet of the adjacent mobile home park and the R-15 property to
the north any residentially zoned property or property used for residential
purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In
addition, any new loading areas must be screened from any property where
loading ar~as are prohibited and from public rights of way.
With the approval of tb~s req,,est, outsidm storage would he permitte~ as a
restricted use. Outside storage areas must be screened from view of
adjacent properties which has no such areas and public rights of way.
As previously noted, the adjacent property to the north is zoned Mobile
Rome Park (ME-i) and is occupied by a stable mobile home residential
co...-unity. Particn]ar consideration should be given to protection of the
a~jacent residential conmnmity. The recomm~-H-d condition would r~quire a
buffer along the northern property boundary. (Condition)
Conclus ions:
The proposed zoning and land uses comply with th. Northern Area r.m.d Use
and Transportation Plan, which designates the property for general
commercial use. Further, the proposed zoning is representativ~ of, and
compatible with, the existing comm-rcial zonings and ]~nd uses along
portion of the Midloth~ an Turnpike corridor. The racomm-,d~d buffer
condition will minimize th,_ impact of C-3 uses on the ac~jacent mobile h~me
residential community. Further, the development standards of the Zoning
Ordinance and recommended condition ensur~ quality developm-~t and land use
compatibility. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/17/92):
The applicant accepted the recommendation. Thmre was no opposition
present.
On motion of Mr. Easter, seconde~ by Mr. CLul~inghnm, the Commission
recommended approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, April 22, 1992, beg4nning at 7:00 p.m.,
will take under consideration this request.
5 92SN0119/PC/APR22L
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DA,
60 WEST
SHOPPING CENTER
92SN0119
i REZ: B-2 TO C-3
· SH. 8 ~
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DR.
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SHOPPING
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LEGEND ~ ~._
~ WATER LINES
~ SEWER LINES
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