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Seflte:mbe:r 19, 1995 crc
September 27, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
96SNOI09
James F. Hubbard
Midlothian Magisterial District
East line of Branchway Road
REOUEST: Rezoning from Agricultural (A) to Community Business (C-3).
PROPOSED LAND USE:
The westernmost portion of the request property has been developed as a
cominercial greenhouse and plant nursery. With the approval of this request,
redevelopment of the property for other commercial uses or commercial
development in addition to the existing greenhouse and nursery would be
permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Northern Area Land Use and Transportation Plan designates the
request site for light industrial use, adjacent property to the east is zoned
commercially and adjacent properties to the north and south, while zoned Light
Industrial (I-I), have Conditional Use Planned Developments that allow a number
of commercial uses. Community Business (C-3) zoning and land uses on the
request property will allow the request site to be developed in a coordinated
manner with anticipated commercial uses on adjacent properties.
B, The proposed zoning conforms to existing and anticipated commercial development
trends along this portion of Midlothian Turnpike and Branchway Road.
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Adiacent Zoning- & Land Use:
North - I-I witlt Conditional Use Planned Development; Vacant
South - 1-1 with Conditional Use Planned Development; Commercial, industrial or vacant
East - C-5; Vacant
West - A and 0-2; Single family residential and office
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing sixteen (16) inch water line along Branchway Road, In addition, there
is an existing twelve (12) inch water line on-site running parallel with the soutltern
property line. The use of the public water system is required by Ordinance.
Results of a computer-simulated flow test indicate that sufficient flow and pressure should
be available to meet domestic and fire protection demands of the proposed use, Fire flow
requirements are established and coordinated through Fire Administration.
Public Wastewater System
There is an existing eight (8) inch wastewater line that runs parallel with the southern
property line, The applicant has proffered to use the public wastewater system.
(Proffered Condition 1)
The results of a computer-simulated hydraulic analysis indicate that sufficient capacity
should be available to accommodate the domestic waste flows generated by the proposed
use.
Environmental:
Drainave and Erosion
Property drains to the west, under Branchway Road. No existing or anticipated on-site
drainage or erosion problems. Stream bank erosion has occurred off-site and downstream
of the request property, west of Courthouse Road. Downstream drainage improvements
and the drainage culverts under Branchway Road may not be adequate to accommodate
increased peak runoff volumes from development of the request property, Due to existing
downstream conditions, the culverts cannot be enlarged or supplemented with additional
culverts, On-site retention may be necessary to address concerns relative to the impacts
of increased runoff on downstream properties.
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95SNO I09/WP/SEPT27M
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On January 22, 1986, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a Conditional Use Planned Development to allow
expansion of the greenhouse and plant nursery business, outside storage and side yard
setback exceptions for buildings (Case 855129),
Site Design:
As noted herein, the request property is occupied by a commercial greenhouse and plant
nursery business with outside storage. Access is provided via a driveway to Branchway
Road.
The request property lies within the Midlothian Turnpike Post Development Area,
Redevelopment of the site or new construction must conform to the development standards
of the Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, utilities, and screening of dumpsters.
Architectural Treatment:
Within Post Development Areas, no building exterior which would be visible to public
rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet
metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and
screened from public rights of way. Redevelopment of the site or new construction must
adhere to Post Development requirements.
Adjacent properties to the south are developing along a private access that allows the
fronts of businesses to potentially face the rear of buildings which may be developed on
the request site. Therefore, provision should be made to insure that the rear facades of
buildings developed on the request property that are visible from the fronts of these
adjacent businesses meet the architectural treatment requirements applicable to facades that
are visible to public rights of way. (proffered Condition 3)
Buffers & Screening:
,The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way by a solid fence, wall, dense evergreen plantings or architectural feature, be
separated from any property being used for residential purposes by the principal building,
and that such area within 1,000 feet of any property used for residential purposes not be
serviced between the hours of 9:00 p,m. and 6:00 a.m,
Sites must be designed and buildings oriented so that loading areas are screened from any
property where loading areas are prohibited and from public rights of way. Adjacent
properties to the south are zoned for a mix of commercial and industrial uses which could
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95SN01091WPISEPT27M
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CASE HISTORY
Planning Commission Meeting (9/19/95):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Easter, seconded by Mr. Gulley, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 27, 1995, beginning at 7:00 p.m., will take
under consideration this request.
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95SNOI09/WP/SEPT27M
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