08SN0149
November 20, 2007 CPC
January 15, 2008 CPC
January 23, 2008 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0149
Shannon E. Fisher
Dale Magisterial District
East line of Ridgedale Parkway
REQUEST: AmendmenttoConditional Use Planned Development (Case 87SN0133) to permit a
commercial kennel (dog boarding) without outside runs.
PROPOSED LAND USE:
A commercial kennel (dog boarding) without outside runs is planned. With
approval of this request, uses would be limited to those uses permitted by Case
87SN0133 plus a commercial kennel (dog boarding) without outside runs.
PLANNING COMMISSION RECOMMENDATION
RECOMMENDED APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
The existing zoning conditions were highly negotiated through the rezoning to permit this mixed
use development. If after public input, the Planning Commission and Board of Supervisors
determine these modifications will not adversely impact the area, it would be appropriate to grant
approval subject to the Conditions for the following reasons:
A.The proposed land uses conform to the Central Area Plan which suggests the
property is appropriate for regional mixed uses.
B.As conditioned, the proposed land use is representative of, and compatible with,
existing and anticipated area development.
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(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER 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 CONDITIONSRECOMMENDED BY THE PLANNING
COMMISSION).
CONDITION
(STAFF/CPC)In addition to those uses permitted by Case 87SN0133 within the Specialty Retail
(SR) Tract, commercial kennels (dog boarding) without outside runs shall be
permitted. Dog walking areas associated with commercial kennel (dog boarding)
uses may be conducted outside of an enclosed building. (P)
(NOTE: These conditions are in addition tothe Textual Statement, Item 8.5, of Case
87SN0133 relative to permitted uses inthe SR Tract for the subject property.)
PROFFERED CONDITIONS
(STAFF/CPC)1.All HVAC venting shall be located on the north side of any
building(s) located on the subject property so as to minimize
visibility from Tax ID 776-687-7563. (P)
(STAFF/CPC)2.A solid white vinyl fence, a minimum of six (6) feet in height,
along with evergreen trees and shrubs, shall be installed along the
southern border of the subject property as depicted on the plan
titled “The Taj Mapaw Layout Plan” dated January 14, 2008 and
prepared by Balzer and Associates Inc. The specific plant
materials shall be approved by the Planning Department at the time
of site plan review. (P)
(STAFF/CPC)3.All areas associated with the walking of dogs shall be cleaned and
made free of waste on a daily basis. (P)
GENERAL INFORMATION
Location:
East line of Ridgedale Parkway, northwest of Iron BridgeRoad. Tax ID 776-687-8697.
Existing Zoning:
O-2 with Conditional Use Planned Development
Size:
0.9 acres
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Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and South - O-2 with Conditional Use Planned Development; VacantEast - A with
Conditional Use and R-7;Public/semi-public (school)West - A and R-7; Public/semi-public
(church) or single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the west side of Iron Bridge
Road adjacent to the southeast corner of the request site before transitioning to the east side
of the road. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending along the west side of
Iron Bridge Road and terminating approximately 120 feet south of the request site. Use of
the public wastewater system is required by County Code.
ENVIRONMENTAL
Thisrequestwillhave a minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Dale Fire Station 11 currently provides fire protection and emergency medical service
(EMS). This request will have a minimal impact on fire and EMS.
Transportation:
The requested amendment to the zoning (Case 87SN0133) that will permit development
of a commercial kennel on the property will have no impact on the anticipated weekday
peak hours of traffic that will be generated. Vehicles generated by this development will
be initially distributed viaRidgedale Parkway to Iron Bridge Road (Route 10) which had
a 2006 traffic count of 35,983 vehicles per day. The capacity of Route 10 between
Chippenham Parkway and Cogbill Road is acceptable (Level of Service D) for the
volume of traffic it currently carries. No public road improvements in this part of the
county are currently included in the Six-Year Improvement Plan.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of theCentral Area Plan which suggests the property is
appropriate for regional mixed use uses.Appropriate development would include a
mixture of integrated office, shopping center, light industrial parks, and/or high density
residential uses.
Area Development Trends:
Properties to the north and south are zoned Corporate Office (O-2) and are currently vacant.
These parcels were zoned in combination with the subject property as part of a mixed use
development incorporating office, commercialand multifamily residential uses. Properties
to the east across Iron Bridge Road are occupied by church or single family residential uses.
Property to the west is developed as Henning Elementary School. It is anticipated that area
development/redevelopment will include a mix of residential, office, industrial and
commercial uses, as suggested by the Plan.
Zoning History:
On January 25, 1989, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning to allow a mixed use development with office,
commercial and multifamily residential uses on the subject property and adjacent
properties to the south north and south (Case 87SN0133). The case and associated
conditions were highly negotiated with area property owners.
The subject property, along with adjacent parcels to the north and south, were included in
this case as Specialty Retail (SR) Tracts.Uses permitted within the “SR” tracts included
Convenience Business (B-1) uses, savings and loan or bank, gas station, print shops, dry
cleaners and restaurants with drive-in windows. Commercial kennels (dog boarding)
were not included in these permitted uses.
Development Standards:
Conditions of zoning approval and the Textual Statement for Case 87SN0133 require
development of the property to comply with the Route 10 Corridor Overlay District
standards. These standards address landscaping, paving, lighting, signs, architectural quality
of buildings, buffers and screening of utilities, mechanical equipment and loading areas.
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Uses:
Currently, the Zoning Ordinance permits commercial kennels (dog boarding) within the
Community Business (C-3) District. No more than ten (10) percent of the gross floor area
of the facility may be used for outside runs. The applicant proposes to operate a dog
boarding facility from this location without the use of outside runs. (Condition 1)
Conditions of Case 87SN0133require compliance with Office Business (O) District
standardswhich require that all uses on the property be conducted within enclosed
buildings. Condition 2 would permit outdoor walking areas for the boarded dogs.
HVAC; Landscaping; and Property Maintenance:
In response to an adjacent, property owner’s concerns, proffered conditions address the
locating HVAC Venting, Landscaping and fencing; and the maintenance of dog walking
areas. (Proffered conditions 1,2 and 3).
CONCLUSION
This request proposes to permit a commercialkennel (dog boarding) without outside runs.The
existing zoning conditions were highly negotiated through the original zoning case. If after
public input, the Planning Commission and Board of Supervisors determine these modifications
will not adversely impact the area, approval subject to the conditions would be appropriate.
CASE HISTORY
Planning Commission Meeting (11/20/07):
The applicant accepted the recommendation. There was opposition present.
On their own motion, the Commission deferred this case to their January 15, 2008, public
hearing.
Staff (11/21/07):
The applicant was advised in writing that any new or revised information should be
submitted no later than November 26, 2007, for consideration at the Commission’s
January 15, 2008, public hearing.
Staff (12/18/07):
To date, no new information has been submitted.
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Staff (12/19/07):
If the Planning Commission acts on this request on January 15, 2008, it will be
considered by the Board of Supervisors on January 23, 2008.
Applicant (1/15/08):
Proffered conditions were submitted.
Planning Commission Meeting (1/15/08):
The applicant accepted the recommendation. There was not opposition present.
On the motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval subject to the condition and accepted the proffered conditions on page 2.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
The Board of Supervisors, on Wednesday, January 23, 2008, beginning at 6:30 p.m., will take under
consideration this request.
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