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08SN0158 December 18, 2007 CPC January 23, 2008 BS STAFF’S REQUEST ANALYSIS AND RECOMMENDATION 08SN0158 James River Petroleum Clover Hill Magisterial District South line of Deerhill Road REQUEST: AmendmentofConditionalUse Planned Development (Case 84S111) to permit an automobile service station. PROPOSED LAND USE: An unmanned automobile service station is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2. STAFF RECOMMENDATION Recommend approval forthe following reason: ThePowhite Route 288 Development Area Plan suggests the property is appropriate for light industrial use. This use will serve the uses within the industrial area. () (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNERS MAY PROFFER THE CONDITIONS NOTED. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFFAND 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.) Ю±ª·¼·²¹ ¿ Ú×ÎÍÌ ÝØÑ×ÝÛ ½±³³«²·¬§ ¬¸®±«¹¸ »¨½»´´»²½» ·² °«¾´·½ ­»®ª·½» CONDITION (STAFF/CPC)The Textual Statement, dated September 18, 2007, shall be considered the plan of development. (P) (This condition is in addition to the conditions of approval of Case 84S111.) GENERAL INFORMATION Location: South line of Deerhill Road, east of Warbro Road. Tax ID 738-686-Part of 3239. Existing Zoning: I-1 with Conditional Use Planned Development Size: 0.8 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North, East andWest - I-1 with Conditional Use Planned Development; Industrial or vacant South – A with Conditional Use and I-1 with Conditional Use Planned Development; Industrial or vacant UTILITIES Public water and wastewater lines extend along both Deerhill and Deergrove Roads as well as along both the northwestern and southwestern boundaries of this site. The proposed amendment will have no impact on use of the public water and wastewater systems. An unmanned facility is proposed that will not require connection to public utilities. ENVIRONMENTAL This request will have no impact on these facilities. PUBLIC FACILITIES Fire Service: This request will have no impact on these facilities. î ðèÍÒðïëèóÖßÒîíóÞÑÍóÎÐÌ Transportation: The property is 0.8 acres located within the Clover Hill Industrial Park along Deerhill Road. It is currently zoned Light Industrial (I-1) and the applicant is requesting an amendment Conditional Use Planned Development (CUPD) to permit an unmanned automobile service station. The amendment request will have a minimal impact on the existing transportation network. In addition to the uses permitted by Case 84S111 approved by the Board of Supervisors in January 1985, this request would allow for an unmanned automobile service station. The Transportation Department does not have traffic data for unmanned automobile service stations; therefore, it is difficult to anticipate traffic generation. Traffic generated by this development will be distributed along Warbro Road via Deerhill Road. Warbro Road had a 2006 traffic volume of 6,447 ADT between Genito Road and Hull Street Road. Based on the current volumes of traffic it carries during peak hours, Warbro Road is functioning at an acceptable level (Level of Service C). As part of the Clover Hill Industrial Park development, a road network was approved which was designed and constructed to VDOT standards; however, the roads have not been accepted into the State Highway System. Having these streets accepted into the State Highway System will ensure their long-term maintenance. It was anticipated with the industrial park developmentthat the streets would be taken into the State System of Highways. It should be noted, the Transportation Department has advised the applicant that as part of the site plan review, conditions will be imposed requiring that prior to certificate of occupancy, parts of the existing road system that serve the site shall be brought into the State System of Highways. This would require approximately 600 feet of Deerhill Road to be brought into the state system. VDOT’s “Chapter 527” regulations, dealing with development Traffic Impact Study requirements, have recently been enacted. Staff has been meeting with VDOT to attempt to understand the process and the impact of the regulations. At this time, it is uncertain what impact VDOT’s regulations will have on the development process or upon zonings approved by the county. LAND USE Comprehensive Plan: Lies within the boundaries of thePowhite/Route 288 Development Area Plan which suggests the property is appropriate for light industrial use. Area Development Trends: The area is characterized by industrial uses within the Clover Hill Industrial Park. Industrial development is expected to continue in this area, as suggested by the Plan. í ðèÍÒðïëèóÖßÒîíóÞÑÍóÎÐÌ Zoning History: On January 23, 1985, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning with Conditional Use Planned Development on the subject and surrounding property (Case 84S111). Industrial and limited commercial uses were approved which resulted in the development of the Clover Hill Industrial Park. An automobile service station was not a permitted use. Uses: As previously noted, limited commercial uses are allowed on the site and surrounding property as a result of the approval of Case 87S016, providedthey are not located adjacent to residential uses. An automobile service station is not permitted. The proposal, as submitted, would only allow such facility if it is an unmanned facility. (Textual Statement) Development Standards: Conditions of zoning approvalfor Case 84S111 address development standards for this property, and would apply should this request be approved. In addition, requirements of the Zoning Ordinance would be applicable,where not covered by zoning conditions. CONCLUSION ThePowhite Route 288 Development Area Plan suggests the property is appropriate for light industrial use. The unmannedautomobileservicestationwill provide a service to the uses within the industrial park. Given this consideration, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (12/18/07): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended approval subject to the Condition on page 2. AYES: Messrs. Gecker, Gullery, Bass and Wilosn. ABSENT: Mr. Litton The Board of Supervisors, on Wednesday, January 23, 2008, beginning at 6:30 p.m., will take under consideration this request. ì ðèÍÒðïëèóÖßÒîíóÞÑÍóÎÐÌ James River Petroleum Amended Textual Statement The CUPD approved as part of case 84S111 is hereby amended as follows: 1. The following new condition is added: In addition to those uses previously authorized under Case 84S111, an automobile service station shall also be permitted on the subject property. Such a station shall be an unmanned facility. September 18, 2007 This page is blank.