01SN0256-AUG22p.pdfJ~y ~,, ,~,,,~ CPC
August 22, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0256
Frederick and Marianne Yakelewicz
Matoaca Magisterial District
East line of Branders Bridge Road
REQUEST: Conditional Use to permit a stock farm with horse training and riding lessons in a
Residential (R-7) District.
PROPOSED LAND USE:
The applicants wish to keep six (6) horses as well as provide training and riding
lessons on their property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
Messrs. Marsh, Litton, Cunningham and Gecker.
AYES:
ABSENT:
Mr. Gulley.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Southern and Western Area Plan suggests the property and surrounding area
is appropriate for residential use on 1 to 5 acre lots. The lot sizes suggested by the
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Plan., as well as the sizes of the adjacent parcels, do not represent typical suburban
residential development and are well suited for the requested land use.
Due to the unique rural character of the surrounding area and the subject parcel
size of twelve (12) acres, the proposed land use should have a minimal impact on
existing and future area development.
The recommended conditions are similar to those imposed on requests for stock
farms and the provision of associated lessons in the vicinity of existing or
anticipated residential development and would lessen the potential that in the future
the stock farm use will become a nuisance to existing and future area residents.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER 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 CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
This Conditional Use shall be granted to and for Frederick and
Marianne Yakelewicz, exclusively, and shall not be transferable nor
run with the land. (P)
(STAFF/CPC) 2.
The pemfitted uses shall be limited to the keeping of six (6) horses
as well as the teaching of horseback riding and other horse skills.
No retail sales shall be permitted. There shall be no horse shows
nor other uses or activities which would necessitate the assembly of
more than eight (8) persons at any one time exclusive of the
applicants and their immediate family. (P)
(STAFF/CPC) 3.
All facilities and areas associated with the keeping of horses
(stables, pastures, etc.) shall be cleaned and made free of waste on
a regular basis. In addition, the property owner shall employ a
means of eliminating any odor problems and propagation of insects.
(P)
(STAFF/CPC) 4.
Facilities and areas (stables, pastures, horse rings, etc.) associated
with the keeping of stock animals shall be located a minimum of
fifty (50) feet from other adjacent properties and public rights of
way. (P)
2 01 SN0256/WP/AUG22P
(STAFF/CPC) 5.
(STAFF/CPC) 6.
(NOTE: In addition to these setbacks, accessory structures such as
stables and storage sheds must conform to the setback requirements
of the Zoning Ordinance for accessory structures in the underlying
zoning district.)
One (1) parking space shall be provided for each two (2) students on
the property at any one time. (P)
No outdoor lighting shall be permitted other than security lighting.
(P)
GENERAL INFORMATION
Location:
East line of Branders Bridge Road and north line of Lakeview Road.
5456 (Sheet 41).
Existing Zoning:
R-7
Size:
12 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-7; Vacant
South - A; Single family residential or vacant
East - R-7; City of Colonial Heights or vacant
West - A; Single family residential
UTILITIES
Public Water and Wastewater Systems:
Tax ID 794-623-
Use of the public water and wastewater systems are not required for the proposed use.
3 01 SN0256/WP/AUG22P
Private Well and Septic Tank System:
The Health Code requires both the area where the horses are maintained and the area of
any animal waste storage be a minimum of 100 feet from all wells.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the northeast via a small channel to Swift Creek. Currently, there
are no on- or off-site drainage or erosion problems and none are anticipated if a thick stand
of grass is maintained on the site. It is important to note that a land disturbance permit
must be obtained from the Environmental Engineering Department if more than 2,500
square feet of land is to be disturbed to accommodate this use.
PUBLIC FACILITIES
Fire Service:
This request will have a minimal impact on fire/rescue services.
Transportation:
Included in the Virginia Department of Transportation (VDOT) Six Year Secondary Road
Improvement Plan is a project to construct turn lanes at the Lakeview Road/Branders
Bridge Road intersection. Construction is anticipated to begin in Spring 2005. If State
funding forecasts change, this project could be delayed.
The Thoroughfare Plan identifies Lakeview Road and Branders Bridge Road as major
arterials with recommended right of way widths of ninety (90) feet. The applicants are
unwilling to dedicate forty-five (45) feet of right of way, measured from the centerlines of
Lakeview Road and Branders Bridge Road, in accordance with that Plan.
LAND USE
Comprehensive Plan:
Lies within the Southern and Western Area Land Use Plan which suggests the property is
appropriate for residential use of 1 to 5 acre lots.
4 01SN0256/WP/AUG22P
Area Development Trends:
Area properties are zoned agriculturally and residentially and are occupied by single family
residences or remain vacant. Based upon the Plan, it is anticipated that residential
development on large lots will continue to occur in the area.
Site Design:
The property is currently vacant. The applicants have indicated their intent to construct
a dwelling on the property in the near future. The applicants intend to keep six (6) horses
and provide horse training and riding lessons on the property which contains twelve (12)
acres. Condition 1 would restrict this Conditional Use to the applicants only. The
Conditional Use would limit the stock farm to the keeping of six (6) horses as well as the
teaching of horseback riding lessons-and other horse skills (Condition 2). Any facilities
associated with the keeping of horses should be maintained so as to minimize the potential
for nuisance from insects and odors. (Condition 3)
Several conditions have been recommended in an effort to address the impact of any stock
farm facilities, horse training and riding lessons on adjacent properties. Horse-related
activities should be limited to no more than eight (8) people on the property at any one
time (Condition 2). The location of any horse-related facilities should be setback a
minimum of fifty (50) feet from adjacent properties and public rights of way (Condition
4). Off-street parking should be provided and no outdoor lighting should be permitted
other than security lighting. (Conditions 5 and 6)
CONCLUSIONS
The Southern and Western Area Plan suggests that the property and surrounding area is
appropriate for residential use on 1 to 5 acre lots. The lot sizes suggested by the Plan, as well as
the sizes of the adjacent parcels, do not represent typical suburban residential development and are
well suited for the requested land use. Due to the unique character of the surrounding area and
the subject parcel size, the proposed land use should have a minimal impact on existing and future
area development.
The recommended conditions are similar to those imposed on requests for stock farms and the
provision of associated lessons in the vicinity of existing or anticipated residential development
and would lessen the potential that in the future the stock farm use will become a nuisance to
existing and future area residents.
Given these considerations, approval of this request is recommended.
5 01 SN0256/WP/AUG22P
CASE HISTORY
Planning Commission Meeting (7/17/01):
The applicant accepted the recommendation.
There was one (1) person present who suggested that a condition be imposed requiring
submission of farm conservation and Chesapeake Bay plans to the Soil and Water
Conservation Commission.
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
The Board of Supervisors/on Wednesday, August 22, 2001, beginning at 7:00 p. m., will take
under consideration this request.
6 01 SN0256/WP/AUG22P
A
9
R-7
Colonial
Heights
A
;PLAN
600 0
A
600
Feet
A
01SN0256
C.U.
Sh.# 41