99SN0196February 24, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0196
Bill Pecoraro
Matoaca Magisterial District
East line of Chital Drive
REQUEST: Amendment to Conditional Use Planned Development (Case 85S035) to permit a
veterinary hospital in a Light Industrial (I-1) District.
PROPOSED LAND USE:
A veterinary hospital, in addition to uses currently permitted, is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed use conforms to the Upper Swift Creek Plan which suggests the
property is appropriate for Community mixed use.
B. The development standards of the Zoning Ordinance and previously imposed
conditions of zoning ensure land use compatibility with existing area residential
development.
(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.)
(STAFF/CPC)
In addition to uses currently permitted on the property, a veterinary
hospital shall also be permitted. (P)
(NOTE: This condition is in addition to CONDITIONS FOR PARCEL D
of Case 85S035, Textual Statement relative to uses, for the request site
only.)
(NOTE: All other conditions of zoning approval for Case 85S035 remain in effect.
Conditions of Case 85S035 prohibit outdoor runs or other outdoor activities except
for parking, loading and unloading.)
GENERAL INFORMATION
Location:
Fronts the east line of Chital Drive, south of Hull Street Road.
(Sheet 20).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
0.9 acre
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - C-2 with Conditional Use Planned Development; Vacant
South - I-1 with Conditional Use Planned Development; Vacant
East
West
Tax ID 726-671-9059
I-1 with Conditional Use Planned Development; Commercial or vacant
- C-2 with Conditional Use Planned Development; Commercial
99SN0196/WP/FEB24R
Public
Public
Water System:
UTILITIES
There is an existing eight (8) inch water line adjacent to the southern boundary of the
request site. In addition, there is an existing twelve (12) inch water line along the west
side of Chital Drive, adjacent to the request site. Use of the public water system is
required by County Code.
Wastewater Svstem:
There is an existing eight (8) inch wastewater collector extending along and adjacent to the
eastern boundary of the request site. Use of the public wastewater system is required by
County Code.
To protect the public wastewater system, at time of site plan review, the applicant will be
required to incorporate adequate wastewater pre-treatment measures as may be deemed
necessary by the Utilities Department to prevent the discharge of prohibited substances,
as defined under Section 18-93 of the County Code, into the public system.
Drainaee and' Erosion:
The proposed use will have
currently permitted.
ENVIRONMENTAL
no greater impact on drainage or erosion than the uses
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection will be evaluated during the
plans review process.
Transportation:
Traffic volumes generated by the requested land use (veterinary hospital) should be similar
to those generated by land uses currently permitted on the property. This request will
have a minimal impact on the anticipated traffic generated by development of the property.
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Mechanical equipment, whether ground-level or rooftop, must be screened from adjacent
property and public rights of way and designed to be perceived as an integral part of the
building.
The view of junction and accessory boxes must be minimized from adjacent property and
public rights of way by landscaping or architectural treatment.
Buffers & Screening:
The Zoning Ordinance requires solid waste storage areas (i.e., dumpsters, garbage cans,
trash compactors, etc.) be screened from view of adjacent property and public rights of
way. Such areas within 1,000 feet of any A, R, R-TH or R-MF District may not be
serviced between the hours of 9:00 p.m. and 6:00 a.m.
In addition, 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.
CONCLUSIONS
The proposed use conforms to the Upper Swift Creek Plan which suggests the property is appropriate
for community mixed use. Given that the activities of a veterinary hospital will be required to be
conducted completely indoors, except parking, loading and unloading, the proposed use should be
no more intense than the uses already permitted. In addition, the development standards of the
Zoning Ordinance and previously imposed conditions of zoning for Case 85S035 further ensure
compatibility with existing area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/19/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors, On Wednesday, February 24, 1999, beginning at 7:00 p.m., will take
under consideration this request.
6 99SN0196/WP/FEB24R
Development must adhere to the Zoning Ordinance, relative to access and internal
circulation (Division 5). In conjunction with development of the adjacent parcels, two (2)
accesses were constructed to Chital Drive. These accesses abut the property. Access to
Chital Drive for the property is anticipated to use these existing entrances/exits.
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for community mixed use.
Area Development Trends:
Adjacent property to the north is zoned for commercial use and is vacant while the
property to the south is zoned for commercial and industrial uses and is also vacant.
Adjacent property to the east has been developed for office uses and property to the west
for commercial uses.
It is anticipated that commercial and office development will continue in this area.
Zoning History:
On June 26, 1985, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning with Conditional Use Planned Development to
permit a mixed use development on 428.7 acres which included the subject property (Case
85S035). With the approval of Case 85S035, the request property was zoned light
industrial and was granted limited commercial use exceptions in addition to the light
industrial uses.
Uses:
With the approval of Case 85S035, uses on the request property were limited to the
following:
2.
3.
4.
5.
Contractor's offices and display rooms.
Boat sales, provided there is no outside storage or display.
Carpenter and cabinet shops.
Electrical, plumbing and heating shops, sales and services.
Business offices.
4
99SN0196/WP/FEB24R
o
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
Radio and television broadcasting studios and offices, exclusive of towers.
Philanthropic and charitable institutions.
Schools, colleges, libraries and museums.
Churches.
Hospitals, clinics, sanitariums, medical and dental laboratories.
Building materials storage and sales, provided there is no outside storage or
display.
Contractor's shops and storage yards, provided there is no outside storage or
display.
Restaurants.
Telephone booths.
Paint and wallpaper sales.
Telephone exchanges.
Government offices.
Drive-in establishments.
Office-warehouses when the warehouse area does not exceed twenty-five thousand
square feet.
Recreational establishments, indoor.
The applicant wishes to be allowed to develop a veterinary hospital on the property, which
would include boarding and overnight care.
New construction must conform to the development standards of the Zoning Ordinance and
conditions of zoning approved for Case 85S035 which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas.
Architectural Treatment:
The Ordinance requires that the architectural treatment, including materials, color and style,
of any building be compatible with other buildings located within the Deer Run commercial
and industrial project. Compatibility may be achieved through the use of similar building
massing, materials, scale, colors and other architectural features.
The Zoning Ordinance requires that no building exterior (whether front, side, or rear) which
would be visible to any residential district or public right of way may consist of architectural
materials inferior in quality, appearance, or detail to any other exterior of the same
building. There is, however, nothing to preclude the use of different materials on different
building exteriors, but rather, the use of inferior materials on sides which face adjoining
property. No portion of a building constructed of unadorned concrete block or corrugated
and/or sheet metal may be visible from any public right of way.
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