98SN0204.PDFR~QUEST ANALYSIS
AND
RECOMMENDATION
~1-'"~ ~'~, ~';'o CPC
May 27, 1998 BS
98SN0204
William M. Winn
Bermuda Magisterial District
North line of East Hundred Road
REQUEST: Rezoning from Community Business-(C-3) to General Business (C-5)
PROPOSED LAND USE:
The applicant has agreed to limit uses to those permitted in the Community
Business (C-3) District plus boat and boat trailer sales only. The applicant has
agreed that there will be no servicing or repair work done on the premises.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
The proposed zoning and land uses conform with the Eastern Area Land Use and
Transportation Plan which suggests the property is appropriate for commercial use.
Bo
With the proper restrictions, the proposed zoning and land uses are compatible
with, and representative of, existing and anticipated development along this portion
of the East Hundred Road corridor. Specifically, the area is beginning to
experience industrial and commercial development. This parcel is located at the
"gateway" of that development. Therefore, careful consideration should be given
to the amount of outside display/storage that occurs on the site.
The requkements of the Development Standards Manual and proffered conditions
will further insure land use compatibility with existing and anticipated area
development.
(NOTE: THE ONLY CONDI~ON THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. COND~IONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The only uses allowed on the property shall be those permitted in
the Community Business (C-3) District and boat and boat trailer
sales.
(STAFF/CPC)
2. There shall be no servicing or repair work done on premises.
(STAFF/CPC)
o
The maximum number of boats and trailers displayed outside shall
not exceed six (6).
(Note: A trailer which has a boat on it shall not be counted
separately. A trailer without a boat shall be counted separately.)
GENERAL INFORMATION
Fronts the north line of East Hundred Road, east of Kingston Avenue and better known as
800 East Hundred Road. GPIN 819-651-9663 (sheet 33).
Existing Zoning:
C-3
0.4 acre
Existing Land Use:
Commercial
2
98SN0204/WP/MAY27U
Adjacent Zoning & Land Use:
North - C-3; Vacant
South - C-5; Commercial or vacant
East - C-3; Vacant
West - R-15 with Conditional Use Planned Development; Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line along East Hundred Road adjacent to the
request site. Use of the public water system is intended and the existing structure is
connected to the public water system. Use of the public water system is required by
County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the north side of
Bermuda Hundred Road, approximately 400 feet north of the request site. The existing
structure on the property is connected to a private septic system and it is the intent of the
applicant to utilize this structure for continued commercial activities.
Generally, it is recommended that the public wastewater system be utilized for the.more
intense commercial activities signified by C-5 zoning. While the applicant intends to
conduct boat and boat trailer sales, a use which generates a negligible amount of sanitary
wastewater, future uses of the site under the proposed C-5 zoning could allow uses which
generate appreciable quantities of wastewater. To address these concerns, the applicant
has proffered to restrict the C-5 uses to boat and boat trailer sales (Proffered Condition 1)
and to further limit business activities such that no boat servicing or repair work will be
done on the premises (Proffered Condition 2). continued use of a private septic system,
subject to the approval of the Health Department, is acceptable.
Private System:
The Health Department must approve any new septic systems, or expanded usage of any
existing septic system.
3 98SN0204/WP/MAY27U
ENVIRONMENTAL
Drainage and Erosion:
The request site drains to the east and then south under Route 10 to Johnson Creek. There
are no existing or anticipated on- or off-site drainage or erosion problems. It may be
necessary to obtain off-site easements and make improvements to control runoff from
increased development.
PUBLIC FACILITIES
This property is currently served by the Enon Fire/Rescue Station, Company Number 6
and Bensley-Bermuda Rescue Squad. When the property is redeveloped, the need for fire
hydrants will be evaluated during the plans review process.
This proposed development will have a minimal impact on the existing transportation
network.
Comprehensive Plan:
The request site lies within the boundaries of the Eastern Area Land Use and
Transportation Plan which suggests the property is appropriate for commercial use.
Area Development Trends:
Area properties to the north, south and east have been zoned and developed for commercial
use or remain vacant. Property to the west is zoned Residential (R-15) with Conditional
Use Planned Development to permit commercial uses and is currently vacant. It is
anticipated that area properties fronting along East Hundred Road which are vacant will
be developed for commercial uses. The area is beginning to experience industrial and
commercial development. This parcel is located at the "gateway" to that development.
The site is currently occupied by what was once an office building and has been converted
for a commercial use. The request property lies within an Emerging Growth Area.
Redevelopment of the site or new construction must conform to the development standards
98SN0204/WP/MAY27U
of the Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
It should be noted that with approval of this request, outside display of boats and boat
trailers is permitted provided the display area conforms to the parking setbacks of this
district. The parking setback for the request site is a minimum of fifty (50) feet from the
East Hundred Road right of way. Any outside display area would have to meet this
requirement. This would place the outside display areas primarily on the north side of the
building and on portions of the east and west sides. The applicant has agreed to limit the
number of boats/trailers displayed outside to a maximum of six (6). (Proffered Condition
3)
Architectural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural or residential district or any 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 adjoining public right of way. No building
exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, must be shielded and screened
from public view and designed to be perceived as an integral part of the building.
Redevelopment of the site must meet these requirements.
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 residentially zoned property or any property being used for residential
proposes by the principal building, and that such area within 1,000 feet of property used
for residential purposes 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.
With the approval of this request, outside display for the boat and boat trailer sales use
would be permitted. Given area development trends, the amount of outside display should
be limited so as to enhance the entrance to this emerging commercial/industrial area
(Proffered Condition 3). Outside storage, as accessory to a permitted C-3 use, would be
allowed as a restricted use. Outside storage areas must be screened from view of adjacent
properties which have no such areas and from PUblic rights of way.
5 98SN0204/WP/MAY27U
CONCLUSIONS
With the proffered conditions, the proposed zoning and land uses conform with the Eastern Area
1 -and Use and Transportation Plan which suggests the property is appropriate for commercial use.
The proposed zoning and land uses are compatible with, and representative of, existing and
anticipated development along this portion of the East Hundred Road corridor. The requirements
of the Development Standards Manual will further insure land use compatibility with existing and
anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (4/21/98):
Proffered Condition 3 was submitted to address concerns about the number of boats/trailers
displayed outside.
Planning Commission Meeting (4/21/98):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
98SN0204/WP/MAY27U
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98SN0204
In Bermuda Magisterial District, WILLIAM M. WINN requested
rezoning and amendment of zoning district map from Community
Business (C-3) to General Business (C-5) . The applicant has
proffered to restrict C-5 uses to boat and boat trailer
sales. However, with the approval of this request, the
property could be developed for permitted C-3 uses in
addition to boat and boat trailer sales. The density of such
amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for commercial use. This request
lies on 0.4 acre fronting approximately 135 feet on the north
line of East Hundred Road, approximately 610 feet east of
Kingston Avenue. GPIN 819-651-9663 (Sheet 33).
Mr. Jacobson presented a summary of Case 98SN0204 and stated
that the Planning Commission and staff recommends approval
and acceptance of the proffered conditions. He noted the
request conforms to the Eastern Area Land Use and
Transportation Plan.
Mr. William M. Winn stated that the recommendation is
acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mrs. Humphrey, the Board
approved Case 98SN0204 and accepted the following proffered
conditions:
The only uses allowed on the property shall be those
permitted in the Community Business (C-3) District and
5/27/98 98-365
Ayes:
Nays:
boat and boat trailer sales.
There shall be no servicing or repair work done on
premises.
The maximum number of boats and trailers displayed
outside shall not exceed six (6).
(Note: A trailer which has a boat on it shall not be
counted separately. A trailer without a boat shall be
counted separately.)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-366