98SN0215.PDFMay 27, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0215
Resun Leasing, Inc.
Bermuda Magisterial District
East line of Express Lane
REOUEST: Amendment to Conditional Use Planned Development (Case 89SN0403) to permit
modular trailer sales, service, repair-and rental
PROPOSED LAND USE:
A modular trailer sales, service, repair and rental facility is planned. However,
other uses as allowed with previous zoning approval would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Co
The Jefferson Davis Corridor Plan suggests the property is appropriate for general
industrial use. The proposed use is no more intense than uses currently permitted
on the property.
The proposed use is compatible with adjacent industrial zoning and land uses to the
north and west.
The development standards of the Zoning Ordinance and previous conditions of
zoning approval further ensure land use compatibility with existing and anticipated
area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.)
GENERAL INFORMATION
Location:
Fronts the east line of Express Lane, approximately 1,050 feet north of Reymet Road.
GPIN 796-6684878 and Parts of 1292 and 1678 (Sheet 23).
Existing Zoning:
1-2 with Conditional Use Planned Development
4.5 acres
Existing Land Use:
. Industrial
Adjacent Zoning & Land Use:
North - I-2; Industrial or public/semi-public (cemetery)
South - A; Single family residential
East - A; Single family residential
West - A, I-2 and I-2 with Conditional Use Planned Development; Industrial or vacant
UTILITIES
Public Water System:
Public
There is an existing twelve (12) inch-water line extending in an easement across the request
site. In addition, there is an existing eight (8) inch water line extending in an easement
along the western boundary of the request site. Use of the public water system is required
by County Code.
Wastewater System:
There is an existing eight (8) inch wastewater collector extending in an easement across
the request site. In addition, there is an existing eight (8) inch wastewater collector
extending in an easement along the western boundary of the request site. Use of the public
wastewater system is required by County Code.
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98SN0215/WP/MAY27D
ENVIRONMENTAL
Drainage and Erosion:
This request will have no additional impact on these facilities.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bermuda Rescue Squad. The number of hydrants and quantity of water
needed for fire protection will be evaluated during the plans review process. Also, the need
to designate fire lanes will be determined during the review of the aforementioned plans.
Transportation:
It is anticipated that traffic generated by the requested land use (modular trailer sales,
service, repair and rental) will be similar to traffic generated by land uses permitted under
existing zoning. This requested amendment will have a minimal impact on the anticipated
traffic generated by development of the property.
The property is located within the Jefferson Davis Highway Enterprise Zone. Based on
the Board of Supervisors' policy regarding development within the Enterprise Zone, road
improvements will not be required by the County. If additional development or
redevelopment occurs on the property, road improvements may be required by the Virginia
Department of Transportation.
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
property is appropriate for general industrial use.
Area Development Trends:
The area surrounding the request site is characterized by industrial uses and a cemetery on
adjacent properties to the noah and west and single-family residential uses on acreage
3 98SN0215/WP/MAY27D
parcels to the south and east. The Plan anticipates industrial development trends to
continue in the area.
On July 24, 1985, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved general industrial zoning on the request property and
portions of adjacent property to the north and west with Conditional Use Planned
Development to permit setback exceptions. (Case 85S081)
On January 10, 1990, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved an amendment to Case 85S081 to permit truck trailer
sales, service, repair and rental use. (Case 89SN0403)
The request property lies within the Jefferson Davis Highway Corridor District.
Redevelopment of the site or new construction must conform to the requirements of the
Development Standards Manual which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
In addition, conditions of zoning approval for Cases 85S081 and 89SN0403 address
development standards and would remain in effect with approval of this request.
Architectural Treatment:
Within the Jefferson Davis Highway Corridor District, no building exterior which would
be visible to public rights of way can be construCted of unadorned concrete, block or
corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop,
must be shielded and screened from public rights of way. Redevelopment of the site or
new construction must adhere to Post Development requirements.
Buffers & Screening:
The Development Standards Manual 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 property being used for residential purposes
by the principal building, and that such area within 1,000 feet of any residentially zoned
property or 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.
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98SN0215/WP/MAY27D
With the approval of this request, outside storage would be permitted. Outside storage
areas must be screened in accordance with requirements of the Development Standards
Manual.
Adjacent property to the south and east is zoned Agricultural (A) and is occupied by single
family residences. Conditions of zoning approval for Cases 85S081 and 89SN0403 require
a minimum fifty (50) foot buffer along the southern and eastern property boundaries of the
request site. The Planning Commission may modify this buffer under certain
circumstances. In addition, at such time that adjacent agricultural property is zoned or
utilized for a non-residential use, the buffer can be further reduced or eliminated.
CONCLUSIONS
The Jefferson Davis Corridor Plan suggests the property is appropriate for general industrial use.
The proposed use is no more intense than uses currently permitted on the property and is
compatible with adjacent industrial zoning and land-uses to the north and west. In addition, the
development standards of the Zoning Ordinance and previous conditions of zoning approval
further ensure land use compatibility with existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/19/98):
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.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, May 27, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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SH. 2.:5
98SN0215
In Bermuda Magisterial District, RESUN LEASING, INC.
requested amendment to Conditional Use Planned Development
(Case 89SN0403) and amendment of zoning district map to
permit modular trailer sales, service, repair and rental.
5/27/98 98-369
The density of such amendment will be controlled by zoning
conditions or Ordinance standards. The Comprehensive Plan
suggests the property is appropriate for general industrial
use. This request lies in a General Industrial (I-2)
District on 4.5 acres fronting approximately 30 feet on the
east line of Express Lane, measured from a point
approximately 1,050 feet north of Reymet Road. GPIN 796-668-
4878 and Parts of 1292 and 1678 (Sheet 23).
Mr. Jacobson presented a summary of Case 98SN0215 and stated
that the Planning Commission and staff recommend approval.
He noted that the Jefferson Davis Corridor Plan suggests the
property is appropriate for general industrial use.
Mr. Peter Eberly, Vice President of Operations for Resun
Leasing, Incorporated, stated that the recommendation is
acceptable.
There was no opposition present.
On motion of Mr. McHale, seconded by Mr. Barber, the Board
approved Case 98SN0215.
Ayes:
Nays:
Humphrey, Warren, Barber, Daniel, and McHale.
None.
5/27/98 98-370