Loading...
98SN0163.pdfREQUEST ANALYSIS AND RECOMMENDATION February 25, 1997 BS 98SN0163 Bank of McKenney Matoaca Magisterial District West line of Wells Street REQUEST: Rezoning from Residential (R-7) to Corporate Office (O-2). PROPOSED LAND USE: Office uses, except as restricted by Proffered Condition 2, are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao While the Southem and Western Area Plan suggests the property is appropriate for residemial use of 1.01 to 2.5 units per acre, the depth of the proposed Corporate Office (0-2) zoning will allow for an appropriate transition between the Community Business (C-3) zoning and land use to the south and residential development to the north. Bo The requested zoning and land use is less intense than the use that can currently be developed on the property. Specifically, a Conditional Use Planned Development to permit a grocery store was previously approved on the request property and adjacent property to the south. Co The requirements of the Development Standards Manual and proffered conditions will further insure compatibility with existing and anticipated area development. (NOTE: THE ONLY CONDITION 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. CONDITIONS V~qTH ONLY A ~STAFF' ARE RECOMMENDED SOLELY BY STAFF. COND~ONS WITH ONLY A ~CPC" ARE ADD~ONAL CONDitIONS RECOMNfENDED BY THE PLANNING COMM/SSION.) PROFFERED CONDITIONS All structures shall have an architectural style compatible with surrounding residential neighborhoods, and any structure developed on the southern most portion of GPIN 780-609-4639. Compatibility may be achieved through the use of similar building massing, materials, scale or other architectural features. (STAFF/CPC) 1. (STAFF/CPC) 2. The following uses shall not be permitted: Funeral homes and Mortuaries, Hotels, Laboratories not associated with or an integral part of a dental or medical office. GENERAL INFORMATION Fronts the west line of Wells Street, north of River Road. GPIN 780-609-Part of 4639 (Sheet 52) Existine Zoning: R-7 with Conditional Use Planned Development 1.02 acres _Existing Land Use: Vacant _Adjacent Zoning & Land Use: North - R-7; Single family residential South - C-3 with Conditional Use Planned Development; Single family residential 2 98SN0163/WP~EB25I East - R-7; Commercial West - R-7; Single family residential UTILITIES Public Water System: There is an existing eight (8) inch water line along the east side of Wells Street adjacent to the request site. In addition, there is an existing six (6) inch water line along River Road approximately 400 feet south of the request site. Use of the public water system is required by County Code. The results of a computer simulated flow test indicate that sufficient flow and pressure may not be available to meet the fire protection needs of the request site. The applicant's engineer has been notified of this condition. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along Wells Road and adjacent to the request site. In addition, there is an existing eight (8) inch wastewater collector extending along River Road approximately 400 feet south of the request site. Use of the public wastewater system is required by County Code. ENVIRONMENTAL Drainage and Erosion: Site drains to River Road then via a storm sewer system and tributaries to the Appomattox River. The existing storm sewer system downstream is adequate to handle increased runoff from development on this site. There are no existing or anticipated on- or off-site drainage or erosion problems. PUBLIC FACILITIES The P~blic Facilities Plan indicates that Emergency Services calls are expected to increase forty-five (45) percent by the year 2015. Eight (8) new fke/rescue stations are recommended for construction by the year 2015 in the Public Facilities Plan. This property is currently served by the Matoaca Fire/Rescue Station, Company Number 8 and Ettrick-Matoaca Rescue Squad. When the property is developed, the quantity of 3 98SN0163/WP/FEB25I water for fire protection and the hydrants needed will be evaluated during the site and construction plans review processes. Also, the need for fu'e lanes will be determined during the review of the aforementioned plans. This proposed development will have a minimal impact on the existing transportation network. Comprehensive Plan: Lies within the boundaries of the Southern and Western Area Plan which suggests the property is appropriate for residential use of 1.01 to 2.5 units per acre. Area Development Trends: Adjacent properties to the north, east and west are zoned Residential (R-7) and have been developed for single-family residential uses, have residences which have been converted to commercial use or remains vacant. Adjacent property to the south is zoned Community Business (C-3) and is occupied by a single-family residence. There are plans to develop a bank on the adjacent property to the south. On December 10, 1980, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved a Conditional Use Planned Development to permit a grocery, store on the request property and adjacent property to the south. (Case 80S158) The request property lies within a Post Development Area. 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. Architectural Treatment: Within Post Development Areas, 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. New construction must adhere to Post Development 4 98SN0163/WP/FEB25I requirements. In addition, the applicant has proffered a condition which would require an architectural style compatible with surrounding residential neighborhoods and with any structure developed on the adjacent, commercially zoned property to the south. (Proffered Condition 1) Buffers & Screenixlg: 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 residentially zoned property or 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. Adjacent property to the north and west is zoned Residential (R-7) and is occupied by a single family residence or is vacant. The Development Standards Manual requires a minimum fifty (50) foot buffer along the northern and western property boundary of the request site. At the time of site plan review, the Planning Commission may modify this buffer under certain circumstances. In addition, at such time that adjacent residential property is zoned or utilized for a non-residential use, the buffer can be further reduced or eliminated. CONCLUSIONS While the Southern and Western Area Plan suggests the property is appropriate for residential use of 1.01 to 2.5 units per acre, the proposed Corporate Office (0-2) zoning will allow for an appropriate transition between the Community Business (C-3) zoning to the south and residential development to the north. In addition, the requested zoning and land use is less intense than the use that can currently be developed on the property (a grocery store) and the requirements of the Development Standards Manual and proffered conditions will further insure compatibility with existing and anticipated area development. Given these considerations, approval of this request is recommended. 5 98SN0163/WP/FEB25I CASE HISTORY Planning Commission Meeting (1/20/98): 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 and acceptance of the proffered conditions on page 2. AYES: Unanimous. The Board of Supervisors, on Wednesday, February 25, 1998, beginning at 7:00 p.m., will take under consideration this request. 98SN0163/WP/FEB25I IT RUN & Fi'-;;" 7' REZ: R-'/' TO 0-~- ....... H. 52. 98SN0163 In Matoaca Magisterial District, BANK OF MCKENNEY requested rezoning and amendment of zoning district map from Residential (R-7) to Corporate Office (0-2). The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for residential use of 1.01 to 2.5 units per acre. This request lies on 1.02 acres fronting approximately 264 feet on the west line of Wells Street, approximately 140 feet north of River Road. GPIN 780-609-Part of 4639 (Sheet 52) . Mr. Jacobson presented a summary of Case 98SN0163 and stated that staff and the Planning Commission recommend approval and acceptance of the proffered conditions. Mr. Jim Dizon, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. 120 2/25/98 On motion of Mrs. Humphrey, seconded by Mr. Barber, the Board approved Case 98SN0163 and accepted the following proffered conditions: All structures shall have an architectural style compatible with surrounding residential neighborhoods, and any structure developed on the southern most portion of GPIN 780-609-4639. Compatibility may be achieved through the use of similar building massing, materials, scale or other architectural features. The following uses shall not be permitted: Funeral homes and Mortuaries, Hotels, Laboratories not associated with or an integral part of a dental or medical office. Ayes: Nays: Humphrey, Warren, Barber, Daniel, and McHale. None.