98SN0158.pdfJanuary 28, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0158
Star Enterprises
Midlothian Magisterial District
North line of West Huguenot Road
REQUEST: Amendment to Conditional Use Planned Development (Case 88SN0202) to permit
a motor vehicle wash in a Corporate Office (0-2) District.
PROPOSED LAND USE:
A car wash, in conjunction with an existing gas station and convenience store
located on an outparcel of The Shoppes at Bellegrade is planned. The request
property is part of the Bellegrade mixed use development.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUB,CT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITION ON PAGE 2.
AYES: UNANIMOUS.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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Although the Northern Area Land Use and Transportation Plan designates the
subject property for office use, the property is currently zoned and developed for
commercial uses. The proposed motor vehicle wash would be representative of
existing and anticipated area commercial deVelopment.
The recommended conditions will minimize the visibility of overhead doors
associated with the motor vehicle wash from Huguenot Road.
(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
ADDI~ONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
In addition to the uses permitted in Tract G, a motor vehicle wash
shall be permitted on the sUbject property only. (P)
(NOTE: This condition modifies Condition 24 and Textual
Statement 5.7 of Case 88SN0202 relative to uses permitted for the
subject property only.)
(STAFF/CPC) 2.
The view of overhead doors associated with any motor vehicle wash
shall be minimized from West Huguenot Road. The exact methods
used to minimize views shall be approved by the Planning
Department at the time of site plan review. (P)
(NOTES:
A. This condition is in addition to conditions of zoning
approval from Case 88SN0202 for the subject
property only.
B. Except as stated herein, all conditions of zoning
approval for Case 88SN0202 remain in effect.)
pROFFERED CONDITION
(STAFF/CPC)
The motor vehicle wash shall be located generally as depicted on the plan
entitled Texaco at Bellegrade, reviSed May 22, 1995.
GENERAL INFORMATION
Lies in the northeast quadrant of the intersection of West Huguenot Road and Promenade
Parkway, and also known as 11440 West Huguenot Road. GPIN 741-715-0847 (Sheets 2
and 3).
0-2 with Conditional Use Planned Development
98SN0158/WP/JAN28N
Size:
1.2 acres
Existing Land Use:
Commercial
Adjacent Zoning & Land Use:
North - 0-2 with Conditional Use Planned Development; Commercial
South - I-1 with Conditional Use Planned Development; Industrial
East - 0-2 with Conditional Use Planned Development; Vacant
West - 0-2 with Conditional Use Planned Development; Commercial
UTILITIES
Public Water System
There is an existing twelve (12) inch water line along Promenade Parkway and an existing
eight (8) inch water line serving The Shoppes at Bellegrade. Both water lines are adjacent
to the request site. Use of the public water system is required by conditions of zoning for
Case 88SN0202.
Public Wastewater System
There is an existing eight (8) inch wastewater collector serving The Shoppes at Bellegrade
and adjacent to the request site. Use of the public wastewater system is required by
conditions of zoning for Case 88SN0202.
ENVIRONMENTAL
Drainage and Erosion:
Conditions of zoning for Case 88SN0202 address drainage.
PUBLIC FACILITIES
Fire Service and Transportation:
The requested use will have a minimal impact on these facilities.
3 98SN0158/WP/JAN28N
Lies within the boundaries of the Northern Area I. and Use and Transportation Plan which
designates the property for office use.
Area Development Trends:
Properties in the vicinity of the Huguenot/Robious Roads intersection are zoned for multi-
family residential, commercial, industrial and agricultural uses and are currently occupied
by a mix of office, commercial and light industrial uses or remain vacant. It is anticipated
that mixed use development land use patterns will continue in this area.
On January 25, 1989, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with Conditional Use Planned Development
(Case 88SN0202) to permit a mixed use development on the request property and adjacent
property to the north, east and west. With approval of Case 88SN0202, the Textual
Statement and conditions of zoning allowed commercial uses on the subject property, but
did not allow motor vehicle wash use.
On April 24, 1991, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case 88SN0202 relative to parking
space size requirements. Specifically, the required width of parking spaces was reduced
from 9.5 feet to 9.0 feet.
On June 24, 1992, the Board of Supervisors approved an amendment to Case 88SN0202
relative to the number of fast food restaurants on portions of Bellegrade which included
the request property. (Case 92SN0192)
As previously noted, the subject property is part of the Bellegrade mixed use project.
Specifically, the request property has been developed as a gas station and convenience
store on an outparcel of The Shoppes at Bellegrade. Conditions of zoning approval for
Case 88SN0202 require compliance with Corridor Overlay District requirements which are
similar to Emerging Growth District requirements.
4
98SN0158/WP/JAN28N
Buffers & Screening:
The views of overhead doors associated with any motor vehicle wash use should be
minimized along Huguenot Road. This could be accomplished by building orientation and
location, or by the use of other devices. The exact treatment should be determined by the
Planning Department at the time of site plan review (Condition 2). In review of the
preliminary site plan, one option would be construction of a screening wall to the north of
the existing dumpster pad.
CONCLUSIONS
Although the Northern Area Land Use and Transportation Plan designates the subject property for
office use, the property is currently zoned and developed for commercial uses. The proposed
motor vehicle wash would be representative of existing and anticipated area commercial
development. In addition, the recommended conditions address concerns relative to the visibility
of overhead doors associated with the motor vehicle wash.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (12/12/97):
A proffered condition was submitted which generally establishes where on the request
property the proposed motor vehicle wash will be located.
Planmng Commission Meeting (12/16/97):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Shewmake, seconded by Mr. Miller, the Commission recommended
approval of this request, subject to the conditions and acceptance of the proffereci condition
on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 28, 1998, beginning at 7:00 p.m., will take
under consideration this request.
5 98SN0158/WP/JAN28N
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98SN0158
In Midlothian Magisterial District, STAR ENTERPRISES
requested amendment to Conditional Use Planned Development
(Case 88SN0202) and amendment of zoning district map to
permit a motor vehicle wash in a Corporate Office (0-2)
District. The density of such amendment will be controlled
by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
office use. This request lies on 1.2 acres known as 11440
West Huguenot Road. GPIN 741-715-0847 (Sheets 2 and 3).
1/28/98
98-56
Mr. Jacobson presented a summary of Case 98SN0158 and stated
that staff and the Planning Commission recommend approval,
subject to conditions and acceptance of one proffered
condition.
Mr. Andrew Scherzer, representing the applicant, stated that
the recommendation is acceptable. There was no opposition
present.
On motion of Mr. Barber, seconded by Mrs. Humphrey, the
Board approved Case 98SN0158 subject to the following
conditions:
In addition to the uses permitted in Tract G, a motor
vehicle wash shall be permitted on the subject property
only. (P)
(NOTE: This condition modifies Condition 24 and
Textual Statement 5.7 of Case 88SN0202 relative to uses
permitted for the subject property only.)
The view of overhead doors associated with any motor
vehicle wash shall be minimized from West Huguenot
Road. The exact methods used to minimize views shall
be approved by the Planning Department at the time of
site plan review. (P)
(NOTES: A.
This condition is in addition to
conditions of zoning approval from Case
88SN0202 for the subject property only.
Except as stated herein, all conditions
of zoning approval for Case 88SN0202
remain in effect.)
And, further, the Board accepted the following proffered
condition:
The motor vehicle wash shall be located generally as
depicted on the plan entitled Texaco at Bellegrade,
revised May 22, 1995.
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
98-57