98SN0240.PDFJuly 29, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0240
Charles Piscatelli
Midlothian Magisterial District
East line of Johnston Willis Drive
REQUEST: Amendment to Conditional Use Planned Development (Case 89SN0422) to permit
sporting goods sales in a Light Industrial (I-l) District.
PROPOSED LAND USE:
The request property is part of the Johnston Willis Trade Center which is zoned for
a mix of industrial and commercial uses and the property has been developed
industrially and commercially. The applicant wishes to locate a sporting goods
sales business as accessory to office/warehouse use currently permitted on the
property. However, with the approval of this request, sporting goods sales would
be allowed as a permitted use, provided adequate on-site parking for this use is
available, as discussed herein.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Although the Northern Area Land Use and Transportation Plan suggests the
property is appropriate for light industrial uses, the current zoning allows a number
of commercial uses on the request property and surrounding area. The requested
sporting goods sales business would be compatible with these existing and
anticipated area commercial development patterns along this portion of Johnston
Willis Drive.
Conditions of zoning approval, together with Zoning Ordinance and Development
Standards Manual requirements, applicable to the request property insure
compatibility between uses on the request property and area residences to the east.
(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.)
CONDITION
(STAFF/CPC)
In addition to the uses permitted by Case 89SN0422, sporting goods sales
shall be permitted. 0~)
(Notes: A. This condition modifies Condition 1 of Case
89SN0422 relative to permitted uses.
Based on existing site improvements, adequate on-site
parking is available to accommodate retail sales of
sporting goods as accessory to office/warehouse or
other light industrial uses. Specifically, based upon
existing available parking, the retail use would be
permitted as accessory to the office/warehouse use
when the office space is less than fifty (50) percent of
the gross floor area and the retail space is less than
thirty (30) percem of the gross floor area.
Any retail sales activity, beyond that which is
accessory to office/warehouse or other light industrial
uses, would require the provision of additional parking
spaces. These spaces must be zoned to allow the use
for which the spaces are provided.)
GENERAL INFORMATION
Location:
Fronts the east line of Johnston Willis Drive, south of Midlothian Turnpike.
707-5596 (Sheet 8).
Existing Zoning:
I-1 with Conditional Use Planned Development
Tax ID 746-
2.0 acres
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98SN0240/WP/JULY29N
Existing Land Use:
Industrial and commercial (Johnston Willis Trade Center)
Adjacent Zoning & Land Use:
North - I-1 with Conditional Use Planned Development; Industrial and commercial
South - I-1 with Conditional Use Planned Development; Commercial or vacant
East - R-7 with Conditional Use; Multi-family residential
West - C-5; Commercial or vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the east side of Johnston
Willis Drive adjacent to the request site. Use of the public water system is intended by the
applicant and is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Johnston Willis
Drive adjacent to the request site. Use of the public wastewater system is intended by the
applicant and is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The proposed zoning and land use will have no greater impact on these facilities than those
uses currently permitted. Conditions of zoning approval address concerns relative to
drainage and erosion control and would remain in effect with approval of this request.
PUBLIC FACILITIES
Fire Service:
The requested use will generate a negligible increase in the number of emergency calls for
fire and rescue services.
Transportation:
The requested use will have a minimal impact on the existing transportation network.
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LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for light industrial uses.
Area Development Trends'
As noted herein, the request property is part of the Johnston Willis Trade Center.
Adjacent properties to the north and south are zoned Light Industrial (I-1) with Conditional
Use Planned Development and are occupied by industrial and commercial uses or remain
vacant. Adjacent property to the east is zoned Residential ~-7) with Conditional Use and
has been developed for multi-family residences (Sunrise Apartmems). Adjacent property
to the west is zoned General Business (C-5) and has been developed commercially or
remains vacant.
Existing commercial and industrial development patterns, within the Johnston Willis Trade
Center, are expected to continue.
On May 23, 1984, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning with Conditional Use Planned Development to
permit use and bulk exceptions on the request property and surrounding area (Case
83S024). Conditions were imposed to limit most general commercial uses and outside
storage to that portion of the property lying within 800 feet of Midlothian Turnpike. The
remainder of the property was restricted to Light Industrial (M-I) uses and/or the
following commercial uses:
Wholesale greenhouses, carpenter and cabinet shops; contractor's offices and
display rooms; electrical, plumbing and/or heating shops - sales and service;
fraternal, philanthropic and charitable uses; health clubs; laboratories, priming
shops; repair services (except of automobiles); schools - commercial, trade, music,
dance, business, vocational and training; tool and equipment rental; communication
studios and stations (not towers); cocktail lounges, dining halls and night clubs;
contractor's shop; feed, seed; fuel and ice sales; recreational establishmems,
indoor; utility trailer and truck rental; and veterinary hospital, boarding kennels or
clinics, exclusive of outside runs.
Subsequently, the request property was developed as part of the Johnston Willis Trade
Center.
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98SN0240/WP/JULY29N
On August 24, 1988, the Board of Supervisors approved an amendment to Case 83S024
to permit an automobile service facility with outside storage of new, unlicensed vehicles
on the request property. (Case 88SN0082)
On February 27, 1991, the Board of Supervisors approved an amendment to permit an
ambulance service on the request property plus use of parking spaces located on adjacent
property to the north. (Case 89SN0422)
On May 22, 1996, the Board of Supervisors approved an amendment to permit motor
vehicle repair on the request property plus use of parking spaces located on adjacent
property to the north. (Case 96SN0211)
Site Design:
The request property has been developed for a mix of industrial and commercial uses with
access to Johnston Willis Drive. Buildings on the property have been arranged so that
garage-type doors are oriented away from residential uses to the east and screened from
view of Johnston Willis Drive.
Conditions of zoning approval for Case 83S024, together with the requirements of the
Zoning Ordinance and Development Standards Manual address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of
dumpsters and loading areas.
Parking:
In the past, the issue of adequate on- or off-site parking to accommodate all uses on the
request property has been raised. In particular, the last zoning amendment, to permit
motor vehicle repair (Case 96SN0211), included a request to use parking spaces located
on adjacent property to the north. It should be noted the current amendment does not
include this adjacent parking. Therefore, these parking spaces cannot be used to address
the parking requirements of the proposed sporting goods retail sales use.
The approved site plan for the request property calculates parking on the basis of
office/warehouse use, or one (1) parking space for each 400 gross square feet of floor area.
With the approval of this request, the Development Standards Manual would allow retail
sales of sporting goods without the need to increase available parking, if the office space
of the office/warehouse use is less than fifty (50) percent of the gross floor area and the
retail sales is accessory to an office/warehouse use. Retail sales of up to thirty (30) percent
of the gross floor area would be considered accessory to the office/warehouse use. If
office and/or retail sales space exceed these gross floor area limitations, then additional
parking spaces would have to be provided.
5 98SN0240/WP/JULY29N
Staff has discussed existing and anticipated parking limitations with the applicant's
representatives. The applicant's representatives have indicated that the proposed retail
sales of sporting goods would remain accessory to the office/warehouse use for the
foreseeable future. Staff also discussed with the applicant's representative possible
methods for increasing available parking, to include but not limited to, a redesign of the
parking lot and/or the zoning of additional land for retail use.
Buffers & Screening:
Conditions of zoning approval for Case 83S024 require a buffer along the eastern property
boundary of the request site, adjacent to Sunrise Apartments. This buffer has been
established and, together with the location and orientation of buildings, effectively screens
activities on the request property from adjacent residences.
CONCLUSIONS
Although the Northern Area Land Use and Transportation Plan suggests the property is
appropriate for light industrial uses, the current zoning allows a number of commercial uses on
the request property and surrounding area. The requested sporting goods sales business would be
compatible with these uses and anticipated development :patterns along this portion of Johnston
Willis Drive. In addition, conditions of zoning approval, together with Zoning Ordinance and
Development Standards Manual requirements, insure compatibility between commercial and
industrial uses on the request property and area residences to the east, in Sunrise Apartments.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/16/98):
The applicnat accepted the recommendation. There was no opposition present.
On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 29, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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98SN0240/WP/JULY29N
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98SN0240
In Midlothian Magisterial District, CHARLES PISCATELLI
requested amendment to Conditional Use Planned Development
(Case 89SN0422) and amendment of zoning district map to
permit sporting goods sales in a Light Industrial (I-l)
District. The density of such amendment will be controlled
by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
light industrial use. This request lies on 2.0 acres
fronting approximately 278 feet on the east line of Johnston
Willis Drive, approximately 1,130 feet south of Midlothian
Turnpike. Tax ID 746-707-5596 (Sheet 8).
Mr. Poole presented a summary of Case 98SN0240 and stated
that staff and the Planning Commission recommend approval,
subject to one condition. He noted that although the
Northern Area Land Use and Transportation Plan suggests the
property is appropriate for light industrial uses, the
current zoning allows a number of commercial uses on the
request property and surrounding areas.
Mr. Roger Hughes, representing the applicant, stated that
the recommendation is acceptable.
There was no opposition present.
Mr. Daniel stated that he and Mr. Hughes use to occupy
nearby office space at Philip Morris; however, he does not
see any conflict of interest regarding this issue since he
no longer is employed by the company.
On motion of Mr. Barber, seconded by Mrs. Humphrey, the
Board approved Case 98SN0240, subject to the following
condition:
7/29/98
98-558
In addition to the uses permitted by Case 89SN0422,
sporting goods sales shall be permitted. (P)
(Notes: A.
This condition modifies Condition 1 of
Case 89SN0422 relative to permitted
uses.
Based on existing site improvements,
adequate on-site parking is available to
accommodate retail sales of sporting
goods as accessory to office/warehouse
or other light industrial uses.
Specifically, based upon existing
available parking, the retail use would
be permitted as accessory to the
office/warehouse use when the office
space is less than fifty (50) percent of
the gross floor area and the retail
space is less than thirty (30) percent
of the gross floor area.
Any retail sales activity, beyond that
which is accessory to office/warehouse
or other light industrial uses, would
require the provision of additional
parking spaces. These spaces must be
zoned to allow the use for which the
spaces are provided.)
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
98-559