98SN0257.PDFAugust 26, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0257
R. Marc Nay
Matoaca Magisterial District
West line of Deer Run Drive
REOUEST:
Amendment to Conditional Use Planned Developments (Cases 85S035 and
88SN0066) to reduce a required buffer and to permit a veterinary hospital in a
Light Industrial (I-1) District.
PROPOSED LAND USE:
A veterinary hospital, in addition to uses currently permitted, is planned. In
addition, conditions of zoning approval for Case 85S035 require a fifty (50) foot
buffer along the southern property line of the request site. The applicant wishes
to reduce this buffer to fifteen (15) feet.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
While the Upper Swift Creek Plan suggests the property is appropriate for mixed
use corridor uses, to include residential developments of various densities as well
as professional, business and administrative office parks and integrated supporting
uses, the property is already zoned to permit a veterinarian office and various other
commercial uses.
Given the adjacent recreation facility between the request site and the single-family
residences to the south, reduction of the buffer would be appropriate.
The development standards of the Ordinance and previously imposed conditions of
zoning ensure land use compatibility with existing area residential development.
(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.
CONDITIONS
(STAFF/CPC) 1.
In addition to uses currently permitted on the property, a vetennary
hospital shall also be permitted. (P)
(NOTE: This condition supersedes Condition 1.aa. of Case
88SN0066 for the request site only.)
(STAFF/CPC) 2.
A minimum fifteen (15) foot buffer shall be provided along the
southern property boundary of the request site where adjacent to
residentially zoned property. This buffer shall comply with the
requirements of the Development Standards Manual Ibr bufI~rs less
than fifty (50) feet, Sections 19-520 through 19-522. (P)
(NOTE: This condition supersedes "The following conditions are
requested for Parcels A B, C, D, E and F." 1. of the Textual
Statement for Case 85S035 for the request site only.)
(NOTE: All other conditions of zoning approval for Cases 85S035 and 88SN0066 remain
in effect.)
GENERAL INFORMATION
Location:
Fronts the west line of Deer Run Drive, south of Hull Street Road. Tax ID 728-672-0668
(Sheet 20).
Existing Zoning:
I-1 with Conditional Use Planned Development
Size:
1.7 acres
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98SN0257/WP/AUG26J
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - I-I with Conditional Use Planned Development; Commercial or vacant
South - R-12 with Conditional Use Planned Development; Recreational area
East - 0-2 with Conditional Use Planned Development; Public/semi-public (library)
West - I-1 with Conditional Use Planned Development; Vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the east side of Deer Run
Drive, adjacent to the request site. In addition, there is an existing six (6) inch water line
extending along the west side of Deer Run Drive and along the north property line of the
request site. Use of the public water system is intended and is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the north and west
property lines of the request site. Use of the public wastewater system is intended and is
required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The site drains via storm sewers to a tributary of Swift Creek. There are no existing or
anticipated on- or off-site drainage or erosion problems.
pUBLIC FACILITIES
Fire Service:
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection will be evaluated during the
plans review process. Also, the need for fire lanes will be determined during the review
of the aforementioned plans.
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Transportation:
Traffic volumes generated by the requested land use (veterinary hospital) should be similar
to those generated by land uses currently permitted on the property. This request will have
a minimal impact on the anticipated traffic generated by development of the property.
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for mixed use corridor uses. Land uses in these areas include residential
developments of various densities as well as professional, business and administrative
office parks and integrated supporting uses. The existing zoning on the request property
was granted prior to adoption of the current Plan.
Area Development Trends:
Adjacent property to the north is occupied by a commercial use or is vacant while the
property to the south has been developed for a recreational facility within Deer Run
Subdivision. Adjacent property to the east has been developed for a County library and
the property to the west remains vacant.
It is anticipated that commercial and office development will continue along this portion
of the Hull Street Road corridor.
Zoning History.:
On June 26, 1985, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning with Conditional Use Planned Development to
permit a mixed use development on 428.7 acres which included the subject property (Case
85S035). With the approval of Case 85S035, the request property was zoned light
industrial and was granted limited commercial use exceptions in addition to the light
industrial uses. In addition, Case 85S035 required a fifty (50) foot natural buffer along the
southern boundary of the request site.
On July 27, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to Case 85S035 granting additional
commercial use exceptions on the request property (Case 88SN0066).
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98SN0257/WP/AUG26J
Uses:
With the approval of Case 88SN0066, Condition 1 limited uses on the request property to
the following:
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alt.
Bakery goods.
Banks and savings and loan associations, with or without drive-in windows.
Barber or beauty shop.
Book or stationery store.
Brokerage.
Camera store.
Candy store.
Cleaning, pressing, laundry drop-off and pick-up facilities, not to include a plant.
Drug store/pharmacy.
Dry goods store.
Dairy products store.
Florist shop.
Grocery store, with or without gasoline sales.
Hardware store.
Newspaper or magazine sales.
Nursery schools, child or adult day care centers, and kindergartens.
Offices; business, governmental, medical, and professional.
Restaurants, including a maximum of one (1) fast food or carry-out restaurant on the
northwestern portion of the site.
Shoe repair service.
Tailoring and dressmaking shops.
Telephone booth.
Variety store.
Video store.
Medical clinics provided that neither the business nor the building is designed to
accommodate ambulance traffic.
Optometrist sales and service provided that: (1) the sales and servicing of eyewear
is done by an Optometrist as an accessory use in conjunction with a medical practice;
and (2) not more than fifteen (15) pement of the gross floor area may be devoted to
such sales and service.
Temporary construction trailers/buildings provided that: (1) the temporary structure
shall be devoted exclusively to construction activities on the premises; and (2) the
temporary structure shall be removed upon completion or abandonment of
construction activities.
Veterinary offices provided that: (1) no boarding is permitted; (2) no outside runs
are permitted; and (3) no overnight care is permitted.
Motor vehicle accessory store provided that: (1) no motor vehicle repair shall be
permitted; and (2) no parts shall be installed on the premises.
5 98SN0257/WP/AUG26J
cc. Print shops.
dd. Schools: commercial, trade, music, driving and training, vocational, and business.
The applicant wishes to be allowed to develop a veterinary hospital on the property, which
would include boarding and overnight care.
Site Design:
Condition 2 of Case 88SN0066 requires the property be developed in accordance with the
Route 360 Corridor Overlay District requirements. New construction must conform to the
development standards of the Zoning Ordinance which address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas.
Architectural Treatment and Building Sizes:
Condition 3 of Case 88SN0066 limited individual projects to a maximum of 5,000 square
feet of gross floor area per acre and individual stores and shops within 200 feet of a
residential district to a maximum of 5,000 square feet of gross floor area. This condition
was imposed to ensure that buildings would have a massing and scale compatible with area
residential development and would remain in effect with approval of this request. Based
upon the acreage of this request (1.7), the project would be limited to a maximum of 8,500
gross square feet of floor area. An illustrative plan submitted by the applicant depicts floor
area in excess of that permitted. Unless this condition is amended through zoning, at time
of site plan review the applicant will be limited to a maximum of 8,500 gross square feet of
floor area.
The Route 360 Corridor Overlay District requires that no building exterior (whether front,
side, or rear) 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
residential or office district or any public right of way. 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.
Buffers & Screening:
The Zoning Ordinance requires 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 and that such area
within 1,000 feet of any A, R, R-TH or R-MF District 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
98SN0257/WP/AUG26J
that loading areas are screened from any property where loading areas are prohibited and
from public rights of way.
Adjacent properly to the south is zoned Residential (R-12) and is occupied by a recreational
facility for use by the residents of Deer Run Subdivision. Conditions of the existing zoning
approval for Case 85S035 require a minimum fifty (50) foot buffer along the southern
property boundary of the request site. Condition 2, if imposed, would allow the buffer to
be reduced to fifteen (15) feet.
CONCLUSIONS
Although the Upper Swift Creek Plan which suggests the property is appropriate for mixed use
corridor uses, to include residential developments of various densities as well as professional,
business and administrative office parks and integrated supporting uses, the request property is
already zoned to permit a number of commercial uses to include a veterinaw office. Given that the
activities of a veterinary hospital will be required to be conducted completely indoors, except parking,
the proposed use should be no more intense than the uses already permitted.
Given the adjacent recreational facility between the request site and the single-family residences to
the south, reduction of the buffer would be appropriate. In addition, the development standards of
the Zoning Ordinance and previously imposed conditions of zoning ensure land use compatibility with
existing area residential development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/21/98):
The applicam accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on page 2.
AYES: Messrs. Shewmake, Marsh, Cunnmgham and Gulley.
ABSENT: Mr. Miller.
The Board of Supervisors, on Wednesday, August 26, 1998, beginning at 7:00 p.m., will take under
consideration this request.
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)257
C.U.P.
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98S~0257
In Matoaca Magisterial District, R. MARC NAY requested
amendment to Conditional Use Planned Developments (Cases
85S035 and 88SN0066) and amendment of zoning district map to
reduce a required buffer and to permit a veterinary hospital
in a Light Industrial (I 1) District. The density of such
amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
8/2S/98
98 624
property is appropriate for mixed use corridor use. This
request lies on 1.7 acres fronting approximately 170 feet on
the west line of Deer Run Drive, approximately 270 feet
south of Hull Street Road. Tax ID 728 672 0668 (Sheet 20).
Mr. Jacobson presented a summary of Case 98SN0257 and stated
that the Planning Commission and staff recommends approval
subject to conditions.
Dr. R. Marc Nay stated that the recommendation is
acceptable.
There was no opposition present.
Mrs. Humphrey expressed appreciation to Dr. Nay for the care
that he has given to injured animals and for expanding his
business into the County.
On motion of Mrs. Humphrey, seconded by Mr. McHale, the
Board approved Case 98SN0257 subject to the following
conditions:
1. In addition to uses currently permitted on the
property, a veterinary hospital shall also be
permitted. (P)
(NOTE: This condition supersedes Condition 1.aa. of
Case 88SN0066 for the request site only.)
2. A minimum fifteen (15) foot buffer shall be provided
along the southern property boundary of the request
site where adjacent to residentially zoned property.
This buffer shall comply with the requirements of the
Development Standards Manual for buffers less than
fifty (50) feet, Sections 19 520 through 19 522. (P)
(NOTE: This condition supersedes ~The following
conditions are requested for Parcels A B, C, D, E and
F." 1. of the Textual Statement for Case 85S035 for
the request site only.)
(NOTE: Ail other conditions of zoning approval for
Cases 85S035 and 88SN0066 remain in effect.)
Ayes: Humphrey, Warren, Barber, and McHale.
Nays: None.
Absent: Daniel.
8/2S/98
98 625