STAFF S REQUEST ANALYSIS AND RECOMMENDATION 12SN0152. Sustainability Park, LLC. Bermuda Magisterial District North Enon Church Road

Transcription

1 SE GE: Jane Peterson ecember 12, 2011 P P Time emaining: 100 days STFF S EQUEST LYSIS EOENTION 12SN0152 Sustainability Park, LL Bermuda agisterial istrict North Enon hurch oad EQUEST: onditional use approval to permit a private boat launch and associated facilities in a Heavy Industrial () istrict. POPOSE L USE: boat launch to serve members of a proposed private boat storage area is proposed along with ancillary services (food/ice vending and fuel). ecommend approval for the following reasons: EOENTION. The onsolidated Eastern rea Plan, which suggests the property is appropriate for industrial use, also promotes use of natural features and other environmentally-sensitive areas for open space and recreational purposes. B. The proposed land uses are compatible with existing and anticipated area development. (NOTE: ONITIONS Y BE IPOSE O THE POPETY OWNE(S) Y POFFE ONITIONS.) Location: GENEL INFOTION The request property is located on the eastern line of North Enon hurch oad, south of Leslie Lane, and is better known as North Enon hurch oad. Tax I Part of Providing a FIST HOIE community through excellence in public service

2 Existing Zoning: Size: 15 acres of a acre tract Existing Land Use: Industrial or vacant djacent Zoning and Land Use: North - -15; Single-family residential South - ; Industrial or conservation area (proposed ounty park) East - James iver West - I-2; acant Public Water System: UTILITIES The request site is currently connected to the public water system. This request will not impact the public water system. Public Wastewater System: The request site is currently on a private septic system. This request will not impact the public wastewater system. rainage and Erosion: ENIONENTL The subject parent parcel is developed and drains through on-site drainage systems and ponds directly into the James iver. There are currently no known on or off-site drainage or erosion problems and none are anticipated after development. Water Quality: The subject property contains a esource Protection rea (P) extending 100 feet from the top of the bank of the James iver, except for an area along the eastern property line where it extends into the property for approximately 700 feet. boat launch is a permitted use in the P, be it private or public. However, areas where boats are stored 2 12SN0152-E12-P-PT

3 Fire Service: or cars are parked must be located outside of the P. ny new construction in the P will require a Water Quality Impact nalysis (WQI). PUBLI FILITIES The Enon Fire Station, ompany Number 6, and the ivers Bend Fire Station, ompany Number 18, currently provide fire protection and emergency medical service (ES). This request will have a minimal impact on Fire and ES. Fire protection issues will be addressed at site plan. ounty epartment of Transportation: Typical generation rates for this land use (private boat launch) are not available. The applicant has indicated that the proposed development could result in traffic generation of approximately 250 average daily trips. These vehicles will be initially distributed along North Enon hurch oad, which had a 2009 traffic count of 2,009 vehicles per day with a Level of Service. The proposed additional use on the property will have a minimal impact on the existing transportation network. irginia epartment of Transportation (OT): Entrances to the property on Enon hurch oad (State oute 746) are subject to the requirements of ccess anagement per the applicable sections of for inor rterials, ollectors and Local oads. commercial entrance(s), with appropriate sight distance shall be provided. OT will review plans, at the site construction plan stage, concerning any issues with respect to commercial entrances, as required, access management spacing, turn lane warrants, sign setback requirements from OT maintained right-of-way, drainage, and any traffic management issues that may be identified. omprehensive Plan: L USE The subject property is located within the boundaries of the onsolidated Eastern rea Plan, which suggests the property is appropriate for industrial use. One of the goals of the Plan is to provide area residents and employees of area industries with outdoor recreational opportunities. The Plan geography contains most of the ounty s river frontage. lthough much of this land is zoned for development; the Plan promotes use of this natural feature and other environmentally-sensitive areas for open space and recreational purposes. 3 12SN0152-E12-P-PT

4 raft omprehensive Plan: The evised raft omprehensive Plan (as recommended by the hesterfield ounty Planning ommission on November 15, 2011) designates the subject property anufacturing enter. This proposed land use designation encourages single use or integrated mix of moderate and/or heavy industrial, corporate office, public and open space uses. It should be noted that the revised draft plan is pending review by the Board of Supervisors, has not been approved, and does not provide land use guidance for the subject property at this time. The recommendations of the revised draft plan are provided for informational purposes only. rea evelopment Trends: rea properties to the north are zoned esidential (-15) and are developed as part of the ount Blanco Subdivision. Properties to the south are zoned Heavy Industrial () and are occupied by the ivers Bend Technology Park or are vacant and part of a conservation area owned by the ounty. The James iver borders the eastern property boundary. To the west, properties are zoned General Industrial (I-2) as part of the eadowville Technology Park. It is anticipated that industrial development as well as potential park uses bordering the James iver will continue in this area as suggested by the Plan. evelopment Standards: The request property lies within an Emerging Growth istrict rea. evelopment of the site must conform to these standards of the Ordinance which address access, parking, landscaping, pedestrian access, architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters. Private Boat Launch: onditional use approval has been requested to allow a private boat launch and customarily accessory services. This use is not specifically enumerated in the Zoning Ordinance. The Ordinance provides for the conditional use process for uses which are not specifically enumerated, provided the uses operating characteristics are substantially similar to, and its impact on neighboring properties no greater than, the operating characteristics and impacts of the specifically enumerated uses allowed in the district. Staff has interpreted that the requested use is similar in characteristics and impact to a marine terminal and would, therefore, be allowed by conditional use approval wherever a marine terminal is allowed. arine terminals are allowed with conditional use approval in the I-2 and istricts. ONLUSION The onsolidated Eastern rea Plan geography contains most of the ounty s river frontage, much of which is zoned for development. While suggesting the property is appropriate for 4 12SN0152-E12-P-PT

5 industrial use, one of the goals of the Plan is to provide area residents and employees with outdoor recreational opportunities by promoting use of its river frontages and other environmentally-sensitive areas for this purpose. The proposed private boat launch complies with this Plan goal and would be compatible with existing and anticipated area development. Given these considerations, approval of this request is recommended. 5 12SN0152-E12-P-PT

6 U BL E T EW LL O N L IN G E W TE OW HO E EP SH Z -12 Legend -25 Z Z Z T E BS ILI O ZONING Z -5 gricultural ommercial Z I-2 Industrial Office esidential HENIO OUNTY Z P v -15 O W LE IL O W LE IL Streams OUNT BLO Y E N HE E O SL T NT BL O U O ES J E TZEWE LL E NO ON S FF L L IE SL O LE S Z O UP Z O-2 12SN0152.U. Z Z / BEU HUNE Z 1, I E NW Y 1,600 Z Z S Z Feet OLE ST Y E O IS O N H U H ON N EN SX ILO HU N E N U PE K INS BE EN ON H E STO N U Y W KIN G BOWN & WILLISON ONSETION E H G L I-2 Z NY E O GT -7 I Z S Z erial photos taken in 2009