Current Comprehensive Single Family Residential, Courtland Planning Area. CM-1, Conditional Limited Industrial District

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1 RZA 2011:05 Mitchell and Tammy Gray, owners Application Request: Zoning map amendment (Rezoning) IDENTIFICATION AND LOCATION INFORMATION Current Comprehensive Plan designation: Current Zoning: Requested Zoning: Acreage: Proposed Use: Single Family Residential, Courtland Planning Area A-2, Agricultural CM-1, Conditional Limited Industrial District 6.12 acres of a 49.7 acre tract Light industrial uses, including applicants contractor s storage yard and office Tax Map No.: Portion of TP Location: Magisterial District: Voting District: Adjacent Zoning: Just north of Southampton Parkway and east of Meherrin Road. The property is accessed by Sunlight Drive and Hancock Drive Capron Capron North: A-2, Agricultural South: A-2 East: A-2 West: R-1, Residential Adjacent Land Use North: Vacant abutting subject property: South: Vacant East: Vacant West: Vacant LAND USE ANALYSIS Overview The property is in the Courtland Planning Area. It is adjacent to Southampton Parkway but cannot be accessed from Southampton Parkway. The property is

2 accessed by Sunlight Drive and Hancock Drive, a road installed to serve the abutting peanut processing facility. There is also a dirt path from White House Road that is used informally to access the property, as the parent tract stretches to White House Road. Any nonresidential traffic that would travel to the newlycreated tract would use Sunlight and Hancock Drives. The parent tract abuts the peanut processing facility, which has an Industrial Comprehensive Plan designation and is 140 acres in size. The applicants are the owners of Gray & Sons Construction Inc. They plan to build a shop and office for their construction business on the site, as well as to house equipment and vehicles for the business, use (16) listed below. However, they have offered as conditions to exclude the following potential uses from the property, as found in the zoning ordinance: (13) Circus or carnival grounds (21) Exposition center or fairgrounds (49) Race track or course (51) Railroad switching yard (52) Rifle or pistol range (58) Sports arena or stadium They wish the other permitted uses in the M-1 zoning classification to remain. Those uses as provided in the zoning ordinance include: Sec Permitted uses. (a) In industrial district M-1, any structure to be erected or land to be used shall be for one (1) or more of the following uses: (1) Retail and service establishments as follows in an M-1 district of thirty (30) acres or more, primarily for the use and convenience of employees in the district: a. Automobile service station. b. Banks and savings and loan offices. c. Business and office supply establishments. d. Central mail facility or branch post office. e. Clinics, medical or dental. f. Data processing center. g. Employment service or agency. h. Offices and office buildings, studios and the like, business, professional or administrative. i. Restaurant or cafeteria, drive-in or otherwise. j. Retail store for food, drugs, hardware, tools, wearing apparel and convenience goods with floor area limited to not more than five thousand (5,000) square feet. k. Security service office or station. l. Trade or business school. (2) Agriculture, general, and forestry as permitted in the A-2 agricultural district. (3) Agricultural or farm implements, manufacture, sale, storage or repair. (4) Aircraft and aircraft parts. (5) Airports and landing fields, heliports, and accessory uses.

3 (6) Automobiles, tractors, trucks, buses, truck trailers, motorcycles and bicycles, repair and assembly, upholstering, rebuilding, body and fender work; transmission repair service, radiator repair and cleaning, tire retreading, recapping, rebuilding and vulcanizing. Damaged or inoperative vehicles may be stored outside for a maximum of thirty (30) days. (7) Blacksmith shop. (8) Boats, boating equipment and boat trailers. (9) Bolts, buttons, nuts, screws and rivets, ornamental iron products, firearms, tools, dies, machinery and hardware products, sheetmetal products and vitreous enameled metal products. (10) Boxes, barrels, containers, furniture, cabinets, baskets and wood, metal, fiber or plastic products of similar nature. (11) Building materials (cement, lime in bags or container, sand, gravel, stone, lumber, structural or reinforcing steel, pipe and the like) storage and sales. (12) Carpets, rugs, mats, bedding, mattresses, pillows, quilts, millinery, hosiery, clothing and fabrics, printing and finishing of textiles and fibers into fabric goods. (14) Cleaning and dyeing of garments, hats, carpets and rugs. (15) Coal and wood yards, coke storage and sales. (16) Contractor's equipment storage yard (17) Cosmetics and toiletries, perfumes, soaps, drugs and pharmaceutical products. (18) Dog kennels, commercial or noncommercial. (19) Electrical appliances or electronic instruments and devices, medical and dental equipment, optical or drafting equipment, toys, novelties, games, stamps, musical instruments, watches and clocks manufacture or assembly. (20) Engine testing (internal combustion engines) but not jet engines or rockets. (22) Exterminating establishment. (23) Facilities and structures necessary for rendering public utility service. (24) Fertilizer storage in bags or bulk storage of liquid or dry fertilizer in tanks or in a completely enclosed building. (25) Firewood operation. (26) Food products, candy, chewing gum, cocoa, coffee, tea and spices, beverage blending or bottling, bakery products, dairy products, cheese and ice cream, oleomargarine, fruit and vegetable processing and canning. (26.1) General advertising sign. (27) Grain storage, blending and packaging. (28) Greenhouses, commercial, wholesale or retail. (29) Heating, cooling, ventilating, cooking and refrigeration supplies, equipment and appliances. (30) Ice manufacture, including dry ice. (31) Industrial vocational training school. (32) Ink manufacturing. (33) Insecticides, fungicides, disinfectants, and related industrial and household chemical elements. (34) Janitorial service establishment.

4 (35) Laboratories, research, experimental or testing, including combustion engine testing. (36) Leather goods manufacture. (37) Lumber yard, planing and millwork. (38) Machine shop. (39) Monumental stone works. (40) Motion picture studio. (41) Nursery for growing plants, trees and shrubs. (42) Paper and paperboard. (43) Plating, electrolytic process. (44) Plumbing supplies, manufacture, sale or storage. (45) Pottery and figurines or similar ceramic products and kilns. (46) Printing, publishing and engraving establishment, photographic processing, blueprinting, photocopying and similar uses. (47) Public or governmental buildings and uses. (48) Pulp goods, pressed or molded (including paper mache products), paper products. (50) Radio or television tower more than one hundred fifty (150) feet in height, with a conditional use permit. (53) Rubber and synthetic treating of fabrics (excluding all rubber and synthetic processing). (54) Sand and gravel processing but not extraction. (55) Sawmill (including cooperage stock mill) stationery and planing mill. (56) Sign painting and fabricating. (57) Spacecraft or spacecraft parts. (59) Structural iron and steel fabrication. (60) Tobacco products. (61) Truck stop or truck terminal, freight. (62) Warehouses, wholesale houses and distributors, wholesale market. (63) Water well drilling establishment. (64) Welding, bracing, or soldering shops. (65) Wireless communication facilities per section of this chapter. Site Topography and Characteristics The property is wooded and fairly flat. At the rear of the property, the north edge, there are streams that will create the new property line, so the property slopes to a degree at its northern edge. Transportation The property is accessed by Sunlight Drive, a two lane roadway. The proposed contractor s storage yard, a light industrial use, is expected by the Institute of Transportation Engineers model to generate less than seven (7) vehicle trips per day per 1,000 square feet of building area. In 2009, VDOT estimates Sunlight Drive had 70 daily trips, but Hancock Drive, which starts beyond the residences, only had 10 daily trips. The addition of a second light industrial user such as the

5 proposed contractor s storage yard and office is not expected to generate an appreciable increase in trips on either Sunlight or Hancock Drives. Environmental The County s GIS indicates the property is not within a floodplain. There are some streams that impact the rear of the property, near where the new lot line will break the property to create the 6 acre parcel. Utilities The property would be served by existing overhead power lines and private well and septic systems. Community Comments None received. CONCLUSION Strengths of application: If the Comprehensive Plan amendment is approved, the zoning designation would be appropriate within the Comprehensive Plan designation The nearby peanut processing plant and its Industrial zoning designation cause the area to be less appropriate for the current single family residential designation. The limited access to the property makes development that relies on drive-by traffic impossible. The proposed limited industrial uses are well-buffered from the existing residences. The limited trips generated by limited industrial uses will impact the nearby residences less than residential development. Typical single family residential development generates 10 trips per day per unit. Should the nearby R-1 zoning designation be extended to this property, at least six residences could be constructed on 6.12 acres, generating 60 vehicle trips per day, rather than the expected 7 per day per 1,000 square feet of floor area for limited industrial development. Currently the traffic generated by the peanut plant is estimated by VDOT at 10 vehicle trips per day. Weaknesses of application: There are residences in the area, and commercial/industrial vehicles would travel the roads that serve these residences. While the contractor s storage yard contemplated by the applicants would not generate much noise, other limited industrial users may generate grater amounts of noise.

6 SUPPORT INFORMATION AND ATTACHMENTS 1) Staff Analysis 2) Application 3) Notification of adjacent landowners 4) Site map Sign posted 10/31/2011 Letters mailed 10/28/2011 Legal ad Tidewater News 10/26/2011, 11/2/2011