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Staff Analysis Archive

 

NOTE: The Staff Reports appear in the order in which they are scheduled to be heard during the Planning Commission Public Hearing. Once the Public Hearing has be held, the Reports will be moved to the archive.

Brush Mountain Estates, LLC. Center Rezoning and Special Use Permit Request

I. Nature of Request

Brush Mountain Estates, LLC. has requested a change in zoning from Agriculture (A-1) to Community Business (CB), with possible proffered conditions, and a Special Use Permit to allow the development of mini storage warehouses on a 9.5763 acre site. This parcel was subdivided as part of the Brush Mountain Estates Subdivision.

II. Location

The subject parcel is located on the north side of Pandapas Pond Road (US Route 460), west of the Brush Mountain Road (Rte. 778) intersection and is identified as Tax Parcel No. 15-8-1 (Acct ID # 036238) in the Mount Tabor Magisterial District. The property currently lies in an area designated as Rural in the Comprehensive Plan. The property is surrounded to the north and west by national forest property. Brush Mountain and Brush Mountain West subdivisions are located to the east and south respectively and are both zoned Agriculture (A-1).

III. Impacts The proposed rezoning would allow community oriented businesses that are listed on the attached list of uses permitted by right. The mini-warehouses would be permitted by Special Use Permit. The desired use of mini-warehouses is expected to generate the following impacts to the surrounding area: noise, lighting and additional traffic.

Noise The proposed use will generate noises that are not currently representative of the area; however, noise from traffic on US Route 460 is expected to be greater than any noise generated from mini-warehouses.

Lighting Lighting for the site will be necessary for security purposes but should be designed such that it will not create glare onto the roadway or adjacent properties. Lighting should be shielded and directed downward to reduce any adverse impacts that new lighting in the area may generate.

Parking & Traffic Parking for this proposed use will be minimal. An anticipated daily parking requirement for the mini warehouses is expected to be approximately one to two vehicles for a site supervisor. No outdoor storage of vehicles or equipment will be permitted. All other vehicular traffic is expected to be short-term parking only. The applicant has proposed to install a gate at the entrance to allow only those that have keys to the storage buildings to gain access to the site.

Road Access Additional information is required on the access onto Route 460 (see attached VDOT letter). A minimum entrance width of thirty (30) feet will be required as per VdoT's current commercial entrance requirements. Sight distance appears adequate for a commercial entrance at this location. An approved VDOT permit shall be obtained prior to the issuance of any building permits for this property.

Water & Sewer The site will be serviced by an individual well and septic system that shall be approved by the Montgomery County Health Department prior to the issuance of any building permits. A preliminary drain field was approved as part of the original subdivision approval.

IV. Comprehensive Plan

This parcel is designated as Rural in the 1990 Montgomery County Comprehensive Plan. Rezoning to Community Business (CB) is acceptable under this future land use classification and qualifies for rezoning under the criteria for qualifying lands in the zoning ordinance. Therefore, this request complies with the Comprehensive Plan.

V. Analysis

The applicant has requested the entire 9.58 acre tract be rezoned from A-1 to CB with a Special Use Permit for mini-warehouses. The mini-warehouses should have minimal adverse impacts on the area. An approval of this rezoning to CB will also allow the thirty-two (32) uses that are permitted by right. Some of these permitted uses may have a greater impact on the surrounding area than the proposed mini-warehouses. The applicant has not offered any proffered conditions that would help mitigate any negative impacts.

VI. Staff Recommendation

Staff's preliminary recommendation is for approval of this request subject to the following conditions:

1. Project will be constructed in substantial conformance with the conceptual plan dated January 2, 2002.

2. VDOT and Health department approvals shall be obtained prior to issuance of any building permits. 3. Lighting shall be installed with shielding and full cut-off optics to avoid glare onto roadway and adjacent properties. 4. Existing vegetation shall remain on the property as depicted on the conceptual plan except for necessary grading and installation of drainage features and septic systems.

The property owner can offer proffered conditions to govern the future development potential of this property, however no proffers had been submitted as of the date of this report. In addition, the Planning Commission and Board of Supervisors can impose any additional restrictions that they feel necessary to govern the use permitted under the SUP. This office has received one comment letter on this request to date (See attached). Adjacent property owners or other interested parties may be present at the public hearing to present their views on this request.

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Last Updated 12 February 2002
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