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HomeMy WebLinkAbout09-05 PC Staff ReportCONDITIONAL USE PERMIT #09-05 RICHARD HEISEY Staff Report for the Planning Commission Prepared: November 17, 2005 Staff Contact: John D. Kirby, Zoning Inspector This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 12/07/05 Pending Board of Supervisors: 01/11/06 Pending LOCATION: This subject property is located at 663 Dicks Hollow Road (Route 663). MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBER: 41-A-40D PROPERTY ZONING & PRESENT` USE: Zoned: RA (Rural Areas) District Land Use: ADJOINING PROPERTY ZONING & USE: North: RA (Rural Areas) Land Use: Vacant East: RA (Rural Areas) Land Use: Residential South: RA (Rural Areas) Land Use: Residential West: RA (Rural Areas) Land Use: Residential PROPOSED USE: Cottage Occupation – Woodworking Shop REVIEW EVALUATIONS: Virginia Dept. of Transportation: The application for a conditional/special use permit for this property appears to have little measurable impact on Route 608, the VDOT facility which would provide access to the property. Existing entrance is adequate for proposed use. However, should use ever expand in the future, the entrance may have to be upgraded to VDOT commercial standards. CUP #09-05, Richard Heisey November 17, 2005 Page 2 Fire Marshall: Adequate turnaround provisions for fire apparatus must be maintained, a vertical clearance of 13.5 feet over the entire roadway width must also be maintained. A minimum of 4 inch high posted address numbers visible from the street or road fronting the property as required by the International Fire Code section 505.1. Open burning of waste materials is prohibited under IFC 307.2.2. Two portable fire extinguishers with a minimum rating of 2A,10BC are required. One at the storage area of flammable liquids and wood product storage and one at the main building exit. Spray finishing shall comply with the attached copy of IFC 1504.1.4. Plan approval recommended. Inspections Department: Existing buildings shall comply with The Virginia Uniform, Statewide Building Code and Sections 306, Use Group F (Factory and Industrial) of the International Building Code/2000. Other Code that applies is IBC/ANSI A117.1-98 Accessible and Usable Buildings and Facilities. A change of use permit is required and a new certificate of use shall be issued prior to operation. Please submit a floor plan of the building at the time of change of use building permit application. HC parking and access to the building is required. Health Department: Health Dept. has no objection as along as there is to be no additional employees other than the current occupant and no additional water use. Planning and Zoning: This proposed Conditional Use Permit (CUP) is for a Cottage Occupation, for a woodworking shop business. This proposed use will take place on seven acres of land located in the RA (Rural Areas) Zoning District off of Dicks Hollow Road. This business will be conducted in a 30 foot by 65 foot existing accessory structure at the rear of property, which is used as a workshop. This building is 54 feet from any adjoining property line, and screened by natural wooded vegetation from side and rear property lines. The applicant requests three (3) employees to be associated with this Conditional Use Permit. The health department has requested that no more than eight people be allowed on this drain field. There is a gravel lot alongside the structure sufficient for employee parking. The Frederick County Zoning Ordinance allows for a Cottage Occupation in the RA Zoning District with an approved Conditional Use Permit (CUP). Based on the limited scale of the applicant’s proposed cottage occupation, it appears it would not have negative impacts on adjoining properties or detract from the rural character of the area. STAFF CONCLUSIONS FOR THE 12/07/05 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1.All review agency requirements shall be complied with at all times. 2. Any expansion or change of use shall require a new conditional use permit. 3.No retail sales of merchandise shall be permitted on site. CUP #09-05, Richard Heisey November 17, 2005 Page 3 4.No more than three (3) employees shall be permitted. This property has a drainfield capacity of up to eight people, so the health department has requested that no more than eight people be allowed on the drain field, including employees. 5. No business signs shall be permitted. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors.