HomeMy WebLinkAbout03-05 PC Staff ReportCONDITIONAL USE PERMIT #03-05
4 HORTONS LANDSCAPING
w Staff Report for the Planning Commission
Prepared: April , 2005
Staff Contact: Bernard Suchicital
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: 05/04/05 Pending
Board of Supervisors: 05/25/05 Pending ------
LOCATION: This subject property is locted at 160 Journeyman Lane (Route 277)
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 87-4-1
PROPERTY ZONING & PRESENT' USE:
ADJOINING PROPERTY ZONING & USE:
Zoned: (RA) Rural Areas
Land Use: Residential
Zoned: (RA) Rural Areas
Land Use: Vacant and Residential
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PROPOSED USE: Landscapi contracting and retail nursery
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The application for a conditional use permit for this property
appears to have a measurable impact on Route 277, the VDOT facility which would provide access
to the property. Prior to operation of the business, a commercial entrance must be constructed to our
standards to allow for safe egress and ingress of the property. VDOT has the following comments:
1. Sight distance appears to be acceptable. The proposed entry point to the site was not
identified on the documents we received.
2. Due to traffic volumes currently on Route 277, a left turn lane will be required.
CUP #03-05, James M. Horton
April 18, 2005
Page 2
3. A right turn with decel lane will be required.
4. Full frontage development will be required due to the close proximity of Journeyman Lane
and Wright's Run Lane.
Before development, this office will required a complete set of construction plans detailing entrance
designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh
Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-
of-way dedications, and off-site roadway improvements and drainage. Any work performed on the
State's right-of-way must be covered under a land use permit. This permit is issued by this office
and requires an inspection fee and surety bond coverage.
Fire Marshal: Maintain adequate lane widths for emergency vehicle access. No significant factors
affect proposed use.
Inspections Department: No comment required provided this operation complies with the Virginia
Uniform Statewide Building Code section 10 1. 7 Exemptions #7 Farm buildings and structures not
used for residential purposes (a) Storage, handling, production, display, sampling or sale of
agricultural, horticultural, floricultural or silvicultural products produced on the farm. If operation
exceeds this exemption than a change of use building permit shall be required.
Winchester -Frederick County Health Department: Based on discussions with the health
department today (April 18, 2005), the proposed use should not generate the need for more than ten
(10) parking spaces, and that the applicant should identify and protect a drain field reserve area.
Frederick County Sanitation Authority: Sewer and water are not available.
Planning and Zoning: This proposed Conditional Use Permit (CUP) is for a landscape contracting
and retail nursery business. This proposed use will take place on 8 acres of land located in the RA
(Rural Areas) Zoning District along Fairfax Pike (Rt. 277). The Frederick County Zoning Ordinance
allows for landscape contracting and retail nurseries in the RA Zoning District with an approved
Conditional Use Permit (CUP).
This proposed use will have 18,000 square foot greenhouse, and a newly constructed 14,000 square
foot building for retail stock associated with this proposed use. The applicant will be using the
existing dwelling as an office. This proposed use will have an outdoor storage area in the front of the
property that will be used for the retail and display of nursery stock. The rear of the property will
contain outdoor storage of equipment and nursery stock for off site landscape contracting. An
opaque fence of six (6) feet in height will be used to screen this area of the property. This proposed
use will contain an indoor storage facility for heavy equipment in the rear of the property.
CUP #03-05, James M. Horton
April 18, 2005
Page 3
Prior to operation of this landscape contracting and garden center an approved engineered site plan
will be required. This site plan will address all of the requirements of the Frederick County Zoning
Ordinance. This site plan will address the significant improvements to Fairfax Pike (Rt. 277) as ;r
required by VDOT. Staff would recommend that signage+be limited to one (1) non -illuminating
freestanding business sign no higher than ten (10) feet. This freestanding business sign shallavAy
be
twenty-five (25) fe t. This requirement is in keeping with the rural nature of this area and preventing
a typical commuCtial strip along Fairfax Pike (Rt. 277). This site plan will address the parking
restrictions, and identify and protect a drain field reserve area as required by the Winchester -
Frederick County Health Department.
STAFF CONCLUSIONS FOR THE 05/04/05 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would recommend the following
conditions:
1. All review agency comments and requirements shall be complied with at all times.
2. An engineered site plan shall be submitted to, and approved by Frederick County; prior to
using the site for the landscape contracting and retail nursery use. All improvements
identified on the improved site shall be completed as well as addressing all VDOT
comments prior to operating the business from this site.
3. One (1) non -illuminated freestanding business sign shall be allowed afg�faxe
(W.-2-7); sign shall be limited to twenty-five (25) square feet in area. The sign shall not
exceed ten (10) feet in height.
4. Any expansion or change of use will require a new Conditional Use Permit.
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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.
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