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HomeMy WebLinkAbout15-00 BOS Staff ReportPC REVIEW: 09/06/00 BOS REVIEW: 09/27/00 CONDITIONAL USE PERMIT #15-00 DR. TREVOR J. COLLINS Veterinary Clinic LOCATION: This property is located at 6925 Valley Pike. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 84-A-82 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) District; Land Use: Commercial ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) District; Land Use: Residential and agricultural PROPOSED USE: Veterinary Clinic REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to conditional use permit for this property; however, existing entrances shall be upgraded to our minimum standards prior to the operation of the business. Any work performed on the State's right-of-way must be covered by a land use permit. The permit is issued by this office and requires a fee and surety bond. Inspections Department: Any existing buildings utilized for this CUP shall comply with the Virginia Uniform Statewide Building Code and Section 304, Use Group B (Business) of the BOCA National Building Code. Other codes that apply are CABO 117.1-92, Accessible and Usable Buildings and Facilities. Please submit a floor plan if change of use permit is required. Fire Marshal: Defined parking area to provide unobstructed emergency vehicle access. Plan approval is recommended. Dr. Trevor J. Collins Page 2 September 21, 2000 Health Department: No objection to approval with conditions: limit to one full-time, two part-time staff, current mobile home must be removed/disconnected from septic; no animal waste in septic system. See attached letter from John W. Lam, Environmental Health Specialist, Sr., dated 7/19/00, and letter to Mr. Lam from Dr. Collins dated 8/10/00. Planning and Zoning: This application is a request to operate a veterinary clinic in the RA (Rural Areas) Zoning District. The operation of such a business is permitted in the RA district with an approved conditional use permit (CUP). The applicant intends to run the business from a currently unoccupied structure. Setting up a basic clinic at this location would allow the applicant to offer consultation and surgery services. Dr. Collins has stated that the bulk of his practice will continue to be conducted away from the office. In addition, the applicant has no intension of offering non-medical boarding or proprietary medical sales. The building was formerly associated with an office and plumbing operation for James K. Powell (CUP # 09-97). This business included outdoor storage and commercial vehicle parking. Indeed, the proposed use is visually less intrusive than the former use. The need for a defined parking area, as well as upgrades to the existing entrances, have been highlighted by the reviewing agencies. It may be appropriate to require a minor site plan as a condition of this application. Additionally, limiting of any proposed signage for the veterinary clinic would be advisable. Based upon the scale of the proposed operation and the history of commercial uses on site, staff is of the opinion that the business could operate without significant impact on the adjoining properties. STAFF CONCLUSIONS FOR THE 09-06-00 PLANNING COMMISSION MEETING: Approval of this conditional use permit would be appropriate with the following conditions: 1. All review agency comments shall be complied with at all times. 2. Approval of this conditional use shall require a minor site plan. Signage for the proposed use shall not exceed 50 square feet in area. 4. All activity associated with the business shall be accomplished inside the existing building. Dr. Trevor J. Collins Page 3 September 21, 2000 Any change of use or expansion of the approved veterinary clinic shall require a new conditional use permit. P;i,nNN;i :T: QOM :�;ia0010N O U 1Vit_Vn x oz AC T 11 ON FOR 09/06/00: it was noted that under the review agency comments, the Health Department has required a separate septic system for the elimination of animal wastes and has also required the removal/disconnection of the existing mobile home from the existing septic system. The applicant stated that he would comply with those conditions; he said that the mobile home will be removed from the property. The applicant voiced concern about the requirement of a site plan and also about the staff's recommended Condition #4, which limited outside activities associated with the business. The applicant stated that if a client brought in a large animal on a trailer, he would like to be able to treat the animal outside or, he would like to be able to walk a large animal outside after it had been treated. The Commission discussed the appropriateness of requiring a minor site plan. It was believed that due to VDOT's need for a defined parking area and upgrades to the existing entrance, and the staff's recommended limitations on signage, that submittal of a minor site plan would be appropriate. The Commission also believed that the applicant should be able to treat and walk large animals outside and reworded Condition #4 to only prohibit the overnight boarding of animals for non-medical reasons and to prohibit outdoor kennels. One adjoining property owner was present and requested that the existing tree line remain intact. The applicant agreed to leave the tree line intact. Based on the scale of the proposed operation and the history of commercial uses on this site, the Commission was of the belief that this veterinary clinic could operate without significant impact on the adjoining properties, provided that all of the conditions of the permit were met. The Planning Commission unanimously recommended approval with the following amended conditions: All review agency comments shall be complied with at all times. 2. Approval of this conditional use shall require a minor site plan. 3. Signage for the proposed use shall not exceed 50 square feet in area. 4. No overnight boarding of animals for non-medical purposes, nor outdoor kennels or dog runs shall be permitted. 5. 6. Any change of use or expansion of the approved veterinary clinic shall require a new conditional use permit. (Note: Mr. S. Blaine Wilson, Mr. Richard C. Ours, and Mr. Robert A. Morris were absent from the meeting.)