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HomeMy WebLinkAbout08-18 PC Staff Report - JuneCONDITIONAL USE PERMIT #08-18 TRAILER DROP, LLC Staff Report for the Planning Commission Prepared: June 11, 2018 Staff Contact: Mark R. Cheran, Zoning Administrator Reviewed Action Planning Commission: 06/20/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: Request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking use. LOCATION: The subject property is located in Stonewall Industrial Park at the end of McGhee Road (Route 861), Winchester. EXECUTIVE SUMMARY AND STAFF CONCLUSIONS FOR THE 06/20/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking located within the Stonewall Industrial Park. This CUP use would not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan identifies this property within an area of the County intended to remain industrial in nature. This CUP should implement the policies expressed in the Comprehensive Plan, in particular, addressing future Route 37, which is a feature of the County’s Eastern Road Plan. Should the Planning Commission find this use appropriate, Staff would recommend the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. The site plan for this property shall be designed to accommodate the future Route 37 ROW. 3. The site shall meet the requirements of the Frederick County Zoning Ordinance Section 165- 204.24 Tractor truck and truck trailer parking. 4. Any expansion or change of use shall require a new Conditional Use Permit. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not otherwise provide for the acquisition of the future Route 37 ROW. Following the public hearing, a recommendation regarding this Conditional Use Permit application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. Page 2 CUP #08-18, Trailer Drop, LLC June 11, 2018 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 application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 06/20/18 Pending Board of Supervisors: 07/25/18 Pending PROPOSAL: Request for a Conditional Use Permit (CUP) for tractor truck and tractor truck trailer parking use. LOCATION: The subject property is located in Stonewall Industrial Park at the end of McGhee Road (Route 861), Winchester. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 43-19-64 PROPERTY ZONING: M1 (Light Industrial) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: M1 (Light Industrial) Use: Industrial South: M1 (Light Industrial) Use: Industrial Use: Residential East: RA (Rural Areas) Use: Agricultural West: RA (Rural Areas) Use: Agricultural REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have a measurable impact on Route 861, the VDOT facility which would provide access to the property as noted in the application. This VDOT office supports this CUP request. Prior to operation of the business a commercial entrance must be constructed on McGhee Road, to our standards to allow safe ingress of the property. Any work on the State’s right -of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and bond surety. Frederick Water: The requested use does not propose to utilize Frederick Water’s water and sewer services. Frederick Water offer no comments. Frederick County Fire Marshal: Approved. Page 3 CUP #08-18, Trailer Drop, LLC June 11, 2018 Planning and Zoning: The Frederick County Zoning Ordinance allows for tractor truck and tractor truck trailer parking use as a conditional use in the M-1 (Light Industrial) Zoning District with an approved Conditional Use Permit (CUP). This proposed tractor truck and tractor truck trailer parking lot will be located within the Stonewall Industrial Park. The 2035 Comprehensive Plan of Frederick County (“Comprehensive Plan”) is an official public document that serves as the Community's guide for making decisions regarding land use actions. The Northeast Land Use Plan (“Area Plan”) and the Eastern road Plan of the Comprehensive Plan depicts future Route 37 on the western boundary of this property. The Area Plan is the primary implementation tool and will be instrumental to the future planning efforts of the County. A goal of the area plan and the County’s Eastern Road Plan is the implementation of Route 37. The Frederick County Zoning Ordinance (“Ordinance”) addresses a CUP as a land use action, (Sections 165-103.01 and 165-103.04), and as with any land use action the goals of the Comprehensive Plan should be implemented. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not provide for the acquisition of the future Route 37 ROW. EXECUTIVE SUMMARY AND STAFF CONCLUSIONS FOR THE 06/20/18 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trai ler parking located within the Stonewall Industrial Park. This CUP use would not have any significant impacts on the adjoining properties. The 2035 Comprehensive Plan identifies this property within an area of the County intended to remain industrial in n ature. This CUP should implement the policies expressed in the Comprehensive Plan, in particular, addressing future Route 37, which is a feature of the County’s Eastern Road Plan. Should the Planning Commission find this use appropriate, Staff would re commend the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. The site plan for this property shall be designed to accommodate the future Route 37 ROW. 3. The site shall meet the requirements of the Frederick County Zoning Ordinance Section 165- 204.24 Tractor truck and truck trailer parking. 4. Any expansion or change of use shall require a new Conditional Use Permit. Relative to the Comprehensive Plan, however, Staff notes that the conditions do not provide for the acquisition of the future Route 37 ROW. Following the public hearing, a recommendation regarding this Conditional Use Permit application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission.