Loading...
HomeMy WebLinkAbout03-21 BOS Staff ReportCONDITIONAL USE PERMIT #03-21 Winchester Cold Storage-Parking Facility Staff Report for the Board of Supervisors Prepared: July 1, 2021 Staff Contact: Mark R. Cheran, Zoning Administrator 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: 06/16/21 Recommended Approval Board of Supervisors: 07/14/21 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking facility located on Brooke Road, within the Fort Collier Industrial Park. Access to this proposed facility shall only occur via an interparcel connection with PIN: 54-4-3 – no new access shall be permitted on Brooke Road. The 2035 Comprehensive Plan identifies this property within an area of the County intended to remain industrial in nature. It appears that this proposed use would not have significant impacts on adjoining properties. The Planning Commission held a public hearing for this application at their meeting on June 16, 2021, and recommended approval. Should the Board of Supervisors find this application to be appropriate, the Planning Commission recommended that the following conditions be attached to the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. A site plan shall be submitted and approved by Frederick County prior to the establishment of this use. 3. No new entrance shall be constructed from Brooke Road (Route 1322) for this Conditional Use Permit; access shall only occur via an interparcel connection with PIN: 54-4-3. 4. The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section 165-204.24 Tractor truck and tractor truck trailer parking. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Page 2 CUP #03-21, Winchester Cold Storage July 1, 2021 LOCATION: The subject property is located on Brooke Road in the Fort Collier Industrial Park. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 54-4-4 PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: M1 (Light Industrial) Use: Warehouse South: M2 (Industrial General) Use: Fueling station East: M1 (Light Industrial) Use: Warehouse West: M1 (Light Industrial) Use: Warehouse PROPOSED USE: Request for a Conditional Use Permit (CUP) for tractor truck and tractor truck trailer parking use. REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 1322 (Brooke Road), the VDOT facility providing access to the property. The existing entrance on Route 1322 appears adequate for the proposed CUP. Should the use ever expand in the future, the entrance will need to be reviewed to determine if additional improvements may be required. Frederick County Inspections: No comments for trailer parking. Frederick County Fire Marshall: Approved Frederick Water: The subject parcel is in the SWSA. Frederick Water will provide comments at the site plan submission. City of Winchester: No comments. Planning and Zoning: The Comprehensive Plan The 2035 Comprehensive Plan of Frederick County (“Comprehensive Plan”) is a guide for Page 3 CUP #03-21, Winchester Cold Storage July 1, 2021 making decisions regarding land use actions. The Northeast Land Use Plan (“Area Plan”) of the Comprehensive Plan identifies this property within an area of the County intended to remain industrial in nature. This is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking located within the Fort Collier Industrial Park and is surrounded M1 zoned properties and uses. Therefore, it appears that this proposed use would not have significant impacts on the adjoining properties. The Zoning Ordinance The Frederick County Zoning Ordinance allows for tractor truck and tractor truck trailer parking as a conditional use in the M1 (Light Industrial) Zoning District with an approved Conditional Use Permit (CUP). The Zoning Ordinance contains supplementary use regulations that apply to tractor truck and tractor truck trailer parking facilities as follows: • All areas utilized for the parking of tractor trucks and the storage of trailers shall utilize a gravel or paved surface. • All paved and gravel surfaces shall be properly maintained to ensure that dirt, mud, gravel or the like is not distributed onto roadways. • No inoperable tractor trucks or damaged/salvage trailers, or unlicensed trailers shall be parked or stored on the site. • Fuel sales shall not be permitted. • Maintenance of trucks and trailers shall not be permitted. • Facilities shall be required to landscape the yard area within the front setback to provide for a double row of evergreen trees that are staggered and planted a maximum of 12 feet on center. The side and rear yards shall be planted with a single row of evergreen trees that are planted a maximum of 40 feet on center. All trees shall be a minimum of four feet in height at the time of planting. The Board of Supervisors may allow for alternative landscaping based on topography and/or adjacent land uses. • A site plan in accordance with the requirements of Article VIII shall be submitted to and approved by Frederick County. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 06/16/21 MEETING: Staff reported that this is a request for a Conditional Use Permit (CUP) for a tractor truck and tractor truck trailer parking facility located within the Fort Collier Industrial Park; this use is only permitted as a conditional use in the M1 (Light Industrial) District. The site is located on Brooke Road, adjacent to the existing Winchester Cold Storage facility, in the Stonewall Magisterial Page 4 CUP #03-21, Winchester Cold Storage July 1, 2021 District. Staff then provided an overview of the supplementary use regulations that pertain to parking as outlined in the zoning ordinance and then provided an outline of the proposed conditions. The Planning Commission requested clarification on the need for this CUP and if it was due to the site being a stand-alone facility (not accessory to the adjacent warehouse); staff confirmed that the CUP is necessary to operate as a stand-alone facility. The Commission questioned where access would occur from, and if any is proposed from Smithfield Avenue and if the site would be paved or gravel; Staff stated that the only access permitted will be from an interparcel connector with the Cold Storage and it will be paved or gravel. Mr. Tim Stowe, of Stowe Engineering P.L.C., on behalf of the Applicant, commented this is an opportunity to help a local business operate more efficiently. A motion was made, seconded, and unanimously passed to recommend approval of CUP #03-21 Winchester Cold Storage (Tractor Trailer Parking). (Note: Commissioner Kozel was absent from the meeting) Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors.