20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan...

18

Transcript of 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan...

Page 1: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 2: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 3: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 4: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 5: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 6: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 7: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

26

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pro

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estr

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Any

cit

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tere

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in

bei

ng

co

nsi

der

ed f

or

mem

ber

ship

on

th

e ab

ove

Co

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e sh

ou

ld o

bta

in a

n a

pp

lica

tio

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orm

fro

m t

he

Tow

n H

all

du

rin

g n

orm

al w

ork

ho

urs

or

vis

it o

ur

web

site

htt

p:/

/ww

w.p

urc

ellv

ille

va.

gov

in

ord

er t

o d

ow

nlo

ad

an a

pp

lica

tio

n.

Ple

ase

atta

ch a

let

ter

of

inte

rest

or

resu

me

ou

tlin

ing

y

ou

r q

ual

ifica

tio

ns

for

con

sid

erat

ion

b

y

the

Infr

astr

uct

ure

C

om

mit

tee.

Th

e d

ead

lin

e fo

r ap

ply

ing

is

Oct

ob

er 1

5,

20

10

. I

f y

ou

hav

e an

y q

ues

tio

ns

con

cern

ing

th

e

vac

ant

po

siti

on

s o

r th

e ap

po

intm

ent

pro

cess

, p

leas

e d

o n

ot

hes

itat

e to

co

nta

ct S

amer

Bei

das

, D

irec

tor

of

Pu

bli

c W

ork

s

via

em

ail

at s

bei

das

@p

urc

ellv

ille

va.

gov

or

(54

0)

75

1-2

31

4.

war

ning

, th

e lo

ss o

f a

job,

illn

ess,

fire

, st

orm

, de

ath

of a

par

ent

can

crea

te a

ver

y di

fficu

lt si

tuat

ion.

Foo

d be

com

es s

omet

hing

tha

t

sudd

enly

figh

ts w

ith w

ater

, po

wer

, pr

opan

e, g

as a

nd t

elep

hone

on

the

prio

rity

list

in t

he fi

ght

to k

eep

a fa

mily

goi

ng.”

The

Tre

e of

Life

Food

Pan

try

regu

larly

sup

port

s 20

-30

fam

ilies

and

is h

opin

g m

ore

fam

ilies

will

com

e fo

rwar

d fo

r co

nfide

ntia

l hel

p.

The

Tree

of

Life

Pan

try

acce

pts

dona

tions

yea

r-ro

und

at t

he

Purc

ellv

ille

Libr

ary,

Pur

cellv

ille

Tow

n H

all,

and

Mid

dleb

urg

Ban

k.

Don

atio

ns e

spec

ially

nee

ded

at t

his

time

of t

he y

ear

are

cere

al,

bott

led

wat

er,

heal

thy

snac

ks i

n si

ngle

ser

ving

por

tions

suc

h as

rais

in b

oxes

, cra

cker

s an

d gr

anol

a ba

rs, c

offe

e, a

ll pu

rpos

e cl

eane

rs,

Clo

rox,

vin

egar

, lau

ndry

det

erge

nt, c

ake

mix

es a

nd fr

ostin

g, p

eanu

t

butt

er,

all f

ood

stap

les

and

can

ned

tuna

. Pe

risha

ble

food

may

be

dona

ted

and

pick

up s

ervi

ce i

s pr

ovid

ed.

Cas

h do

natio

ns m

ay b

e

mad

e th

roug

h th

e Pu

rcel

lvill

e B

aptis

t C

hurc

h. F

or a

ssis

tanc

e, c

all

703-

554-

3595

.

Lou

dou

n

A F

air

to R

em

em

ber

by

Ben

Web

er

If yo

u ha

ve f

orgo

tten

, le

t us

rem

ind

you,

the

Wat

erfo

rd F

air

is

this

wee

kend

, Oct

ober

1-3

from

10a

m to

5pm

. If y

ou h

aven

’t be

en

yet,

you

are

mis

sing

one

of

the

mos

t po

pula

r ev

ents

in

Nor

ther

n Vi

rgin

ia.

For

67 y

ears

, W

ater

ford

has

pla

yed

host

to

this

pop

ular

ev

ent,

show

casi

ng th

e lif

e an

d tim

es o

f the

18t

h an

d 19

th c

entu

ries

in r

ural

Virg

inia

. O

ver

155

jurie

d he

ritag

e cr

afts

peop

le,

man

y of

who

m a

re

know

n na

tiona

lly f

or t

heir

craf

t, w

ill b

e on

han

d to

dem

onst

rate

an

d se

ll th

eir

prod

ucts

. Th

is e

vent

is

clea

rly o

ne t

hat

appe

als

to

all w

alks

. Fro

m t

he a

rt lo

vers

to

the

vint

age

trac

tor

build

ers;

to

the

food

ie to

the

civi

l war

buf

f, th

is is

an

even

t not

to b

e m

isse

d.In

add

ition

to

the

fair

itsel

f, m

any

of t

he p

erio

ds s

tyle

hom

es

and

build

ings

will

be

open

for

tou

rs.

In f

act,

the

entir

e vi

llage

of

Wat

erfo

rd b

ecom

es 1

00%

ped

estr

ian.

The

str

eets

are

fille

d w

ith

the

past

as

sold

iers

fro

m t

he R

evol

utio

nary

War

and

the

Civ

il W

ar

take

to

the

stre

ets

as if

wal

king

out

of

a hi

stor

y bo

ok.

Com

bine

d w

ith m

usic

and

son

g, th

e W

ater

ford

Fai

r is

not

to b

e m

isse

d.A

ll pr

ocee

ds fr

om th

e sa

le o

f tic

kets

hel

ps b

enefi

t the

Wat

erfo

rd

Foun

datio

n an

d its

mis

sion

to

pres

erve

the

his

toric

bui

ldin

gs a

nd

open

spa

ces

of t

his

Nat

iona

l H

isto

ric L

andm

ark

Dis

tric

t as

wel

l as

inc

reas

e th

e pu

blic

’s k

now

ledg

e of

life

and

wor

k in

a r

ural

co

mm

unity

.A

s w

ith p

ast

fairs

, on

e ite

m i

s se

lect

ed t

o be

raf

fled

off

as a

m

eans

to

help

rai

se f

unds

for

the

don

atio

n. T

his

year

is

to b

e no

di

ffer

ent.

An

exqu

isite

rep

rodu

ctio

n of

an

18th

-cen

tury

New

port

W

ritin

g Ta

ble

in th

e G

odda

rd s

tyle

, don

ated

by

fine

furn

iture

mak

er

and

long

-tim

e W

ater

ford

Fai

r ex

hibi

tor,

E. J

. M

asai

tis o

f R

aybu

rn,

Mas

sach

uset

ts w

ill b

e ra

ffled

off

for

$5

per

ticke

t or

5 t

icke

ts

for

$20.

Acc

ordi

ng t

o M

asai

tis,

he e

stim

ates

the

val

ue c

lose

to

$2,8

00. T

he w

inne

r w

ill b

e an

noun

ced

at 4

pm o

n Su

nday

at

the

Cor

ner

Stor

e an

d th

e w

inne

r ne

ed n

ot b

e pr

esen

t to

win

.S

ee y

ou

at

the F

air

!

Page 8: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

October 1, 2010

STAFF REPORTSTAFF REPORTSTAFF REPORTSTAFF REPORT

PLANNING COMMISSION

PUBLIC HEARING

ITEM IDENTIFICATION LVCU 2010-0002 Dykstra /Wheeler

TYPE OF ITEM Conditional Use Permit

DATE OF HEARING October 6, 2010

APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra

APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan Dykstra, their representative, want to obtain a conditional use permit that would allow Mr. Dykstra to operate a lawn mowing, snow removal, and light excavation business with an ancillary office at 19 East Broad Way, zoned C-1. The subject property is identified in the Loudoun County land records as PIN 333155813 and 333154704. (See attached plat showing the front lot as lot 1 and the rear lot as lot 2). The outdoor equipment storage would be located on lot 2, the rear lot. The office would be located in the existing garage on lot 1, the front lot, which would also be used for minor repairs and storage of related materials. No structures would be built to accommodate this business. The applicants are proposing to store a variety of pieces of equipment, including pickup trucks with attached snow plows, skid steer loaders, equipment trailers, mowers, and snow blowers. Other related equipment would also be stored outdoors. (See attached proposal list). The applicant is proposing two on-site employees and ten employees that park on the site but work off-site. These employees will be entering and leaving the site 7AM-9AM and 4PM-7PM during the work week and Saturday; and for an unspecified, minimal time on Sunday. The applicant wants to have the landscaped buffer yard requirements waived. He feels that the townhouse development adjacent to the east and north boundaries of the subject property has a permanent buffer area to protect the residential living environment from the equipment use he is proposing. He also states that he cannot

Page 9: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

-2- October 1, 2010

place all the equipment on the site that he needs for his business if buffer yards are provided. In addition, the applicant is committing to:

1. Replace existing fence with a 6-foot board-on-board type fence to make it continuous around the area used for storage equipment and parking.

2. Add a locking gate for area. 3. Landscape portion of east buffer yard to a width of 42 inches. 4. Add landscaping in front of new fence on west side of garage to a width of two

feet. 5. Clean storm drain (rear, east side) 6. Remove old fence, posts, gate (rear) 7. Paint garage. 8. Install lighting on rear of garage (10-15 feet from ground) facing downward.

The applicant has permission from the property owner to have access through lot 1 to the area that is proposed to be used for equipment storage and parking. ZONING ORDINANCE REGULATIONS: The subject site is zoned C-1 Community Commercial. The following Zoning Ordinance regulations apply to the evaluation of the applicant’s proposal: The district allows “retail sales and/or service with outdoor storage” use, conditionally permitted in Section 3-12 (c) of the Zoning Ordinance. The C-1 district, as stated in Section 3-12 (a), is:

“…designed to accommodate general commercial business to which the public requires direct and frequent access, but which is not characterized by constant heavy trucking…The Town intends that existing residential buildings be converted to commercial use rather than have new buildings constructed….”

Article 6 Landscaping, Buffering, and Screening, Section 6-10 (a), the Zoning Ordinance indicates that:

“The Council recognizes that the landscaping, buffering and screening requirements…cannot address every situation because of the wide variety of potential developments and the relationships between them. Subject to the recommendation of the Zoning Administrator, the Planning Commission may approve alternate proposals that deviate from the requirements…whenever it concludes that the proposal meets or exceeds the standards of this article.”

TOWN PLAN POLCIES: The following Town Plan policies are relevant to the consideration of this proposal:

Page 10: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

-3- October 1, 2010

Land Use Chapter VII states under Goals: “Diversify commercial land uses to promote a wider variety of employment opportunities within the Town.” (page 53, 4

th bullet)

Land Use Chapter VII states under Objectives:

“Consolidate existing commercial and employment areas along East Broad way and integrate these areas with the new Town Center project to create a cohesive downtown core.” (Page 53, 2

nd bullet)

Land Use Chapter VII states under Policies:

“Encourage employment uses, which are well designed, adequately landscaped and buffered from adjoining, less intensive uses.” (Page 53, 6

th bullet)

Business Development Chapter V states under the Goal section:

“An adequate variety and high-quality of local-serving businesses that target the needs of the…community within a traditional downtown environment and that promote[s] a stable tax base…” (page 36)

Business Development Chapter V states under Objectives:

“Encourage the development of town-scale commercial and employment uses consistent with the existing character of Lovettsville. (page 36, 3

rd bullet)

Business Development Chapter V states under Policies:

“Discourage the spread of commercial development in a way that distracts from existing downtown business…or intrudes into existing residential neighborhoods.” (Page 36, 3

rd

bullet)

ANALYSIS: The proposed use can be considered retail sales with outdoor storage use, as stated in the Zoning Ordinance as a conditionally permitted use in the C-1 district. The proposed use complies with the district purpose of a business with frequent access to the public (although business done with the public is with telephone or internet in this case) that does not have constant heavy truck traffic. A synthesis of the Town Plan policies that apply to this proposal suggests that the Town wishes to encourage such a business in the old downtown in the western portion of the E. Broad Way corridor where there are a number of businesses and many lots with commercial zoning. The proposed use provides for the needs of the community, as the Plan states, as there is no such service business in the Town. It is reasonable to assume that many residents in the Town and surrounding area have a need for lawn mowing and snow removal.

Page 11: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

-4- October 1, 2010

The issues related to this proposal primarily involve potential impact on residential use, which is adjacent to the site on three sides. The Lake View townhouse development is adjacent to the site on the north and part of the eastern boundary for a total of 222 feet. A single family detached dwelling is located adjacent to a portion (28 feet) of the western boundary, primarily next to the front lot on the site, which is used for a real estate office. The buffering requirements shown in Table 6-1 of the Zoning Ordinance would require the proposed use to install and maintain a Type C buffer area adjacent to residential use. This buffer area requires a 35-foot buffer yard planted with 1 per 1,000 square feet canopy trees; 1 per 500 square feet understory trees; 1 per 500 square feet evergreen trees and 1 per 100 square feet shrubs. A six-foot high opaque fence can be substituted for one-third of the width of the buffer yard with plant reductions accordingly. With a one-third reduction in the buffer yard width the total square feet of buffer yard required would be 2,068. This would require two canopy trees (2.5 inch diameter at planting), four understory trees (6-foot height at planting), four evergreen trees (6-foot height at planting), and twenty shrubs (18 inch height at planting). The Town Plan states a policy for businesses to be attractive in the eye of the public. This would imply a need for on-site landscaping in this case, as there would be no new construction, and a need for the business to be attractive from off-site. For this proposal to be viable from a business perspective, according to the applicant, some relief from the buffer yard and related landscaping would have to be provided by the Town. One possible justification for an alternative buffer yard on this site is that the Lake View townhouses development has a buffer yard of open space that is about twenty feet wide that provides some separation from the subject site off-site. Arguably, the use proposed is less intensive than the townhouse use although it is a commercial use next to a residential use. If the applicant were to provide an eight-foot fence around his storage yard (lot 2), for example, it would help screen the equipment storage from the townhouses to a limited extent at ground level. The townhouses have privacy fences around their back yards that face the subject site so the outdoor living space is already protected visually from the subject site. The planted areas offered by the applicant also help make the site more attractive from adjacent development to the limited extent that people off-site can see onto the site itself. The applicant’s proposal includes outdoor lighting on the area where the equipment would be stored. The lighting fixtures are proposed to be mounted 10-15 feet above grade. This is a reasonable security feature, even with a locked yard. However, such lighting would have to be designed and located such that it would not spill over and cause off-site glare on adjacent residential property. The business may have to improve the entrance to the property to meet VDOT standards for a commercial entrance if VDOT chooses to enforce its standards for this

Page 12: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

-5- October 1, 2010

use. It is not within the Town’s jurisdiction to impose VDOT’s commercial entrance standards and, therefore, the Town does not make it an issue in considering this proposal. The Sunday hours of operation are only listed as minimal. Certain hours of operation would allow neighbors to know when to expect activity on the site.

CONCLUSIONS: The value of the proposed use to the community is strong enough to give it positive consideration if certain conditions are met as it meets most of the relevant Town Plan policies and complies with the applicable Zoning Ordinance regulations. There is a need to ameliorate some of the potential visual impact of the equipment on residential development. There is no way to visually screen equipment on the site from the second story windows of the Lake View townhouses. The ground floor level of these units is already screened as part of the design of the development. If fencing were added to the subject site by the applicants it would provide a double sight barrier. Outdoor lighting needs to be designed so there is little or no glare off-site onto residential development. Hours of operation on Sunday should be specified. RECOMMENDATION: It is recommended that the proposed conditional use permit be approved with the following conditions.

1. The subject property (PIN 333155813 and part of PIN 333154704) be used for a lawn mowing, snow removal and light excavation business.

2. Hours of operation shall only be 7AM-8:30PM, Monday-Saturday; and 1PM-5PM, Sunday.

3. An eight-foot opaque fence shall be installed around the perimeter of lot 2, the rear lot to enclose the equipment stored outdoors. A two-foot clearance shall be maintained between the fence and the property boundary for maintenance purposes.

4. Rail ties shall be placed around the perimeter of lot 2, the rear lot, at a distance of at least five feet from the fence, to prevent vehicles from being too close to the fence.

5. The fenced area in which the equipment is stored outdoors shall be locked when the site is unattended or the business is closed.

6. There shall be a minimum of twelve parking spaces for employees that shall be marked by wheel stops or rail ties. These wheel stops or ties shall not be closer to the fence than five feet.

7. Buffer yard and landscaping requirements of the Zoning Ordinance are waived. 8. The garage will house office space ancillary to the business and some storage

space for related equipment.

Page 13: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

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9. Lighting for the outdoor storage of equipment shall be mounted on the rear of the existing garage. It will be designed so that it is directed downward and does not create spillage off-site and it will have a low level of brightness.

10. All delivery trucks will load and unload on-site. 11. This conditional use permit is not transferable to any other type of business. 12. This conditional use permit is subject to review if valid complaints about the

operation of the business are made to the Town.

DRAFT MOTION: “I move that the Planning Commission recommend approval of the Dykstra-Wheeler and Wheeler, Inc. conditional use permit for a lawn mowing, snow removal and light excavation business with the conditions presented in the staff report for item LVCU 2010-0002, dated October 6, 2010.” ATTACHMENTS: 1) Detailed business proposal, Dykstra, supplement to application,

September 24, 2010 2) Plat of subject property, submitted with application, Dykstra,

August 20, 2010

Page 14: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

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Page 15: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

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Page 16: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan

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Page 17: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan
Page 18: 20101006-Attachments...Oct 06, 2010  · APPLICANT Wheeler & Wheeler, Inc. with representative, Alan Dykstra APPLICANT PROPOSAL: Property owner, Wheeler and Wheeler, Inc., and Alan