|
Location, Zoning and
Current Land Use:
The property is located on
the west side of Whiting Road, south of its intersection
with Route 55. The parcel is zoned Industrial (I-2). A
zoning map is located below.
Surrounding Zoning and
Current Land Use:
The subject property is
bound by Industrial (I-2) to the north, east and south. The
west side is bound by Industrial (I-1). The property to the
north, south and west is vacant and property east across the
street is a concrete plant operated by Crider and Shockey.
Site History:
In December 2004 the owner,
Mr. McKenny, submitted a Zoning Ordinance Text amendment to
allow certain industrial uses in the I-2 zoning district,
specifically repair and recreational vehicle storage. In
May 2005 the Board of Supervisors approved a text amendment
to allow recreational vehicle storage in the I-2 zoning
district with Special Exception approval.
Comprehensive Plan/Land Use:
The Fauquier County
Comprehensive Plan designates the eastern portion of this
site industrial and the western portion low density
residential (see map below). However, the property is
located in Phase 1a of the phasing plan for development and
infrastructure within the Marshall Service District. The
Comprehensive Plan envisions interim land uses which may
have lower densities and intensities in accord with current
market demand, road capacity and utility availability.
The parcel is located
outside the Marshall sewer and water service areas as shown
in the Comprehensive Plan. The owner will not require
public water or sewer for this proposed use. The applicant
has indicated this would be a temporary use until such time
as water and sewer became available. The Planning
Commission could limit the length of the Special Exception
by condition.
Transportation:
Figure 12 in the Marshall
Comprehensive Plan, Ultimate Future Road Network, shows a
Comprehensively Planned road across this property. The
applicant shows an existing 50-foot ingress/egress easement
on the Special Exception plat, running east to west. The
Zoning Office has suggested that if this is a Comprehensive
Plan Road, it will have to be dedicated with site plan
approval. The applicant is aware that fifty (50) feet may
not be enough right-of-way for the Comprehensive Plan Road.
Proposed access will be from a new commercial entrance on
Whiting Road (Route 622).
Staff has worked with the
owner and the Marshall District Commissioner and Supervisor
to develop a condition requiring a fifty-foot reservation of
right-of-way across the McKenny property. This condition
reinforces an agreement between Mr. McKenny and Mr. Leachmen,
stating they will provide dedication of right-of-way to
serve both properties once permanent uses are developed.
Special Exception Analysis:
The application appears to
be consistent with the General Standards for Special
Exceptions outlined in Section 5-006 of the Zoning Ordinance
and the submission requirements outlined in Section 5-011.
Section 15-1401 of the Zoning Ordinance states that “…uses
shall be located and designed so that vehicular circulation
shall not conflict with traffic movements in the adjacent
streets, service drives, driveways and/or parking areas.”
Site
Suitability/Environment:
A wetlands Jurisdictional
Determination was issued by the Army Corps of Engineers on
September 26, 2005. These wetlands have been field located
and are shown on the Special Exception plat. A copy of the
letter is included as
Attachment 3.
Staff and Review Agency
Comments:
Staff and the appropriate
referral agencies have reviewed this request for conformance
with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. The comments, and an
analysis of how the comments have been addressed, are
included as Attachment 4.
Outstanding issues have been resolved.
Planning Commission Action:
On February 28, 2008 the
Fauquier County Planning Commission unanimously approved the
Special Exception subject to the conditions included herein.
|