COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

APRIL 25, 2002 

REZONING CASE #RZ02-L-07

BEAVER PROPERTY

OWNER:

Donald K. Beaver

245 Blackwell Road

Warrenton, VA  20186

 

 

REPRESENTATIVE:

Charles Ebbets

Long and Foster

211 Broadview Avenue

Warrenton, VA  20186

 

 

PROPOSAL:

Rezone a 1.618 acre parcel in the Bealeton Service District from RA (Agricultural) to C-2 (Commercial Highway) for the purpose of constructing a fast food restaurant.  The current Comprehensive Plan designates this property for Medium Density Residential uses.

 

 

 

LOCATION:

The subject 1.618 acres is in the northwestern quadrant of the intersection of Route 17 (Marsh Road) and Route 28 (Catlett Road).  The property also has a small amount of frontage on Bowers Run Drive (Route 837).

 

 

MAGISTERIAL DISTRICT:

Lee District

 

 

PROPERTY I.D. NUMBER AND SIZE:

 

6899-16-9372-000 (1.618 acres)

 

 

CURRENT ZONING:

RA (Agricultural)

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

RA (Agricultural)

Vacant

S

C-2 (Commercial Highway)

Texaco Service Station / Convenience Store

E

C-2 (Commercial Highway) and RA (Rural Agricultural

Vacant and Liberty High School complex

W

RA (Agricultural)

Vacant

       

 STAFF PLANNER:                Brian Davis 

Background

The subject property is located within the Bealeton Service District and is designated for Medium Density Residential uses, or 4-6 dwelling units per acre in the adopted Comprehensive Plan.  The applicant is requesting a rezoning of the entire 1.618 acres to the C-2 (Commercial Highway) zoning designation to allow for a fast food restaurant.  The applicant’s statement of justification indicates that this parcel should be zoned for commercial uses because it is the highest and best use for the property and because the other three (3) corners of this busy intersection are already zoned with commercial designations.  There is currently an existing residential dwelling, along with some accessory agricultural buildings, on the property.  

The applicant’s concept plan shows a proposed building roughly in the center of the property, with the primary ingress and egress on Catlett Road (Route 28) nearly at its intersection with Route 17 and a secondary ingress-only access point from Bowers Run Drive (Route 837).   

Staff and Agency Review 

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.

 Major Issues

Land Use – The proposed zoning district requested in this application is not consistent with the existing or the proposed land use plans for the Bealeton Service District.  Although the parcel is of a size that does not require a Comprehensive Plan Amendment under Zoning Ordinance provisions, it is staff’s evaluation that the proposed request would not be in the best land use planning interest of the County for the reasons cited in Attachment 1.   

Transportation – The proposed commercial entrance is not permissible under VDOT design standards in relation to the existing intersection.  The absence of a Traffic Impact Analysis also makes it impossible to determine the extent of the negative impacts that would result from a high trip generation use at this critical intersection. 

Recommendation

Staff recommends that the Planning Commission forward this application to the Board of Supervisors with a recommendation of denial. 

Attachments 

1. Staff Analysis

2. Applicant’s Statement of Justification

3. VDOT Review

4. Comprehensive Plan Review

5.  May 17, 2002 Staff Memo

6.  Map 1, Map 2, Map 3