HEARING AGENDA REQUEST
Board of Supervisors Meeting Date:
Fralin, P.C. and Gladys M. Joseph, Trustees
Robert C. Counts Community Development
Topic: A Resolution Approving SE03-S-30: A Category 23 Special Exception to Allow the Crossing of a Floodplain to Provide Site Access, Shenandoah Development, LLC, Applicant
Applicant intends to develop the subject property as a community retail
center. Two access points are proposed: an entrance from south off Route
Area, Location, Zoning, and Neighboring Land Use:
The property, consisting of ± 4.86 acres, is located between Route 29 and Route 600. Its northern access point fronts on Route 29, approximately one-third of a mile east of its intersection with Route 600. The property’s southern boundary fronts on Route 600, at a location approximately one-half of a mile from its intersection with Route 29/211. The majority of the property is zoned for Highway Commercial (C-2). The frontage on Route 600 is zoned Residential, R-1.
property is bordered on the east and west by other properties zoned C-2
and developed in highway commercial uses. Properties to the south are
zoned and developed in the R-1 district. The property to the north, across
Route 29/211 is zoned Rural Agriculture (RA) and is currently in use as a
golf practice facility.
The following aerial photograph shows the property location and the proposed use.
Requested of the Board of Supervisors:
Board of Supervisors is requested to conduct a public hearing on SE03-S-30
and consider adoption of the attached resolution.
and appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. Staff and referral agency findings,
comments, and recommendations are summarized below.
the current zoning and the uses proposed by the Comprehensive Plan support
the Applicant’s proposed retail center. The requested Special Exception
for a floodplain crossing is incidental to this proposed use.
of the Zoning Ordinance
Section 5-2301 of the Zoning Ordinance provides the following standards for all Category 23 uses:
exceptions shall only be issued after the Board of Supervisors has
determined that the granting of such will not result in (a) unacceptable
or prohibited increase in flood heights, (b) additional threats to public
safety, (c) extraordinary public expense, (d) create nuisances, (e) cause
fraud or victimization of the public, or (f) conflict with local law or
The Engineering Division reviewed the above referenced plan and provided the following comments:
The County Soil Scientist’s analysis identifies the soil mapping unit 78A (Dulles Silt Loam) as being prevalent on the site, particularly in the area of the proposed floodplain crossing. The report indicates that this soil type often has wetlands associated with it and questioned whether any wetlands delineations had been performed on the site. The Applicant has responded by providing a wetlands delineation map showing no adverse impact on wetlands in the vicinity of the proposed crossing. However, this determination has not yet been verified by the U.S. Army Corps of Engineers. Such verification will be required prior to approval of final construction plans.
The proposed use of the floodplain to gain access to the property from Route 29/211 does not appear to impose an increased incidence of flooding, increase in the velocity of floodwaters, or any other related hazard to adjacent property owners. Also, pending verification by the U.S. Army Corps of Engineers, the proposed floodplain crossing does not appear to negatively impact any wetland areas. Accordingly, the Planning Commission has forwarded SE03-S-30 to the Board of Supervisors with a recommendation of approval subject to the following conditions: