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26
WW
W.P
UR
CE
LL
VIL
LE
GA
ZE
TT
E.C
OM
O
cto
ber
1,
20
10
Public Hearing/Legal Notices
Th
e P
urc
ellv
ille
Gaze
tte
is a
n
OF
FIC
IAL
Pap
er o
f R
ecord
for
Lou
dou
n C
ou
nty
Puzzle A
nswers
No
tice
of
Pu
bli
c H
eari
ng
Tow
n o
f L
ovet
tsv
ille
Pla
nn
ing
Co
mm
issi
on
Th
e L
ovet
tsv
ille
P
lan
nin
g
Co
mm
issi
on
w
ill
ho
ld
pu
bli
c
hea
rin
gs
on
th
e fo
llow
ing
ite
m a
t th
eir
mee
tin
g o
n O
cto
ber
6,
20
10
at
7
:30
pm
at
th
e L
ovet
tsv
ille
T
ow
n
Hal
l,
6
Eas
t
Pen
nsy
lvan
ia A
ven
ue.
LV
CU
20
10
-00
02
: C
on
sid
er a
req
ues
t b
y W
hee
ler
&
Wh
eele
r In
c. w
ith
ow
ner
’s r
epre
sen
tati
ve
Ala
n D
yk
stra
for
a C
on
dit
ion
al U
se P
erm
it p
er S
ecti
on
3
-12
(c-v
iii)
of
the
Zo
nin
g O
rdin
ance
to
op
erat
e a
law
n c
are,
lig
ht
exca
vat
ion
an
d
snow
re
moval
fa
cili
ty
wit
h
ou
tdo
or
sto
rag
e o
n t
he
pro
per
ty l
oca
ted
at
19
Eas
t B
road
Way
Eas
t B
road
Way
an
d i
den
tifi
ed a
s L
ou
do
un
Co
un
ty P
IN
33
31
54
70
4 &
33
31
55
81
3.
Th
e
ap
pli
ca
tio
n
be
ing
c
on
sid
ere
d
is
av
ail
ab
le
for
rev
iew
at
the
To
wn
Ha
ll b
etw
ee
n t
he
ho
urs
of
9A
M a
nd
3P
M
we
ek
da
ys
or
by
sp
ec
ial
ap
po
intm
en
t,
ho
lid
ay
s
ex
ce
pte
d.
Ca
ll 5
40
-82
2-5
78
8 f
or
mo
re i
nfo
rma
tio
n o
r
vis
it w
ww
.lo
ve
ttsv
ille
va
.go
v. S
epte
mber
24 &
Oct
ober
1, 2010
No
tice
of
Pu
bli
c H
eari
ng
Tow
n o
f L
ovet
tsv
ille
Th
e L
ovet
tsv
ille
Tow
n C
ou
nci
l w
ill
ho
ld a
pu
bli
c h
eari
ng
at
8:0
0 P
M T
hu
rsd
ay,
Oct
ob
er 1
4,
20
10
, to
hea
r co
mm
ents
fro
m
any
per
son
on
th
e fo
llow
ing
:
LV
ZA
20
10
-00
03
Ou
tdo
or
Res
iden
tia
l S
wim
min
g P
oo
ls, b
y
the
Tow
n o
f L
ovet
tsv
ille
to
am
end
th
e T
ow
n o
f L
ovet
tsv
ille
Zo
nin
g O
rdin
ance
to
:
Mo
dif
y
Art
icle
4
, G
ener
al
Reg
ula
tio
ns,
S
ecti
on
4
-8
Pri
vat
e O
utd
oo
r S
wim
min
g P
oo
ls t
o i
ncl
ud
e H
ot
Tu
bs
and
Sp
as a
lon
g w
ith
in
teg
rati
ng
Tow
n O
rdin
ance
s w
ith
Co
un
ty a
nd
Sta
te W
ide
Bu
ild
ing
Co
de
reg
ula
tio
ns.
LV
ZA
2
01
0-0
00
5
Dec
k
Reg
ula
tio
ns,
b
y
the
Tow
n
of
Lovet
tsv
ille
to
am
end
th
e T
ow
n
of
Lovet
tsv
ille
Z
on
ing
Ord
inan
ce t
o:
Mo
dif
y A
rtic
le 4
, Sec
tio
n 4
-7 U
SE
S A
ND
ST
RU
CT
UR
ES
PE
RM
ITT
ED
IN
RE
QU
IRE
D Y
AR
DS
, (e
), t
o m
od
ify
setb
ack
req
uir
emen
ts.
Th
e h
eari
ng
wil
l ta
ke
pla
ce a
t th
e L
ovet
tsv
ille
Tow
n O
ffice
,
6
E.
Pen
nsy
lvan
ia
Aven
ue,
L
ovet
tsv
ille
, V
irg
inia
2
01
80
.
Th
e te
xt
un
der
co
nsi
der
atio
n i
s av
aila
ble
at
the
Tow
n O
ffice
bet
wee
n
the
ho
urs
o
f 9
AM
an
d
3P
M
wee
kd
ays,
h
oli
day
s
exce
pte
d.
Cal
l 5
40
-82
2-5
78
8.
Th
e P
urc
ellv
ille
In
fras
tru
ctu
re C
om
mit
tee
wil
l b
e ac
cep
tin
g
app
lica
tio
ns
fro
m T
ow
n r
esid
ents
in
tere
sted
in
ser
vin
g o
n a
new
ly e
stab
lish
ed C
om
mit
tee.
Th
e P
urc
ellv
ille
Tow
n C
ou
nci
l In
fras
tru
ctu
re C
om
mit
tee
has
app
roved
a N
eig
hb
orh
oo
d T
raffi
c C
alm
ing
(“N
TC
”) P
rog
ram
in r
eco
gn
itio
n o
f th
e g
row
ing
des
ire
of
resi
den
ts w
ith
in m
any
nei
gh
bo
rho
od
s in
th
e T
ow
n to
ad
dre
ss s
pee
din
g o
n r
esid
enti
al
stre
ets.
T
o
imp
lem
ent
the
pro
gra
m,
the
Tow
n
Co
un
cil
pro
po
sed
th
e cr
eati
on
of
a ci
tize
n a
dv
iso
ry c
om
mit
tee,
th
e
Nei
gh
bo
rho
od
Tra
ffic
Cal
min
g C
om
mit
tee
(“N
TC
C”)
, w
hic
h
par
tici
pat
es i
n a
nd
over
sees
th
e p
rog
ram
.
Th
e N
TC
C s
up
po
rts
the
Tow
n C
ou
nci
l’s
vis
ion
of
an u
rban
Tow
n
by
re
du
cin
g
the
adver
se
imp
act
of
spee
din
g
on
resi
den
tial
st
reet
s. T
raffi
c ca
lmin
g is
in
ten
ded
to
im
pro
ve
safe
ty f
or
ped
estr
ian
s, b
icy
clis
ts a
nd
mo
tori
sts,
an
d r
aise
th
e
qu
alit
y o
f li
fe i
n r
esid
enti
al n
eig
hb
orh
oo
ds.
Any
cit
izen
s in
tere
sted
in
bei
ng
co
nsi
der
ed f
or
mem
ber
ship
on
th
e ab
ove
Co
mm
itte
e sh
ou
ld o
bta
in a
n a
pp
lica
tio
n f
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
!
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
-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:
-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.
-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
-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.
-6- October 1, 2010
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
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