Planning Commission Meeting Packets

SUFFOLK PLANNING COMMISSION AGENDA FOR SEPTEMBER 15, 2015 PREPARED BY THE CITY OF SUFFOLK DEPARTMENT OF PLANNING & COMMUNITY DEVELOPMENT ROBERT P. GOUMAS, AICP, INTERIM DIRECTOR THE REGULAR MEETING WILL BE HELD AT 2:00 P.M. IN THE SUFFOLK CITY COUNCIL CHAMBERS OF THE CITY HALL BUILDING IF YOU CANNOT ATTEND OR NEED SPECIAL ACCOMODATIONS AT THE MEETING, PLEASE CALL THE CITY OF SUFFOLK DEPARTMENT OF PLANNING & COMMUNITY DEVELOPMENT AT (757) 514-4060 PRIOR TO 12:00 NOON ON FRIDAY, SEPTEMBER 11, 2015. HOWARD C. BENTON CHAIRMAN  AGENDA SUFFOLK PLANNING COMMISSION SEPTEMBER 15, 2015 2:00 P.M. 1. Call to Order A. Invocation B. Roll Call 2. Approval of minutes from previous meeting 3. Public Hearings: A. CONDITIONAL USE PERMIT, C12-15, Dorr Accessory Dwelling, submitted by Joy Dorr, applicant(s), on behalf of Michael and Joy Dorr, property owner(s), in accordance with Section(s) 31-306, 31-406 and 31-706 of the Unified Development Ordinance, to grant a Conditional Use Permit to establish an accessory dwelling unit, on property located at 117 Rockland Terrace, Zoning Map 27F, Parcel(s) 200. The affected area is further identified as being located in the Cypress Voting Borough, zoned RLM, Residential Low Medium zoning district. The 2035 Comprehensive Plan designates this area as a part of the Central Growth Area, Suburban Use District. B. EXCEPTION REQUEST, EX05-15, 1329 River Road, submitted by Stephen W. Lester, applicant(s) and property owner(s), in accordance with Section 31-406 of the Unified Development Ordinance, to grant an Exception to the development criteria and buffer area requirements of the Chesapeake Bay Preservation Area to permit the installation of an above ground pool to encroach into the 100-foot Resource Protection Area buffer, on property located at 1329 River Road, Zoning Map 26B, Parcel(s) 39. The affected area is further identified as being located in the Suffolk Voting Borough, zoned RLM, Residential Low Medium zoning district. The 2035 Comprehensive Plan designates this area as a part of the Central Growth Area, Inner-Ring Suburban Use District. 4. Old Business 5. New Business A. Appointment of FY 2017-2026 Capital Improvements Plan Subcommittee B. Status Report – City Council Meeting, August 19, 2015 6. Adjournment Page 1  MINUTES SUFFOLK PLANNING COMMISSION August 18, 2015 2:00 P.M. The meeting of the Suffolk Planning Commission was held on Tuesday, August 18, 2015 at 2:00 p.m., in the Council Chambers of the Municipal Building, 442 W. Washington Street, Suffolk, Virginia, with the following persons present: MEMBERS: STAFF: Howard Benton, Chairman Helivi Holland, City Attorney Arthur Singleton, Vice-Chairman Scott Mills, Interim Deputy City Manager Johnnie Edwards David Parks, Principal Planner James R. Rountree Jacob Dorman, Principal Planner Anita Hicks Thomas Jordan, Planner II John Rector Catina Myrick, Executive Secretary Mills Staylor James G. Vacalis The meeting was called to order by Chairman Benton and Commissioner Hicks opened with a prayer. The roll was called by Mr. Mills and the Chairman was informed that a quorum was present. APPROVAL OF MINUTES: The minutes of the previous meeting were approved as written. RECOGNITION OF SERVICE: On behalf of the Commission, Chairman Benton presented a Resolution of 1 Appreciation to William Goodman, Thomas Savage and William S. Perry and thanked them for their service on the Planning Commission. PUBLIC HEARINGS: REZONING REQUEST, RZ04-15, (CONDITIONAL), Bennett’s Pasture, LLC, submitted by Whitney Saunders, agent, on behalf of Jonathan Skinner of Bennett’s Pasture, LLC, applicant, on behalf of Vernon G. Eberwine, Jr., Patricia B. Woodard, Suzanne W. Stephenson, property owner(s), to rezone and amend the official zoning map of the City of Suffolk to change the zoning from B-1, Neighborhood Commercial zoning district, to RM, Residential Medium Density zoning district (Conditional), for property located at the southeast corner of the intersection between Bennett’s Pasture Road and Driver Lane, Zoning Map 19, Parcel(s) 33. The affected area is further identified as being located in the Sleepy Hole Voting Borough, zoned B-1, Neighborhood Commercial zoning district. The 2035 Comprehensive Plan designates this area as a part of the Northern Growth Area, Suburban Use District. The first item of business was introduced by the Chairman. Mr. Mills advised that staff received a letter on August 17th asking that this matter be tabled until the Commission’s meeting in October because they have not had an opportunity to review and respond to the staff report and would like to present a complete picture of this request to the Commission. Commissioner Rountree made a motion to table this application for sixty (60) days, seconded by Commissioner Vacalis and passed by a recorded vote of 8 to 0. CONDITIONAL USE PERMIT, C09-15, Caron Accessory Dwelling, submitted by Travis Caron, applicant(s) and property owner(s), in accordance with Section(s) 31- 306 and 31-406 of the Unified Development Ordinance, to grant a Conditional Use Permit to establish an accessory dwelling unit, on property located at 8041 Carr Lane, Zoning Map 30, Parcel(s) 7C. The affected area is further identified as being located in the Holy Neck Voting Borough, zoned A, Agricultural zoning district. The 2035 2 Comprehensive Plan designates this area as a part of Rural Agricultural Use District. The next item of business was introduced by the Chairman followed by a staff report presented by David Parks, Principal Planner. Mr. Parks stated that the applicant proposed to construct a 576 square foot detached two-story garage, which will contain a 288 square foot accessory dwelling unit. Currently there is a one story, 1,900 square foot single family home located on the property where the Caron’s reside. The property also currently contains one detached structure. The current structure is served by a private well and septic system. The existing septic system and well will also service the accessory dwelling unit. The Virginia Department of Health has certified that the septic system can accommodate and treat the additional flows, which will be generated by the proposed single family dwelling along with the existing structure located on the property. The property is accessed by an existing 20-foot wide driveway which has access to Carr Lane. The applicants will be required to address any issues regarding occupancy of the dwelling unit pertaining to the Building Code with the Division of Community Development. Staff reviewed the application and has determined that this proposal meets all the supplemental requirements contained in the UDO. Therefore, it was staff’s opinion that the site in question is appropriate for the proposed use given the size of the existing lot and the size of the proposed accessory dwelling unit. Staff recommended approval of this application with the conditions 3 noted in the staff report. The public hearing was opened and speaking in favor of this application was Travis Caron, 8041 Carr Lane, Suffolk, VA. He advised that this accessory dwelling will be for his disabled father. He asked for the Commission’s approval of this application. There being no speakers in opposition, the public hearing was closed. Commissioner Rountree made a motion to approve this application with the conditions noted in the staff report, seconded by Commissioner Hicks and passed by a recorded vote of 8 to 0. CONDITIONAL USE PERMIT, C11-15, Route 106 Restaurant and Nightclub, submitted by Larry Tashoty, T&T Hospitality, LLC, applicant(s), on the behalf of Michael Justice, property owner(s), in accordance with Section(s) 31-306 and 31-406 of the Unified Development Ordinance, to grant a Conditional Use Permit to establish a nightclub with outdoor entertainment, on property located at 425 East Pinner Street, Zoning Map 34G13, Block (4), Parcel 3A*10A. The affected area is further identified as being located in the Suffolk Voting Borough, zoned B-1, Neighborhood Commercial zoning district. The 2035 Comprehensive Plan designates this area as a part of Central Growth Area, Core Support Use District. The next item of business was introduced by the Chairman. Mr. Mills advised that staff received an email on August 18th from the applicant stating that he would like to table this application indefinitely for the following reasons: 1) He is planning on selling the operation effective September 1st. 2) He is unable to attend the meeting because he is out of town. Commissioner Rountree made a motion to table this application for thirty (30) days, 4 seconded by Commissioner Singleton. Commissioner Vacalis made a substitute motion to table this application for sixty (60) days, seconded by Commissioner Staylor and passed by a recorded vote of 8 to 0. STATUS REPORT: Mr. Mills reported on the results of the July 15th City Council meeting. There being no further business, the meeting was adjourned. 5  MT: Rountree MT: Rountree MT: Vacalis MT: PLANNING COMMISSION 2ND: Vacalis 2ND: Hicks 2ND: Staylor 2ND: MEETING TO: Table for sixty TO: Table for sixty TO: TO: Approve August 18, 2015 (60) days (60) days w/conditions VOTE: 8-0 VOTE: 8-0 VOTE: 8-0 VOTE: RZ4-15 C9-15 C11-15 PRESENT ABSENT YES NO YES NO YES NO YES NO X X X X Benton, Howard C. X X X X Edwards, Johnnie X X X X Hicks, Anita X X X X Rector, John X X X X Rountree, Ronnie X X X X Singleton, Arthur X X X X Staylor, Mills X X X X Vacalis, James THIS PAGE WAS INTENTIONALLY LEFT BLANK  STAFF REPORT DESCRIPTION EXCEPTION REQUEST: CBPA Exception request EX05-15, submitted by Stephen Lester applicant and property owner, to grant an Exception to the development criteria and buffer area requirements of the Chesapeake Bay Preservation Area Overlay District to permit an above ground pool to encroach within the 100-foot Resource Protection Area (RPA) buffer. APPLICANT: Submitted by Stephen Lester, applicant and property owner. LOCATION: The affected property is located at 1329 River Road and is further identified as Zoning Map 26B, Parcel 39. PRESENT ZONING: RLM, Residential Low-Medium Density zoning district. EXISTING LAND USE: Single Family detached dwelling located within the Nansemond Gardens subdivision. PROPOSED LAND USE: Construction of an above ground pool within the 100-foot RPA buffer, located in the rear of the property. SURROUNDING LAND USES: North– Residential, single-family detached dwelling (zoned RLM) South– Residential, single-family detached dwelling (zoned RLM) East– Residential, single-family detached dwelling (zoned RLM) West– Nansemond River COMPREHENSIVE PLAN: The City’s 2035 Comprehensive Plan identifies this property as being located within the Central Growth Area, Inner-Ring Suburban Use District. CHESAPEAKE BAY PRESERVATION AREA DESIGNATION: The property is located within the City’s Chesapeake Bay Preservation Area Overlay District and is designated as a Resource Protection Area (RPA) and Resource Management Area (RMA). PUBLIC NOTICE: This request has been duly advertised in accordance with the public notice requirements set forth in Section 15.2-2204 of the Code of Virginia, as amended, and with the applicable provisions of the Unified Development Ordinance. CASE HISTORY: This property was previously granted a Wetlands Permit, VMRC#10-1809, to repair and reconstruct 134 linear foot bulkhead. Planning Commission EX05-15 September 15, 2015 Page 2 of 5 STAFF ANALYSIS ISSUE The applicant is requesting an exception from the Chesapeake Bay Preservation Area regulations to construct an above ground swimming pool. This proposed encroachment into the 100-foot RPA buffer will total 594 square feet, with a pool measuring 33-feet by 18-feet. This proposed above ground pool will encroach in the 50’ landward side of the buffer. The applicant is mitigating the encroachment into the RPA buffer by installing various types of vegetation to compensate for the increase in impervious area from the pool. Overall, the applicant will be removing 1,265 square feet of existing concrete while installing the pool and the resulting impervious area will decrease from 27% to 23%. The applicant has submitted a landscape plan which shows the installation of various types of vegetation to include shrubs and trees. The vegetation proposed is consistent with the Riparian Buffers Modification and Mitigation Manual. CONSIDERATIONS AND CONCLUSIONS 1. This lot is within the Nansemond Gardens subdivision and was previously platted in 1959, before the effective date of the Chesapeake Bay Preservation Act regulations in 1990 and subsequent revisions to the regulations in 2003. The existing house on the property was constructed in 1986 and does not encroach in the RPA buffer. A portion of a 1,009 square foot detached garage encroaches roughly 72-feet into the 100-foot RPA buffer. 2. The Chesapeake Bay Preservation Overlay District, Section 31-415(d)(1)(A) specifies that tidal wetlands and non-tidal wetlands that are connected by surface flow and contiguous to water bodies with perennial flow are protected by a vegetated buffer area of not less than 100-foot in width located adjacent to and landward of wetlands. The property is located on the tidal waters of the Nansemond River. The physical survey of the property identifies the location of CBPA wetlands on the property and the corresponding RPA buffer. 3. In accordance with Section 31-415(d)(1)(D), Buffer Area Requirements, to minimize effects of human activities on the other components of the Resource Protection Area (RPA) buffer, State waters, and aquatic life, a 100-foot buffer area of vegetation that is effective in retarding runoff, preventing erosion, and filtering non-point source pollution from runoff be retained if present and established where it does not exist. Restoration and establishment of additional vegetation, according to the CBLAD Riparian Buffer Manual, are required in the RPA buffer to restore non- source point pollution filtration capabilities and increase water quality. Where practical, a vegetated area that will maximize water quality protection, mitigate the effects of the buffer encroachment, and is equal to the area of encroachment into the buffer area shall be established elsewhere on the lot or parcel. To compensate for the additional impervious area created by the above ground pool, and to mitigate the encroachment into the RPA buffer, the applicant has submitted a landscape plan Planning Commission EX05-15 September 15, 2015 Page 3 of 5 showing the areas where landscaping will be installed. This is intended to help with the increase in runoff from the pool. The applicant has selected a combination of shrubs, trees, and groundcover as outlined in the CBLAD Riparian Buffers Modification and Mitigation Manual. Also, removal of 1,256 square feet of existing impervious surface to offset the proposed pool creates a 4% decrease of the impervious surface on the property. 4. The Chesapeake Bay Preservation Area Overly District requirements were amended in November 2003 to comply with a change in State law. In accordance with Section 31-415(f)(5) of the Unified Development Ordinance, the Planning Commission shall review the request for an Exception since the proposed pool is an accessory structure. 5. Per Section 31-415(f)(5) of the Chesapeake Bay Preservation Overlay District, a request for an exception to the ‘Development Criteria for Resource Protection Areas’ and ‘Buffer Area Requirements’ shall be made in writing to the Planning Commission. It shall identify the impacts of the proposed exception on water quality and on lands within the Resource Protection Area through a Water Quality Impact Assessment. The Planning Commission may grant the exception with such conditions and safeguards as deemed necessary to further the purpose and intent of the Overlay District if the following findings are made: a. Granting the Exception will not confer upon the applicant any special privileges that are denied by this Ordinance to other property owners in the Preservation Area District. Granting an Exception Request in this circumstance would not confer privileges to the applicant which have been denied to other property owners within the CBPA Overlay District in this area. There are other properties within the Nansemond Gardens subdivision that have been approved for Exceptions and Encroachments within the CBPA Overlay District based upon the policy and regulations in place at the time the subdivision was approved. There are also properties within the immediate vicinity that have constructed similar structures such as pools and decks. b. The Exception Request is not based upon conditions or circumstances that are self- created or self-imposed, nor does the request arise from conditions or circumstances either permitted or nonconforming that are related to adjacent parcels. The Nansemond Gardens subdivision was developed prior to adoption of CBPA regulations. Construction of the subject house was completed before the requirement for the full 100-foot RPA buffer standard was implemented in 1990. The proposed pool would be contained in the 100-foot buffer but would not encroach into the 50- foot channelward portion of the buffer. This Exception Request is not based on self- imposed conditions or circumstances created by the applicant. c. The Exception Request is the minimum necessary to afford relief. The 100-foot RPA buffer encumbers a majority of the rear portion of the lot behind the existing house. The pool will be located behind the house abutting the existing deck, situating it within the 50’ landward portion of the buffer. No other location Planning Commission EX05-15 September 15, 2015 Page 4 of 5 would be suitable as the proposed structure could not adhere to building setback requirements if located elsewhere on the property. In that regard, there does not appear to be an alternative location for the pool outside of the RPA buffer. d. The Exception Request will be consistent with the purpose and the intent of the Preservation Area District, not injurious to the neighborhood or otherwise detrimental to the public welfare, and is not of substantial detriment to water quality. The existing buffer area on this lot is comprised of mostly grass with a few canopy trees. The applicant’s request will not involve the removal of woody vegetation within the buffer. This request will require the establishment of additional vegetation within the buffer to help address runoff from the pool. This request will not be injurious to the neighborhood and with the addition of vegetation will not be a detriment to water quality. e. Reasonable and appropriate conditions are imposed which will prevent the Exception Request from causing a degradation of water quality. Staff will work with the applicant to ensure that landscaping is installed to mitigate the impact of the additional impervious surface within the RPA buffer. The applicant has submitted a landscape plan that is consistent with the CBLAD Riparian Buffers Modification and Mitigation Manual and identifies appropriate canopy and understory trees. Staff is recommending that the applicant further identify the other species of plants which will be installed to offset the additional impervious area within the buffer. RECOMMENDATION Staff finds that the applicant’s request does satisfy the criteria outlined in Section 31-415(f)(5)(C) of the UDO to grant an Exception to the requirements of the Chesapeake Bay Preservation Area Overlay District. The applicant has provided a mitigation planting plan consistent with buffer landscaping requirements. In that regard, staff recommends approval of EX05-15 with the following conditions. 1. For the property located at 1329 River Road, the only encroachment into the 100-foot Resource Protection Area buffer shall be for the construction of an above ground pool totaling 594 square feet in size, and located to the rear of the house as shown on Exhibit B, in addition to the removal of 1,256 square feet of existing concrete. 2. The applicant shall be responsible for installing all vegetation as shown on the landscape plan which is attached and labeled as Exhibit B. Once all vegetation has been installed the applicant shall contact the City to schedule a site inspection to verify the installation of landscaping. Planning Commission EX05-15 September 15, 2015 Page 5 of 5 Attachments  Planning Commission Resolution  Exhibit A – Zoning/Land Use Map  Exhibit B – Survey/Landscape Plan Copy to: Stephen Lester  Stephen W. Lester & Elizabeth T. Lester 1329 River Road Suffolk, Virginia 23434 (757) 651-3501 or (757) 650-6374 Sent VIA Email @ abeck@suffolkva.us September 9, 2015 Amanda Beck, Planner II Suffolk Planning Department 442 W. Washington Street Suffolk, Va. 23439-1858 RE: CBPA Exception Request (EX2015-05), 1329 River Road, Zoning Map 26B Parcel 39, Zoned RLM, Residential Low Medium Zoning District Dear Ms. Beck: We appreciate the board considering our application for installing an above ground pool at our residence. We apologize for not being present at this Suffolk Planning Commission meeting. We have had vacation plans for the last six months and are unable to attend. We purchased our home on River Road in 2009. Our property sustained major damage from hurricane Isabel many years back and the previous owner neglected to fix any of the waterfront damage. We spent three years renovating the land, pier, boat lift to include installing a commercial bulk head to protect our land. With the damage sustained by hurricane Isabel, we had to remove a large portion of our detached garage that was literally hanging over the waters edge. We take pride in our waterfront property and home and want to make our back yard a beautiful place. We plan to eliminate 1200 square feet of our concrete drive way. We plan to plant grass, shrubs, bushes and other vegetation in accordance with the CBPA guidelines. We plan to plant one river birch tree on the slope behind our detached garage, two dogwood trees in close proximity to our existing pine trees. After our pool and fence are installed, we will create beds in designated areas containing shrubs, grasses and many flowers that are native to this area. Steve has had some orthopedic health issues; installing a pool was recommended by his Orthopedic Surgeon. We appreciate your time and hope the board will approve our application for exception to install a pool and make our backyard dreams come true! Sincerely, Stephen W. Lester Elizabeth T. Lester  General Location Map s A Y TT S W RNE TER W A Y BU LA WA FA L L A D K E BLV £ ¤ JO N A T H A NS 58 W IN W AY GOD JONATHANS WAY ¬ « RT 13 58 £ ¤58 RT 58 £ ¤ 58 ¬ « 13 RI VE N R W A NS OO E R TR D M O N D R I V E CE BRA CEY RIV ER DR RD DR ROO K NM AIN ST IL L O WB W W I L L IA M S RD R ER D W M O A Y FL NO M AN DR DY R WILROY RD ¬ « 32 £ ¤ 10 LAKE M E A D K E E R S C N MAIN ST H I E EX05-15 E N GL  RESOLUTION NO. 15-09-2 CITY OF SUFFOLK PLANNING COMMISSION A RESOLUTION FOR A CHESAPEAKE BAY PRESERVATION AREA EXCEPTION REQUEST FOR PROPERTY LOCATED AT 1329 RIVER ROAD EX05-15 WHEREAS, Stephen Lester, applicant and property owner, has submitted an Exception Request for review pursuant to the provisions of the City of Suffolk’s Chesapeake Bay Preservation Area Overlay District Ordinance, which plans are attached hereto as Exhibit “B” and incorporated herein and hereafter referred to as the plans; and WHEREAS, the specific request is that an Exception be granted under Section 31- 415(f)(5) of the Unified Development Ordinance to permit a 594 square foot encroachment into the 100-foot Resource Protection Area buffer for the installation of an above ground pool; WHEREAS, the procedural requirements for the consideration of this request by the Planning Commission have been met. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Suffolk, Virginia, that: Section 1. Findings. The Suffolk Planning Commission a. finds b. does not find (1) Granting the Exception will not confer upon the applicant any special privileges that are denied by this Ordinance to other property owners in the Preservation Area District; (2) The Exception request is not based upon conditions or circumstances that are self- created or self-imposed, nor does the request arise from conditions, or circumstances, either permitted or nonconforming that are related to adjacent parcels; (3) The Exception request is the minimum necessary to afford relief; (4) The Exception request will be consistent with the purpose and the intent of the Preservation Area District, not injurious to the neighborhood or otherwise  detrimental to the public welfare, and is not of substantial detriment to water quality; and (5) Reasonable and appropriate conditions are imposed which will prevent the exception request from causing a degradation of water quality. READ AND ADOPTED: _____________________ TESTE: ______________________________________  CHESAPEAKE BAY PRESERVATION ACT EXCEPTION REQUEST EX05 -15 CONDITIONS 1. For the property located at 1329 River Road, the only encroachment into the 100-foot Resource Protection Area buffer shall be for the construction of an above ground pool totaling 594 square feet in size, and located to the rear of the house as shown on Exhibit B, in addition to the removal of 1,256 square feet of existing concrete. 2. The applicant shall be responsible for installing all vegetation as shown on the landscape plan which is attached and labeled as Exhibit B. Once all vegetation has been installed the applicant shall contact the City to schedule a site inspection to verify the installation of landscaping.  EXHIBIT A EX05-15 ZONING / LAND USE MAP EX4-08 NANSEMOND 7/15/2008 Zoned RIVER WA PO T ER W A IN T E Y RLM EX17-03 3/24/2004 Zoned RL EX18-03 D R 3/24/2004 ER NANSEMOND RIVER RIVER R IV WOOD RR15-95 11/15/1995 NANSEMOND NANSEMOND RIVER GARDENS RZ2013-00002 Zoned 5/15/2013 NANSEMOND RIVER BZA3-96 1/9/1996 RLM NANSEMOND Zoned RIVER RL EX2-05 7/19/2005 WILLOWBROOK EX4-10 7/20/2010 RD W H IC H A R D Zoned B-2 R IV E R R D EX3-03 5/5/2003 PEA CHT s BZA3-94 3/8/1994 1 inch = 300 feet REE DR Aerial Imagery Sources: VGIN/VITA VMBP 2013 Orthophotography and/or ESRI http://goto.arcgisonline.com/maps/World_Imagery Date: 8/5/2015 EXHIBIT B EX05-15 EXHIBIT B EX05-15 THIS PAGE WAS INTENTIONALLY LEFT BLANK THIS PAGE WAS INTENTIONALLY LEFT BLANK  RESULTS OF THE CITY COUNCIL MEETING OF August 19, 2015 A. CONDITIONAL USE PERMIT, C10-15, Toke Hookah, LLC, submitted by Eurnicka Artis, applicant(s), on behalf of 147 W. Washington Street, LLC, property owner(s), in accordance with Section(s) 31-306 and 31-406 of the Unified Development Ordinance, to grant a Conditional Use Permit to establish a nightclub (live entertainment), on property Approved located at 137 W. Washington Street, Zoning Map 34G18(2), Parcel(s) 13. The affected area w/conditions is further identified as being located in the Suffolk Voting Borough, zoned CBD, Central Business District zoning district and HC, Historic Conservation Overlay District. The 2035 Comprehensive Plan designates this area as a part of Central Growth Area, Mixed Use Core Use District. B. SUBDIVISION VARIANCE REQUEST, V01-15, 5501 Bennett’s Pasture Road, submitted by BLR Partnership, applicant(s) on behalf of James R. Rountree and John Dwight Bradshaw, property owner(s), in accordance with Section(s) 31-308 and 31-515 of the Unified Development Ordinance, to grant a variance to the Lot Layout Standards of Section Approved 31-605 of the Unified Development Ordinance to permit the creation of a Through Lot(s) on w/conditions the property located at 5501 Bennett’s Pasture Road, Zoning Map 11A, Parcel(s) A, B, C and F. The affected areas are identified as being located in the Sleepy Hole Voting Borough, zoned B-1, Neighborhood Commercial zoning district and SCOD, Special Corridor Overlay zoning district. The 2035 Comprehensive Plan designates this area as a part of Northern Growth Area, Suburban Use District. THIS PAGE WAS INTENTIONALLY LEFT BLANK