99SN0267.pdfJuly 28, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0267
Allen L. Kidd
Midlothian Magisterial District
222 North Arch Road
REQUEST: Amend Conditional Use (Case 89SN0155) relative to the approved plan
of development to permit a dwelling.
PROPOSED LAND USE:
A single family residence is planned. The proposed residence does not appear on the
approved plan of development for Case 89SN0155. An amendment to the approved
plan of development is required.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2 AND
ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3.
AYES: MESSRS. MILLER, CUNNINGHAM, MARSH AND SHEWMAKE.
ABSENT: MR. GULLEY.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reason:
Although the Northern Area Land Use and Transportation Plan suggests the property is
appropriate for residential development of 1.51 to 4.0 units per acre, the existing Conditional
Use was granted based upon several factors. Specifically, the property fronts North Arch
Road and is located between the Arboretum Office Park and Archwood Subdivision. At the
time the Condkional Use was granted it was determined that quality residential development
would be difficult to achieve in this area and a better land use transition would be limited
office use for the request property as well as for other large Agricultural (A) parcels to the
south. Given these past actions, residential use accessory to the office use, would be
appropriate given existing and anticipated office development along this portion of the North
Arch Road Corridor.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
For office and residential use of the property, the plan submitted with the
application shall be considered the plan of development to identify the general
location of uses. (P)
(NOTE: This condition supersedes Condition 1 of Case 89SN0155.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Occupants of the dwelling unit shall be limited to the owner/operator
or employee of the business located on the property. Provided,
however, that the immediate family members of the owner/operator
or employee may also reside in the dwelling only if the owner/operator
or employee also resides in the dwelling.
(STAFF/CPC) 2.
The dwelling unit shall have a minimum of 1,500 square feet of gross
floor area.
(STAFF/CPC)
3. The foundation of the dwelling shall be faced with brick veneer.
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(STAFF/CPC) 4. The dwelling unit shall have a minimum setback of 110 feet from the
ultimate right of way of North Arch Road.
GENERAL INFORMATION
Location:
West line of North Arch Road, south of Knightsbridge Road and known as 222 North Arch
Road. Tax ID 752-705-3439 (Sheet 6).
Existing Zoning:
A with Conditional Use to permit office use
Size:
1.2 acres
Existing Land Use:
Office
Adjacent Zoning & Land Use:
North - A with Conditional Use and 0-1; Vacant
South - A; Vacant
East - 0-2; Office (The Arboretum Office Park)
West - R-7 and A with Conditional Use; Single family residential and vacant
UTILITIES
Public Water System:
Them is an existing sixteen (16) inch water line extending along the west side of North Arch
Road adjacent to the request site. Use of the public water system is required by County
Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along North Arch Road
adjacent to the request site. Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
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Drainage and Erosion:
The proposed dwelling will have no impact on these facilities.
PUBLIC FACILITIES
The need for fke, school, library, park and transportation facilities is identified in the Public Facilkies
Plan, the Thoroughfare Plan and the FY 1999-2003 Capital Improvement Program. This
development will have an impact on these facilities.
Fire Service:
This property is currently sewed by the Buford Road Fire/Rescue Station, Company Number
9 and Forest View Rescue Squad. The proposed use will have a minimal impact on
fire/rescue services.
Schools:
Approximately one (1) school age child will be generated by this development. The site
lies in the Reams Elementary School attendance zone: capacity - 733, enrollment - 599;
Providence Middle School zone: capacity - 1,260, enrollment - 1,133; and Monacan High
School zone: capacity - 1,700, enrollment - 1,542.
Transportation:
This request w'fll amend a previously approved Master Plan (Case 89SN0155) that will allow
construction of a single family residential structure on this parcel. This request will have a
minimal impact on the existing transportation network.
The Thoroughfare Plan identifies North Arch Road as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant is unwilling to dedicate forty-five (45)
feet of right of way, measured from centerline of North Arch Road in accordance with that
Plan.
Access to major arterials, such as North Arch Road, should be controlled. In accordance with
the approved Master Plan, access for the existing structure is provided through the adjacent
parcel to the north. If this request is approved, the additional structure will also be required
to access North Arch Road via the private driveway on the adjacent parcel to the north.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for residential use of 1.51 to 4.0 units per acre. When
the Plan was adopted, conskteration was given to then-existing land use patterns in suggesting
appropriate land uses. Since adoption of the Plan, additional office development has occurred
along this portion of North Arch Road. Given existing development along North Arch Road,
residential development may no longer be appropriate in the immediate area.
Area Development Trends:
Adjacent properties to the north and east along North Arch Road are zoned to permit office
uses and are developed for such or are vacant. Adjacent property to the south is zoned
Agricultural (A) and is vacant, while property to the west is zoned and developed to allow
olTtce and residential uses and is occupied with those uses. Given the office development that
has occurred along this portion of the North Arch Road Corridor, it would be difficult to
achieve quality residential development in this area. Office use on this site and adjacent
agriculturally zoned property to the south would be more appropriate, as it would provide a
transition between North Arch Road and Archwood Subdivision.
Zoning History:
On April 26, 1989, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission approved a Conditional Use to permit an office use on the request
property and adjacent property to the north and west (Case 89SN0155). A single family
residence on the property was subsequently converted for office use. With the approval of
Case 89SN0155 several conditions were imposed, including one which recognized a plan
submitted with the application as the plan of development. That plan of development did not
show the proposed dwelling.
Site Design and House Size:
In response to a request by the Midlothian District Commissioner, the applicant has agreed
to specific conditions relative to the location of the home, the square footage and the
treaunent of the foundation. (Proffered Conditions 2, 3 and 4)
CONCLUSIONS
Although the Northern Area Land Use and Transportation Plan suggests the property is appropriate
for residential development of 1.51 to 4.0 units per acre, the existing Conditional Use was granted
based upon several factors. Specifically, the property fronts North Arch Road and is located between
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the Arboretum Office Park and Archwood Subdivision. At the time the Conditional Use was granted,
it was determined that qualky residential development would be difficult to achieve and a better land
use transition would be limited office use for the request property as well as for other large
Agricultural (A) parcels to the south. Therefore, residential use accessory to the office use, would
be appropriate given existing and anticipated office development along this portion of the North Arch
Road Corridor.
The Zoning Ordinance allows in O-1 and C-1 through C-5 Districts a dwelling unit for the
owner/operator of a business located on the property. While the property is zoned Agricultural (A),
a Conditional Use allows office use. If the proposed residence is for the owner or operator of the
business or someone involved in the business, approval would be consistent with the provisions of
the Ordinance which would allow such uses if the property were zoned for office or commercial use.
(Proffered Condition 1)
CASE HISTORY
Applicant (6/14/99):
The proffered conditions stated herein were submitted.
Planning Commission Meeting (6/15/99):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Shewmake, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the condkion on page 2 and acceptance of the proffered
condkions on pages 2 and 3.
AYES: Messrs. Miller, Cunningham, Marsh and Shewmake.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, July 28, 1999, beginning at 7:00 p.m., will take under
consideration this request.
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