Loading...
00SN0244-JULY26.pdf' .... "'~ ~'"~'~ CPC July 26, 2000 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 00SN0244 Brandermill Development Company Limited Partnership Clover Hill Magisterial District North line of Harbour Lane REQUEST: Amendmem to Conditional Use Planned Development (Case 98SN0290) relative to building area, height, location, architectural elevations and materials for an approved nursing, convalescent and rest home use, parking lot lighting, landscaping and number of buildings permitted. PROPOSED LAND USE: Nursing home, convalescent home, rest home, limited retail and office uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION The conditions were negotiated between the applicant and area property owners. After consideration of public input, should the Board wish to approve this amendment, acceptance of the proffered conditions would be appropriate. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON Providing a FIRST CHOICE Community Through Excellence in Public Service. 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.) PROFFERED CONDITIONS (STAFF/CPC) 1. In addition to the uses permitted by Case No. 85S002, nursing, convalescent and rest homes shall be permitted. There shall be no facility which accommodates substance abuse treatment. Any nursing, convalescent and rest home use shall be located in a single building having a maximum area of 48,000 gross square feet and a maximum height of two stories. (P) (NOTE: This condition supersedes Proffered Condition 1 of Case 98SN0290 and is an addition to the Textual Statement for Case No. 85S002, Exhibit B, Part A, for the request property only.) (STAFF/CPC) 2. Any nursing home, convalescent home, or rest home shall be located toward the northeast corner of Parcel A as far as practicable. The locations of Parcel A and Parcel B shall be as depicted on the attached exhibit entitled "Assisted Living at Harbour Pointe" prepared by Ray Troxell Assoc., Inc Architects/Planners. (P) (NOTE: This condition supersedes Proffered Condition 3 of Case 98SN0290.) (STAFF/CPC) 3. On Parcel A, all parking lot lights shall be a maximum twelve (12) feet in height and shall be of "shoebox" design. The restriction of parking lot lights shall not apply to Parcel B. (P) (NOTE: This condition supersedes Proffered Condition 6 of Case 98SN0290.) (STAFF/CPC) 4. Within the area lying between the building on Parcel A and Harbour Lane (previously known as "Harbour Pointe Parkway" in this location) and between the building on Parcel A and the western boundary of Parcel A, additional landscaping to that required by the Zoning Ordinance shall be installed. The purpose of such landscaping shall be to provide intermittent visual separation between the building on Parcel A and Harbour Lane and the western boundary line of Parcel A. (P) 2 00SN0244/WP/JULY26K Location: (NOTE: This condition supersedes Proffered Condition 8 of Case 98SN0290.) (NOTE: Proffered Condition 4 of Case 98SN0290 is hereby deleted. Except as modified herein, all other conditions of approval for Cases 74S021, 85S002 and 98SN0290 remain in effect with approval of this request.) GENERAL INFORMATION North tine of Harbour Lane, west line of Harbour Pointe Parkway and located in the north east quadrant of the intersection of these roads. Tax ID 729-675-Part of 6803 (Sheets 15 and 16). Existing Zoning: Size: 0-2 with Conditional Use Planned Development 4.1 acres E xis tin Lag_~_a_O_~U_~: Vacant Ad_iacent Zonine and Land Use: North, South, East, and West - 0-2 with Conditional Use Planned Development; Office or vacant UTILITIES There is an existing twelve (12) inch water line extending along Harbour Pointe Parkway and along the southern and eastern boundary of the request site. Use of the public water system is required by a previous condition of zoning (Case 74S021, Condition 19) and remains in effect with the approval of this amendment. 3 00SN0244/WP/JULY26K Public Wastewater System: There is an existing fifteen (15) inch wastewater trunk line extending along the north side of Hull Street Road, approximately 300 feet south of the request site. Use of the public wastewater system is required by a previous condition of zoning (Case 74S021, Condition 19) and remains in effect with the approval of this amendment. Drainage and Erosion: ENVIRONMENTAL Approximately half of the request property drains into Swift Creek Reservoir, with the remaining half draining into Swift Creek, below the Reservoir. No existing on- or off-sim drainage or erosion problems. Off-site drainage easements and improvements may be necessary to accommodate increased runoff from development of the request property. Water Quali .ty: That portion of the request property draining into Swift Creek Reservoir is subject to the requirements of the Zoning Ordinance relative to protection of water quality. Proffered Condition 9 of Case 98SN0290 requires that any open basins for water quantity or control are to be landscaped to become visual enhancements and amenities. This condition would remain in effect with approval of this request. FA ILITI Fire Service: This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7, and Manchester Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Also, the need for fire lanes will be determined during the review of the aforementioned plans. Traffic volumes generated by development with this amendment should be similar to those generated by land uses currently permitted on the property. This request will have a minimal impact on the anticipated traffic generated by development of the property. At time of site plan review, specific recommendations will be provided regarding internal circulation. 4 00SN0244/WP/JULY26K LAND USE Comprehensive Plan: The request property lies within the boundaries of the Upper Swift Creek Plan which suggests the property and surrounding area are appropriate for mixed use corridor uses. Appropriate uses in these areas include residential development of various densities as well as professional, business and administrative oft'ice parks and integrated supporting uses. Area Development Trends: The request property and surrounding properties are zoned for office and commercial uses and are part of Harbour Pointe, a mixed use development. It is anticipated that office and commercial development will continue to occur in the vicinity of the request property, at the entrance to Harbour Pointe. On May 8, 1974, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning with Conditional Use Planned Development to permit a mixed use development on the request property and adjacent properties to the north, east and west (Case 74S021, Brandermill). With this zoning, a village center, to include office, retail and residential uses, an elementary school site, and an office/light industrial complex, were planned. On February 27, 1985, the Board approved rezoning plus an amendment to Case 74S021 on the request site and surrounding property, at the entrance to Harbour Pointe (Case 85S002). With this zoning, the elementary school site was eliminated and an of- fice/industrial complex with conference center and supporting commercial uses was approved on the request property and surrounding area. Specifically, the development on the request property was limited to: any permitted uses allowed in an R40 District, such as churches, public schools, public parks, with the exception of dwellings; business, governmental and professional offices; libraries; medical clinics; and a wide range of commercial uses. On September 23, 1998, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved an amendment to Case 85S002 to permit nursing, convalescent and rest homes (Case 98SN0290). With the approval of Case 98SN0290 proffered conditions were accepted relative to development requirements, parking lot lighting, landscaping and number of buildings permitted. Speciftcally, with the approval of Case 98SN0290, nursing, convalescent or rest homes use was allowed in addition to those uses permitted with approval of Case 85S002. If a nursing, convalescent or rest home was developed on the property no other buildings were permitted. Conditions were 5 00SN0244/WP/JULY26K approved which among other things, required an), nursing, convalescent or rest home use be located in the northeast comer of the property and have a maximum gross floor area of 58,000 square feet in a single building; granted approval of elevations as generally depicted in renderings submitted with the application; limited the height of parking lot lighting to a maximum of ten (10) feet; and provided for additional landscaping between development on the site and the western boundary of the site and Harbour Pointe Parkway. Site Design: The request property has frontage along Harbour Lane, a privately owned and maintained road. The applicant has proffered that any nursing home, convalescent home or rest home developed on the property would be located toward the northeast corner of Parcel A, as far a practicable. (Proffered Condition 2) The request property is located in the Hull Street Road Emerging Growth Area. New construction must conform to the development standards of the Zoning Ordinance, together with conditions of zoning approval for Cases 74S021, 85S002 and 98SN0290, which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. Proffered Condition 6 of Case 98SN0290, limits parking lot lighting to a maximum height of ten (10) feet. The applicant has mended this proffer to state that the maximum parking lot lighting height would be twelve (12) feet on Parcel A and eliminating the height limitation on Parcel B. ( Proffered Condition 3) Proffered Condition 8 of Case 98SN0290, requires additional landscaping to provide intermittent visual separation between the building on the request site and Harbour Pointe Parkway and the western property boundary. The applicant is requesting amendment of Proffered Condition 8 of Case 98SN0290, to require such additional landscaping to be located on Parcel A, to provide intermittent visual separation between any building on Parcel A and Harbour Lane and the western boundary of Parcel A. (Proffered Condition 4) Architectural Treatment: Proffered Condition 4 of Case 98SN0290, stipulated certain architectural treatments as were depicted on a plan submitted with that application. This request seeks to delete Proffered Condition 4 of Case 98SN0290, and have the architectural standards of the Zoning Ordinance apply. Within Emerging Growth Areas, no building exterior which would be visible to any office district or any public right of way may consist of architectural materials inferior in quality, appearance or detail to any other exterior of the same building. There is, however, 6 00SN0244/WP/JULY26K nothing to preclude the use of different materials on different building exteriors, but rather, the use of inferior materials on sides which face adjoining property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining office district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be screened from adjacent property and public rights of way and designed to be perceived as an integral part of the building. The views of junction and accessory boxes must be minimized from adjacent properties and public rights of way by landscaping or architectural treatment integrated with the building served. Development of the property must conform to these requirements. Conditions of zoning approval for Case 98SN0290 allowed any nursing, convalescent or rest home use to have a maximum area of 58,000 gross square feet. In addition, elevations submitted and approved with Case 98SN0290 depicted a three (3) story structure. Proffered Condition 1 would limit any nursing, convalescent or rest home use to a single building having a maximum of 48,000 gross square feet and a maximum height of two (2) stories. Buffers and Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property and public rights of way by a solid wall, fence, dense evergreen plantings or architectural feature and that such area within 1,000 feet of any residentially or agriculturally zoned properties not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. CONCLUSIONS The conditions of the 1998 zoning case were negotiated with area property owners. After consideration of public input, should the Board wish to approve this an~endment, acceptance of the proffered conditions would be appropriate. 7 00SN0244/WP/JULY26K CASE HISTORY Planning Commission Meeting (6/20/00): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Gulley, seconded by Mr. Marsh, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, July 26, 2000, beginning at 7:00 p.m., will take under consideration this request. 8 00SN0244/WP/JULY26K SWIFT CREEK RESERVOR A 7 c z ! ! ! C zc 0-2 C-3 c v A 300 0 300 600 Feet Case #: 00SN0244 AMEND C.U.P.D. Sheet Cf: 15 & 16 EXHIBIT "A" O0 0 ©< oo sNOZ¥~-I EXHIBIT 0 .< 0 .< 0 Z I