00SN0261-OCT25.pdfOctober 25, 2000 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0261
Cardiology of Virginia, Inc.
Midlothian Magisterial District
North line of Early Settlers Road
~: Amendment to Conditional Use Planned Development (Case 80S059) to permit
office uses and modifications to the approved master plan and buffer requirements.
PROPOSED LAND USE:
A medical office is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
While the Northern Area Land Use and Transportation Plan designates this
property for residential use, the surrounding area has not been developed in
accordance with the recommendation of the Plan. Given area development,
especially, the northward expansion of Johnston Willis Hospital, the proposed use
is compatible with existing area development and is representative of area
development trends.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed office use represents an appropriate transition between the single
family residential uses to the north and the hospital use to the south.
(NOTE: CONDITIONS MAY BE 1MPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COM~SSION. 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)
The Textual Statement dated May 15, 2000, and amended August 30, 2000,
shall be in addition to the Textual Statement and Master Plan of Case
80S059, as amended. (P)
(Note: Except as modified by the Textual Statement dated May 15, 2000,
and amended August 30, 2000, all other conditions of approval for Case
80S059 remain in effect with approval of this request.)
GENERAL INFORMATION
Location:
North line of Early Settlers Road, southwest of Red Lion Place. Tax ID 745-711-8052
(Sheet 6).
Existing Zoning:
R-TH with Conditional Use Planned Development
Size:
.7 acre
Existing Land Use:
Vacant
2 00SN0261/WP/OCT25H
Adjacent Zoning and Land Use:
North - R-9; Single family residential
South - 0-2 with Conditional Use Planned Development; Medical office/hospital or
vacant
East - R-TH with Conditional Use Planned Development; Commercial (Day care)
West - R-TH with Conditional Use Planned Development/Public/semi-public (Huguenot
Park)
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the north side of Early
Settlers Road adjacent to the request site. Use of the public water system is required by
a previous condition of zoning. (Condition 4, Case 80S059)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector terminating in Early Settlers Road,
approximately 270 feet east of the request site. Use of the public wastewater system is
required by a previous condition of zoning. (Condition 4, Case 80S059)
ENVI~
This proposed amendment will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Robious Fire/Rescue Station, Company Number
4 and Forest View 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.
Transportation:
The applicant has included a condition in the Textual Statement that will limit development
on the property to 4,000 square feet (Textual Statement, 4). Based on medical office trip
rates, development could generate approximately 150 average daily trips. These vehicles
will be distributed along Early Settlers Road.
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network. Access to Early Settlers Road should be located towards the western property
line. Due to the horizontal alignment of Early Settlers Road, sight distance may be
limited. The developer may need to acquire easements from adjacent properties to obtain
adequate sight distance. At time of site plan review, specific recommendations will be
provided regarding access and internal circulation.
LAND USE
Comprehensive Plan:
The site 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.
Although the Plan suggests that this area along Early Settlers Drive is appropriate for
medium density residential uses, the transition between adjacent residential neighborhoods
has usually been limited to office uses. To date, office uses have proven to be compatible
with the adjacent residential neighborhoods and have not had an apparent adverse impact.
Area Development Trends:
The area is characterized by townhouse and single family residential uses to the north.
Adjacent property to the east has been developed for a child day care center. The adjacent
property to the west is occupied by the County park. Adjacent properties to the south are
characterized by medical offices and a hospital use.
Some zoning actions in the area have occurred that are contrary to what the Plan suggests.
The area has experienced growth through the expansion of Johnston Willis Hospital and
its associated medical office uses.
Zoning History:
On June 25, 1980, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning to Residential-Townhouse (R-TH) with
Conditional Use Planned Development on the request property and adjacent property to
the south (Case 80S059). With the approval of Case 80S059 a plan was accepted which
depicted active recreational facilities (a swimming pool and clubhouse).
On August 26, 1981, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved an amendment to Case 80S059 to permit a portion of
the original property to be used as a public park and to delete a pond that was depicted on
the approved Master Plan. (Case 81S061)
4 00SN0261/WP/OCT25H
Site Design and Density:
The approved Master Plan for the parent parcel which included a Textual Statement, shows
a fifty (50) foot buffer along the northern property line and a twenty-five (25) foot buffer
along Early Settlers Road extended. The uses permitted are townhouses and a day care as
an accessory use. The plan addresses bulk requirements (setbacks, lot area and coverage,
conmaon areas) and how the townhouses are to be developed architecturally.
The request site is shown on the approved Master Plan as part of the recreational area for
a townhouse development. The current proposal is for the site to be developed with
medical offices as a permitted use. (Textual Statement, 3)
The approved Textual Statement does not address the development of this property other
than for townhouse uses. The applicant has agreed the medical office uses would be subject
to the bulk requirements of the Neighborhood Office (O-1) District in Emerging Growth
areas, except for density, parking and buffer requirements. Based on the Textual
Statement, new construction must conform to the requirements of the Zoning Ordinance
which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities, and screening of dumpsters. The Neighborhood Office Standards
increase the quality of the medical office use by addressing the allowable density and how
activities are to be conducted on site. (Textual Statement, 4)
The Neighborhood Office (O-1) standards of the Zoning Ordinance limit individual
projects to a maximum of 5,000 square feet of gross floor area per acre. Based upon the
size of the request site (.7 acre), the size of the project would be limited to a maximum of
3,500 square feet under O-1 standards. The applicant is proposing an additional 500
square foot exception to the building area limitation to allow a 4,000 square foot structure.
In addition, the number of parking spaces required by the Zoning Ordinance is based on
one (1) space for each 200 square feet of gross floor area, with a five (5) space minimum.
The applicant is asking that parking be calculated at one (1) space for each 222.22 square
feet of gross floor area. Using this calculation, the applicant would be required to provide
a minimum of eighteen (18) spaces, which equates to a two (2) space exception to the
required number of parking spaces. (Textual Statement, 4 a. and b.)
Architectural Treatment:
All structures must have an architectural style compatible with surrounding residential
neighborhoods. In addition, the architectural treatment of buildings, including materials,
color and style, must be compatible with buildings located within the same project.
Compatibility may be achieved through the use of building massing, materials, scale,
colors and other architectural features. (Textual Statement, 4)
5 00SN0261/WP/OCT25H
Within Emerging Growth Areas, no building exterior which would be visible to any R,
R-TH, or O 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, 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 R, R-TH, or O District or any public right
of way. No building exterior may be constructed of unpainted concrete block or
corrugated and/or sheet metal.
All junction and accessory boxes and those not visible from beyond the project must be
minimized from view of adjacent property and public rights of way by landscaping or
architectural treatment integrated with the building served. Mechanical equipment,
whether ground-level or rooftop, must be screened from view of adjacent property and
public rights of way and designed to be perceived as an integral part of the building.
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas on property which is adjacent
to an A, R or R-TH District shall be screened from view of such district by a masonry or
concrete wall which is constructed of comparable materials to and designed to be
compatible with the principal building. However, solid waste storage areas that are located
a minimum of 100 feet away from A, R and R-TH District lines may be screened by a
solid wall, fence, dense evergreen planting or architectural feature. All solid waste storage
areas must observe the parking setbacks for the Neighborhood Office (O-1) District in an
Emerging Growth Area. Solid waste storage areas located within 1,000 feet of any A, R
or R-TH District cannot be serviced between the hours of 9:00 p.m. and 6:00 a.m.
Adjacent property to the north is zoned Residential (R-9) and is occupied by single family
residences. Item number 4 of the Textural Statement requires a minimum forty (40) foot
buffer along the northern property boundary of the request site. At the time of site plan
review, the Planning Commission may modify this buffer under certain circumstances.
Uses allowed in buffers by the Zoning Ordinance include utilities which run generally
perpendicular through the buffer. There is a fifteen (15) foot drainage easement located
along the northern property boundary. The applicant is requesting that this easement be
included in the buffer. Staff feels that since no additional improvements are to be made
within the easement, the location of the easement in the buffer should impose minimal
adverse impact. (Textual Statement, 5)
To facilitate drainage from the subject property to the drainage easement along the
northern property line, the applicant plans to install a storm sewer pipe along the eastern
property boundary. These hnprovements may disturb a portion of the rear yard buffer.
Item 5 of the Textual Statement would require landscaping the disturbed area so as to
6 00SN0261/WP/OCT25H
minimize the view of the development from adjacent property to the north. To further
minimize the view of the development from adjacent property to the north, the applicant
has agreed to additional landscaping along the southern edge and adjacent to the rear yard
buffer (Textual Statement, 5). Given the additional landscaping offered south of the forty
(40) foot buffer, the inclusion of the drainage easement within the buffer limits should not
compromise the protection that a typical forty (40) foot buffer would provide for adjacent
residents.
In addition, item 5 requires an on-site meeting, with notice given to the engineer,
contractor, Planning Department and adjacent property owners to the north, of such
meeting. The purpose of the meeting is to verify that any new improvements will comply
with requirements as set forth in the zoning.
Condition 11 of Case 80S059 requires a twenty-five (25) foot buffer along Early Settlers
Road. The reason for that buffer was to create some protection for the residential uses that
were proposed on the subject parcel across from the office/hospital uses along Early
Settlers Road. Given that the use is now proposed for medical office, the buffer is no
longer appropriate. (Textual Statement, 2)
CONCLUSIONS
While the Northern Area Land Use and Transportation Plan designates this property for residential
use, the surrounding area has not been developed in accordance with the recommendation of the
Plan. Given area development, especially, the northward expansion of Johnston Willis Hospital,
the proposed use is compatible with area development and is representative of area development
trends. The proposed office use represents an appropriate transition between the single family
residential uses to the north and the hospital use to the south. The applicant's amendments to the
required conditions and Textual Statement do address the intent of the Plan by insuring that the
development of medical office uses adjacent to the residential areas will be done in a fashion that
provides an appropriate land use transition between area development. The applicable
requirements would generally address criteria that would apply to this use as if it were in a
Neighborhood Office (O-1) District adjacent to a residential area.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/18/00):
On their own motion, the Commission deferred this case to September 19, 2000, to allow
the applicant enough time to address concerns from area citizens.
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Staff (7/19/00):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than July 24, 2000, for consideration at the Commission's September
19, 2000, public hearing.
Applicant (8/2/00):
The applicant submitted proffered conditions to address concerns raised by area property
owners.
Applicant (8/30/00):
An amended Textual Statement was submitted to address concerns raised by area property
owners. The previously submitted proffers were withdrawn.
Planning Commission Meeting (9/19/00):
The applicant accepted staff's recommendation. There was no opposition presem.
On motion of Mr. Gecker, seconded by Mr. Litton, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 25, 2000, beginning at 7:00 p.m., will take
under consideration this request.
8 00SN0261/WP/OCT25H
AMENDMENTS TO THE CONDITIONS AND TEXTUAL STATEMENT
MAY 15, 2000
AMENDED AUGUST 30, 2000
These amendments shall apply to Tax ID Parcel # 745-711-8053-00000 in
Chesterfield County, Virginia (the "Property").
Amend Condition 1 of Case 80S059 to include the amendments to the conditions
and textual statement dated May 15, 2000.
Delete Condition 11 of Case 80S059.
Amend textual statement A to add "Medical Office" as a permitted use.
The medical office use shall be subject to all bulk requirements of the
Neighborhood Office (O-1) District in Emerging Growth District areas, except as
follows:
Density - The maximum building gross square footage on the Property
shall be 4,000 square feet.
Parking - Parking shall he provided based on a ratio of one (1) space for
every 222.22 square feet of gross floor area.
The rear yard buffer shall be a minimum of forty (40) feet, inclusive of the
existing fifteen- (15) foot drainage easement running parallel and along the
northern boundary of the Property. Except as stated herein, this buffer shall
comply with the Zoning Ordinance requirements for a forty- (40) foot buffer.
Any improvements necessary to accommodate drainage or other utilities shall be
installed generally along the eastern property line and generally perpendicular to
the buffer. If improvements, as described herein, are necessary within the buffer,
any disturbed area outside the limits of the drainage easement that borders the
northern property boundary shall be landscaped so as to minimize the view of the
development from adjacent property to the north. The exact treatment and
location of such landscaping shall be approved at the time of site plan review'.
All existing and proposed utility lines, improvements and easements that may
affect the rear yard buffer shall be flagged. Once flagged, an on-site meeting shall
be held, with notice given to the engineer, the contractor, the Planning
Department and the property owners of Tax ID 745-711-7670 and 8571. The
purpose of the meeting is to verify that any new improvements will comply with
the requirements specified herein. The developer shall be responsible for
notifying those requested to attend the on-site meeting, by mail postmarked at
least 21 days prior to such meeting. The developer shall submit an affidavit to the
Planning Department stating who was notified of the meeting and the date that the
notification was mailed.
In addition to the required landscaping within the rear yard buffer, one row of
Leyland Cypress evergreen trees shall be planted ten (10) feet on center along the
southern edge and adjacent to the rear yard buffer. At the time of planting, these
evergreen trees shall have a minimum height of five (5) feet.
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Case #: 00SN0261
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