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00SN0280-OCT25.pdfOctober 25, 2000 BS STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 00SN0280 Swift Creek Associates L. P. Matoaca Magisterial District South line of Hull Street Road Amendment to Conditional Use Planned Development (Case 87S134) relative to the Textual Statement, tract designations, Master Plan, uses, internal road network and required conditions. Specifically, the applicant proposes to permit a portion of the General Commercial tract (GC-1) to be designated for Residential/Office (RO-5) and Office Service (O/S) uses; to eliminate the Conservation tract (C-l) and designate it as a Residential/Office (RO-5) tract; and to eliminate the Village Commercial (VC-1) tract and designate it as a Residential/Office (RO4) tract. pROPOSED LAND USE: A mixed-use development to include commercial, office, industrial and residential uses is proposed. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 6. Providing a FIRST CHOICE Community Through Excellence in Public Service. STAFF RECOMMENDATION Recormnend approval for the following reasons: The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the property is appropriate for regional mixed uses. The proposed zoning and land uses are compatible with, and representative of, existing and anticipated development within the southwestern quadrant of the intersection of Routes 360 and 288. The proposed zoning and land uses incorporate elements of the Route 360 West Corridor Design Study specific to the Route 360/288 and Swift Creek area. (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) The Textual Statement received September 7, 2000, and the plan prepared by Joseph Cox Associates, Inc., dated July 2000 entitled "Zoning Map Swift Creek Tract" shall be considered the Master Plan. (P) (NOTE: This condition amends Condition I of Case 87S134 for the subject property.) (NOTE: All other conditions of Case 87S134 remain in effect, except as modified by this request.) PROFFERED CONDITIONS (STAFF NOTE: THESE PROFFERED CONDITIONS ARE IN ADDITION TO PROFFERED CONDITIONS ACCEPTED FOR CASE 87S134.) (STAFF/CPC) 9. THE Limit on Residential Units. The total number of residential dwelling units on the Property shall not exceed 790; provided the overall density of the total area devoted to multi-family uses shall not exceed ten (10) dwelling units per acre. (P) 2 00SN0280/WP/OCT25J (STAFF/CPC) 10. Pedestrian Walkways. Unless otherwise approved by the Planning Department at time of site plan review, the following pedestrian walkways shall be provided. Construction of these walkways may be phased, but such phasing, as well as the exact location and treatment of these pedestrian walkways, shall be approved by the Planning Department at the time of Site Plan review: Within Tracts GC-1 and O/S, a pedestrian walkway that is generally oriented perpendicular to Route 360 and separates buildings within each tract into two groups, one generally east of the walkway and one west of the walkway. The walkway shall provide a continuous connection from the rear of any outparcel buildings in Tract GC-1, through Tract O/S to the South Loop Road; bo Within Tract GC-1, a pedestrian walkway that is generally oriented parallel to Route 360 and is generally located south of any outparcels within the Tract. Such walkway shall be connected to the walkway specified in subparagraph (a) above; A pedestrian walkway on the south side of the South Loop Road; provided that, if trees a minimum caliper of eight (8) inches are retained within the setback along the south side of the South Loop Road in accordance with Ordinance requirements, the pathway may meander through such trees, and, that if such trees are removed, they shall be replaced with street trees on both sides of the South Loop Road and a pedestrian walkway along the south side of the South Loop Road. If street trees are provided, the exact location, spacing, species and size shall be approved by the Planning Department at the time of Site Plan review; and Within Tract R/O-2, a pedestrian wall~vay providing access from the Tract to Tax ID 735-676-3163 (commonly known as Commonwealth Center 1D shall be constructed at the time Tract R/O-2 is developed. (P) (STAFF/CPC) 11. Tree-Save Area and Setback Along Route 360. A seventy-five (75) foot setback shall be maintained from an ultimate 200 foot right of way of Route 360. Except as provided herein, any grading or clearing of trees with a caliper of eight (8) inches or greater within this setback shall be performed in such a manner as to maintain a 3 00SN0280/WP/OCT25J minimum width of fifty (50) feet of "trees" (tree save area) along the Route 360 frontage. At the time of site plan review, measures may be required to insure that the fifty (50) foot "trees" save area is maintained. Such measures may include, but not necessarily be limited to, installation of landscape material, increased setbacks from Route 360 or construction of retaining walls. Clearing and grading may occur to accommodate access to Route 360. Further, at the primary entrance, additional clearing and grading may be approved subject to the provision of a special entrance design feature, such as landscape or monumental features. The exact nature and location of this feature shall be approved by the Planning Department at the time of site plan review. (P) (STAFF/CPC) 12. Public Gathering Area. Within Tract GC-1, a 20,000 square foot area shall be provided for public and semi-public uses, such as area civic association events, special commercial events, and cultural activities, and that such area shall be designed so that, upon full development of the retail portion of the property, retail activities will adjoin, front on, or be adjacent to at least two (2) sides of the public gathering area. Construction of this facility may be phased provided the ultimate design meets the requirements stated herein. The exact location and design of this area shall be approved by the Planning Department at the time of Site Plan review. The requirements stated herein may be modified by the Planning Commission at time of site plan review provided the alternative design meets the spirit and intent of this condition. (P) (STAFF/CPC) 13. Pedestrian Trail. Within Tracts R/O-l, R/O-3, R/O-4 and R/O-5, a pedestrian trail having a width of four (4) feet shall be constructed generally along the entire length of Swift Creek and, in the general vicinity of the boundary between Tract R/O-1 and Tract GC-3, and shall be connected to the Pedestrian System in Proffered Condition 10(c). Construction of such trail may be phased in accordance with a phasing plan approved by the Planning Department at the time of site plan review. At the option of the applicant, a wider trail may be provided. Maintenance of the pedestrian trails shall be the responsibility of the owner(s) of the property on which such trail is located. Upon request of the County, an easement or property dedication of a width necessary to accommodate construction of a four (4) foot wide pedestrian trail leading north from the pedestrian trail described above to the northern property line in the vicinity of the Route 360 bridge over Swift Creek shall be dedicated to and for Chesterfield County free and unrestricted. (P) 4 00SN0280/WP/OCT25J (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) \ (STAFF/CPC) 14. 15. 16. 17. 18. 19. Timbering. With the exception of timbering to remove dead or diseased trees which has been approved by the Virginia State Department of Forestry, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Deparm~ent and the approved devices installed in accordance with The Forestry Best Management Practices for Water Quality in Virginia. (EE) Storm Water Management Facilities or BMP's. Any open basins required for water quantity or quality control that are visible from public roads or from residences shall be landscaped or otherwise improved so that the facilities become visual enhancements to, and amenities for, the uses developed on the property. At the time of site plan review, a plan depicting this requirement shall be submitted to the Planning and Environmental Engineering Departments for review and approval. (EE & P) Loading Areas. Within Tracts GC-1 and O/S, buildings shall be positioned so that loading areas are internally focused, with the buildings screening the loading areas from surrounding areas; provided that openings shall be permitted to accommodate vehicular traffic and permitted pedestrian traffic and that design measures are employed to minimize the view through such openings. (P) Lighting. Within Tracts GC-1, GC-2, and GC-3, the maximum height of poles for outdoor lighting shall be thirty (30) feet. Within the O/S Tract, poles for outdoor lighting shall be limited to a maximum height of twenty five (25) feet. (P) Site Clearing and Landscaping. Any required perimeter landscaping within the setback along a public road shall be installed within eight (8) months of clearing an area; provided, however, that if there is an active building permit and active construction within four hundred (400) feet of such road, the perimeter landscaping for such site shall be installed prior to the issuance of a final occupancy permit. (P) Notification of Site Plan. The Owner/Developer shall be responsible for notifying, in writing, of the submission of site plans to the following: the last known president or representative on file with the County Planning Department for the Brandermill Community Association; and the owner of record of Tax ID 733-673-8753. Such 5 00SN0280/WP/OCT25J (STAFF/CPC) 20. (STAFF/CPC) 21. notification shall occur no later than twenty-one (21) days prior to approval or disapproval of the plan. The Owner/Developer shall provide a copy of the notification letter to the Planning Department. in addition, at least thirty (30) days prior to approval or disapproval of the plan, the Owner/Developer shall meet with the aforementioned representative of the Brandermill Corn_munity Association relative to site and architectural plans. The Owner/Developer shall provide certification confirming that such meeting was held in compliance with this condition to the Platming Department. (P) S_ignage. All freestanding business identification signs on outparcels shall he monument-style signs. (P) Severance. The unenforceability, elimination, revision or amendment of any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of the other proffers or the unaffected part of any such proffer. (P) GENERAL INFORMATION Location: South line of Hull Street Road, off the west line of Commonwealth Centre Parkway. Tax IDs 732-675-1814 and 9039; 733-676-1907 and 734-675-8374 (Sheet 16). C-3 and 0-2 with Conditional Use Planned Development Size: 184.4 acres Vacant 6 00SN0280/WP/OCT25J Adjacent Zoning and Land USe: North - C-2, C-4 with Conditional Use Planned Development, and R-9, A and R-7; Commercial, vacant or public/semi-public (water treatment plant) South - A, R-7 and R-9; Single family residential or vacant East - C-4 with Conditional Use Planned Development, I-1 with Conditional Use Planned Development and R-9; Multi-family residential or vacant West - A, and R-7 and 0-2 with Conditional Use Planned Development; Single family residential or vacant UTILITIES Public Water System: There is an existing twents,-four (24) inch water line extending along the north side of Hull Street Road, adjacent to the request site. ]n addition, there is an existing six (6) inch water line serving Hunters Chase Apartments and ending adjacent to the northern boundary of this site. Use of the public water system is required by an existing condition of zoning. (Case 87S134, Condition 7) Public Wastewater Systcrl~: There is an existing thirty (30) inch wastewater trunk line along Swift Creek and adjacent to the western, southern, and a portion of the eastern boundaries of the request site. Use of the public wastewater system is required by an existing condition of zoning. (Case 87S134, Condition 7) E V L Drainage and Erosion: The property has approximately four (4) main outfalls draining directly into Swift Creek. Them are no known, existing on- or off-site drainage or erosion problems. There is a large floodplain and Resource Protection Area (RPA) along the southern boundary of the property that limits the use of this area. The property is heavily wooded and should not be timbered without obtaining a land disturbance permit from the Environmental Engineering Department. (Proffered Condition 14) Water Ouali _ty: The proffered conditions require that any open basins necessary for water quantity or quality control that are visible from public roads or from residences shall be landscaped as a visual amenity for uses developed on the property. (Proffered Condition 15) 7 00SN0280/WP/OCT25J Fire Service: This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7 and Manchester Rescue Squad. Based on 790 dwellings, this request will generate approximately 122 emergency calls for fire and rescue services per year. 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. The Zoning Ordinance requires the construction of a second public or private road access prior to the occupancy of more than fifty (50) residential units. Compliance with this requirement will be confirmed at the time of site plan review for the residential portion of this development. The applicant has proffered a maximum number of dwelling units no greater than that permitted under the existing zoning (Case 87S134). Consequently, the proposed zoning will have no net increase in the fiscal impact on capital facilities for emergency services. (Proffered Condition 9) Schools: Approximately twenty-eight (28) school age children will be generated by this development. The site lies in the Clover Hill Elementary School attendance zone: capacity - 750, enrollment - 730; Swift Creek Middle School zone: capacity - 1,200, enrollment - 1,297; and Clover Hill High School zone: capacity - 1,700, enrollment - 1,710. The applicant has proffered a maximum number of dwelling units no greater than that permitted under the existing zoning (Case 87S134). Consequently, the proposed zoning will have no net increase in the fiscal impact on school capital facilities. (Proffered Condition 9) Libraries: Consistent with Board of Supervisors policy, the impact of development on library services is assessed County-wide. Based on projected population growth, the ~Public ~ identifies a need for additional library space throughout the County. Taking into account the additional space provided by the two (2) currently funded projects, the new La Prade and Chester Libraries, there is still a projected need for 55,000 additional square feet of library space County-wide by 2015. 8 00SN0280/WP/OCT25J The proposed development would most likely have the greatest impact on the Clover Hill Library. The Public Facilities Plan indicates a need to provide additional library space in the Clover Hill Library service area. The applicant has proffered a maximum number of dwelling units no greater than that permitted under the existing zoning (Case 87S134). Consequently, the proposed zoning will have no net increase in the fiscal impact on library capital facilities. (Proffered Condition 9) Parks and Recreation: The Public Facilities Plan identifies the need for two (2) new regional parks. In addition, there is currently a shortage of community park acreage in the northern area. The Public Facilities Plan identifies a need for 120 acres of community park space by 2015. The applicant has proffered a maximum number of dwelling units no greater than that permitted under the existing zoning (Case 87S134). Consequently, the proposed zoning will have no net increase in the fiscal impact on parks and recreation capital facilities. (Proffered Condition 9) The Upper Swift Creek Plan recommends the preservation of linear parks along Swift Creek and other tributaries of Swift Creek Reservoir. These stream corridors provide long natural open spaces that can easily accommodate hiking trails while supplying needed park acreage in the Upper Swift Creek area. To address this need, the applicant has proffered to construct a pedestrian trail generally along the entire length of the Swift Creek Branch through the R/O Tracts and connecting to the proposed pedestrian walkway along the South Loop Road. Should there be an opportunity in the future to extend this pathway north under Route 360 as part of this linear park system along the Swift Creek Branch, the applicant has proffered the provision of a pedestrian easement from the South Loop Road north to Route 360 to accommodate this connection. (Proffered Condition 13) Transportation: In 1987, the Board of Supervisors approved the rezoning (Case 87S134) of 191 acres for a mixed-use project consisting of commercial, office, light industrial and multi-family residential land uses; Swift Creek Project. Approximately 107 acres were identified for retail/light industrial uses and 84 acres were identified for residential/office uses. A traffic study was submitted with the rezoning application. The study analyzed the traffic impact of the proposed development, consisting of 1,161,000 square feet of retail, 250,000 square feet of office and a 200 room hotel. The study assumed two (2) major accesses onto Route 360 and access to the east through the Commonwealth Centre Project, to Route 288. As part of the Commonwealth Centre 9 00SN0280/WP/OCT25J Project a flyover and part of a collector/distributor (C/D) system along Route 288 was constructed. Based on the anticipated traffic generation of the Swift Creek Project (50,754 average daily trips), Route 360 needed to be widened, and the flyover and C/D system along Route 288 needed to be improved to facilitate adequate traffic flow. During the rezoning process, the developer was unwilling to provide the road improvements along Route 288 necessary to mitigate the impact of such a large development. Therefore, the density of development for the Swift Creek project was not established. As part of the zoning approval, the developer did offer and the Board accepted, several transportation proffers and approved a textual statement that included several transportation conditions. Some of the proffered conditions required: 1) dedication of 100 feet of right of way along Route 360; 2) construction of an additional lane of pavement along the eastbound and the westbound lanes of Route 360 for the property frontage; 3) construction of separate right mm lanes along the eastbound lanes of Route 360 at each approved access; 4) construction of left turn lanes along the westbound lanes of Route 360; 5) installation of traffic signalization along Route 360; and 6) monitoring the project to determine if actual traffic generation and distribution is materially different from the assumptions in the original traffic study. As noted in the staff report for that rezoning case, "Permissible densities, specific access locations, and road improvements required of this development will be approved by the Transportation Department in conjunction with schematic plan approval". Because schematic approval for this development will not be requked, staff will determine density, access and required road improvements prior to any site plan approval. A new traffic study must be submitted to and approved by the Transportation Department. The study will assist in establishing the maximum density for the Swift Creek Project and the required road improvements to achieve an acceptable level of service. The applicant's representative is preparing this traffic study, but has not submitted it for staff review. As previously noted, it was assumed that the Swift Creek Project would have two (2) major accesses from the property to Route 360. The 1999 traffic count on this section of Route 360 was 52,620 vehicles per day. Route 360 carries a higher than normal percent of truck traffic (approximately 6 to 7 %). There is a substantial vertical grade difference along this section of Route 360, from the eastern boundary of the property to its western boundary at Swift Creek. Due to these conditions on Route 360, oniy one (1) major access can be constructed to serve this Project which would be located towards the eastern boundary of the property. The applicant has submitted a revised Master Plan that generally shows this access location. The revised Master Plan also depicts two (2) additional accesses to Route 360. These two (2) additional accesses to Route 360 may be limited to right-in and right-out turning movements only. The revised Master Plan notes the possibility that the easternmost access may be served by a directional crossover on Route 360. This directional crossover would allow vehicles traveling westbound along Route 360 to turn left into the project but would not allow vehicles exiting the site to turn left onto 10 00SN0280/WP/OCT25J Route 360. Due to the vertical grade of Route 360 in this area, the high percentage of truck traffic and the anticipation that Route 360 will be widened to an eight (8) lane facility, the proposed directional crossover may not be safe; and therefore, staff has not approved this access feature. The developer must provide an adequate design of this directional crossover that includes an extensive left turn storage lane (approximately 500 feet or more) in order to gain staff approval. The schematic design of this directional crossover should be submitted in conjunction with the new traffic study. The Thoroughfare Plan identifies an east/west major arterial with a recommended right of way width of ninety (90) feet extending from Route 360 through the Swift Creek Project to Route 288. The original Master Plan proposed a major internal loop road ("Loop Road") to serve the project. An existing condition in the textual statement requires the dedication of a ninety (90) foot wide right of way for each section of Loop Road from Route 360 to the first major access into the commercial area (Textual Statement lI.B.5.(c)). Because only one (1) major access to Route 360 will serve the project, the applicant is seeking modification of that requirement. Staff supports the applicant's request to amend that condition which would provide a ninety (90) foot wide right of way through the eastern part of the Project in accordance with the Thoroughfare Plan (Revised Textual Statement II.B.5.(c)). The ninety (90) foot wide major arterial is labeled on the revised Master Plan as East Loop Road and East-West Connector Road. The ~ also identifies a collector road with a recommended right of way width of seventy (70) feet from the ninety (90) foot wide major arterial to Bailey Bridge Road. An existing proffered condition (Proffered Condition 8) requires the dedication of a seventy (70) foot wide right of way from the major arterial to the southern property line. The extension of this collector road to Bailey Bridge Road requires the crossing of Swift Creek. Additional right of way (possibly up to 200 feet in width) may be needed to extend this collector road across Swift Creek. The applicant's revised Master Plan identifies a ten (10) acre parcel that is anticipated to be dedicated to the County. This ten (10) acre parcel is adjacent to the proposed collector road. If this parcel is dedicated to the County, some of this land should be dedicated as right of way. Staff will make specific reconunendations regarding this collector road and the ten (10) acre parcel at such time as they are dedicated. Included in the Virginia Department of Transportation Six Year Improvement Program is a design project to widen Route 360 to 6/8 lanes from Swift Creek to Winterpock Road. The design is currently underway. No funds have been allocated for construction of this project. Based on the proposed land uses in the Swift Creek Project, as described in the requested revisions to the Textual Statement, the applicant is seeking to decrease the commercial areas of the Project from 107 acres to forty-eight (48) acres, increase the residential/office areas from eighty-four (84) acres to 122 acres and establish a fourteen (14) acre office service area (Revised Textual Statement Condition II.B.). As previously noted, a traffic 11 00SN0280/WP/OCT25J study is required to establish the permissible density for the Swift Creek Project based on the limited access to Route 360 and the applicant's desire not to provide major improvements to the flyover and C/D system along Route 288. Based on the proposed revised land use acreages, it is anticipated that Route 360 will need to be widened to eight (8) lanes by the developer with dual left turn lanes at the major access to accommodate any reasonable amount of development on the property. Staff will approve a maximum density for the Swift Creek Project and the required road improvements prior to any site plan approval. Financial Impact on Capital Facilities: The applicant has proffered a maximum number of dwelling units no greater than that permitted under the existing zoning (Case 87S134). Consequently, the proposed zoning will have no net increase in the fiscal impact on capital facilities. (Proffered Condition 9) LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is appropriate for regional mixed use. Appropriate land uses in these areas included large projects containing a mixture of corporate office, regional commercial, light industrial and townhouse or multi-family residential uses with a density of 10.0 to 18 units per acre and could go up to twenty-five (25) units per acre with provision of decked parking. Area Development Trends: Properties to the north are zoned Neighborhood Commercial (C-2), Residential (R-7), Agricultural (A), Residential (R-9) and Regional Business (C-4) District and are developed for commercial and retail uses, public/semi-public uses (water treatment plant) or are vacant. Properties to the south are zoned Agricultural (A), Residential (R-9) and Residential (R-7) and are occupied by single family dwellings or are vacant. Properties to the east are zoned Residential (R-9) and developed as apartments, zoned Regional Business (C-4) as part of the Commonwealth Center project, although currently vacant, and Light Industrial (I-1) and are currently vacant. Properties to the west are zoned Agricultural (A), Residential (R-7), Corporate Office (0-2) and are vacant or occupied by single family dwellings as part of the Mockingbird Hills Subdivision development. Commercial development is expected to continue adjacent to the intersection of Routes 360 and 288, with office, light industrial and high density residential uses along the periphery of this commercial core providing the transition to adjacent development. 12 00SN0280/WP/OCT25J Zoning History_: On November 25, 1987, the Board of Supervisors', upon favorable recommendation by the Commission, approved rezoning from Agricultural (A), Residential (1>,-12) and Office Business (O) to Office Business (O) and Community Business (B-2) with Conditional Use Planned Development on 191 acres located along the south line of Hull Street Road, east of its intersection with Route 288 (Case 87S134). A mixed use development to include office, commercial, light industrial and multi-family residential uses was proposed. Conditions of approval permitted approximately 101 acres of commercial development, eighty-four (84) acres of multi-family and office uses and six (6) acres designated for conservation and passive recreation (Reference approved Master Plan - attached). Multi- family development was limited to ten (10) dwelling units per gross acre, permitting a maximum of 840 units. Site Design: Except as modified by this request, development must conform to the conditions of zoning Case 87S134 with respect to access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas which predated the adoption of Emerging Growth District standards of the Zoning Ordinance. The amended Master Plan depicts the property divided into three land use categories. To allow flexibility based upon final engineering design, the acreage of each parcel may be increased or decreased by ten (10) percent. (Textual Statement) The General Commercial (GC-1 through GC-3) tracts contain a total of approximately forty-eight (48) acres, which represents a forty-seven (47) acre reduction from the original Master Plan. Permitted uses continue to be those established as part of Case 87S134. These tracts are located along the Route 360 frontage. The Residential/Office (R/O-1 through R/O-5) tracts contain a total of approximately 123 acres, representing a forty-four (44) acre increase from the original Master Plan. Permitted uses continue to be those established as part of Case 87S134. These tracts are located along the Swift Creek Branch. The applicant has proffered a maximum of 790 dwelling units within the PUO tracts. This limitation is consistent with the residential density permitted by Case 87S134 which was established at ten (10) units per acre at seventy-nine (79) acres. Further, should a portion of these tracts be developed for non- residential uses, the overall density of the total area developed for multi-family uses will not exceed ten (10) dwelling units per acre, thereby insuring that the overall residential density does not exceed that permitted by Case 87S134. (Proffered Condition 9) 13 00SN0280/WP/OCT25J The Office/Service (O/S) tract contains approximately fourteen (14) acres and permits all uses in the Corporate Office (0-2) and Light Industrial (I-l) Districts. This tract separates the commercial (GC) tracts from the residential or office (R/O) tracts. The Village Commercial (VC-1) and Conservation (C-i) tracts, approved as part of Case 87S134, have been eliminated on the amended Master Plan. The County has recently undertaken a study of proposed design standards for development within the western portion of the Hull Street Road Corridor. Although not an officially adopted document, the Route 360 West Corridor Design Study suggests several design concepts for development within the Swift Creek focus area located at the southwest quadrant of the intersection of Routes 360 and 288. These concepts include forested and steep slope retention along Route 360, project entrance design, streetscaping, pedestrian and road connections within projects and among adjacent developments, public gathering space, park and trail systems along Swift Creek, BMP treatment and architectural features as focal points. A copy of this design study is available on the Internet or at the Planning Department. The applicant has incorporated several of these design elements into this application, as discussed herein. Tree Retention and Entrance Design: The Zoning Ordinance requires that, except where necessary to provide access, any trees that are eight (8) inches in caliper or greater must be retained within the setback from a public right of way unless removal is approved through site plan review. Further, the 360 West Corridor Design Study encourages the retention of forested and steep slopes along Route 360 with long vistas across the bridge at Swift Creek. This vegetation may be interrupted for entrances with the provision of a primary entrance feature. The Zoning Ordinance permits a reduction of the seventy-five (75) foot setback to a fifty (50) foot setback for buildings, parking and drives along major arterials within Emerging Growth Areas. The applicant has proffered a minimum seventy-five (75) foot setback from the ultimate 200 foot right of way of Route 360. Within this setback, the applicant has established a tree save area whereby any grading or clearing of trees having a caliper of eight (8) inches or greater would be permitted only if a minimum width of fifty (50) feet of tree save area along Route 360 is maintained. Such grading and clearing would be subject to measures such as landscaping, increased setbacks from Route 360 or construction of retaining walls, as may be deemed necessary, to insure preservation of the fifty (50) foot tree save area. (Proffered Condition 11) Consistent with the Route 360 West Corridor Design Study, the applicant has proffered the provision of a special entrance design feature at the full cross over access designated on the amended master plan or at an alternate location to be approved by the Planning Department. (Proffered Condition 11) 14 00SN0280/WP/OCT25J Sidewalks and Paths: The Route 360 West Study promotes the provision of sidewalks that encourage pedestrian oriented retail traffic and link various uses within the project and between developments. The applicant has proffered the provision of a pedestrian circulation system that facilitates movement from and among the retail outparcels along Route 360, through the office service tracts, to and along the South Loop Road to serve the multifamily tracts. A pedestrian connection is also proposed to extend east to access the Commonwealth Center development. (Proffered Condition 10) The Route 360 West Study as well as the Upper Swift Creek Plan also encourage the use of floodplain, steep slopes and resource protection areas along Swift Creek in providing a natural trail system. The applicant has proffered the provision of a pedestrian trail along the Swift Creek Branch, connecting to the proposed pedestrian walkway along the South Loop Road. Further, should there be an opportunity in the future to extend this pathway north under Route 360 as part of this linear park system along the Swift Creek Branch, the applicant has proffered the provision of a pedestrian easement from the South Loop Road north to Route 360 to accommodate this connection. (Proffered Condition 13) ~Area: The Route 360 Design Study promotes the provision of a central public space, containing a minimum area of 20,000 square feet, to provide a central core to the mixed use center. This central space would contain a focal feature to encourage social gatherings and activities. The applicant has proffered to accommodate a 20,000 square foot public gathering area within the General Commercial (GC-1) tract. Retail activities will adjoin, front on, or be adjacent to at least two (2) sides of this area so as to provide the focal features necessary to support the use of this space. (Proffered Condition 12) Landscaping and Streetscaping: To improve the appearance of disturbed, but unimproved project sites, the developer has proffered that perimeter landscaping will be installed within the setback along all public rights of way within eight (8) months of clearing an ama; provided, however, that if there is an active building permit and construction within 400 feet of such road, the perimeter landscaping for such site shall be installed prior to the issuance of a final occupancy permit. (Proffered Condition 18) The Route 360 West Corridor Design Study promotes the use of street trees along the main project road onto which office and/or residential buildings front. The applicant has 15 00SN0280/WP/OCT25J proffered to either retain trees with an eight (8) inch caliper or greater along the south side of the South Loop Road or, if removed, to replace with street trees on both sides of this road (Proffered Condition 10.c) Lighting, Signs. Loading Areas. Site Plan Notification and Property Maintenance: In response to concerns of area residents, the applicant has proffered conditions addressing the maximum pole height of outdoor lighting in the Commercial (GC) and Office/Service (O/S) tracts, the use of monument-style signs on commercial outparcels, the screening of loading areas through building design and the notification of the Brandermill Community Association and an adjacent parcel owner to the south of the submittal of site plans for development of the property to include a meeting with the appropriate Brandermill Community Association representative regarding such plans prior to their approval. (Proffered Conditions 17, 20, 16 and 19) CONCLUSIONS The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the property is appropriate for large projects containing a mixture of corporate office, regional commercial, light industrial and townhouse or multi-family residential uses with a density of 10.0 to 18 units per acre. The proffered conditions provide for several design standards suggested in the Route 360 West Corridor Design Study for development within the Swift Creek focus area. Concepts addressed include project entrance design, streetscaping, pedestrian connections within the project and among adjacent developments, public gathering space, trail systems along the Swift Creek and BMP design. These amenities will enhance the project and promote a quality development. The Route 360 West Corridor Design Study as well as the Zoning Ordinance address tree preservation along Route 360 to provide continuity and buffering along public rights of way. With the proffered seventy-five (75) foot setbackJtree save area along Route 360, selective clearing with appropriate mitigation will ensure that the integrity of at least fifty (50) feet of that tree save area will be maintained. Given these considerations, approval of this request is recommended. 16 00SN0280/WP/OCT25J CASE HISTORY Planning Commission Meeting (8/15/00): There was no opposition present. On their own motion, the Commission deferred this case to September 19, 2000, to allow time for the applicant to meet with the Matoaca and Clover Hill District Commissioners, area property owners and staff. At this time, a meeting has not been scheduled. Applicant, Staff and Matoaca and Clover Hill District Commissioners (8/31/00): A meeting was held to discuss staff and neighborhood concerns. It was generally agreed that the applicant would revise the proffered conditions to address these concerns. Applicant (9/7/00): Revised proffered conditions, as discussed herein, were submitted. Applicant (9/19/00): Amended proffered conditions were submitted to address staff's concerns regarding tree preservation along Route 360 (Proffered Condition 11), the maintenance of retail properties and to address area residents' concerns relative to the owner/developer meeting with an appropriate representative of the Brandermill Community Association to discuss site and architectural plans prior to their approval. (Proffered Condition 19) Planning Commission Meeting (9/19/00): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Mm-sh, seconded by Mr. Cunningham, the Commission recommended approval of this request subject to the condition and acceptance of proffered conditions on pages 2 through 6. AYES: Unanimous. 17 00SN0280/WP/OCT25J The Board of Supervisors, on Wednesday, October 25, 2000, beginning at 7:00 p.m., will take under consideration this request. 18 00SN0280/WP/OCT25J The Textual Stacemen~ of Case #87S134 is hereby amended as follows: I.A. Delet~. I.B. Deletad. I.C. Deleted. I. D. 3, Tract - Within the textual statement, tkis term refers speci~cally to.those areas that are designated on the Master Plan and in Table 1 as Tracts GC-1, GC-2, GC-8, R/0-I, R/0-2, R/O-3, RFC-4, R/O-§ and O/S. II, A, The first paragraph is hereby deleted. II, B. USE DISTRICT DES.C. RIPTION. Table 1 lists the uae districts proposed for Swift Creek Properties, the Tracts included in the various districts and the acreages of each Tract. Tract references in Table 1 are to the designations used on the Master Plan. TABLE Use Dis,tri.ct ~ ~ Tract (Aereaffe) General Commercial B-2/CUPD GC*I ($0.0Ac.) GC-2 (9.0 Aa,) GC.$ ($.7 Ac.) Office/Service (O/S) B-2/CUPD O/$ (14,00 Ac.) Residential/Office (R/O) O/CUPD and B-2/CUPD R/O-1 R/O-2 R/O -$ R/O -4 R/O -5 35.6 Ac,) 27.5 Ac.) 14.1 Ac,) 22.5 Ac,) 28,0 Ac.) The acreage and location for each ~-act lieted herein and shown on the Mastex' Plan are approximate. Any Tract may ba increased or decreased in size by an amount not to exceed ten (10) percent of the lis~ed acreage. II. B. 4. II. B. 5.(a) II, B. Delete existing section and substitute the following: Office/Service (O/.Sl Distr/ct. The uses allowed in the 0/S District mhall be limited to the permitted uses, accessory uses and uses with restrictions irt the 0-2 and I-1 zoning districts in accordance with the Ordinance adopted April 12, 1989, as amended up to June I2, 2000. The first paragraph is amended and restated as follows: Within the Residential/Office District (Tracts R/O-l, R/O-2, PJO- 3, R/O-4 and lqJO.5 as designed on the Master Plan) the zon/ng is Office Business (O) and Community Business (B-2) with CUPD to permit use and bulk exceptions to the requirements of the zoning ordinance. Deleted. The last paragraph is amended and restated as follows: The internal road network is divided into four segments: the East-West Connector Road, the East Loop Road, the West Loop Road and the South Loop Road, as identified/n the Master Plan. Amend paragraphs 1 and 2 to read as follows: (1) Unless otherwise approved by the Transportation Department, the East Loop Road and the East-West Connector Bead as shown on the Master Plan shall be a ninety (90) foot wide dedicated right-of, way. (2) Unlezs otherwise approved by the Transportation Department, the South and West Loop Roads shall be a sLxty (60) foot wide rlght-of-wa¥, ! ! ! ! A R-9 N E 600~0 600 12001800 Feet Case #: 00SN0280 AMEND C.U.P.D. Sheet #: 16 oOSNOZSO-t AMENDED MASTER PLAN A Parcel to be accessed by ~ pedestrian walkway (Reference Proffered Condition 10.d.) Parcel to be notified by ~-~ OwnedDeveloper of Site Plan Submittal (Reference Proffered Condition 19)