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88SN0068 ~e~~-~~;-X988-6P6 August 24, 1988 BS REQUEST ANALYSIS AND RECOMMENDATION 88SN0068 Waddill Realty Dale Magisterial District Northwest line of Belmont Road REQUEST: Amendment to Conditional Use Planned Development (Case 87S037) relative to use and bulk requirements in an Office Business (0) District. An office/retail complex is planned. Exceptions to approved conditions, to permit gasoline sales, a drive-in window for a bank, reduction of the width of a buffer along the northern prop- erty boundary, and exception to the Corridor Overlay District mini- mum acreage requirement for uses having drive-in windows and/or gasoline sales, are requested. In addition, approval of commercial development, to a depth from Belmont Road that is greater than per- mitted by conditions of zoning, is requested. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL OF THE GAS PUMPS AND THE INCREASED DEPTH OF COMMERCIAL USES FROM BELMONT ROAD. RECOMMEND APPROVAL OF THE BANK WITH DRIVE-IN WINDOW, THE REDUCTION IN THE BUFFER WIDTH ALONG THE NORTHERN PROPERTY LINE AND AN EXCEP- TION TO THE TEN (10) ACRE REQUIREMENT FOR DRIVE-IN USES, SUBJECT TO THE CONDI- TIONS ON PAGES 2 AND 3 AND ACCEPTANCE OF THE PROFFERED CONDITION ON PAGES 3 AND 4. STAFF RECOMMENDATION Recommend approval for the following reasons: A. Although the Central Area Land Use and Transportation Plan desig- nates the property for high density residential and office use, approval of Case 87S037 permitted an office park, with commercial uses along Belmont Road, to be developed on the request property. The requested use exceptions to conditions of zoning, to permit gasoline sales in conjunction with a permitted convenience store and a drive-in window for a permitted bank, if properly conditioned, would be in keeping with the previously granted zoning and not adversely affect area property owners. These uses should only be permitted if the convenience store is located on the north side of the proposed retail building, away from the adjacent single family residences to the south, and the bank is positioned so that any automatic teller machine is screened from residential development to the north by the bulk of the building. B. Conditions of zoning approval for Case 875037 required compliance with Corridor Overlay District standards. These standards require that uses with gasoline sales or drive-in windows be incorporated into a coordinated development of one (1) or more parcels with an aggregate size of ten (10) acres or more. However, the request property is essentially landlocked and limited in size to 6.8 acres. By limiting access to Belmont Road, the spirit and intent of this requirement, to minimize access points, can be met. C. The applicant's original Textual Statement indicated that a fifty (50) foot buffer would be maintained along the northern property boundary, adjacent to Lantern Ridge Apartments. The buffer was to be left in its natural state. Existing vegetation within this buffer provides minimal screening of the proposed development from adjacent residences. Approval of a reduced buffer, if conditioned to require additional landscaping and fencing, would provide a more effective screen. D. Conditions of zoning approval for Case 875037 limited commercial uses to buildings fronting on Belmont Road. These buildings were depicted on the approved Master Plan as having a depth of approxi- mately 150 - 200 feet from Belmont Road. The current Master Plan depicts commercial buildings fronting on Belmont Road to a greater depth. If properly conditioned, approval of commercial development, to a depth from Belmont Road greater than originally approved, should have no adverse impact upon area residents. (NOTE: 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.) CONDITIONS (STAFF/CPC) 1. The following conditions notwithstanding, the plan pre- pared by Charles Townes and Associates, P.C., and submit- ted to the Planning Department on April 25, 1988, shall be considered the Master Plan. (P) (NOTE: This condition supersedes Condition 1 of Case 87S037.) (STAFF/CPC) 2. A thirty (30) foot buffer shall be maintained along the northern boundary of the site. Existing vegetation shall be supplemented with landscaping and an ornamental fence or wall. Other than utilities, which run generally per- pendicular through the buffer, an entrance/exit driveway as deemed necessary by and approved by the Transportation Department, and a six (6) foot high solid board fence and/or other decorative feature, there shall be no facil- ities permitted in this buffer. Clearing for the fence or other decorative feature shall not exceed a width of five (5) feet. Existing vegetation within this buffer shall be supplemented, where necessary, to screen the uses from the I 2 ~ ~N0068/BSJUL8/AUG24J adjacent property to the north and to enhance the screen- ing qualities of the buffer for adjacent residential uses. A conceptual landscaping plan depicting this requirement shall be submitted for approval in conjunction with sche- matic plan review. A detailed landscaping plan depicting this requirement shall be submitted to the Planning Depart- ment for approval within thirty (30) days of rough clear- ing and grading. (P) (NOTE: This condition supersedes the approved Textual State- ment, Conditions, Condition 4.) (STAFF) 3. The site layout shall be redesigned so that the proposed conve- nience center is located on the north side of the proposed retail building, away from adjacent single family residential development to the south, and oriented so as to screen the view of the convenience center and gas pumps from area residents. In addition, the bank shall be designed so that drive-in win- dows and automatic teller machines are located on the south side of the building and screened by the building from the residential property to the north. (P) (CPC) 3. The site layout shall be redesigned to conform to the depth of permitted commercial uses as per Case 87S037 and so that the proposed convenience center is located on the north side of the proposed retail building, away from adjacent single family residential development to the south, and oriented so as to screen the view of the convenience center from area residents. In addition, the bank shall be designed so that drive-in win- dows and automatic teller machines are located on the south side of the building and screened by the building from the residential property to the north. (CPC) (NOTES: (a) The Zoning Ordinance and approved conditions of zoning for Case 87S037 require that driveways and parking areas be screened from view of adjacent residential property to the north, south, and west. (b) Except as noted herein, all conditions of zoning approved for Case 875037 remain in effect. (c) Prior to obtaining site plan approval or building permits, schematic plans must be submitted for approval. At the time of schematic plan review, staff will recommend addi- tional conditions relative to access, on-site traffic circulation, orientation of buildings, and design stan- dards for mitigating any potential adverse impact that any spec if is use or mix of uses may have upon area residents.) PROFFERED CONDITION (STAFF/CPC) In lieu of the required six (6) foot high solid board fence required in the southern buffer, we hereby agree to erect an 3 88SN0068/BSJUL8/AUG24J eight (8) foot high fence. All other requirements of Condition 4 of Case 87S037 shall remain applicable. GENERAL INFORMATION Location: Fronting approximately 410 feet on the northwest line of Belmont Road, approxi- mately 220 feet north of Stella Road. Tax Map 40-12 (1) Parcel 12 (Sheet 15). Existing Zoning: 0 with Conditional Use Planned Development Size: 6.8 acres Existing Land Use: Residential Adjacent Zoning & Land Use: North - R-7 with Conditional Use; Multi-family residential South - R-7; Single family residential East - R-7 with Conditional Use and B-1; Commercial West - R-7 with Conditional Use; Vacant Utilities: 12 inch water line located along Belmont Road. Use of public water intended and required by conditions of zoning (Case 875037). Lies in Pocoshock Creek sewage drainage area. 8 inch sewer lines located adjacent to northern property line and approximately 150 feet south of site along Stella Road. Use of Public sewer intended and required by conditions of zoning (Case 875037). Environmental Engineering: Proposed amendment will have no adverse impact on these facilities. Approved conditions of zoning for Case 87S037 remain applicable for drainage and erosion control facilities. Fire Service: Manchester Fire Station, Company 4i2. At present, fire service capability adequate. Dependent upon present locations, fire hydrants may be required. General Plan (Central Area Land Use and Transporta- tion Plan): High density residential and office (7.01 units/acre or more) '" ) 4 ~ 10068/BSJUL8/AUG24J Transportation: This request will not limit development of the property to any specific use or densi- ty; therefore, it is difficult to antici- pate traffic generation. Based on the revised Master Plan, this development could generate approximately 4,496 average daily trips. These vehicles will be distributed along Belmont Road, which had a 1986 traf- fic count of 14,012 vehicles per day. Previous conditions imposed on this devel- opment include right of way dedication and construction of additional pavement and curb and gutter along Belmont Road for the entire property frontage. These conditions should remain in effect for any development of this parcel. The Master Plan depicts a single entrance/- exit located in the center of this parcel. This entrance/exit should be relocated towards the northern property line to align an existing commercial entrance on the east side of Belmont Road. At the time of schematic plan review, staff will make specific recommendations regarding the location of this access. DISCUSSION On August 26, 1987, the Board of Conditional Use Planned Development limited retail uses on the request uses were limited as follows: Supervisors approved rezoning with (Case 875037) to permit office and property. Specifically, the retail Until such time that office uses are developed on the property, commercial uses shall be restricted to a maximum of 8,000 gross square feet. Additional commercial uses shall be permitted, as specified herein, provided such uses are constructed in conjunction with office uses and provided at the time of construction the ratio of gross square feet of office space to gross square feet of commer- cial space is seventy (70) percent to thirty (30) percent. Commer- cial uses shall be limited to Buildings A, B, and C, as shown on the plan attached to the "Request Analysis and Recommendation." The following commercial uses shall be permitted, as restricted herein: Antique shop Bakery goods Bank Barbershop Beauty shop Book or stationery store Candy store Cleaning, pressing and laundry 5 88SN0068/BSJUL8/AUG24J Clothes store Curio or gift shop Drug store Dry good store Dairy products store Delicatessen Dress shop Florist shop, greenhouse, nursery Grocery store Hardware store Hobby store Locksmith Meat market Medical facility or clinic Newspaper or magazine sales Nursery schools, child or day care centers and kindergartens Pet shops, exclusive of pet grooming Pharmacy Restaurants, not including drive-in establishments Savings and loan associations Shoe repair shop Tailoring and dressmaking shops Toy store Variety store. Conditions of zoning require that development on the request property comply with the Corridor Overlay District standards. These standards prohibit gasoline pumps and drive-in windows in developments of less than ten (10) acres. In addition, commercial uses were restricted to Build- ings A, B, and C on the approved Master Plan, which limited commercial development to within 150 - 200 feet of Belmont Road, and the approved Textual Statement imposed a fifty (50) foot buffer along the northern property boundary. The applicant's Master Plan depicts commercial uses that may potentially be located to a depth of approximately 220 feet from Belmont Road and reduction of the buffer, along the northern property boundary, to thirty (30) feet. The current request is to amend Case 87S037 to permit gasoline sales and a drive-in window for a bank; reduction of the fifty (50) foot buffer along the northern property line; exception to the Corridor Overlay District minimum acreage requirement for developments with gas pumps and drive-in windows, and to permit commercial uses for a greater depth off of Belmont Road. Although the Central Area Land Use and Transportation Plan designates the property for high density residential and office use, as previously noted, approval of Case 87S037 permitted an office park, with limited commercial uses along Belmont Road, to be developed on the request prop- erty. The requested use exceptions to conditions of zoning, to permit gasoline sales in conjunction with a permitted convenience store and a drive-in window for a permitted bank, if properly conditioned, would be in keeping with the previously granted zoning. Condition 3 would require that the proposed convenience center be located away from adjacent, • 1 6 ~,SN0068/BSJUL8/AUG24J single-family residential development to the matic teller machine for the proposed bank be tial development to the north. In addition, that the site be designed so that the view of the buildings. south, and that any auto- located away from residen- Condition 3 would require gas pumps is screened by Conditions of zoning approval for Case 875037 required compliance with Corridor Overlay District standards. These standards require that uses with gasoline sales or drive-in windows be incorporated into a coordinat- ed development of one (1) or more parcels with an aggregate size of ten (10) acres or more. However, the request property is essentially land- locked and limited in size to 6.8 acres. By limiting access to a single entrance/exit along Belmont Road, the spirit and intent of this require- ment, to minimize access points, can be met. The applicant's original Textual Statement indicated that a fifty (50) foot buffer would be maintained along the northern property boundary, adjacent to Lantern Ridge Apartments. The buffer was to be left in its natural state. Existing vegetation within this buffer provides minimal screening of the proposed development from adjacent residences. Approval of a reduced buffer, if properly conditioned to require additional land- scaping and fencing, would provide a more effective screen. (Condition 2) Conditions of zoning approval for Case 87S037 limited commercial uses to buildings fronting on Belmont Road. These buildings were depicted on the approved Master Plan as having a depth of approximately 150 - 200 feet from Belmont Road. The applicant's Master Plan depicts commercial build- ings fronting on Belmont Road to a depth of approximately 220 feet. If properly conditioned, approval of commercial development, to a depth from Belmont Road greater than originally approved, should have no adverse impact upon area residents (Condition 1). The recommended conditions, relative to buffers and orientation of buildings, are designed to ensure that any commercial use on the request property is compatible with adja- cent residential neighborhoods. (Conditions 2 and 3) At the time of schematic plan review, additional conditions may be recom- mended relative to the exact design and location of gas pumps and drive- in windows. One (1) alternative may be to place the gas pumps and drive- in windows in a manner that would result in the buildings providing additional screening of the uses. CASE HISTORY Planning Commission Meeting (7/19/88): Upon submission of the proffered condition, there was no opposition present. Mr. Miller stated that the gas pumps represented an intense commercial use in proximity to a residential area. Further, he stated that the 7 88SN0068/BSJUL8/AUG24J proposal to allow a greater depth of commercial uses from Belmont Road represented an encroachment into the residential area. On motion of Mr. Miller, seconded by Mr. Perkins, the Commission resolved to recommend denial of the gas pumps and a greater depth of commercial uses from Belmont Road. The Commission recommended approval of reduction of the buffer along the northern property line, the drive-in window for the bank, and an exception of the ten (10) acre minimum requirement for drive-in facilities subject to the Conditions on pages 2 and 3 and accep- tance of the Proffered Condition on pages 3 and 4. AYES: Unanimous The Board of Supervisors on Wednesday, August 24, 1988, beginning at 2:00 p.m., will take under consideration this request. 8 ~ 8 0068/BSJUL8/AUG24J r ~ , w9 N `~" 1 • ~ ~~ ti~i !uu ~i~ ,~ CITY OF RICHMOND NEW QT ry • I• 9 '••I ., r, _ •••.. „~-- - ~ __ ~~ ~O Cy%~ NP~P ~~ R- SQUIRE APT. 0 a O~ 0 U~~I~~~il q-2 LANTERN RI APT. 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