Loading...
88SN0143_..._. REQUEST ANALYSIS AND RECOMMENDATION 88SN0143 Brandermill Woods Ltd. Se~~em~e~-~A3-X988-6P6 September 28, 1988 BS Clover Hill Magisterial District South line of Old Hundred Road REQUEST: Amendment to Conditional Use Planned Developments (Cases 745021, 835202 and 85S113) to allow a restaurant open to the general public. Conditions of zoning allowed a restaurant, limited to serving the residents of Brandermill Woods and their guests only. Exceptions to permit commercial access through residentially zoned property and to the required number of parking spaces for restaurant use are also requested. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL OF THE REQUESTED EXCEPTIONS TO THE NUMBER OF PARKING SPACES AND APPROVAL OF THE USE EXCEPTION AND THE EXCEPTION TO PERMIT COMMERCIAL ACCESS THROUGH A RESIDENTIAL DISTRICT, SUBJECT TO THE CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend denial for the following reasons: A. The restaurant use was originally approved as an accessory use to the Brandermill Woods complex. This use was restricted to serve residents and their guests exclusively. A restaurant offering services to the general public would represent commercial encroach- ment into a densely developed residential community. A restaurant serving the general public would generate traffic from a large service outside of Brandermill Woods and have an adverse impact upon the lifestyles of area residents. B. There currently exists no direct public road access to the restau- rant site. Access would be via Brandermill Woods Trail exclusively. This access is designed and built as an entrance/exit driveway serving the Brandermill Woods development. Approval of the request could generate excessive volumes of traffic along this driveway, which is not designed to accommodate commercial traffic. C. The requested exception to the required number of parking spaces would result in a deficiency in the amount of parking available for the restaurant, encourage restaurant .patrons to utilize spaces intended to meet the needs of Brandermill Woods residents. D. There currently exist other sites within Brandermill which can be developed for restaurants that serve the general public. These sites have frontage upon public roads. Specifically, Village Cen- ters are permitted a large number of commercial uses, including restaurants. (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 (CPC) 1. The use of the restaurant in the Brandermill Woods clubhouse shall be limited to the following persons: residents of Brandermill, Brandermill Woods and Woodlake and their guests; employees of the owner of Brandermill Woods and their guests; employees of the Brandermill Woods Nursing Home and Assisted Living Facility and their guests. The term "guests" as used above shall include individuals, clubs, organizations, and groups. (CPC) (CPC) 2. Parking located along Brandermill Woods Trail shall be eliminated. (CPC) (CPC) 3. Hours of operation shall be limited to between 7:00 a.m. and 10:00 p.m., Sunday through Thursday and between 7:00 a.m. and 11:00 p.m., Friday and Saturday. (CPC) (CPC) 4. This Conditional Use Planned Development shall be granted for a period not to exceed .three (3) years from date of approval. (CPC) GENERAL INFORMATION Location: Fronts approximately 1,750 feet on the south line of Old Hundred Road, also ap- proximately 465 feet on the west line of Brandermill Parkway and located in the southwest quadrant of the intersection of these roads. Tax Map 36-10 (1) Parcel 1 (Sheet 13). Existing Zoning: Size: Existing Land Use: Adjacent Zoning & Land Use: R-7 with Conditional Use Planned Development. 27.9 acres Multiple Family residential North - R-7 and 0 with Conditional Use Planned Development; commercial or vacant 2 88SN0143/BSSEPB/SEPT28V ,~. Utilities: Environmental Engineering: Fire Service: General Plan (Powhite/Route 288 Development Area Land Use and Transpor- tation Plan}: South - R-7 Development; East - R-7 Development; West - R-9 Development; with Conditional Use Planned single family residential with Conditional Use Planned single family residential with Conditional Use Planned vacant 8 inch water line located on-site. Use of public water intended and required by ordinance. Lies in Upper Swift Creek sewage drainage area. 8 inch sewer line on-site. Use of public sewer intended and required by ordinance. Previously imposed conditions of zoning remain applicable for this development. Clover Hill Fire Station, Company #7. At present, fire service capability adequate. Medium density residential (1.51 to 4.0 units per acre). Transportation: Based on trip rates for a sit-down restau- rant, this development could generate approximately 631 average daily trips. These vehicles would be initially dis- tributed to Brandermill Parkway via Brandermill Woods Trail which was con- structed as a internal driveway and is not designed to accommodate high volumes of traffic. Old Hundred Road is the northern boundary of this development. The Powhite/288 Development Area Land Use and Transporta- tion Plan identifies the extension of Powhite Parkway as a limited access facili- ty along this portion of Old Hundred Road. At such time Old Hundred Road is upgraded to a limited access facility, the western portion of Brandermill Woods Trail, which now serves as an emergency access onto Old Hundred Road, will be closed. If addition- al access cannot be provided to the west or south, access to this development will be limited to Brandermill Woods Trail. 3 88SN0143/BSSEP8/SEPT28V DISCUSSION ZONING HISTORY On May 8, 1974, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved the rezoning with Conditional Use Planned Development for Brandermill, of which the request property is a part (Case 74S021). Brandermill's Conditional Use Planned Development permitted construction of multiple family units on the request property. The conditions of zoning approval for Brandermill permitted a reduction in the required number of parking spaces for multi-family units from two (2) spaces to 1.8 spaces per unit. Subsequently, on January 25, 1984, the Board approved an amendment to Case 74S021 to permit a nursing home with supporting commercial and recreational uses (Case 835202). Approval of Case 83S202 permitted development of a clubhouse as an accessory use on the request property, with a restaurant to serve residents of Brandermill Woods and their guests exclusively. On September 25, 1985, the Board approved further amendment to permit a reduction in the number of parking spaces required for approved uses, from 1.8 spaces to 1.6 spaces per unit (Case 855113). At that time, the applicant intended to develop a 4,600 square foot club house/restaurant complex for the use of Brandermill Woods residents and their guests, in addition to the multi-family units. Parking for the clubhouse/restaurant required the provision of forty-six (46) additional parking spaces (one (1) space per 100 square feet of gross floor area, as required by the Zoning Ordinance). Staff supported the reduction in the number of park- ing spaces required for the multi-family units, based on the fact that the residences were intended for the elderly. APPLICANT'S REQUEST The current request is for amendment to allow the restaurant, which was previously limited to serving the residents of Brandermill Woods and their guests exclusively, the ability to offer services to the general public. Exceptions to permit commercial access through residentially zoned property (Brandermill Woods) and to the required number of parking spaces for restaurant use are also requested. The applicant intends to develop 197 multi-family units and a 16,000 square foot clubhouse com- plex. The proposed restaurant is approximately 6,000 square feet in area and is part of a clubhouse complex within Brandermill Woods. Access would be limited to an entrance/exit driveway (Brandermill Woods Trail) designed and built to serve residential traffic. STAFF RECOMMENDATION Approval of the request, to allow the restaurant to serve the general public, would represent commercial encroachment into a densely developed residential community. The use and associated traffic Could have an adverse impact upon the lifestyles of area residents and infringe upon 4 88SN0143/BSSEP8/SEPT28V their privacy. In addition, Brandermill Woods Trail, which provides the only access to the club house facilities from Brandermill Parkway, is lined with parking areas and private .driveways serving the residences. Approval of the request could generate excessive volumes of traffic along Brandermill Woods Trail, which is not designed to accommodate commercial traffic. It should be noted that many of the residential units within Brandermill Woods are located only twenty (20) to thirty (30) feet from Brandermill Woods Trail. In some instances, private patio areas front Brandermill Woods Trail and the clubhouse complex that will house the restaurant. The anticipated traffic volumes and the late night traffic typically associated with restaurant uses would infringe upon the privacy of residents and expose them to excessive noise and to the lights of vehicles traveling to and from the restaurant at night. Staff's original support of the restaurant use was contingent upon the restaurant being an accessory use and part of the clubhouse complex offering services and amenities exclusively to the residents of Brandermill Woods and their guests. As such, these facilities would have little adverse impact upon residents, who could access the clubhouse complex via a system of pedestrian walkways that have been planned and constructed throughout their neighborhood. In this manner, the adverse impact of excessive vehicular traffic through the community would be avoided. This amendment would increase the amount of traffic in the community. The applicant indicates that a total of 437 parking spaces can be provid- ed to serve the multi-family units and clubhouse/restaurant complex. Conditions of zoning (Case 855113) require a minimum of 475 parking spaces. Therefore, the applicant requests a thirty-eight (38) parking space exception, in addition to similar exceptions granted with the approval of Brandermill Woods (Case 835202) and Brandermill (Case 74S021). Specifically, if the parking requirements originally imposed were applied to this development, a minimum of 515 parking spaces would be required for all uses. As noted in the Zoning History portion of this discussion, staff has supported reductions in the required number of parking spaces for this development, based on the fact that the residences were intended for the elderly and the clubhouse/restaurant complex was intended for the use of Brandermill Woods residents and their guests, exclusively. Given these restrictions, it was felt that residents would access the- club- house/restaurant via a system of pedestrian walkways that have been planned and constructed throughout their neighborhood, thereby reducing the need for the large number of parking spaces typically necessary to accommodate customer traffic for commercial uses open to the general public. In addition, conditions of zoning require that parking spaces be distributed throughout the development, located in a manner convenient to residents, and in close proximity of their homes. Approval of the re- quested use and, in addition, approval of the requested exception to numbers of required parking spaces, would result in a deficiency in the amount of parking available for the restaurant and encourage restaurant patrons to utilize spaces intended to meet the needs of Brandermill Woods residents. 5 88SN0143/BSSEP8/SEPT28V It should be noted that other properties within Brandermill are zoned to permit a variety of commercial uses, including restaurants. These prop- erties have frontage upon public roads and are designed to provide open space and appropriate buffers between commercial uses and area residents. Due to the location of the clubhouse/restaurant facility and associated parking areas within Brandermill Woods, compatibility would be difficult, if not impossible, to achieve. CASE HISTORY Planning Commission Meeting (9/20/88): The applicant generally accepted the Planning Commission's recommenda- tion. There was no opposition present. On motion of Mr. Warren, seconded by Mr. Kelly, the Commission recommend- ed denial of the exception to the required number of parking spaces and approval of the use exception and the exception to permit commercial access through a residential district, subject to the conditions on page 2. AYES: Unanimous. The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00 p.m., will take under consideration this request. 6 88SN0143/BSSEP8/SEPT28V Z ~~ ~tO~ A ~~~ ~~ -~ ~~ ~~ / ~~~ c ~~ II ~' 1 ±Ir1111111111111111/1/111111 ~ 11 b111/11~ I ~, ,,\ R_9. ~ ~ ~~ c R-7 - re` ;4 R 7 q; ~~~ o`'N~ o Q ~ BIRNAM W001 2 ~~ 'o ~v o 1~ ~ 1'< ~ ~ H ~ P~~ ~ ~Sf, y,\M NLY N~ -- _ - s ~ _ rrT~ .. .• _.. ., zC C w it C LD HUNDRED ROAD rra E HILL ~~ ~~ CAN~YR 88SN0143 ~' /) AMEND C.U.PD. ~~~ SH. 13 ~~~ .,,,,,, SHA i u ~- 6 / ~ ~; d3ONYtlU a ~ ~~~~~~~~ 2~ L ~, L - P ~ -.., ~ ~p ~k, i 3o~be ~G _ _ ~~ ~, ~~ ~ ~ C.E V- J q a~ 1 ~'o, f p° ~~` / `' "~ i 53 ~j'e~ti~,. ~ `',1 V1 ~ 7 ~ >~yJ~\ s ~.~,.., b~9 ~ S ~~ ~ ~~ ,,~- o C~a~ . ~~ -~ ~~ y "t, a'~S~ ,.1 `~.. ,~~; .r,,C~, ~~ o~ ~ Y ~ ~ ~ ` ~~ '-i~ +c_ -J ~' y {k ¢ ~ ~'` !~ ~ - ~ ~ ~'~ d' e ~ ``~ 1 6,~/ s ~-; - , ~_ ~ ~l ~+` ~ ,t ~ ~ ~'. .~~ s~ ~ ~ 5 F. ~ -p ,., "~ ~{w ~~ .~~_. fj.. ~: _ J ~ I ~ ~t f'.~ 3 ! ~ 1~'ri ~"',; ~ v' z ~ ~ ~~ (~~}} w 7 ~ ~~ _ ~ b~3W ~ ~ ~ o ~ ~ ~=s"' ~ ~ , ~ °L's ~ .'r m r-r'}' ~ ~ ~ ; ~: J ~. ~ "TJ C'~J ~~= ~ _~,~ } ~ ~ ~~ ~~ '~ ~( ;_ ' a~~a~o~~ ~ _. ~_. r-;: c_ . Y 7'J E-- Z Q Q '"' w 0 O a. Y' ..~~ 885NOr43-~ 1 ~ •t r r ~, t'' ~ 1 ~- . k r '~ ~-~/_ ~ ` ~ ~ POWHITE - -PARKWAY •~ ... ~ ~ ' --- ; " ~ ~ ~_ _ ~ ' + . ~ ANO ROUTE 288 ' ,~~' a \ a '• r ~. __ • ALIGNMENTS a= _ ._ -- -- - - - -- - ------- 's ~ ,~~ y Q. ~ ~ ,~,.'... ' ~ ~ ~ • ~~•• .f......... } - ~ \ : ~ ~... w • ~ ~~ ~ ~ „~ 'r, ~ c tua+ i i ~y ~, , ~ .. ~~ ~ ~, i:~ ~~~ _ ~--- ~ CASE# 1 ' • •,;;~ j 88SN0143 ~ ~ ~ ~ ,` ~ ..~~ ice/ \,j ~ KWAY '~~ / ~ POWH ITE PJ4R ~d tv ~ t+yikl ~ ~ . .-- • Rp. ~ ~ \ Y\ ~ a~ \ ' ' I a n ~ \ ' Frw't.. ~ ~ S ~~~ _ . r. s ~..~. - aww.r ~ 1 r ~r....~a_.n.~~t••~ a• 1 , ~ 1 1 +•, ' ` ~T. -•Y ~~'~, rwvcy 1 .a~I 'tF. M ~'= ! : ~ 5 .~^ / •~ Jar _ ~'~'~ :i iL er 1 a• ~~ w•w ~ `d t ~ i, ,~~ ;:;n<~.~,.~-•,._,._„ _ ~: ," it ~ _ ~~ '~,~ ° k,•_.a • ;,;,~ ~~' :ice ~ , / ~ ..... ,,,r '~ .~ ~~`~~~h11~i///~ ' • ;.' ~.~~ ~ ~ $ 8 5 N 014 3 -Z f ~ •.