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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0203
Rebkee Company
September 23, 2009 BS
Midlothian Magisterial District
West line of Watkins Centre Parkway
RE VEST:
Amendment of Conditional Use Planned Development (Case 06SN0191) relative to
building size.
PROPOSED LAND USE:
Commercial uses are planned. Conditions of Case 06SN0191 currently limit the size of
individual commercial users to a maximum of 70,000 gross square feet. The applicant is
requesting to increase the size of one commercial user to a maximum of 122,000 gross
square feet. (Proffered Condition)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
The proposed amendment fails to adequately address architectural standards that would
successfully integrate this larger commercial user into a project originally conditioned to
provide appropriate land use transition, protect future industrial investment and create a
unique commercial product, as discussed herein.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER OTHER 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
Providing a FIRST CHOICE community through excellence in public service
ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
PROFFERED CONDITION
(CPC) Uses within the eastern, commercial portion of Tract C shall be limited to an
overall maximum of 8,000 square feet per acre, and no individual user may
exceed 70,000 gross square feet with the exception that one user shall be
permitted to have up to 122,000 gross square feet provided that in addition to the
requirements of Textual Statement Item IIE the architectural style, materials, and
colors of buildings shall be compatible with that shown on the elevations prepared
by Balzer & Associates, Inc. titled "Proposed Shoppes at Westchester Phase II",
dated July 27, 2009. (P)
(Note: This proffer supersedes Textual Statement Item IIC.2 of Case 06SN0191 for the subject
property.)
GENERAL INFORMATION
Location:
West line of Watkins Centre Parkway, north of Midlothian Turnpike. Tax ID 715-712-
3410.
Existing Zoning:
I-2 with Conditional Use Planned Development
Size:
15.4 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - C-3 with Conditional Use and Conditional Use Planned Development; Vacant
South, East and West - I-2 with Conditional Use Planned Development; Commercial, office
or vacant
2 09SN0203-SEPT23-BOS-RPT
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Public Water System:
The request site is within the Huguenot Springs Tank Water Pressure Zone. A twelve
(12) inch water line extends along James View Drive and an eight (8) inch line extends
along City View Drive. Both of these water lines are adjacent to the southern boundary of
the request site. Use of the public water system is required by Code.
Public Wastewater S,, sue:
The request site is within the James River North Sewer Service Area. This portion of the
service area is served by the Michaux Creek Wastewater Trunk Line. There is an existing
eight (8) inch wastewater collector line extending along Watkins Centre Commons Way
and City View Drive, adjacent to the southern boundary of this site. Use of the public
wastewater is required by Code.
ENVIRONMENTAL
This request will have no impact on these facilities.
Fire:
PUBLIC FACILITIES
The Midlothian Fire Station, Company Number 5, and the Forest View Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This request
will have minimal impact on fire and EMS. When the property is developed, the number of
hydrants, quantity of water needed for fire protection and access requirements will be
evaluated during the plans review process.
County Department of Transportation:
The proposed amendment will have a minimal impact on the existing transportation
network.
Virginia Department of Transportation:
The request is to permit changes in the building size on 15.6 acres property, located in the
northwest quadrant of the intersection of City view Drive and Watkins Center Parkway.
The information included with this request does not provide specific information
necessary to determine the changes of traffic volumes generated, however, since densities
will be controlled by zoning conditions or County Ordinance standards, it is deemed
acceptable by VDOT's considered judgment that this activity will not have any impact on
existing VDOT maintained facilities; thus this office has no comments regarding this
request.
3 09SN0203-SEPT23-BOS-RPT
T ,ANn T 1~F,
Comprehensive Plan:
Lies within the boundaries of the Route 288 Corridor Plan which suggests the property is
appropriate for regional employment center uses.
Area Development Trends:
The subject property, as well as area properties to the east, west and south, were zoned as
part of a proactive zoning case initiated by the Board of Supervisors for a mix of
commercial, office and industrial uses. Properties to the east are developed as Westchester
Commons at Watkins Centre, a mix of retail, office and hotel uses. The subject property
and areas south represent the Shoppes at Westchester development, a mix of light
commercial and office uses. Properties to the west are currently vacant and zoned for I-1
and limited I-2 uses. Vacant properties to the north are zoned for a mix of residential, office
an commercla uses.
Zonin H.~ istory:
On February 22, 2006, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved the rezoning of a 786 acre tract to General Industrial
(I-2) with Conditional Use Planned Development to permit a mix of commercial, office
and industrial uses along the north and south lines of Midlothian Turnpike, between
Route 288 and Huguenot Springs Road (Case 06SN0191).
The subject property and adjacent properties to the south were included in this zoning as
part of Tract C. This tract, consisting of approximately thirty-two (32) acres, was
conditioned so as to provide a transition west from the current Westchester Commons
development, located at Midlothian Turnpike and Route 288, to the proposed
industrial/office uses extending towards Huguenot Springs Road. As such, uses were
limited to Neighborhood Business (C-2), with the westernmost ten (10) acres limited to
Corporate Office (0-2) uses and a hotel. Other limitations included development design,
commercial densities and size of individual commercial users to complement the
neighboring commercial center, integrate with the anticipated regional employment
center and create a proj ect that differed from the typical strip complex.
Uses and Architectural Treatment:
As previously noted, conditions of Case 06SN0191 currently limit the size of individual
commercial users to a maximum of 70,000 gross square feet (Textual Statement II.C.2). An
increase of up to 122,000 gross square feet is requested for one individual user (Proffered
Condition). In an effort to mitigate the impact of this increase, the Proffered Condition
would require that the architectural treatment for any buildings on the property be consistent
with the attached elevations. These elevations attempt to incorporate architectural variations
and features so as to interrupt the massiveness of the building using consistent elements that
4 09SN0203-SEPT23-BOS-RPT
reinforce the architectural theme. While this treatment is successfully applied to the
northern, southern and eastern elevations, the design fails to address an appropriate
treatment for the garden center, as depicted in the western elevation. Specifically, in lieu of
a fourth wall with windows or staggered openings, this treatment depicts a series of columns
supporting an architectural frieze element, where the predominant feature is fencing with
screen cloth. Staff has suggested that the applicant redesign this elevation consistent with
the other portions of the building by incorporating more wall and less fenced openings. As
proposed, this treatment fails to elevate this design to a level warranting deviation from the
square footage limitations on commercial users.
CONCLUSION
The proposed amendment fails to adequately address architectural standards that would successfully
integrate this larger commercial user into a project originally conditioned to provide appropriate
land use transition, protect future industrial investment and create a unique commercial product.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/21/09):
On their own motion, the Commission deferred this case to their August 18, 2009 public
earmg.
Staff (7/22/09):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than July 27, 2009 for consideration at the Commission's August
public hearing.
Applicant (7/28/09):
Revised proffered conditions and exhibits were submitted.
Planning Commission Meeting (8/18/09):
The applicant did not accept staff s recommendation but did accept the Planning
Commission's recommendation. There was no opposition present.
5 09SN0203-SEPT23-BOS-RPT
On motion of Mr. Waller, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the Proffered Condition on Page 2.
AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller.
The Board of Supervisors, on Wednesday, September 23, 2009, beginning at 6:30 p.m., will take
under consideration this request.
6 09SN0203-SEPT23-BOS-RPT
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