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85S082REQUEST: REQUEST ANALYSIS AND RECOMMENDAT I ON 85S082 S.L. Nusbaum and Company, Inc. July 24, 1985 BS Matoaca Magisterial District Southeast quadrant of Iron Bridge and Centralia Roads Amendment to a previously granted Conditional Use Planned Develop- ment (Case 84S082) to modify the following: Increase the gross leasable area permitted by the approved Textual Statement in Tract E from 125,000 square feet to 155,000 square feet. be Permit an outdoor cafe or patio in conjunction with a restaurant in Tract E. Permit Tract E to be viewed as one zoning lot for parking, setbacks, etc. in the event that the site is subdivided and sold to separate individuals. Permit Convenience Business (B-i) uses within 200 feet of Route i0. Previously, this area had been restricted to banks, savings and loans, drive-in restaurants, and Office Business (O) uses. Me Permit a fifteen (15) foot exception to the fifty (50) foot driveway, building and parking setback along Route 10. f. SIGNS (i) Permit signs to be either externally or internally lighted. Previously, these signs had been restricted to external lighting only. (2) Establish a minimum permissible individual business sign size of twenty (20) square feet for any one business establishment and a maximum size of 150 square feet. (3) Permit businesses located within 200 feet of Route 10 to have a second building-attached sign not to exceed twenty (20) square feet. (4) Permit the drive-in restaurant to have a freestanding menu board, not to exceed twenty-five (25) square feet and six (6) feet in height. RECO~,~NDATION Recommend approval for the following reason: The conditions stated herein maintain the spirit and intent of the origi- nal conditions of zoning. CONDITIONS The plan prepared by Clover Associates, Inc., dated April 8, 1985, shall be considered the Master Plan for Tract E. This plan shall be amended, as necessary, by the following conditions, plus all pre- vious conditions of Conditional Use Planned Development 84S082. (p) The following conditions notwithstanding, the Textual Statement submitted with the application shall be considered an amendment to the imposed conditions and Textual Statement of Conditional Use Planned Development 84S082. (p) If Tract E is subdivided and driveways and parking areas are to be used in common by those tenants located in Tract E, cross easement agreements shall be submitted to the Planning Department for approval. Upon approval, these cross easement agreements shall be recorded. (p) (Note: This condition is in addition to Textual Statement, Additional Conditions To The Approved Textual Statement, Tract E, 16.) 4. Those buildings located within 200 feet of Route 10, that have entrances which do not front onto Route 10 (i.e., entrance doors facing away from or perpendicular to Route 10), shall be allowed a second building-mounted sign not to exceed twenty (20) square feet in area. However, only one of the signs shall be legible from Route 10. (p) (Note: This condition supersedes Textual Statement, Amendments to Condi- tion Of The Approved Board Minutes 13. (f). The aggregate area of these signs will not be calculated as a part of the permitted 0.5 square foot of sign per foot of building frontage.) 5. A restaurant with a drive-in window shall be permitted a freestand- ing menu board, not to exceed twenty-five (25) square feet and a height of six (6) feet, provided it is positioned so as not to be legible from public roads or adjacent properties. (Note: This condition supersedes Textual Statement, Amendments To Con- ditions Of The Approved Board Minutes 13(g).) 85S6 /BSJUN5/JULY24X Those buildings located within 200 feet of Route 10 shall have all facades treated as fronts and employ door and windows (i.e., these may be fake) on all sides. This condition may be modified at the time of schematic plan review if plans document that the spirit and intent of the condition is met. In conjunction with schematic plan review, elevations shall be submitted to the Planning Commission for approval. (P&CPC) 7. The sale of gasoline shall be prohibited. (P&CPC) GENERAL INFORMATION Location: Southeast quadrant of Iron Bridge and Centralia Roads. Tax Map 96-9 (1) Parcel 5 and Part of Parcel 6 (Sheet 31). Existing Zoning: B-1 with Conditional Use Planned Development Size: 15.5 acres Existing Land Use: Single family residential and vacant Adjacent Zonin~ & Land Use: North - A with Conditional Use Planned Development to permit offices; Vacant South - B-1 with Conditional Use Planned Development to permit a shopping center; Vacant East - O with Conditional Use Planned Development to permit an office complex; Vacant West - A; Vacant Utilities; Environmental Engineering; Schools; Fire Service; Transportation: These amendments will have no impact on these facilities. General Plan Central Area Land Use and Transportation Plan - Proposed - Commercial DISCUSSION On August 26, 1981, the Board of Supervisors, upon a favorable recommen- dation from the Planning Commission, rezoned and granted a Conditional Use Planned Development on the majority of the request parcel along with the adjacent B-I, O, R-TH and R-12. Subsequently, on November 28, 1984, the Board approved additional zoning on property commonly known as Wrexham and granted amendments to several conditions of the original Conditional Use Planned Development. 3 85S082/BSJUN5/JULY24× The current request proposes the following amendments to the November 28, 1984 zoning relating to conditions in Tracts B, D, and E. (These are the tracts currently zoned O and B-l): a. Gross Leasable Area The Textual Statement limited the amount of gross leasable area to 125,000 square feet in Tract E. The current request proposes to increase the gross leasable area to 155,000 square feet. If all other conditions relative to buffering, setbacks, landscaping, etc, are met, the increase should not adversely impact the area. It should be noted that parking requirements will be based on gross floor area and not gross leasable area as required by the Zoning Ordinance. (Conditions 1 and 2) b. Outdoor Cafe or Outdoor patio in Conjunction with a Restauran~ Conditions of zoning prohibit any outdoor use. If the cafe is properly sited and designed, it would be an amenity to the develop- ment. Such use would be prohibited in conjunction with a drive-in or fast food restaurant. (Conditions i and 2) c. Tract E to be Viewed as One Zoning Lot Tract E may be subdivided and sold to several individuals. If the Tract is viewed as one zoning lot, requirements relative to set- backs, parking, etc. would be applicable to the entire tract versus the individual lots within the Tract. This will insure a coordi- nated, orderly development. Cross easement agreements should be recorded for driveways, parking and other commonly used areas. (Condition 3) d. Convenience Business (B-I) Uses within 200 feet of Route 10 ~n Tracts D and E Original conditions of zoning restricted the area within 200 feet of Route 10 to banks, savings and loans, drive-in restaurants, and Office Business (O) uses. The purpose of this condition was to minimize the possibility of typical strip development and internal- ize the commercial development. By internalizing the commercial development, the possibility of establishing a precedent for commer- cialization southward along Route 10 could be minimized. The Master Plan submitted with the current application depicts buildings within 200 feet of Route 10 having entrances facing the interior of the site, and positioned so as to create a courtyard effect. This site design accomplishes the spirit and intent of the original conditions. (Condition 4) An Exception to the Fifty (50) Foot Setback aion~ Route 10 The Zoning Ordinance requires a fifty (50) foot setback and the current request proposes a thirty-five (35) foot setback. The Commission and Board have typically granted exceptions, provided the area is bermed and/or landscaped to minimize the view of driveways - 4 85S -/BSJUNS/JULY24X and parking areas. Condition 3 of the approved zoning already requires berming and landscaping in these areas. SIGNS Lighting - Conditions precluded signs from being internally lighted. The current proposal would permit the signs to be either externally or internally lighted with white lights in internally illuminated sign boxes, provided the background or signfield is opaque. The request parcel lies at the southeast fringe of the Route 10 Special Sign District. The lighting proposed conforms to the Special Sign District. (2) Individual Business Building-Mounted Signs - Original con- ditions of zoning permitted each individual business establish- ment to have one (1) building-mounted sign, not to exceed 0.5 square feet for each one (1) foot of building frontage. The current amendment proposes that, if a business does not have sufficient frontage to allow at least 20 square feet of signage, it be permitted a minimum twenty (20) square foot sign. In no case could an establishment have in excess of 150 square feet. This amendment also conforms to the requirements of the Special Sign District. (3) Those businesses located within 200 feet of Route 10 will have their entrances facing toward the interior of the site, away from Route 10. Typically, their business signs would be located at the pedestrian entrance. Therefore, given the conditions of zoning, these establishments could not have any signs visible from Route 10 unless they did not have a sign at their entrance on the interior of the site. The current pro- posal would allow the businesses to have a second business- attached sign, not to exceed twenty (20) square feet. (4) Menu Board for the Drive-In Restaurant - Original conditions of zoning would not have permitted such a sign. If the sign is positioned to minimize its visibility from adjacent public roads and properties, it should not have an adverse impact on the area. (Condition 5) CASE HISTORY Planning Commission Meeting (6/25/85): On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom- mended approval of this request subject to the conditions on pages 2 and 3. AYES: Messrs. Thomas, Miller, Cowan and O'Connor. ABSENT: Mr. Belcher. 85S082/BSJUN5/JULY24X The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m., will take under consideration this request. 85£ J/BSJUN5/JULY24X SE COMPLEX \ % -/ A A GREENYAR R-40 R-? ~R-9 COURTHOUSE GREEN :SOUTH 1 : cENTRALIA RD. A~ 85S082 AMEND C.U.P.D. SH.31 GROSS AREA 85~725 SQ..FT. PARKING 478 SPACES L APPROVED MASTER PLAN TRACT E 8'5 50~2-1 ~ IIIIII~1'' !1 tl AMENDED MASTER PLAN ~55 0 8 Z-,Z 8'5 508,2-4-.