14SN0509CASE MANAGER: Robert Clay
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BS Time Remaining:
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0509
Hulbert RS Builders, Inc.
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December 11, 2013 BS
Matoaca Magisterial District
East line of North Spring Run Road, north of McEnnally Road
REQUEST: Rezoning from Residential (R-9) to Neighborhood Office (O-1).
PROPOSED LAND USE:
Office uses, as restricted by Proffered Condition 3, are planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Comprehensive Plan suggests the property is appropriate for Suburban
Residential II use (2.0 to 4.0 dwellings per acre), as limited by proffered conditions, the
proposed zoning and land uses provide appropriate transitions between existing
Corporate Office (O-2) zoning located to the north along North Spring Run Road and
existing and anticipated residential development located to the south, east and west.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS
NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Access. Direct vehicular access from the property to North Spring
Run Road shall be linuted to one (1) entrance/exit, generally
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
towards the northern property line. The exact location of this
access shall be approved by the Transportation Department. (T)
(STAFF/CPC) 2. Maximum Building Size: A maximum building size of 3,000
square feet shall be permitted and limited to no more than one user.
gyp)
(STAFF/CPC) 3. Uses. The following O-1 Neighborhood Office uses shall not
permitted.
a) Group care facilities,
b) Museums,
c) Nursery Schools and child or adult care centers,
d) Veterinary Offices. (P)
(STAFF/CPC) 4. A public sanitary sewer easement shall be recorded across the rear
of this property from the existing sanitary manhole located on the
rear property line to the southern property line to serve the future
needs of Tax ID 725-670-2330. (U)
(STAFF/CPC) 5. Any ground mounted mechanical equipment shall be located to the
north side or east side of the building. (P)
(STAFF/CPC) 6. Solid waste storage areas shall not be serviced between the hours
of 8:00 p.m. and 7:00 a.m. (P)
(STAFF/CPC) 7. A fifty foot (50') buffer shall be maintained along the southern
property line. This buffer shall comply with the requirements of
the Ordinance for fifty (50) foot buffers. (P)
GENERAL INFORMATION
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The request property is located on the east line of North Spring Run Road, north of
McEnnally Road. Tax ID 725-670-2347.
Existing Zoning:
R-9
Size:
1.4 acres
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Existing Land Use:
Vacant
Adj acent Zoning and Land Use:
North - O-2 with conditional use planned development; Vacant
South - R-25; Single-family residential
East - R-9; Single-fanuly residential
West - R-MF with conditional use planned development; Multifanuly residential
t rTrr TTrF c
Public Water Svstem:
The request site is located within the Clover Hill water pressure zone. There is a twenty-
four (24) inch water line located along the east side of North Spring Run Road. The use
of the public water system is required by County code. Due to the dentist office use,
County code will also require the installation of a water baclsflow prevention device
which must be tested annually.
Public Wastewater Svstem:
The request site is located within the Upper Swift Creels service area. There is an eight
(8) inch wastewater line located at the rear property line of the request site. The use of the
public wastewater system is required by County code. The applicant has proffered to
record a public sewer easement across the rear of the request site to allow the adjacent
parcel (Tax ID 725-670-2330) to connect to the public sewer system in the future
(Proffered Condition 4). Due to the dentist office use, County code will also require the
installation of a monitoring manhole to permit observation, measuring and sampling of
the wastewater discharge.
ENVIRONMENTAL
Drainage and Erosion:
This property drains to the north into the adjacent property of 13851 Spring Run Road.
Within this property are drainage easements which lead to substantial drainage facilities
passing through Deer Run Subdivision, which convey the drainage of the area into Spring
Run Creels.
There is no adequate channel available at the northern most property line of the subject
property. Therefore, a study should be made of the adjacent property at 13851 Spring
Run Road to see the extent of an off-site drainage easement that would be needed to tie
into the existing drainage easement on the property in order to obtain an adequate
drainage outfall.
3 14SN0~09-2013DEC11-BOS-RPT
The standard regulations encountered in the standard site plan process and land distLirbance
pernut process would bear out the need for the off-site drainage easement on the adjacent
property to the north.
PUBLIC FACILITIES
Fire Service:
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24, and
Manchester Volunteer Rescue Squad currently provide fire protection and emergency
medical service (EMS). This request will have a minimal impact on Fire and EMS.
County Department of Transportation:
Based on a proffered maximum building size of 3,000 square feet (Proffered Condition 2)
and single tenant office trip rates, development could generate approximately 140
average daily trips. These vehicles will be distributed along North Spring Run Road,
which had a 2012 traffic count of 8,400 vehicles per day.
The Thoroughfare Plan identifies North Spring Run Road as a maj or arterial with a
recommended right-of--way of ninety (90) feet. A dedication of forty-five (45) feet from
the centerline of North Spring Run Road was previously provided by the
owner/developer in accordance with the Plan.
Vehicular access to major arterials should be controlled in order to help maintain
acceptable levels of service and minimize conflict points. The applicant has proffered to
limit vehicular access to North Spring Run Road to one (1) entrance/exit, generally
located towards the northern property line. (Proffered Condition 1)
Virginia Department of Transportation (VDOT):
No comments have been received.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Suburban Residential II
use (2.0 to 4.0 dwellings per acre).
Area Development Trends:
The area is characterized by asingle-family residential development to the south and east
and a multifanuly development to the west, across North Spring Run Road. Adjacent
property to the north is zoned Corporate Office (O-2) as a part of the Deer Run
Development and is vacant. The Plan suggests this undeveloped O-2 property is appropriate
for medium-high density residential uses, thereby providing decreasing land use intensity
4 14SN0~09-2013DEC11-BOS-RPT
from the Deer Run Shopping Center south to the residentially zoned properties along North
Spring Run Road..
Zoning History:
On December 9, 1981 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved Residential (R-25) zoning on the subject property
and adjacent property to the east. (Case 81 SN0131)
On April 24, 1991 the Board of Supervisors, approved Residential (R-9) zoning on the
subject property and adjacent property to the east (Case 91 SN0124). The adjacent
property to the east has since developed as a part of the Antler Ridge Subdivision. It
should be noted that with the recordation of this adjacent subdivision development, the
subject property was excluded and not provided with a stub road connection.
Development Standards:
The request property lies within an Emerging Growth District Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Development of the site must conform to the development standards of the Zoning
Ordinance, which address access, parking, landscaping, architectLiral treatment, setbacks,
signs, buffers, utilities and screening of dumpsters and parking areas, except as proffered
herein. Except where proffered conditions are more restrictive, any office development
would be required to comply with these standards.
Building Size, Uses and Architectural Style:
Within the O-1 District, the size of individual buildings located within 200 feet of a
residential district is linuted to 5,000 gross square feet. Individual projects are limited to
5,000 square feet of gross floor area per acre. The number of individual users per building or
per parcel is not linuted. These ordinance linutations would permit an aggregate of
approximately 7,000 gross square feet within two (2) buildings on the 1.4 acre request
property subject to site development requirements.
To mininuze visual and traffic impacts on area residential development, and in response to
area citizen's concerns, proffered conditions would restrict the building size to 3,000 square
feet; the building occupancy to one (1) user; and preclude specific O-1 uses from developing
on the property (Proffered Conditions 2 and 3). Further, within the O-1 District, the
ordinance requires that buildings have an architectLiral style compatible with surrounding
residential development.
Noise and Buffer:
The ordinance regulates the screening of mechanical equipment, but not the location. The
Ordinance linuts the servicing of solid waste storage areas between 6:00 a.m. and 9:00 p.m.
when located within 1,000 feet of a Residential District. In response to concerns expressed
by adjacent property owners to the south relative to the potential noise created by these uses,
14SN0~09-2013DEC11-BOS-RPT
proffered conditions would require the location of ground mounted mechanical equipment
to the north or east of the propose building, away from these adjacent owners, and to fiirther
linut solid waste servicing hours to between 7:00 a.m. and 8:00 p.m. (Proffered Conditions 5
and 6)
The ordinance requires the provision of a forty (40) foot buffer on this property along the
southern and eastern property lines adjacent to residentially zoned properties. At the request
of the property owners to the south, the applicant has agreed to increase the southern buffer
to fifty (50) feet. (Proffered Condition 7)
Exterior Lighting:
In response to area property owners concerns, the applicant subnutted a proffered condition
to address exterior lighting. Upon receipt, staff advised the applicant that the ordinance
regulates for lighting standards, requiring directional type lighting that shields the light
source from direct view from adjoining residential properties and public rights-of--way.
Further, the ordinance requires that all exterior lights must be arranged and installed so that
the direct or reflected illununation does not exceed five-tenths foot candle above the
background as measured on the lot line of the adjoining residentially-zoned properties.
Given that this issue was addressed by the ordinance, the applicant withdrew this proffered
condition.
CONCLUSION
While office uses are not suggested by the Plan, the Plan addresses compatibility and transition.
Generally, the Neighborhood Office (O-1) District uses are intended to provide this transition on
edges between commercial uses and residential districts. The request property is located adjacent
to and south of existing Corporate Office (O-2). As limited by proffered conditions, the proposed
O-1 zoning would provide an appropriate transition between the O-2 and existing and anticipated
residential zoning located to the south, east and west.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/17/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their November 19, 2013 public hearing.
14SN0~09-2013DEC11-BOS-RPT
Staff (9/17/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than September 23, 2013 for consideration at the
Commission's November 19, 2013 public hearing.
Applicant (10/14, 10/28 and 10/29/13):
New and amended proffered conditions were submitted.
Applicant; Area Citizens; Staff; and District Commissioner (10/29/13):
A community meeting was held. The applicant reviewed recent changes to the proffered
conditions resulting from a previous community meeting. It was generally agreed that the
additional limitations represented a significant improvement to the case and the citizens
in attendance offered their support.
Applicant (11/5/13):
Amended proffered conditions were submitted.
Planning Commission Meeting (11/19/13):
The applicant`s representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Wallin, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on pages 1 and 2.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, December 11, 2013 beginning at 6:30 p.m., will take
under consideration this request.
7 14SN0~09-2013DEC11-BOS-RPT
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