14SN0547
CASE MANAGER: Ryan Ramsey
January 21, 2014CPC
January 23, 2014 CPC
February 18, 2014 CPC
March 12, 2014 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
14SN0547
(AMENDED)
B B Hunt LLC
MidlothianMagisterial District
Southeast quadrant of North Woolridge Road and Charter Colony Parkway
801 Charter Colony Parkway
REQUEST:(AMENDED) Amendment of conditional use planned development(Case
94SN0138) relative to outdoor uses, setbacks, hours of operation, density and
building sizes in a Residential (R-9) District.
PROPOSED LAND USE:
Commercial uses are planned. The applicant is seeking exceptions to development
standards required within a Convenience Business (C-1) District. Specifically,
exceptions are requested to increase maximum building andoverall project size
(density),allow certain outdoor uses, extend hours of operation, and reduce the
major arterialsetbacks.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approvalfor the following reasons:
A.The proposed land uses, development standards and bulk requirement exceptions
are compatible with existing and anticipated area development.
B.Proffered conditions in tandem with ordinance requirements establish an effective
land use transition between the planned project and adjacent residential
community through the use of buffers and privacy fencing.
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(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.CONDITIONS NOTED “STAFF/CPC” WERE AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or
assigns, proffer that the property known as Chesterfield County Tax Identification Number 726-
703-6454 (“the Property”) under consideration will be developed according to the following
amended proffers if, and only if, the request submitted herewith is granted with only those
conditions agreed to by the Applicant. In the event this request is denied or approved with
conditions not agreed to by the owner and Applicant, the proffersshall immediately be null and void
and of no further force or effect.
The Textual Statement, last revised June 28, 1994 and approved with Case 94SN0138, shall be
amended as outlined below. All other conditions of the Textual Statement, last revised June 28,
1994 shall remain in force and effect:
(STAFF/CPC)1.Master Plan. The Textual Statement dated February 6, 2014shall be
considered the Master Plan.(P)
(STAFF/CPC)2.Street Lighting.The developer shall be responsible for installing
Street lights along Woolridge Road and Charter Colony Parkway that
are compatible with the goose neck lighting provided throughout
Charter Colony. This lighting shall not be placed in front of the
Subdivision signage locatedon the corner of Woolridge Road and
Charter Colony Parkway. (P)
(STAFF/CPC)3.Timber Management.Timber management, for the purpose of
enhancing the health and viability of the forest, shall occur under the
supervision of a qualified forester, and will only be allowed upon the
submission and approval of the appropriate forest management plan
to include, but not limited to, erosion control, Chesapeake Bay
Act/wetland restrictions, and the issuance of a land disturbance
permit by the Environmental Engineering Department.Any other
timbering shall be incorporated into the site development erosion and
sediment control plan/narrative as the initial phase of infrastructure
construction and will not commence until the issuance of the actual
site development landdisturbance permit. (EE)
(STAFF/CPC)4.Storm Water Detention. A storm water detention system shall be
used onsite in order to meet the pre-development 2 and 10 year
runoff rates.This can be accomplished through oversized storm
sewer pipes, underground storage tanks, permeable pavement, or
traditional BMP’s which will be determined during the Site Plan
Design and Review Process. (EE)
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(STAFF/CPC)5.Onsite Storm Sewer.The onsite storm sewer diameter will be
increased beyond standard design policy to theextent necessary for
there to be no hydraulic impact on the Woolridge culvert and riser
system. (EE)
(STAFF/CPC)6.Retaining Wall.The retaining wall adjacent to Bristol Village will be
designed so that it does not cause flooding to a greater extent than
what may already exist.An analysis suitable to the Environmental
Engineering Department shall be made a part of the site plan.(EE)
(STAFF/CPC)7.Existing Channel Treatment. The connection between the outlet end
of the Woolridge Road culvert and the onsite storm sewer shall be
made via a replacement of existing rip rap with a paved channel
cross section or continuous storm sewer.The erosion control plan
shall specify the implementation of this storm sewer as the first step
in the development of the property or at as early a phase in the
construction process as is practicable.(EE)
(STAFF/CPC)8.Pollutant Removal. To the extent that the required pollutant removal
is not achieved on site, the remaining level of pollutant removal will
come from regionalBMP LTC 20/25 into which this project drains
and which the County plans to construct. (EE)
GENERAL INFORMATION
Location:
The request property is located in the southeast quadrant of North Woolridge Road and
Charter Colony Parkwayand is better known as801 Charter Colony Parkway. Tax ID 726-
703-6454.
Existing Zoning:
R-9with conditional use planned development
Size:
5acres
Existing Land Use:
Vacant
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Adjacent Zoning and Land Use:
North –R-15; Public/semi-public use(Midlothian High School)
South and East –R-9with Conditional Use Planned Development; Multifamily residential
uses
West –R-9with conditional use planned development;Public/semi-public use (John Tyler
Community College)
UTILITIES
Public Water and Wastewater Systems:
There areexisting sixteen (16) inch water lines located along North Woolridge Road and
Charter Colony Parkway. There is an existing eight (8) inch wastewater line located at the
southeast corner of the property.The use of the public water and wastewater systems is
required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
This site slopes moderately into a stream traversing the central portion of the property which
is a tributary to Tomahawk Creek.This creek feeds the Swift Creek Reservoir which places
the request property within the Upper Swift Creek Watershed. The Zoning Ordinance
requires any application for rezoning, conditional use plan development, or conditional
zoning in the Upper Swift Creek Watershed to complete a Natural Resource Inventory
(NRI) as a prerequisite for a non-exempt development to proceed through a specified zoning
process (Section 19-238(e)).Therefore, the NRI requirement would apply to this
amendment request.
In processing this zoning request initially, staff concluded that a NRI was not required.
However, a closer examination of the Zoning Ordinance prior to the Planning Commission
hearing concludedthat the code section does not provide the flexibility initially interpreted
by the Environmental Engineering Department.
As a practical matter, staff finds that procuring an NRI in this case would not result in the
County’s receipt of information that would be material to the limited changes that are being
sought in this zoning amendment. The principal environmental feature on the property is a
stream for which a Resource Protection Area is not required based on the applicant’s vesting
determination dated March 21, 2008 (see discussion below). In addition, the issues of
wetlands, threatened and endangered species, and historical, archeological or cultural
features have all been investigated and/or determined by the U.S. Army Corps of Engineers.
Accordingly, for this case at this time, the vast majority of the information that would be
contained in an NRI has already been considered withrespect to a previously approved site
plan (Case 08PR0179).
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In order to clarify theintent of this code section for future cases, staff will initiate an
amendment to Section 19-238(e) so that NRIs will not be required in situations in which the
evaluation of an application for amendment to a zoning case, conditional use or conditional
use planned development would not be materially benefitted from the preparation of an
NRI.
As a consequence of a Resource Protection Area determination, RPAD-209, Midlothian
High School Renovation/Addition, 726-704-6792, the Resource Protection Area limits
determined to exist on that upstream parcel were, by convention in 2010, projected through
this property and on down to Tomahawk Creek.Therefore, the County GIS indicatesthis
stream as having a Resource Protection Area encompassing it.On November 23, 2004, the
Board of Supervisors adopted amendments to the Zoning Ordinance relative to Chesapeake
Bay Preservation provisions. More specifically, resource protection area limits were now
delineated by site specific determinations (Section 19-231).Prior to November 23, 2004, the
Chesapeake Bay Preservation Act did not require a site specific determination of stream
perenniality in the determination of the existence of resourceprotection areas.Instead, the
U.S.G.S. maps were used and resource protection areas were considered to be only in those
locations where the stream was portrayed as a solid blue line.A dotted blue line on those
U.S.G.S. maps indicated an intermittent stream.The dotted blue line indicating an
intermittent stream is what is shown on the U.S.G.S. maps for this property.Since there has
been a vesting determination, dated March 21, 2008, by the Director of Planning, with
concurrence of the County Attorney’s Office, the applicant has a right to develop this
project pursuant to the requirements in effect prior to the Board’s adoption of the site
specific RPA determination requirements.A Resource Protection Area and the restrictions
on development that go with an RPA will, therefore, not apply to the development of this
property.
Since this vesting determination includes a paragraph which discusses the Virginia Attorney
General’s opinion that vested property owners must comply with the Chesapeake Bay Act
requirements “to the maximum extent feasible”, the applicant must consult with the
Environmental Engineering Department to determine if there are any reasonably feasible
steps that could be taken with respect to the development that would reduce the water
quality impact.Proffered conditions submitted by the applicant reflect the majority of
measures initially offered by the Environmental Engineering Department. The exception
being that the applicant has requested for more flexibility in providing onsite storm water
detention systems to include permeable pavers, oversized stormwater sewer pipes,
underground storage tanks and/or traditional BMP facilities. The Environmental
Engineering Department has concluded that the applicant’s proffers represent appropriate
steps toward reducing the water quality impact of the project.(Proffered Conditions 3
through 8)
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5, and Forest-View Volunteer Rescue
Squad currently providefire protection and emergency medical service (EMS). This request
will have a minimal impact on Fire and EMS.
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County Department of Transportation:
This request will have a similar traffic impact as the previously approved zoning case.In
August 1994, the Board of Supervisors approved the rezoning of approximately 775 acres
(Case 94SN0138), commonly known as Charter Colony, which included the subject
property. Prior to the applicant filing that rezoning request, the County Administrator
entered into an agreement with the owner of Charter Colony (J. Louis Reynolds Trust)
and the State Board of Community Colleges. Under the terms of that agreement, the
owner agreed to conditionally dedicate, among other things, approximately 116 acres for
John Tyler Community College and approximately eighty (80) acres of right-of-way for
Route 288. That agreement states “the County agrees that it will not require that the Trust
provide improvements to Route 60, RCR/CCP (Relocated Coalfield Road/Charter Colony
Parkway) Woolridge Parkway Extended, Route 288 or other existing roads in connection
with the full development of Charter Colony; provided, however, the Trust shall provide
customary internal development roads as required in accordance with County subdivision
and zoning ordinances”. Based on that agreement, the Transportation Department has not
recommended any road improvements to be provided with the development of Charter
Colony.
Virginia Department of Transportation(VDOT):
Commercial entrances are subject to Virginia’s Access Management requirements.At a
minimum, any entrance on Charter Colony Parkway must be located on the southern end of
the property. In addition, any entrance on Woolridge Road must be located as far east as
possible on the request property.The applicant is advised to start the process for any access
management exceptions as soon as possibleand provide development of mitigating
measures to offset any exceptions thought to be needed.The entrances will be evaluated at
the time of site plan submission.
LAND USE
Comprehensive Plan:
The Comprehensive Plansuggests the request property is appropriate for Medium-High
Density Residential use (minimum 4.0 to 8.0 dwellings per acre). This designation
suggests that various residential types including, but not limited to, single-family, two-
family, zero lot line, townhouse, condominium and multifamily dwellings as appropriate.
Area Development Trends:
The area is characterized by a mix of residential and public/semi-public land useswithin the
Charter Colony community. Properties to the south and east are zoned Residential(R-9) and
has developed as the Bristol Village apartment and condominium project. Propertyto the
north iszoned Residential (R-15) and is occupied by Midlothian High School. Propertyto
the west iszoned Residential (R-9) and is occupied by John Tyler Community College.
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Zoning History:
On August 24, 1994 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning and conditional use planned development
on the request property and adjacent property (Case 94SN0138). With the approval of
Case 94SN0138, the entire property was divided into tracts. The request property was
identified as Tract 2. The approved Textual Statement for Case 94SN0138 restricted uses
in Tract 2 to those uses permitted in the Residential (R-9) District with conditional use
planned development to permit residential multifamily and townhouse uses; recreational
uses accessory to residential uses in the development; Corporate Office (O-2) uses;
limited commercial uses plus exceptions to Residential (R-9) bulk requirements
(Attachment 4).Development standards for commercial development within this tract
werealso outlined as conditions in the Textual Statement.
Development Standards:
Commercial development within Tract 2 is required to meet the required conditionsof the
Convenience Business (C-1) District as well as the Emerging Growth District Standards of
the Zoning Ordinance. Required conditionsin the Convenience Business (C-1) District limit
the size of individual buildings, projectdensity, hours of operation and outdoor uses. The
applicant is requesting exceptions to each of these restrictions.In addition, the applicant is
seeking an exception to ordinance standards relative to setbacks for buildings, drives and
parking areas.Details of each exception are described below. A comparison tableis also
attached.
Building Size and Project Density:
Individual building sizes are limited to5,000 square feet of gross floor area if located within
200 feet of a residentially zoned parcel. Otherwise, individual building sizes may increase to
8,000 square feet of gross floor area. The applicant proposes to limit the size ofany building
on the property to 15,500 square feet of gross floor area(Textual Statement1.a).Required
conditions in the C-1District also restrict project densityto5,000 square feet per acre. This
would equate to a maximum of 25,000 square feet of gross floor area for the proposed
project on the request property. The applicant proposes to increase density for the overall
project to 6,800 square feet per acre, resulting in a maximum density of 34,000 square feet
of gross floor area for the project. (Textual Statement1.a)
Hours of Operation:
Required conditions in the C-1 District restrict hours of operation so that uses maynot be
open to the public from 9:00 p.m. to 6:00 a.m. The applicant requests that hours of operation
be extended so that uses may not be open to the public from 11:00 p.m. to 6:00 a.m.
Furthermore, one (1) automatic teller machine (ATM) that is collocated with a bank may
operate twenty-four (24) hours a day. The applicant seeks this modification to the hours of
operation to accommodate a possible bank or restaurant tenant for the project. Additionally,
theapplicant would prohibit refuse, waste and recycling pick-up between the hours of 8:00
p.m. and 7:00 a.m. daily which is more restrictive than ordinance standards thatprohibit
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solid waste storage area servicingbetween the hours of 9:00 p.m. and 6:00 a.m. daily.
(Textual Statement1.b)
Outdoor UsesandScreening:
All uses within the C-1 District are required to be conducted entirely within anenclosed
building, except accessory parking, loading and unloading facilities. The applicant is
requesting that accessory outdoor play areas for a child care center be permitted (Textual
Statement1.c). A preliminary site drawing details that several outdoor play areas are
planned for two (2) child care centers within the development(Attachment 3).The applicant
proposes to screen these outdoor play areas with asix (6) foot tall fence(Textual Statement
1.e) adjacent to the required buffer.At a minimum, thisfence will be constructed with wood
or vinyl materials.
In addition to the requirements of the Convenience Business (C-1) District as well as the
Emerging Growth District Standards, Textual Statement Item 1.g. would require drive-in
windows to be screened to reduce visibility from public streets.
Setbacksand Buffer:
1
Emerging Growth District standards require a seventy-five (75) foot setbackfor buildings,
drives and parking areas from major arterials. This setback can be further reduced tofifty
2
(50) feet. The applicant proposes to reduce the major arterialsetbacks to thirty (30) feet
along Charter Colony Parkway and Woolridge Road(Textual Statement 1.d.i.). With this
reduction, the applicant has proffered an enhanced landscape treatment that would be in
substantial accordance with Exhibit A. These improvements include a dense landscape
treatment with theinstallation of street trees and continuous hedgerow of evergreen shrubs.
(Textual Statement 1.d.i.1. and 1.d.i.2.)
The ordinance requires a forty (40) foot buffer between Convenience Business (C-1) uses
and residentially zoned property. These provisionsrequire thebuffer to be located on the
commercial property, adjacent tothe project’s rear and side property lines. A buffer, less
than fifty (50) feet in width, is required to be planted in accordance with perimeter
landscaping C.Required plantings for the buffer will be reviewed at time of site plan.
The applicant has removed their previous request for a buffer reduction adjacent to Bristol
Village. A forty (40) foot buffer will be maintained between the proposed commercial
development and Bristol Village. The buffer will be regulated by the ordinance, which
addresses what, if any, impacts can be made to the buffer. Through site plan review, staff
will not be able tosupport additional uses, such as a retaining wall, inside thebuffer. Any
additionaluses permitted within the buffer will compromise the purpose and intent of the
buffer to preserve existing vegetation and provide intermittent separation between uses. In
addition, the removal of vegetation inside a required buffer must be reviewed and approved
by the Planning Department prior to site plan approval.
1
The major arterial setback of seventy-five (75)feet includes the installation of perimeter landscape B
2
The major arterial setback of fifty (50) feetincludes the installation of perimeter landscape C
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Pedestrian Network:
To enhance connectivity between the planned convenience shopping center and Bristol
Village, the applicant has proffered to provide sidewalk connections from the shopping
centerto the existing pedestrian facilities in Bristol Village(Textual Statement 1.e.). These
connections are highlighted on Exhibit A. Staff notes that the developer will be responsible
for obtaining permission to construct these connections from the Bristol Village
homeowners association. In addition, an internal pedestrian plan will be submitted as a part
of site plan review.
Architecture:
To provide a foundation for the project’s overall architectural theme, the applicant has
proffered two (2) elevation drawings (Exhibits B-1 and B-2) that detail the architectural
elements and building materials to beemployed in the overall architectural theme for the
project. (Textual Statement Item 1.f.)
Lighting:
The applicant, in working with the Village of Midlothian Volunteer Coalition, has proffered
enhanced lighting along Woolridge Road and Charter Colony Parkway. The lighting will be
compatible with existing goose neck lighting in Charter Colony. In addition, this lighting
would be restricted from being placed in front of the existing Charter Colony sign.
(Proffered Condition 2)
CONCLUSION
As proffered, the proposed land uses, development standards and bulk requirement exceptions
are compatible with existing and anticipated area development.
Given theseconsiderations, approvalof this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/21/14):
The Planning Commission meeting scheduled for January 21, 2014 was rescheduled to
January 23, 2014 due to inclement weather.
Planning Commission Meeting (1/23/14):
On their own motion and with the applicant’s consent, the Commission deferred this case
to their February18, 2014 public hearing.
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Staff (1/24/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than January 27, 2014 for consideration at the Commission’s
February18, 2014 public hearing.
Applicant (1/27/14):
Revised proffers and textual statement were submitted.
Applicant (1/30and 2/6/14):
The zoning application was revised to remove the buffer reduction from the applicant’s
request.
Applicant (2/6/14):
Revised proffers and textual statement were submitted relative to fencing materials.
Staff (2/7/14):
To date, no new information has been received.
Planning Commission Meeting (2/18/14):
The applicant accepted the recommendation.
There was support present, noting that the applicant has worked with the Village of
Midlothian Volunteer Coalition and retained a reputable architect to design the proposed
child care center buildings.
There was also opposition present expressing concerns relative to wetland impacts;
limited accessto the site via right-in and right-out turn movements;safety concerns
relative to extended hours of operationfor uses(including a 24-hour ATM) with a
pedestrian connection to Bristol Village;and noise generated by outdoor uses accessory
to child care centers.
Mr. Waller noted that the request property is a prime location for commercial
development. He indicated that any ATM must be co-located with a bank; environmental
features relative to wetlands and resource protection areas have been thoroughly vetted;
building materials and architecture have been proffered; connectivity to adjacent
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development is beneficial; and that the request is in keeping with the development
patterns established by Charter Colony.
On motion of Mr. Waller, seconded by Dr. Brown, the Commission acknowledged
withdrawalof the applicant’s buffer reduction request and recommended approval and
acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, March 12, 2014 beginning at 6:30 p.m., will take
under consideration this request.
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Comparison Table
Development StandardCase 94SN0138Case 14SN0547
Permits Accessory Outdoor Play
Permits Accessory Parking, Areas for Child Care Centers,
Loading and Unloading Parking, Loading and Unloading
Outdoor UsesFacilitiesFacilities
50' Major Arterial Setback;30' Major Arterial Setback;
Setbackfrom Major Arterial Perimeter Landscaping Exhibit A Outlines
StreetsCLandscape Treatment
6’ Tall Fence Shall Be
Constructed Adjacent to Buffer;
Ata minimum, Constructed with
FencingNot Specified.Wood or Vinyl
5,000 Square Feet Maximum,
Located Within 200' of
Residential;
8,000 Square Feet Maximum,
Located More than 200' from
Building SizeResidential; 15,500 Square Feet Maximum
5,000 Square Feet / Acre; 6,800 Square Feet / Acre;
Project Density5 Acres = 25,000 Square Feet5 Acres = 34,000 Square Feet
May Not be Open to the Public
from 11:00 p.m. to 6:00 a.m.,
Provided that;
May Not be Open to the Public One (1) 24-Hour ATM is
Hours of Operationfrom 9:00 p.m. to 6:00 a.m. Permitted
May Not be Serviced from 9:00 May Not be Serviced from 8:00
Solid Waste Collectionp.m. to 6:00 a.m., Dailyp.m. to 7:00 a.m., Daily
Architectural Theme Established
Building ArchitectureNot Specified.by Exhibit B-1, B-2
Screened to Reduce Viability
with Wall, Berm or Other
Drive-In WindowsNot Specified.Architectural Feature
Provide pedestrian connections
internally between buildings as
well as to Bristol Village, if
Pedestrian NetworkNot Specified.approved.
Provide goose neck lighting along
Charter Colony Parkway and
Woolridge Road that is
compatible with lighting in
Street LightingNot Specified.Charter Colony.
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14SN0547
B.B. Hunt, LLC
TEXTUAL STATEMENT
February 6, 2014
Re: Zoning Application B. B. Hunt, LLCto request an amendment to previous zoning case
94SN0138 onChesterfield County Tax Identification Number 726-703-6454as set forth
hereinbelow.
The Textual Statement, last revised June 28, 1994 and approved with Case 94SN0138, shall be
amended as outlined below. All other conditions of the Textual Statement, last revised June 28,
1994 shall remain in force and effect:
The Applicant hereby amends Tract 2, Section 2 of the Textual Statement for Case 94SN0138 to
read as follows:
1.Convenience Business (C-1) uses plus indoor recreational uses, one fast food restaurant with
drive through service and one carry out only restaurant shall be limited to a maximum of five
(5) contiguous acres generally located at the southeast quadrant of the intersection of
Woolridge Road Extended and Realigned Coalfield Road. These uses shall be subject to the
Convenience Business (C-1) and Emerging Growth District standards of the Zoning
Ordinance, with the following exceptions:
a.Building Size and Density.Individual buildings shall not exceed 15,500square feet of
gross floor area. The overall density shall not exceed 6,800square feet per acre, prior to
any right-of-waydedication.
b.Hours Of Operation. No use shall be open to the public between 11:00 p.m. and 6:00
a.m., provided that:
i.one (1) ATM,co-located with a bank,may operatetwenty-four (24)hours a day.
ii.There shall be no refuse, waste, or recycling pickup on the Property between 8:00
p.m. and 7:00 a.m.
c.Outdoor Uses. All uses, including storage, shall be conducted entirely within an enclosed
building, except for accessory outdoor play areas, automobile parking, loading or
unloading facilities.
d.Setbacks.
i.The setback along the major arterials shall be a minimum of thirty(30)feetin
width. Within these setbacks, landscaping shall be provided in substantial
accordance with Exhibit A, prepared by Timmons Group and dated January 20,
2014, with the following minimum improvements:
1.Street trees shall be provided a minimum of thirty-five(35) feet on-center.
2.A continuous hedgerow of evergreen medium shrubs shall be provided
throughout the required setback area.
(Staff Note: This setback exception applies to buildings, drives and parking areas.)
e.Pedestrian Network. At time of site plan submittal, an internal sidewalk plan shall be
submitted that provides pedestrian connections between the projects parking areas and
buildings. In addition, sidewalk connections to Bristol Village shall also be constructed,
if permission is granted by the Bristol Village community/homeowners association, as
generally shown on Exhibit A. Internal sidewalk locations and connections shall be
reviewed and approved by the Planning Department at time of site plan review.
f.Building Architecture.The overall architectural theme for the project shall employ the
architectural elements and building materials that are generally shown on the elevations
titled “Exhibit B-1”and“ExhibitB-2”.
g.Drive-In Windows. Drive-in windows shall be screened to reduce visibility of the drive-
in windows from public streets. This screening shall be accomplished by building design,
the use of durable architectural walls or fences constructed of materials and with a design
comparable to the principle building, and berms or other land forms. Such screening shall
be approved by the Planning Department in conjunction with plan approval.
h.Fencing. A fence of not less than six (6) feet in height shall be constructed immediately
adjacent to the required buffer and shall be constructed, at a minimum, asa vinyl or wood
privacy fence. This fence may be incorporated into the site design of any adjacent
daycare play yard confinement fencing. (P)
Very truly yours,
Kristen D. Keatley, Agent
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