03SN0267-June18.pdf T.,~ !7, 20
. June 18, 2003 DS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
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Balzer and Associates
REQUEST:
Midlothian Magisterial District,/
North line of Midl°thian TurnPike
Amendment to COnditional Use Planned Devel°pment (Case 87S064; Condition 22)
to allow :individual-property owners-wifl~ the boundaries of-the property
encompassed by this application to file Schematic/Subdivision plans independent of
other Property owners within the boundaries _of the property encompassed by this
application.
PROPOSED LAND. USE::
A mixed-use development to include various styles of residential, office and light
industrial uses is planned.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS.'REQUES,T ON JUNE 17, 2003.
STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S RECOMMENDATION AT,
OR PRIOR TO, THE BOARD'S PUBLIC HEARING.-
STAFF RECOMMENDATION
RecOmmend approval: for the following reason:
The intent of the condition approved with Case. 87S064 was to ensure coordinated
development and adequate transition between different land uses. Approval.of this request
and imposition of the recommended condition would' still allow staff the ability to address
adequate land use transition as plans are submitted for review and approval.
Providing a FIRST cHoIcE Community ThrOugh Excellence in Public Service.
(NOTE: CONDITIONS· MAY BE IMPOSED OR THE PROPERTY OWNER MAY 'PROFFER
CONDITIONS.)
'CONDITION
Within the Property 'ownership_ boundaries as shown on the map entitled '~Property
Ownership Boundaries"i schematic plans shall be submitted for entire tracts. It is the
intention of this condition that future applications for schematic plan.approval need· only.
include that part of the tract located :within the ownership boundaries shown on the map
entitled ,Property ownership.BOundaries. (For example, within the"Batte Tract" ownership
bOundary, schematic plans Shall be §ubmitted for all of that part of·Tract B located within the
" tact"
Ownership. boundaries of the'-Batte T and that part of Tract B located within the
ownership boundaries of' the '~Salisbury Tract" need.not be .inclUded as a-. part of that
schematic plan. For that.part of TraCt B located within the ownership'boundaries of the
"Salisbury Tract'·', schematic plans-shall be submitted for all of.that.part of Tract B located
within.the ownership boundarieSOfthe "Salisbury Tract" and that part of·Tract B located
within the.ownership boundaries. 0f the "Batte Tract" need notbe inclUded as'a part ofthat
schematic Plan. This condifionwil~notallow the filing ofsehematie plans on parts oftracts
located within the property ownership boundaries as' shown On:the-map entitled "Property
Ownership Boundaries".) '(F)
.(NOTE: This condition 'supersedes Condition 22 of Case.87S064 forthe subject property
only. All other conditions of apProval for Case 87S064 remain ineffect.)
GENERAL INFORMATION
Location:
North line of Midlothian T Umpike~Western terminus of North Otterdale Road-and eastem .
terminus of Justice Road: Tax IDS 719-712-3308, 720-710-0681, 723-710-8108 and 724-
-71'041160 (Sheet5). ' - -' ' '-
Existing Zoning:
R-25, R~9, 0-2 and I-1, all with Conditional Use. Planned. DevelOPment
Size:
117,4 acres
Existing Land Use:
Vacant
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Adjacent Zoning. and Land Use:
North -R,40, R-25 and I-1 With Conditional Use planned DeX~elopment; Single familY
residential or 'vacant
South -A andI-I with Conditional~Use PlannedDevelOpment and
East. ,R,25, R=9 and I-1 with Conditional Use PlannedDevelopment and A; Single family
residential or vacant'
West-'- I-1 with Conditional Use-Planned.' DeveloPment and.A; Single family residential,
industrial or vacant
UTILITIES
This requestlwill'not impact the public water and Wastewater systems.' The use of the public ~ater''
and wastewater.systems is required as an existing condition of Zoning. (Case 87S064, 'Conditi°n
ENVIRO~NT~
The proposed amendment will have.no impact on these facilities.
.PUBLIC FACILITIES
Fire Servicei '
The prOposed amendment will have minimal impact on these facilities. · - ' '~
TransportatiOn: '
In 1987, the'Board of Supervisors approved a rezoning request' on 375 acres (Case 878064)~
rOtated on the north side 0fMidlothian Turnpike (Route 60); fordevelopment ora mixed~us~
project~ The sUbject property(117~4!:acres consisting of two (2)major.parts; the weSte~;part
anti theeastern part) wa~:-in~!Udedi~th that 375 afire zon~g caSe:?~e Master Plan that'~
apProved with Case 87SOUZa:diVides. the 375 acres into s~veral..tracts and shoWs gexi~ral
cOllector:r°ads, including, an eXtension 0fNorth Otterdale.Road throUgh the western part'of
the.subject property, and an; extension °f Justice Road through:the eastern part of the subject.
property:.qrhe. Thoroughfare :Plan iidentifies No~-Otterdale-!~0ad: and 'jUstice 'Roa~i'i'
cOllectors, with recommended fight ~of way'widths o£Seventy(~0)feet;; The develoPer
be'resP°nsible fOr dedicatingand c°nStmcting the extensi0nofth~serOadSthrough the ~nfire
length of the subject property
The applicant.is requesting'an amendment that will' allow sghematic plans to be submitted
and approved separately fr0m:thebalance of the 375 .acres. The requested:amendment will
not affect any transportation related conditions on the' property, and Will have no impact on
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the anticiPated traffic generated by development of the subject property. Vehicles generated
by this development will be distributed along Route-60, which had a 2001 traffic count' of
20~000 vehicles per day.
At time of schematic plan review, specific recommendations will be proVided regarding fight
of way dedications for and construction of North Otterdale Road and.JustiCe Road.
LAND USE
ComprehensiVe Plan:
Lies within the boundaries of:the Route 288 Corridor Plan which 'Suggests the property is
appropriate fOr office/residentialmixed use and for light industrial/flex use.
Area Development Trends:
The request property and Portions'of adjacent properties comprise the sommerville mixed-
Use development. Adjacent properties to the north and a portion of adjacent property to the
east are'zoned Residential (R-40 and R-25) and have been developed.as single '.family
residential lots in Rosemont, Michaux and'Michaux Creek:SUbdivisions, or remain Vacant:
Adjacent property to the SOuth is zoned Agricultural (A). The remaining portions.ofadjaCent
propertyto the east are zoned Residential (R-9), Agricultural (A) and Light Industrial (I-l)
and are occUpied by indus~al uses or are vac~!..The PropOsed extensiOn.of Route 288 lies"
adjacent t° .the western property boundary of the subject prope .rty~ With:the extension oi~
Route 288, it is anticipated that the area will exPerience deVeloPment fora variety of land
uses. - ' - "..' :"' : '
Zoning History:
On. September 23, 1987, .the Board' of Supervisors, upon afavorable~recommendation from
the Planning Commission,, approved rezoning with Conditional Use Planned.DeVelopment
(Case 87S064) on the subject'proPerty and portions ofadjacentpropertY tO the north and east
and. adjacent property to the south and west. The request site encOmpasses portions of Tracts.
A, B, C and D as were depicted on the plan approved with Case 87S064. Uses permitted~in
Tract A include light indtistrial and commercial useS; in Tract.B;. office,. ind~tstri~land. a
variety of residential.uses; :in Tract C, a variety of residential.hOusing types; and in Tract D,
single family residential uses. COnditions of zOningaPProval require, at- a minimum,-
submission of a schematic plan for each tract, even if the tractS are under separate ownership. -
The intent of the condition was to ensure coordinated'development and proper transition
between different land uses. ' .
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Site Design:
'Currently, .the request property-lie's within an Emerging: Growth Area. The purpose of the
Emerging Growth District:Standards is to prOmote'high quality, well,designed projects. In
addition to. the conditions of Zoning approval for Case 87S064, redevelopment of the'site.or'
new construction must conform t° the requirements of the Zoning Ordinance, which,'.along
with :the conditions apprOved ~ through zoning, address access,' parking, landscaping,
architectural treatment, setbacks;, signs, buffers, utilities and screening of dumpsters and
loading areas.
CONCLUSIONS
The intent of the condition approved with:Case 87S06'4was to ensure coordinated development and
adequate transitiOn between different land uses. The. impOsition of the recOmmended condition
would still allow 'staff the ability to' address'adequate land Use;transition, Where 'areas are .being.
developed adjacent to, as yet undeVeloped property; staff would look'at the possible uses'that Could
develOp onthe undeveloped property.and ensure adequate transition and compatibility, assuming the
more incompatible use would developon the undevelOped parcel.
Given.these'considerations, apprOVal..ofthiS request:iS recommended.- '
CASE HISTORY
Staff (6/9/03): - -
The Commission is schedUled to consider this reqUest on June. 17, 2003.
The Board of SU )erviSors, on wednesday, June 18, 2003, beginning at ?:00 p.m., will take under
consideration this request.
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