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July 23, 2003 BS
'STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0214
James M. Blalock
Matoaca Magisterial District
Off the North Line of Genito Road
REQUEST: (Amended) Amendment to Conditional Use Planned Development (Case 95SN0307)
relative to uses, hours'of operation and gross floor area for property known as Tract
G within Edgewater at the Reservoir development.
PROPOSED LAND USE:
A neighborhood commercial Center is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
RECOMMEND THAT THE PROFFERED CONDITIONS ON. PAGE3 NOT BE ACCEPTED.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed amendments conform with the Upper Swift Creek Plan which suggests
that convenience nodes be designed within a planned-residential neighborhood and
located at the intersection of arterial streets to serve .the immediate area.
B. The proposed use exceptions are designed to provide goods and services to nearby
existing and proposed residential communities within this unique development as
intended under the original, conditions of zomg.
Providing a FIRST CHOICE Community Through Excellence.in Public Service.
The proposed zoning and land uses are designed to provide maximum compatibility
with, and minimal impact upon, the surrounding residential' development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONSNOTED WITH"STAFF/CPC" WERE AGREED UPONBY
BOTH STAFF AND.THE COMMISSION. CONDITIONS WITH oNLy A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL' CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(CPC)
Uses. In addition to those uses permitted by fight or with restrictions in the
Convenience BusineSs (C-l) District, the following use shall be permitted:
Gasoline sales, eXcluding diesel fuel sales in: conjUnction with a permitted
use. A maximum of three (3') pump'islands containing a total' of no more
than six (6) fueling statiOns (a maximum of three (3)pumps having two (2)
fueling nozzles each) shall be permitted. (P)
(CPC)
Development Standards. Development shalt conform to the requirements of
the Convenience Business (C- !) DiStricts in Emerging Growth District Areas,
except as follows:
Hours. No use shall be open to the public between 9:00 p.m. and
6:00 a.m., except for-convenience storeand restaurant uses which
shall not be open to the public.between 1 h00 p.m. and6:00 aim.
Individual Buildings. One building shall not exceed '6,500 square
feet of gross floor area and shall be. occupied.by a child Care center: or
office use only. Such building may be:located within 200 feet oran
existing residentially zoned :parcel. All: other buildings shall not
exceed 5,000 square feet of gross floor area; (P)
(CPC)
Prior to the issuance of a building permit on the property (Tract G),
Woolridge Road from Watermill Parkway to Genito Road, and Watermill
ParkWay from WOolridge Road to Old Hundred Roacl/Powhite parkway
Extended shall be complete and-ready for acceptance into the ~State
Maintenance System as determined by the- Transportation Department.- (T)
(CPC)
Direct access across from the property to Fountain View Drive shall be
located at the eastern property line. The eXact location shall be approved by..
the Transportation Department. (T).
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(Note: These conditions supersede Condition 6 of Case-95SN0307 for the request
property only. Except for ConditiOn 6,, all previous conditions and proffered
c°nditions of Case 95SN0307 shall remain in effect.)
PROFFERED CONDITIONS
(STAFF)
Uses. In additionto those uses permitted bY.right or with restrictions in the
Convenience Business (C- 1) DiStrict, the following uses shall be permitted:
ao
Gasoline sales, exclUding diesel fuel: Sales in conjunction with a
permitted use.. A maximum .of four (4) pump islands containing a
total of no more than eight (8) fueling stations (a maximumof four
(4) pumps having two (2)fuel nOZZles each) shall be permitted.
Motor vehicle wash in conjunction with a permitted use, provided
such use is limited to a'self-serviee; automatic, single-bay oPeration-
(P)
(STAFF)
'2.
Development Standards. Development shall Conform to the requirements of
the. Convenience. Business (C-l) Districts in Emerging Growth District Areas,
except as follows:
ao
Hours. No use shall be open to the public between 9:00 p.m. and
6:00 a.m., except for convenience istore 'and restaurant uses which
shall .not be open to the public between 11:00 p.m. and 6:00 a.m.
bo
Individual Buildings. One building ~shall nOt exceed 6,500 sqUare.
feet of gross floor area and shall be occUpiedby a:child care center or
office use only. Such building may. be. located· within' 200 feet of an
existing residentially zoned parcel. All' other buildings 'shall not
eXCeed 5,000 square feet of gross .floor area.
(STAFF)
Prior to the issuance of a building permit On the property (Tract G),
Woolridge Road from Watermill Parkway to Genito Road, and Watermill
Parkway from .Woolridge ROad to Old .Hundred Road/Powhite Parkway
Extended shall be complete and. ready for accePtance into the State.
Maintenance System as determined by the TranSportatiOn Department. (T)
(STAFF)
Direct access across'from the propertylto Fountain View Drive shall be
located at the eastern property line. The exaCtlocation shall be approved by
the Transportation Department. (T)
(Note: These proffered COnditions supersede Condition 6. of Case 95SN0307 for the
request property only. Except for Condition 6, 'all Previous-conditions and .proffered
conditions of Case 958N0307 shall remain in effect.)
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GENE~ INFORMATION
Location:
Lies off the north line of Genito Road, north of Woolridge Road: Tax'ID 719-687-Part of
2732 (Sheet 9).
Existing Zoning:
Size:
Residential. (R-9) with Conditional Use Planned Development
6.5 acres
Existing Land use:
Vacant
Adiaceut Zoning and Land Use:
.North and West - R-9_with Conditional Use Planned'Dev. el0pment; Vacant
East - R-9 with Conditional USe. Planned Development; VaCant,.but'pending subdivision
recordation (Edgewater at Re,Reserv°ir, Section 4) ~ ~ ~ '
South -R~9 with COnditional Use Planned DeveloPment; Single.family residential
(Edgewater at the Reservoir)
UTILITIES
Public Water and Wastewater Systems:
This request will not impact the public water and wastewater, systems. Use of the public
water and. wastewater systems is. required as a cOndition of the: origiml zoning. (Case
88S008, Condition 13)
ENVIRONMENTAL
Drainage and ErosiOn:
The property drains south, thenweSt via storm sewers, and through one (1) proposed and two
(2) existing BMPs to the Swift Creek ReserVoir. There;tare.6Urrently no on- or off-site
drainage or erosion problems and-none are anticipated~er develoPment~
4 03SN0214-JULY23-BOS
PUBLIC FACILITIES
Fire Service:
Currently, the Waterford Fire/Rescue Station, Company Number 16, provides fire and
emergency medical services. This request will have minimal impact on fire and rescue.
services.
Transportation:
The applicant is requesting an amendment to a condition of Zoning (Condition 6 of Case
95SN0307) on 6.5 acres, identified on the Master Plan as Tract-G. This amendment would
allow additional retail uses to be developed within Tract G, TheSe additional uses will have a
minimal impact on the anticipated traffic generated by development of the property.
The 6.5 acres is part of a. large mixed-use development ("Greenspring"), consisting of
approximately 1,300 acres,~that includes retail, office and residential land uses. Greenspring
was originally, rezoned in 1988, and the Board of supervisors has approved several
subsequent amendments to that original zoning case. As part of the zoning approval fOr
Greenspring, the Board conditiOned the Textual Statement'tobea part of the Master Plan for
development of the project. Transportation related,Conditions: in the Textual Statement
include fight of way dedication, access control and construction of specific road
improvements.
Some of the required road improvements include constmctionofan extension of Wo01ridge
ROad north of Genito Road and constructiOn of a:loop road ("Watermill Parkway"). Parts of
this road network are currently under construction, but:not complete, tn order to provide
adequate access to Tract'G, the applicant has proffered that no building permits wiI1 be
issued within Tract G until Woolridge Road from Genito Road~t°'Watermill Parkway,~. and
Watermill Parkway from Woolridge Road to Old Hundred Road/P0white Parkway Extended
are complete and ready fOr acceptance into the State Maintenance System. (Proffered
Condition 3)
At time of site plan review, specific recommendationS will be. provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggestS the property is
appropriate for single family residential uses of 2.0 units per acre orless. 'Further, the Plan
indicates that certain locations within planned residential neighborhoods may be apprOpriate
for the development of convenience nodes. Suchnodes would be designed to provide
limited services to residentS Within the immediate area. These nodesshould be located-at one
5 03SN0214-JULY23-BOS
(1) comer of an intersection Of two (2) collector streets or a collector and an arterial street
and cover no more than three (3) acres nor exceed a density of 5,000 square feet. of gross
floor area per acre.
Area Development Trends:
Surrounding properties are zoned Residential (R-9) with Conditional Use Planned
Development. As part of the original Greenspring I development, these properties were
zoned for a mix of residential, office and commercial uses. Property tothe east is currently
pending subdivision recOrdation. (Edgewater at the Reservoir,~ SeCtion 4)
Zoning HistOry:
On May 25, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning on the request property and adjacent prOperty to
the north, east, west and south from Agricultural (A) and Residential (R-15) to Residential
(R-9) and Office Business (O) with Conditional Use Planned Development to permit a :mix
of residential, office, commercial and recreational uses (Case 88S008), subject to a nUmber
of conditions. This project, which contained approximately 1,313 acres, was commonly
known as Greenspring.
On September 27, 1995, the Board of Supervisors, upon a favOrable recommendation by the
Planning Commission, apProved various amendments to Case 88S008, affecting anS09 acre
portion of the original Greenspring development (Case 95SN0307). :Specifically, approval of
this case permitted the development of the request property, to proceed independent of the
adjacent portions of the original Greenspring IProject andmodified specific requirements of
the original Greenspring I rezoning. Included in this amendment .was the creation of an
additional commercial tract (Tract G) consisting of approximately 6.1 acres. ' TraCt.G
represents property that is the subject of this current request.
On July 23, 1997, the BOard of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to Case 95SN0307 relatiVeto access (Case
97SN0256). This amendment permitted a portion of the property- affected by Case
95SN0307 to access from Genito Road instead ofpoWhite Parkway. This Case included the
subject property:
Site Design:
'Condition 6 of Case 95SN0307 requires that development onthe subject property conform to
the requirements of Emerging Growth Area for Convenience Business (C-.l) District which
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, Utilities
and screening of dumpsters and loading areas.
6 03SN0214-JULY23-BOS
Uses.'
Condition 6 of Case 95SN0307 permits the development of Convenience Business (C-l)
uses on the subject property (Tract G). The applicant is request'mg the ability to develop two
(2) additional uses on the property which are currently not permitted: These include gasoline
sales, excluding diesel fuel sales, in conjunction with a permitted use, with a maximum of
four (4) pump islands and a maximum'of eight (8)' fueling stations and motor vehicle Wash in
conjunction with a permitted use, provided such use is limited to a self-service, aUtomatic,
Single bay operation. (Proffered Condition 1)
Gasoline sales in conjunction with a permitted use is a restricted use in the Convenience
Business (C- 1) District, provided that such use is not located along streets which terminate in
a residential neighborhood: This restriction cannot be met on the subject property as
proposed Sailboat Drive, which runs-along a portion of the property's eastern boundary, will
eventually serve Edgewater at the Reservoir Subdivision, Section 4, which is pending
recordation (reference attached survey plat). As a result, this use would first be permitted by
right in the Neighborhood Business (C-2) District.
Motor vehicle washes are first permitted in a Community Business (C-3) District as
freestanding uses, whether automatic or fully-staffed. AS previously noted, the applicant
proposes to limit this use to operate in conjunction with a permitted use as a self-service,
automatic, single' bay operation.
As proposed, these uses are designed to provide goods and servicesto nearby existing and
proposed residential communities of the Greenspring project as intended under the original
conditions of zoning.
Hours of Operation:
Convenience Business (c-i) District standards require that no use can be open to the public
between the hours of 9:00 p.m. and 6:00 a.m. The applicant requests that operating hours be
extended for convenience' store and restaurant uses to 11:00 p.m. All other uses will
continue to be regulated by the C-1 standards. (proffered Condition'2.a:)
IndividUal Building Size:
Convenience Business (C-l) District 'standards restrict the square footage' of buildings
located within 200 feet of an existing residentially zonedparcel, to 5,000 square feet of gross
floor area. Beyond this 200 foot distance, the building size can be increased to a maximum
of 8,000 square feet of gross floor area. The applicant has requested that one (1) building
located within 200 feet of a residentially Zoned parcel be permitted a maximum of 6,500
square feet of gross floor area provided such building is occupiedby a day care or office use:.
only. (proffered Condition 2.b~)
7 03SN0214-JULY23-BOS
This floor area exception mOst directly affects the southeastern boundary of the subject.
property, which is adjacent' to the proposed development of Edgewater at the Reservoir,
Section 4 (reference attached survey plat). Lots within this proposed development will be
separated from the subject property either by recorded openspace within the subdivision, or
the provision of a forty (40) foot-buffer within the subject property. As a result, impacts of
this requested floor area increase upon the adjacent residential'development would be
minimized.
In response to area residents' concerns, proffered conditions limit the size of all other
buildings located on the subject property to 5,000 sqUare feet of gross area. (proffered
Condition 2.b.)
Architectural Treatment:
Currently, architectural treatment of buildings, including materials, color and style, must
be compatible with buildings located within the same project. Compatibility may. be
achieved through the use of sitnilar bUilding massing, materials, scale, colors and Other
.architectural features.
Currently, within Emerging Growth Areas, no building exterior which would be visible-to
any R district or any public right of way may consist of architectural materials inferiOr in'
quality, appearance or detail .to any other exterior ofthe same building. There is, however,
nothing to preclude the use of different materials on different.building exteriors, but rather,
the use of inferior materials on sides which face adjoining property, No portion of a building
constructed of unadorned concrete block or corrugated and/or'sheet metal may be visible
from any adjoining R district or any public right of way. No building exterior maybe
constructed of unpainted concrete block or corrugated-and/or sheet metal
Further, C-1 standards require~an architectural style Compatible with the surrounding
residential neighborhood. Compatibility may be achieved through the use of similar building
massing, materials, scale or other architectural features;
Currently, all junction and accessory boxes must be minimized from view of adjacent
property and public rights of way by landscaping or architectural treatment integrated with
the building served. Mechanical equipment, whether ground-level' or rooftop, must be
screened from view of adjacent property and public rights, of way and .designed,to' be
perceived as an integral part of the building.
Buffers and Screening:
The 'Zoning Ordinance requires that solid waste storage areas-(i.e., dumpsters; garbagecans,.
trash compactors, etc.) on property which is adjacent to an R district be screened from view
of such diStrict by a masonry or concrete wall which is constructed of comparable materials
to and designed to be compatible with the principal building that SUch area serves and that.
such area within 1,000 feet of any R district not be serviced between the hours of 9:00 p.m.
8 03 SN0214-JULY23-BOS
and 6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas
are screened from any propeCty where loading areas are prohibited and from public rights of
way.
Adjacent property to the east is zoned Residential (R-9) and is currentlyvacant. Currently,
the Zoning Ordinance requires a minimum forty (40) foot buffer alOng the eastern property
boundary of the request'Site. At the time of site plan review, the Planning CommissiOn may
modify this buffer under certain circumstances.
CONCLUSIONS
The proposed amendments conform with the Upper Swift Creek ~Plan which suggests that
convenience nodes be designed within a planned residential neighbOrhood and located at:the
intersection of arterial streets to serve the immediate area. The proposed use exceptions are
designed to provide goods and services to nearby existing and proposed residential communities
within this unique development as intended under the original Conditions of zoning. Zoning
conditions~ and Ordinance requirements, as well as the proffered limitations on such uses, are
designed to provide maximum compatibility with, and minimal impact'upon, the surrounding
residential development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/15/03):
On their own motion, the Commission deferred this case to May 20, 2003, to allow time for
the applicant to hOld a follOw-up meeting with the area property owners, staff and.the
Matoaca Commissioner.
Staff (4/16/03 ):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than April 21, 2003, for Consideration at the May public heating.
Staff (4/21/03 ):
To date, no new information has been submitted.
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Area Property Owners, Staff and Matoaca District Commissioner (5/1103):
A meeting was held with area property owners.to discuss their concerns relative to this
request. Issues discussed included use excePtion, hours of operation, setback exceptions and
buffers. It was generally agreed that these area property owners would register specific
concerns in writing for the applicant's review in an attempt to resolve these concerns.
Area Property Owners (5/8/03):
A letter was submitted to both the applicant and staff clarifying the area property owners'
concems: These property owners expressed a need for additional time in which to continue
discussions with the applicant.
Applicant (5/19/03):
Revised proffered conditions were submitted in an attempt.to 'addresS area property owners'
concerns.
Planning Commission Meeting (5/20/03):
On their own motion,-the Commission deferred this case to June 17, 2003, to provide
additional' time for the applicant and area residents to continue discussions.
Staff (5/21/03):
The applicant was advised in writing that any significant, new or revised information should
be submitted'no later than May 27, 2003, for ConsideratiOn at the Commission's July. public
hearing.
Staff (6/2/03):
To date, no new information has been submitted.
Applicant (6/10/03):
In response to area residents' concerns, the applicant withdrew the'requested exception to
parking setbacks.
10 03 SN0214-JULY23-BOS
Revised Proffered Condition 1.a. was submitted to clarify the number of fueling stations
propOsed as part of the gasoline'sales use.
Planning Commission Meeting (6/17/03):
The applicant accepted staff's recommendation but did not accept the Planning
Commission's recommendation. There was opposition present~ Several Edgewater
Subdivision residents expressed concern relative to the proposed motor vehicle wash and the
number, of pumping stations 'inCluded in the prop0sed'gas°l~e.~sales. These concerns
included inconsistency With the neighborhood setting; 'uses appealing to a larger'market
rather than to the immediate neighborhood; pollution; and current availability of same
services With in the immediatearea.
Mr. Stack noted that the site currently permits Convenience:BUsiness (C'I) uses; that the
applicant and the neighbors have made compromises; that a motor vehicle wash was not
necessary for the success ofthisneighborhood center; and that the gasoline sales should be
further limited to three (3)pumps with a total of six (6)-fueling.-stations.
In response to a question of Mr. Stack, the applicant indicated that'these use modifications
were unacceptable. .
The Commission acknoWledged the applicant' s withdrawal ofthe requested parking setback
exception. '
On.motiOn of Mr. Stack, seconded by Mr. 'LittOn, the CommiSsion recommended approval of
this. request subject to the conditions on pages 2 and 3. :Further, the Commission
recommended that.the proffered conditions on page 3 not be aCcePted:
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July'23; 2003, beginning at 7:00 p.m., will-take under
consideration this request.
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SAILBOAT CIRCLE
SECDT[ON
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RESERVOIR LAND ASSOCIATES
14800 GENITO ROAD
GPIN~. PART OF 7196872?3£00000
D.B.2680, PG.785
8.45 ACRES
EXISTTNG ZONING: R=9 CUPD
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WOOLRIDGE ROAD
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Greenspring
Case 03SN0214