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November 25, 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 Developmem (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 cemer is proposed.
PLANNING COMMISSION RECOMMRNDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES. 2 AND 3.
RECOMMEND THAT THE PROFFERED CONDITIONS ON PAGE 3 NOT BE ACCEPTED.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
ho
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.
Bo
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.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Co
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 CONDITIONS NOTED 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) 1.
(CPC) 2.
(CPC) 3.
(CPC) 4.
Uses. In addition to those uses permitted by right'or with restrictions in the
Convenience Business (C-l) District, the fOllowing use shall be permitted:
Gasoline sales, excluding diese! 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)
Development Standards. Development shall confoTM to the requirements of
the Convenience Business (C- 1) 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 store and restaurant USes which
shall not be open to the public between 11:00 p.m.' and 6:00 aim.
b. 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 of an
existing residentially zoned parcel.. All other buildings shall, not
exceed 5,000 square feet of gross floor area. (P)
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)
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)
2 03 SN0214-NOV25-BOS
(Note: These conditions supersede Condition 6 of Case 95SN0307 for the request
property only. Except for Condition 6, all previous conditions and proffered
'conditions of Case 95SN0307 shall remain in effect.)
PROFFERED CONDITIONS
(STAFF) 1.
Uses. In addition to those uses permitted by fight or with restrictions in the
Convenience Business (C-l) 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 maximum of four
(4) pumps having two (2) fuel nozzles each) shall be permitted.
bo
Motor vehicle wash in conjunction with a permitted use, provided
such use is limited to a self-service, automatic, single-bay operation
(P)
(STAFF) 2.
Development Standards. Development shall conform to the requirements of
the Convenience BuSiness (C-1) 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 store and restaurant uses which'
shall not be open to the public between 11':00 p.m: and 6:00 a.m.
IndividualBuildings. 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 ofan
existing residentially zoned parcel. All' other bUildings shall not
exceed 5,000 square feet of gross flOor area.
(STAFF) 3.
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) 4.
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)
(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 o.f Case 95SN0307 shall remain in effect:)
3 03 SN0214-NOV25-BOS
Location:
GENERAL INFORMATION
Lies off the north line of Genito. Road, north of Woolridge Road.. Tax ID 719,687-Part of
2732 (Sheet 9).
Existing Zoning:
Residential (R-9) with ConditiOnal Use Planned Development
Size:
6.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and West - R-9 with Conditional Use Planned Development; Vacant
East - R-9 with Conditional Use Planned Development; Vacant, but pending subdivision
recordatiOn (Edgewater at the Reservoir, 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 original zoning. (Case
88S008, Condition 13)
ENVIRONMENTAl.
Drainage and ErOsion:
The property drains south, then west via storm sewers, and through one (1) proposed and two
(2) existing BMPs to the Swift Creek Reservoir. There are currently no on- or off-site
drainage or erosion problems and none are anticipated after development.
4 03 SN0214-NOV25-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 toa 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 to be a part of the Master Plan for
development of the project. Transportation related conditions in the Textual Statement
inclUde right of way dedication, access control and construction of specific road
improvements.
S°me of the required road improvements include construction of an extension of Woolridge
Road north of Genito Road and construction of aloop road (' "Watenmll· ' parkway"). Parts of
this road network are currently Under cOnstruction, but not Complete. In order to provide
adequate access .to Tract G, the applicant has proffered that no building permits will.be
issued within Tract G until Woolridge Road from Genito Road to Watermill Parkway, and
Watermill Parkway frOm Woolridge Road to Old Hundred Road/Powhite 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.or less. Further, the Plan
indicates that certain locations within planned residential neighborhoodS may be appropriate
for the development, of convenience nodes. Such nodes would be designed to provide
limited services to residents within the immediate area. These. nOdes should be located at one
5 03 SN0214-NOV25-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 to the east is currently
pending subdivision recordation. (Edgewater at the Reservoir, Section 4)
Zoning Histo _ry:
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, commercialand recreational uses (Case 888008); subject to a number
of conditions. This project, which contained approximately 1,313 acres, was comm°nly
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 an 809 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 I Project and modified specific requirements of
the original Greenspring I rezoning. Included in this amendment was the creation of an
additional commercial tract (Traci 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 relative to access (Case
97SN0256). This amendment Permitted a portion of. the property affected by Case
95SN0307 to access from Genito Road instead of Powhite Parkway. This case included'the
subject property.
Site Design:
Condition 6 of Case 95SN0307 requires that development on the subject prOperty conform to
the requirements of Emerging Growth Area for Convenience Business (C-1) District which
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities
and screening of dumpsters andloading areas.
6 03 SN0214-NOV25-BOS
Uses.'
Condition 6 of Case 95SN0307 permits the development of Convenience BusinesS(C-l)
uses on the subject property (Tract G). 'The applicantis requesting the abilityto 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 t)
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 inthe NeighborhOod Business (C-2) District.
Motor 'vehicle washes are first permitted ina Community Business i'(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 services to nearby existing and
proposed residential communities'of the Greenspring proj eot as intended under the original
cOnditions of zoning;
Hours of Operation:
Convenience Business (C-l) 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 zoned parcel to 5,000square feet of gross
floor area. Beyond this 200 foot distance, the building size canbe 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 occupied by a day Care or office use
only. (Proffered Condition 22b.)
7 03 SN0214-NOV25,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 b~
separated from the subject.property either by recorded open space within the subdivision, or
the provision of a forty (40) foot-buffer within the subjectproperty. As a result, impacts of
this requested floor area increase upon the adjacent residential' development would be
minimized.
In response to area residents' concems; 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 ofbuildings, including materials, color and style, must
be compatible with buildings, located within the same. Project.' COmpatibility may ..-be
achieved through the use of similar 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 differentb~lding exteriors;.but rather,
the use of inferior materials on sides:which face adjoining property. No portion ora building
constructed of unadorned concrete block or corrugated and/or Sheet metal may be;visible
from any adjoining R district or any public fight of way; N0ibuilding exterior may be
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. '~°mpatibility maybe achieved thrt}Ugh 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 arChitecmr~:treatment integrated with
the building served. MeChanical equipment, whether ground4eVel-orrooftop, 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, garbage cans,
trash compactors, etc.) on propertyWhich is adjacent to anR-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-NOV25,BOS
and 6:00 a.m. In addition, sites must be designed and buildings oriented s° that loading areas
are screened from any property where loading areas are prohibited and from public rights of
way.
Adjacent property to the east is zoned Residemial (R-9) and is curremly vacant. 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 developmem 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 hearing.
Staff (4/21/03):
To date, no new information has-been submitted.
9 03SN0214-NOV25-BOS
Area Property Owners, Staff and Matoaca District Commissioner (5/1/03):
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'
concerns. 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 areaproperty 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 (5/2!/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-NOV25-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 proposed gasoline sales.: These concerns
included inconsistency witth:the neighborhood setting; uses appealing to a larger market
rather than to the immediate neighborhood; pollution;' and em-rent availability of' same
serviceS with in the immediate area2
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 ofthis neighborhoodeenter; 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.
Board of Supervisors Meeting (7/23/03):
'On their own motion, the Board ~deferred this case to the November 25;:2003, meeting to
alloTM. time .for the completion of road improvements within the .Vieinity Of the request site.
Staff (7/25/03):
The applicant was advised in wri :ting that any si~ificant new or revised information, should
be .submitted no later than AuguSi' 18, 2003, for .consideration-at the-B6ard's November
public heating.
1 t 03 SN0214-NOV25,BOS
Staff (11/14/03):
The construction of North Woolridge Road to Watermill Parkway and Watermill Parkway to
Powhite Parkway is near completion. These rights of way should be open for public use by
the end of November 2003.
The Board of Supervis°rs, on Tuesday, November 25, 2003, beginning at 7:00 p.m., Will take under
consideration this request.
12 03 SN0214-NOV25-BOS
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8AILI~AT OIROLE
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RESERVOIR LAND ASSOCIATES
14800 GENITO ROAD
GPIN: PART OF ?i9687Z?3BO0000
D.B. 2660, PG. ?65
6.45 ACRES
EXISTING ZONING: R-9 CUPD
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WOOLRIDGE' ROAD
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Greenspring
Case 03SN0214
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