94SN0124December 15, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0124
Lucks Lane Associates
Clover Hill Magisterial District
West line of Courthouse Road
REOUEST:
Rezoning from Neighborhood Office (O-1) and Neighborhood Business (C-2)
with Conditional Use/Conditional Use Planned Development to Neighborhood
Office (O-1) and Neighborhood Business (C-2) with Conditional Use/
Conditional Use Planned Development. Specifically, the current request, with
the applicant's proffered conditions, would supersede a previously granted
rezoning with Conditional Use/Conditional Use Planned Development.
PROPOSED LAND USE:
A mixed use development, with office and commercial uses to include a fast
food restaurant, plus a motor vehicle wash in conjunction with a convenience
center facility having gasoline sales, is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ao
While the proposed zoning and land uses do not conform to the
Powhite/Route 288 Development Area Land Use and Transportation Plan,
which designates the request property and surrounding area for medium
density residential use, the request property is currently zoned for a mix of
office and commercial uses. The proposed rezoning and land uses, with the
proffered conditions outlined herein, would have no greater impact than if
development should occur under current conditions of zoning approval. In
fact, in some instances, the proffered conditions ensure a better development
and land use compatibility.
The applicant's proffered conditions address concerns relative to land use
transitions and compatibility, quality of development and transportation
impacts, as outlined herein.
(NOTES: A.
CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS.
THE APPLICANT'S PROFFERED CONDITIONS FOR THE PROPERTY
FOR WHICH REZONING IS REQUESTED STATE THAT THE
PROFFERED CONDITIONS WILL BE NULL AND VOID IF
CONDITIONS ARE IMPOSED WHICH ARE NOT AGREED TO BY THE
PROPERTY OWNER. THEREFORE, SHOULD THE COMMISSION
AND BOARD WISH TO APPROVE THIS REQUEST SUBJECT TO
CONDITIONS, THE COMMISSION AND BOARD MUST RECEIVE THE
PROPERTY OWNER'S AGREEMENT TO THE CONDITIONS FOR THE
PROFFERED CONDITIONS TO REMAIN IN EFFECT.
THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED
UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS
WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL
CONDITIONS RECOMMENDED BYTHE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Public water/wastewater systems shall be used.
(STAFF/CPC) 2.
Prior to any land disturbing activity, an overall site plan shall be
submitted to, and approved by, Environmental Engineering and all off-
site easements shall be obtained.
(STAFF/CPC) 3.
If any runoff from impervious areas drains through the adjacent off-site
pond to the west, the pond shall be analyzed. Either improvements,
if deemed necessary, shall be made to the dam and pond based on
present day criteria or an on-site facility shall be designed having a
release rate equivalent to existing runoff for a two (2) year storm.
(STAFF/CPC) 4.
Additional pavement and curb and gutter shall be constructed along
Courthouse Road and Lucks Lane at each approved access to provide
a right turn lane.
(STAFF/CPC) 5.
Access to Lucks Lane shall be limited to three (3) entrances/exits: one
(1) access located towards the eastern property line, one (1) access
located approximately in the center of the property frontage, as
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94SN0124/WP/DEC 15J
(STAFF/CPC) 6.
(STAFF/CPC) 7.
(STAFF/CPC) 8.
(STAFF/CPC) 9.
generally shown on the Master Plan, and one (1) access located
towards the western property line. The accesses located towards the
eastern property line and the western property line shall be designed
and constructed as right-in/right-out only. The access located
approximately in the center of the property frontage shall be no closer
than 825 feet from the surveyed centerline of Courthouse Road to the
centerline of the approved crossover. The access located
approximately in the center of the property frontage shall be designed
and constructed as a public road with a three (3) lane typical section
(i.e., one (1) northbound lane and two (2) southbound lanes) at its
intersection with Lucks Lane. Prior to any site plan approval, a sixty
(60) foot wide right of way from Lucks Lane to the northern property
line shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. The exact alignment of the public road and the
location of the accesses onto Lucks Lane shall be approved by the
Transportation Department.
If a crossover is approved by VDOT and the Transportation Department
along Lucks Lane adjacent to the site, the developer shall be
responsible for: 1) construction of the approved crossover; 2)
construction of a left-turn lane for both eastbound and westbound
approaches; 3) full cost of a traffic signal at the approved crossover if
warranted by traffic along Lucks Lane and site generated traffic; and 4)
dedication to Chesterfield County, free and unrestricted, of any right of
way required for the improvements identified in this proffer.
Prior to site plan approval, access easement(s), acceptable to the
Transportation Department, shall be recorded to serve Parcel 3 on Tax
Map 38-2 (1). The exact location of this access easement(s) shall be
approved by the Transportation Department.
A fifty (50) foot buffer shall be required on the C-2 property adjacent
to any Agricultural (A) zoned property except adjacent to the fast food
restaurant where a seventy-five (75) foot buffer shall be required. A
forty (40) foot buffer shall be required on the O-1 property adjacent to
any Agricultural (A) property. These buffers shall comply with the
Zoning Ordinance, Sections 21.1-226 through 21.1-228.
All buildings shall be constructed in colonial style with facades of
standard size red brick. Quoins of contrasting red brick colors shall be
provided around doors, windows and building corners. Colonial style
fenestration and ornamentation shall be used. All buildings shall have
"hipped" or gable end "A" roofs. Any building larger than 10,000
square feet or any building which is initially constructed and operated
3 94SN0124/WP/D ECl 5J
(STAFF/CPC) 10.
(STAFF/CPC) 11.
(STAFF/CPC) 12.
for restaurant use may substitute mansard roof design provided the
mansard design is installed on all elevations. Any building initially
constructed and initially operated for restaurant use which employs a
mansard roof design shall have a roof pitch and height proportional to
the building similar to the McDonald's Restaurant within Village
Marketplace Shopping Center. Roof covering shall consist of slate or
simulated slate. Any convenience store with gasoline sales or gasoline
service station shall provide canopy covered gas pumps. The gas
canopy shall receive the same design treatment as the roof of the
convenience store or gasoline service station building. Any motor
vehicle wash building shall be oriented and designed to minimize
views into the building through any overhead access door.
The C-2 property shall be developed as a shopping center which may
include one (1) fast food restaurant to be located along Courthouse
Road and one (1) motor vehicle wash as part of a convenience center
facility with gasoline sales to be located along Lucks Lane, and other
pad site uses as permitted or restricted in the C-2 District. Provided,
however, that any motor vehicle wash located on the westernmost pad
site shall be located to the north or east of the convenience facility
principal structure.
Site plans shall be submitted to the Planning Commission for review
and approval.
The Plan prepared by Koontz, Faris and Bryant, dated October 27,
1993, as amended by Edward E. Willey, Jr., on November 2, 1993,
shall be considered the Master Plan.
GENERAL INFORMATION
Location:
West line of Courthouse Road and north line of Lucks Lane. Tax Map 38-2 (1)
Parcels 15 through 21, Parcel 32, and Part of Parcel 22 (Sheets 8 and 14).
Existing Zgning:
O-1 with Conditional Use Planned Development and C-2 with Conditional
Use/Conditional Use Planned Development.
Size:
12.84 acres
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94SN0124/W P/D ECl 5J
Existin~ Land Use:
Single family residential or vacant
Adjacent Zoning & Land Use:
North - A; Single family residential
South - A and B-3; Single family residential and commercial
East - A, R-1S and B-3; Single family residential and commercial
West - A; Single family residential or vacant
Utilities:
Water
There is an existing sixteen (16) inch water line that fronts the request site along
Courthouse Road and Lucks Lane. The use of the public water system is required by
Ordinance. The use of the public water system, plus extension of water lines along
Courthouse Road and Lucks Lane, were required by conditions of zoning approval
for Case 88S013 (Condition 1 of Case 88S013). The water line extensions have been
accomplished. The applicant has proffered the use of the public water system.
(Proffered Condition 1)
Results of a computer simulated flow test indicate that sufficient flow and pressure
should be available to meet domestic and fire protection demands of the proposed
use. Fire flow requirements are established and coordinated through Fire
Administration.
Wastewater
There is an existing eight (8) inch wastewater line that fronts the request site along
Courthouse Road and Lucks Lane. Connection to the public wastewater system shall
be required for any structure which is located within 200 feet of gravity wastewater
service, or the use utilizes more than 3,000 gallons of water per day. The use of the
public wastewater system was required by conditions of zoning approved for Case
88S013 (Condition 1 of Case 88S013). The applicant has proffered use of the public
wastewater system. (Proffered Condition 1)
The results of a computer simulated hydraulic analysis indicate that sufficient capacity
should be available to accommodate the domestic waste flows generated by the
proposed use.
5 94S N0124/W P/D EC 15J
Drainage and Erosion:
The majority of the site drains to the southwest through a small pond on the property,
and then to a larger pond on adjacent property to the west. Portions of the parcels
fronting Lucks Lane drain to a culvert under Lucks Lane and into a small pond south
of Lucks Lane. The pond south of Lucks Lane has experienced problems with debris
deposits from upstream development.
No existing on- or off-site drainage or erosion problems. However, development may
create downstream drainage problems due to increased runoff. Off-site drainage
easements and improvements may be necessary to adequately accommodate
increased runoff. Prior to any land disturbing activity, a site plan for the entire
property should be submitted to Environmental Engineering for review and approval
and any off-site easements should be obtained (Proffered Condition 2). The adjacent,
off-site pond should be analyzed and improvements made to the dam and pond
based on existing criteria; otherwise, an on-site facility should be designed and
constructed having a release rate equivalent to existing runoff from a two (2) year
storm. (Proffered Condition 3)
With the approval of Case 88S013, conditions were imposed to address these
concerns (Conditions 2 and 3 of Case 88S013). The applicant has proffered these
requirements as part of the current zoning request. (Proffered Conditions 2 and 3)
Fire Service:
Wag. staff Fire Station, Company #10. County water flows and fire hydrants must be
provided for fire protection in compliance with nationally recognized standards.
The proposed zoning and land uses will not generate the need for additional fire
protection services.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult
to anticipate traffic generation. Based on shopping center, specialty retail center,
convenience market, fast food restaurant with drive through window and general
office trip rates, development could generate approximately 8,400 average daily trips.
These vehicles will be distributed along Courthouse Road, which had a 1993 traffic
count of 24,185 vehicles per day, and Lucks Lane, which had a 1991 traffic count
of 6,073 vehicles per day.
Development must adhere to the Zoning Ordinance relative to access and internal
circulation (Article 7). Existing conditions of zoning approval (Case 88S013) control
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94S N0124/WP/D ECl 5J
access to Lucks Lane, ensure access to adjacent properties, and require construction
of mitigating road improvements. This rezoning request will modify those specific
transportation conditions.
An existing condition of zoning approval requires that all access to Lucks Lane within
1,000 feet of the Courthouse Road intersection be designed and constructed as right-
turns-in and right-tums-out only (Condition 6 of Case 88S013). Therefore, any
crossover that is constructed on Lucks Lane to serve the subject property must be a
minimum of 1,000 feet from the Courthouse Road intersection. Based on additional
traffic information, staff now supports the applicant's proffer to construct a crossover
on Lucks Lane no closer than 825 feet from the Courthouse Road intersection
(Proffered Condition 5). The applicant has also proffered that access to Lucks Lane
will be limited to three (3) entrances/exits: one (1) access located towards the eastern
property line, one (1) access located approximately in the center of the property
frontage, and one (1) access located towards the western property line (Proffered
Condition 5). The accesses located towards the eastern and western property lines
will be designed and constructed as right-turns-in and right-tums-out only. The
access located in the center of the property frontage will be served by a crossover.
Properties north and west of the subject property, which total approximately seventy
(70) acres, are zoned Agricultural (A). The Powhite/Ro~Jte 288 Development Area
Land Use and Transportation Plan recommends residential development for those
seventy (70) acres. A public "loop road" should be developed between Lucks Lane
and Courthouse Road to provide access that would accommodate that future
development. This loop road would provide direct access from those planned
residential areas to the proposed commercial developments on the subject property,
without necessitating travel along Lucks Lane or Courthouse Road. The loop road
could also serve as a bypass route to relieve the Lucks Lane/Courthouse Road
intersection. Previous conditions of zoning on the subject property do not require
the developer to participate in development of this public road. The applicant has
proffered to dedicate a sixty (60) foot wide right of way from Lucks Lane to the
northern property line, and construct this loop road through most of the subject
property (Proffered Condition 5). This public road will be one (1) of the three (3)
approved accesses onto Lucks Lane which will generally be located in the center of
the property frontage, and will align the approved crossover.
Access to Courthouse Road and Lucks Lane and the internal driveways should be
designed and constructed to provide access to the properties at the Courthouse
Road/Lucks Lane intersection (parcels 2 and 3 on Tax Map 38-2(1)). A condition of
zoning approval requires that access easements be granted to those parcels (Condition
8 of Case 88S013). The applicant has proffered that access easement(s), acceptable
to the Transportation Department, shall be recorded to serve parcel 3 on Tax Map 38-
2(1) only (Proffered Condition 7). Because both parcels are in common ownership,
this proffer is acceptable provided the easement agreement does not preclude access
7 94SN0124/W P/D EC 15J
to the other parcel (parcel 2 on Tax Map 38-2(1)). The Transportation Department
will only approve easement agreements which do not restrict access to parcel 2.
A current condition of zoning approval also requires, if deemed necessary by the
Transportation Department and Planning Department, that access easements shall be
granted to the adjacent parcel to the west (parcel 8 on Tax Map 38-1(1)) and the
adjacent parcel to the north (parcel 12 on Tax Map 27-14(1)) of the subject property
(Condition 8 of Case 88S013). The applicant's proffers do not require recordation of
access easements to serve those adjacent parcels. These adjacent parcels could be
served by extension of the public loop road.
Road improvements must be provided to mitigate the impact of traffic generated by
the requested densities. The applicant has proffered road improvements that are
consistent with improvements required by current conditions of zoning (Proffered
Conditions 4, 5 and 6). The applicant has committed to (1) construct additional
pavement along Courthouse Road and Lucks Lane at each approved access to provide
a right turn lane, (2) construct a crossover on Lucks Lane which will include left turn
lanes in both eastbound and westbound directions and (3) contribute full cost for a
traffic signal at the loop road/Lucks Lane intersection, if warranted.
Internal circulation for this project should be designed to discourage "cut-through"
traffic between Courthouse Road and Lucks Lane. At time of site plan review,
specific recommendations will be provided regarding access and internal circulation.
LAND USE
General Plan:
Lies within the boundaries of the .PowhitCRoute 288 Development Area Land U~e
and Transportation Plan, which designates the request property for residential use of
1.51 to 4.0 units per acre. In 1989, the Planning Commission and Board of
Supervisors considered an amendment to the .Plan to determine if land use
designations along the Courthouse Road Corridor should be changed as a
consequence of the Courthouse Road widening project. At that time, the
Commission and Board determined that such amendment, prior to the actual
widening of Courthouse Road, would be premature and should be considered only
after the widening project is completed. The proposed Plan designated the subject
property for a neighborhood commercial center east of the north/south road and
planned transition to include office, residential community facility and neighborhood
service uses.
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94SN0124/WP/D ECl 5J
Area Development Trends:
Existing area zoning and land use is characterized by residential development to the
north, east, and south along Courthouse Road and by residential uses to the west
along Lucks Lane. Property at the intersection of Courthouse Road and Lucks Lane
is currently zoned and developed for commercial use, and is the only property, other
than the request site, along Courthouse Road, between Branchway Road to the north
and Rockwood Park to the south, which is zoned for commercial use.
Zoning History:
On March 27, 1991, the Board of Supervisors approved rezoning from Agricultural
(A) to Neighborhood Office (O-1) and Neighborhood Business (C-2) with Conditional
Use/Conditional Use Planned Development on the request property (Case 88S013)
subject to the following conditions:
CONDITIONS
Public water/wastewater systems shall be used· The owner/developer
shall extend the existing sixteen (16) inch water lines north along
Courthouse Road to the northern property line of the site and west
along Lucks Lane to the western property line of the site. (U)
Prior to any land disturbing activity, an overall site plan shall be
submitted to and approved by Environmental Engineering and all off-
site easements shall be obtained. (EE)
If any runoff from impervious areas drains through the adjacent off-site
pond to the west, the pond shall be analyzed. Either improvements,
if deemed necessary, shall be made to the dam and pond based on
present day criteria or an on-site facility shall be designed having a
release rate equivalent to existing runoff for a two (2) year storm. (EE)
Within ten (10) days written request of the County, all right of way
and/or easements shall be dedicated to Chesterfield County, free and
unrestricted, along Courthouse Road and Lucks Lane according to the
approved construction plans for projects #0720-020-254, C-501 and
#0653-020-236, C-503. (T)
Additional pavement and curb and gutter shall be constructed along
Courthouse Road and Lucks Lane at each approved access top provide
a right turn lane. (T)
9 94SN0124/WP/DEC15J
Any access to Lucks Lane from the site within 1,000 feet of the
intersection of Lucks Lane/Courthouse Road shall be designed and
constructed as right-in/right-out only. (T)
If any crossover is constructed along Lucks Lane adjacent to the site,
the developer shall bear the full cost of any warranted traffic signal
and/or turn lanes at the crossover. (T)
Prior to site plan approval, access easements, acceptable to the
Transportation Department, shall be granted to Parcels 2 and 3 on Tax
Map 38-2 (1). Access easements, acceptable to the Transportation
Department, shall also be granted to Parcel 8 on Tax Map 38-1 (1) and
Parcel 12 on Tax Map 27-14 (1) if deemed necessary by the
Transportation and Planning Departments based on final site plan
design. Cl' & P)
A fifty (50) foot buffer shall be required on the C-2 property adjacent
to any Agricultural (A) zoned property except adjacent to the fast food
restaurant where a seventy-five (75) foot buffer shall be required. A
forty (40) foot buffer shall be required on the O-1 property adjacent to
any Agricultural (A) property. These buffers shall be deleted if the
adjacent property is zoned for non-residential purposes. These buffers
shall be installed and maintained according to all requirements of
Article 4, Division 4 of Chapter 21.1 of the Zoning Ordinance except
Section 21.1-227 (6). Access to Courthouse Road and/or Lucks Lane
shall be permitted within the portions of these buffers closest to these
roads if required by the Transportation Department to provide safe
access. (P)
10.
The architectural appearance of the proposed shopping center shall be
substantially similar to Village Marketplace at Midlothian.
11.
The property zoned C-2 shall be developed and used only as a
shopping center, which may include a fast food restaurant.
12.
No building permits shall be issued until after contracts are let for the
VDOT road widening projects #0720-020254, C-501 and #0653-020-
236, C-503.
Since approval of Case 88S013, extensions of public water lines (Condition 1 of Case
88S013), dedication of right of way and/or easements for road improvements
(Condition 4 of Case 88S013) and the letting of contracts for VDOT road widening
projects in the vicinity of the request site (Condition 12 of Case 88S013) have been
accomplished.
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94SN0124/WP/DEC15J
Current Proposal:
The current request, with the proffered conditions, would supersede the current
zoning and have the following affect:
Rezone from Neighborhood Office (O-1) with Conditional Use Planned
Development to Neighborhood Business (C-2) with Conditional Use
Planned Development of 1 .$ acres along Lucks Lane to permit a motor
vehicle wash as part of a convenience center facility with gasoline
sales.
Allow a vehicular crossover on Lucks Lane within 825 feet of the
intersection of Lucks Lane/Courthouse Road, require the construction
of a public road through the property, restrict vehicular access to Lucks
Lane to three (3) entrance/exits and specify road improvements on
Lucks Lane.
Delete the requirement for providing vehicular access from the request
property to adjacent property located at the intersection of Lucks Lane
and Courthouse Road, and to adjacent property to the north.
Allow required buffers to be reduced by the Planning Commission
through site plan review.
Allow a motor vehicle wash as part of a convenience center facility
with gasoline sales on property currently zoned C-2 with Conditional
Use Planned Development along Lucks Lane.
6. Specify architectural style, materials and design features for
development on the request property.
Require that site plans be submitted to the Planning Commission for
review and approval.
8. Grant Master Plan approval.
Specifically, as noted, part of Condition 1 of Case 88S013 has been satisfied. The
new Proffered Condition 1 of this case addresses that compliance. Conditions 2 and
3 of Case 88S013 are the same as Proffered Conditions 2 and 3 of this case.
Condition 4 of Case 8§S013 has been satisfied and, therefore, is not proffered herein.
Condition 5 of Case 88S013 is the same as Proffered Condition 4 of this case.
Condition 6 of Case 88S013, relative to access to Lucks Lane, would be modified by
Proffered Condition 5. Condition 7 of Case 88S013, relative to road improvements,
11 94SN0124ANP/DEC15J
would be modified by Proffered Condition 6 of this case. Condition 8 of Case
88S013, relative to access to adjacent properties, would be modified by Proffered
Condition 7 of this case. Condition 9 of Case 88S013, relative to buffers, would be
modified by Proffered Condition 8 of this case. Condition 10 of Case 88S013,
relative to architectural treatment, would be modified by Condition 9 of this case.
Condition 11 of Case 88S013, relative to uses permitted, would be modified by
Proffered Condition 10 of this case. Condition 12 of Case 88S013 has been satisfied
and, therefore, not addressed in this case. Proffered Conditions 11 and 12, relative
to site plan and Master Plan approval, are conditions not addressed by the previous
zoning.
Site Design:
The Master Plan depicts an office/retail complex. The site wraps around an existing
convenience center facility and single family residence located in the northwest
quadrant of Courthouse Road and Lucks Lane and has frontage on Courthouse Road
and Lucks Lane. As noted herein, access to both of these roadways is planned.
Proffered Condition 10 would allow one (1) fast food restaurant along the Courthouse
Road frontage, and one (1) motor vehicle wash in conjunction with a convenience
center having gasoline sales along Lucks Lane, east of a planned north/south public
road which would be located between the proposed O-1 and C-2 tracts. O-1 zoning
and land uses, west of this proposed public road, would provide a transition between
commercial development in the vicinity of the Lucks Lane/Courthouse Road
intersection and residential uses west of the O-1 tract.
The request property lies within an Emerging Growth Area. New construction must
conform to the development standards of the Zoning Ordinance which address
access, parking, landscaping architectural treatment, setbacks, signs, utilities, and
screening of dumpsters and loading areas.
In addition, within the O-1 portion of the property all uses must be conducted
entirely within an enclosed building, except for accessory automobile parking.
Loading docks and drive-in loading doors are prohibited within O-1 Districts and,
with the exception of group care facilities, churches, convalescent homes, rest homes
and nursing homes, no uses within O-1 Districts may be opened to the public
between 9:00 p.m. and 6:00 a.m.
In addition to these development standards, the applicant has proffered that any
motor vehicle wash would be located only along the Lucks Lane frontage, east of the
planned north/south public road, and that any such facility would be oriented away
from Lucks Lane and this north/south road. (Proffered Condition 10)
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94S N0124/WP/D EC 15J
Archite~:tural Treatment:
Within Emerging Growth Areas, no building exterior which would be visible to any
residential district or any public right of way may consist of architectural materials
inferior in quality, appearance, or detail to any other exterior of the 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 residential
district or any public right of way. No building exterior may be constructed of
unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment,
whether ground-level or rooftop, must be shielded and screened from public view
and designed to be perceived as an integral part of the building.
Within the O-1 portion of the property, individual buildings may not exceed 5,000
square feet of gross floor area if located within 200 feet of existing residentially zoned
parcels, but in no case may any individual building exceed 8,000 square feet of gross
floor area. Individual projects may not exceed 5,000 square feet of gross floor area
per acre. All structures must have an architectural style compatible with surrounding
residential neighborhoods. Compatibility may be achieved through the use of similar
building massing, materials, scale or other architectural features.
In addition to the requirements of the Zoning Ordinance, Proffered Condition 9
addressed architectural style, materials and design features of the development, and
would further require that any motor vehicle wash be designed to minimize views
of overhead doors from Lucks Lane.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature, be separated from any residentially zoned property or any property being
used for residential purposes by the principal building, and that such areas within
1,000 feet of any residentially zoned property or property used for residential
purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition,
sites must be designed and buildings oriented so that loading areas are screened from
any property where loading areas are prohibited and from public rights of way.
It should be noted that the request property and surrounding area is relatively flat
with little existing natural vegetation to facilitate screening of the rear of the shopping
center, or any other uses developed on the property, from future development and
13 94SN0124AN P/DEC15J
the proposed north/south road. Therefore, special consideration should be given to
site design and buffering to ensure that the view of service areas are adequately
screened from future development and the road.
The Zoning Ordinance requires a minimum forty (40) foot buffer along the
boundaries of O-1 Districts, and a fifty (50) foot buffer along the boundaries of C-2
Districts, where adjacent to vacant agriculturally zoned property. Since some of the
adjacent properties are occupied by single family residences, buffers are not required
adjacent to these properties, unless imposed as a condition of zoning. Condition 9
of Case 88S013 required a forty (40) foot buffer along boundaries of the O-1 tract,
a seventy-five (75) foot buffer along the boundaries of the request property for the
proposed fast food restaurant site, and a fifty (50) foot buffer along the boundaries of
the remaining shopping center site, where adjacent to agriculturally zoned property.
This could not be reduced. The current request would retain these buffers, but allow
the Planning Commission to reduce buffers through site plan review if adequate
buffering can be achieved in a lesser width through such means as landscaping,
design features and/or site layout as per the Zoning Ordinance. (Proffered Condition
8)
Conclusions:
Although the Powhite/Route 288 Development Area Land Use and Transportation.
Plan designates the request parcel and surrounding area for medium density
residential uses, the request property is currently zoned for a mix of office and
commercial uses. The proposed rezoning and land uses, with the proffered
conditions outlined herein, would have no greater impact than if development occurs
under current conditions of zoning approval. In fact, in some instances, the proffered
conditions insure a better development and land use compatibility. Therefore,
approval of this request is recommended.
CASE HISTORY
Applicant (10/26/93):
The applicant's representative amended the request, as reflected herein.
Applicant (10/27/93):
The applicant's representative submitted revised proffered conditions, as reflected
herein.
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94S N0124/W P/D EC 15J
Applicant (11/4/93):
The applicant°s representative amended Proffered Condition 12, as reflected herein.
Applicant (11/16/93):
Amended Proffered Condition 9, as reflected herein, was submitted.
Planning Commission Meeting (11/16/93):
The applicant accepted the recommendation. There was opposition present.
Concerns were expressed relative to traffic and the lack of need for another shopping
center in the area.
Mr. Gulley noted that the property was already zoned to accommodate a shopping
center and that the proposed zoning would result in a better development.
On motion of Mr. Gulley, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2
through 4.
AYES: Messrs. Gulley, Easter, Cunningham and Marsh.
ABSENT: Mr. Miller.
The Board of Supervisors on Wednesday, December 15, 1993, beginning at 7:00 p.m., will
take under consideration this request.
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