86S161February 25, 1987 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
86S161
George P. Emerson
Bermuda Magisterial District
North line of West Hundred Road
REQUEST:
Rezoning from Agricultural (A) to Light Industrial (M-i) with a
Conditional Use Planned Development to permit use and bulk ex-
ceptions. An industrial/commercial complex is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES t THROUGH 10.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
me
The proposed zoning and land use conform to the Eastern Area Land
Use and Transportation Plan.
Through the Conditional Use Planned Development process, the Commis-
sion and Board can ensure quality development and proper land use
transition between residential development to the north and antic-
ipated commercial/industrial development to the south, east, and
west.
Ce
The proposed zoning and land use are representative of development
trends along the Route 10 Corridor.
(NOTE: 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 BY
THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
(STAFF) 2.
The following conditions notwithstanding, the plan pre-
pared by Charles C. Townes and Associates, P.C. dated
August 6, 1985, and the Textual Statement submitted with
the application shall be considered the Master Plan. (P)
At such time as development on this site requires that the
existing septic tank and drainfield be enlarged and/or a
(c~c)
(STAFF)
(cpc)
(STAFF/CPC)
Be
new system installed, public sewer shall be extended to
serve all structures on the site. (U)
At such time as development on this site requires that the
existing septic tank and drainfield be enlarged and/or a
larger system installed, public sewer shall be extended to
serve all structures on the site. (CPC)
In conjunction with the approval of this request, a fifty
(50) foot exception to the 100 foot setback requirement
where adjacent to residential zoning shall be granted.
Within the fifty (50) foot setback, along the northern
boundary of the site, landscaping, having a sufficient
initial height and of a species which will provide
year-round screening shall be installed. Other than util-
ities, which run generally perpendicular through the
buffer, and a fence, if desired, there shall be no facil-
ities permitted in the buffer. A conceptual landscaping
plan depicting this requirement shall be submitted to the
Planning Commission for approval in conjunction with
schematic plan review. A detailed landscaping plan de-
picting this requirement shall be submitted to the Plan-
ning Department for approval in conjunction with final
site plan review. (P)
In conjunction with the approval of this request, a seven-
ty (70) foot exception to the 100 foot setback requirement
where adjacent to residential zoning shall be granted. A
thirty (30) foot buffer shall be maintained along the
eastern boundary. Within the thirty (30) foot setback
along the northern boundary of the site and the thirty
(30) foot buffer along the eastern boundary of the site,
landscaping having a sufficient initial height and of a
species which will provide year-round screening shall be
installed. Other than utilities, which run generally
perpendicular through the buffer, and a fence, if desired,
there shall be no facilities permitted in the buffer. A
conceptual landscaping plan depicting this requirement
shall be submitted to the Planning Commission for approval
in conjunction with schematic plan review. A detailed
landscaping plan depicting this requirement shall be
submitted to the Planning Department for approval in
conjunction with final site plan review. (CPC)
Signs shall comply with the requirements of the Special
Sign District for shopping centers or similar group of
buildings in a Convenience Business (B-l) District.
Landscaping shall be provided around the bases of the
freestanding sign. Sign colors and styles shall be com-
patible with the architectural style of the buildings.
Prior to erection of any signs, a complete sign package
depicting these requirements shall be submitted to the
Planning Department for approval. (p)
2 ~--'~61/BSJAN7/FEB25M
(STAFF/CPC)
(STAFF/CPC)
e
Yards. The following yard requirement shall apply:
(a)
Setbacks alon~ Route 10. Ail buildings and drives
shall have a minimum seventy-five foot setback from
the proposed right-of-way of Route 10, as indicated
on the Chesterfield General Plan, as amended. Park-
ing areas shall have a minimum one hundred foot
setback from the proposed right-of-way of Route 10.
The parking area setback may be reduced to
seventy-five feet when parking areas are located to
the side or rear of buildings. Within these set-
backs, landscaping shall be provided in accordance
with Condition 10 (f).
Side yards. The side yard setbacks for buildings,
drives, and parking areas shall be a minimum of
thirty feet. The minimum corner side yard shall be
forty feet. One foot shall be added to each side
yard for each three feet that the building height
adjacent thereto exceeds forty-five feet or three
stories, whichever is less, subject, however, to the
provisions of Section 21-27 of the Zoning Ordinance.
(c)
Rear yard. The minimum rear yard setback for build-
ings, drives, and parking areas shall be fifty feet.
One foot shall be added to each rear yard for each
three feet that the building height adjacent thereto
exceeds forty-five feet or three stories, whichever
is less, subject, however, to the provisions of
Section 21-27 of the Zoning Ordinance. (P)
Permitted Variations in Yard Requirements.
The required minimum front and side yards may be reduced
with the provision of additional landscaping:
(a)
Setbacks alon$ Route 10. The required setback for
buildings and drives along Route 10 may be reduced to
fifty (50) feet with the provision of landscaping in
accordance with Condition 10 (g) (3), "Perimeter
Landscaping C." The required setback for parking
areas may be reduced to fifty (50) feet with the
provision of landscaping in accordance with Condition
10 (g) (3), "Perimeter Landscaping C," and when such
parking areas are located to the side and rear of
buildings.
(b)
Side yard. The required side yard may be reduced to
ten (10) feet with the provision of landscaping in
accordance with Condition 10, (g) (2), "Perimeter
Landscaping B." (P)
3 86S161/BSJAN7/FEB25M
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
e
10.
Utility lines under~round. Ail utility lines such as
electric, telephone, CATV, or other similar lines shall be
installed underground. This requirement shall apply to
lines serving individual sites as well as to utility lines
necessary within the project. Ail junction and access
boxes shall be screened with appropriate landscaping. Ail
utility pad fixtures and meters shall be shown on the site
plan. The necessity for utility connections, meter boxes,
etc., shall be recognized and integrated with the archi-
tectural elements of the site plan. (P)
Loadin~ areas. Sites shall be designed and buildings
shall be oriented so that loading areas are not visible
from the adjacent residential property to the north or
from Route 10. (P)
Driveways and parking areas. Driveways and parking areas
shall be paved with concrete, bituminous concrete, or
other similar material. Surface treated parking areas and
drives shall be prohibited. Concrete curb and gutter
shall be installed around the perimeter of all driveways
and parking areas. Drainage shall be designed so as not
to interfere with pedestrian traffic. (P)
Landscapin~ Requirements.
(a) ~urpose and Intent.
A comprehensive landscaping program for the site is
essential for the visual enhancement of the Corridor;
and to protect and promote the appearance, character,
and economic values of land along the Corridor and
surrounding neighborhoods. The purpose and intent of
such landscaping requirements is also to reduce the
visibility of paved areas from adjacent properties
and streets, moderate climatic effects, minimize
noise and glare, and enhance public safety by defin-
ing spaces to influence traffic movement. Landscap-
ing will reduce the amount of storm water runoff and
provide transition between neighboring properties.
(b) Landscaping Plan and Planting Requirements.
(1) A landscaping plan shall be submitted in con-
junction with site plan approval.
(2)
Such landscaping plan shall be drawn to scale,
including dimensions and distances, and clearly
delineate all existing and proposed parking
spaces or other vehicle areas, access aisles,
driveways, and the location, size and descrip-
tion of all landscaping materials.
4 $'-'~61/BSJAN7/FEB25M
(c) Plant Materials Specifications.
(1) Quality.
Ail plant materials shall be living and in a
healthy condition. Plant materials used in
conformance with the provision of these speci-
fications shall conform to the standards of the
most recent edition of the "American Standard
for Nursery Stock," published by the American
Association of Nurserymen.
(2) Size and Type.
(a) Small Deciduous Trees. Small deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than twelve (12) feet. A minimum
caliper of at least two and one-half (2
1/2) inches at the time of planting shall
be required.
(b) Large Deciduous Trees. Large deciduous
trees shall be of a species having an
average minimum mature crown spread of
greater than thirty (30) feet. A minimum
caliper of at least three and one-half (3
1/2) inches at the time of planting shall
be required.
(c) Evergreen trees. Evergreen trees shall
have a minimum height of five (5) feet at
the time of planting.
(d) Medium shrubs. Shrubs and hedge forms
shall have a minimum height of two (2) feet
at the time of planting.
(3) Landscaping Design.
(a) Generally, planting required by this sec-
tion should be in an irregular line and
spaced at random.
(b) Clustering of plant and tree species shall
be required to provide a pleasing composi-
tion and mix of vegetation.
(c) Decorative walls and fences may be inte-
grated into any landscaping program. The
use of such walls or fences, when having a
minimum height of three (3) feet, may
reduce the amount of required plant
5 86S161/BSJAN7/FEB25M
materials at the discretion of the Director
of Planning.
(4) Tree Preservation.
(a)
Preservation of existing trees is en-
couraged to provide continuity, improved
buffering ability, pleasing scale and image
along the Corridor.
(b)
Any healthy existing tree may be included
for credit towards the requirements of this
Condition.
(d) Maintenance.
(1)
The owner, or his agent, shall be responsible
for the maintenance, repair, and replacement of
all landscaping materials as may be required.
(2)
Ail plant material shall be tended and main-
tained in a healthy growing condition and free
from refuse and debris at all times. All un-
healthy, dying or dead plant materials shall be
replaced during the next planting season.
(3)
Ail landscaped areas shall be provided with a
readily available water supply. The utilization
of underground storage chambers to collect
runoff to be later used to irrigate plant mate-
rials is encouraged.
(e) Installation and Bonding Requirements.
(1)
Ail landscaping shall be installed in a sound,
workmanship-like manner and according to accept-
ed, good planting practices and procedures.
Landscaped areas shall require protection from
vehicular encroachment by such means as, but not
limited to, wheel stops or concrete or
bituminous curbs.
(2)
Where landscaping is required, no certificate of
occupancy shall be issued until the required
landscaping is completed in accordance with the
approved landscape plan. When the occupancy of
a structure is desired prior to the completion
of the required landscaping, a certificate of
occupancy may be issued only if the owner or
developer provides to the County a form of
surety satisfactory to the Planning Department
in an amount equal to the costs of the remaining
6 f~-'161/BSJAN7/FEB25M
plant materials, related materials and installa-
tion costs.
(3)
All required landscaping shall be installed and
approved by the first planting season following
issuance of a certificate of occupancy or the
bond shall be forfeited to the County.
(f) Arterial Frontage Landscaping.
Landscaping shall be required along Route 10 within
the required setback and shall be provided except
where driveways or other openings may be necessary.
The minimum required landscaping for this setback
shall be provided as per "Perimeter Landscaping B"
below.
(g) Perimeter Landscaping.
Landscaping shall be provided at the outer boundaries
or in the required yards, except where driveways or
other openings, may be required. The minimum
required landscaping for all outer boundaries shall
be provided as per "Perimeter Landscaping A" below.
There shall be different landscaping requirements as
identified herein, which shall be provided as
follows:
(1) Perimeter Landscaping A.
(a)
At least one small deciduous tree for each
fifty lineal feet and at least one
evergreen for each fifty lineal feet shall
be planted within the setback area.
(b)
At least one medium shrub for each twenty
lineal feet shall be planted within the
setback area.
(2)
(c) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
Perimeter Landscaping B.
(a) At least one large deciduous tree for each
fifty lineal feet and at least one
evergreen for each thirty lineal feet shall
be planted within the setback area.
(b)
At least one small deciduous tree for each
fifty lineal feet shall be planted within
the setback area.
7 86S161/BSJANT/FEB25M
At least one medium shrub for each fifteen
lineal feet shall be planted within the
setback area.
(d) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
OR:
(a) A minimum three (3) foot high undulating
berm, and
(b) Perimeter Landscaping A.
(3) Perimeter Landscaping C.
(a)
At least one large deciduous tree for each
fifty lineal feet and at least one
evergreen tree for each thirty lineal feet
shall be planted within the setback area.
(b)
At least one small deciduous tree for each
thirty lineal feet shall be planted within
the setback area.
(c)
At least one medium shrub for each ten
lineal feet shall be planted within the
setback area.
(d) Low shrubs and ground cover shall be rea-
sonably dispersed throughout.
OR:
(a) A minimum four (4) foot high undulating
berm, and
(b) Perimeter Landscaping B.
(h) Landscaping Standards for Parking Areas.
(1) Interior parking area landscapins.
(a)
The parking area(s) shall have at least
twenty (20) square feet of interior land-
scaping for each space. Each required
landscaped area shall contain a minimum of
100 square feet and have a minimum dimen-
sion of at least ten feet. With the pro-
vision of this landscaping, parking space
size may be reduced to 9.5 x 18 feet or
185.5 square feet.
8 8--N61/BSJAgq7/FEB25M
(STAFF/CPC)
11.
(b)
The primary landscaping material used in
parking areas shall be trees which provide
shade or are capable of providing shade at
maturity. Each required landscaped area
shall include at least one small tree, as
outlined in this Condition. The total
number of trees shall not be less than one
for each 200 square feet, or fraction
thereof, of required interior landscaped
area. The remaining area shall be land-
scaped with shrubs and other vegetative
material to compliment the tree
landscaping.
(c)
Landscaping areas shall be reasonably
dispersed throughout, located so as to
divide and break up the expanse of paving.
The area designated as required setbacks
shall not be calculated as required land-
scaped area.
(2) Peripheral parkin~ area landscaping.
(a)
Peripheral landscaping shall be required
along any side of a parking area that abuts
land not in the right of way of a street
such that:
A landscaped strip at least ten feet in
width shall be located between the parking
area and the abutting property lines,
except where driveways or other openings
may be required. Continuous hedge forms or
at least one small tree, as outlined in
this Condition, shall be planted in the
landscaped strip for each fifty lineal
feet. (P)
The architectural treatment of all buildings shall be such
that no building facade (whether front, side, or rear)
shall consist of architectural materials inferior in
quality, appearance, or detail to any other facade of the
same building. No portion of a building constructed of
unadorned cinder block or corrugated and/or sheet metal
shall be visible from any adjoining property or Route 10.
Mechanical equipment, whether ground-level or rooftop,
shall be shielded and screened from public view and de-
signed to be perceived as an integral part of the build-
ing. Elevations and/or renderings depicting this require-
ment shall be submitted to the Planning Commission for
approval in conjunction with schematic plan review. (P)
9 86S161/BSJAN7/FEB25M
(STAFF/CPC) 12.
(STAFF/CPC) 13.
Ail exterior lights shall be arranged and installed so
that the direct or reflected illumination does not exceed
0.5 foot candles above background measured at the lot line
of any adjoining residential district or Route 10. Light-
ing standards shall be of a directional type capable of
shielding the light source from direct view. A lighting
plan shall be submitted to the Planning Department for
approval in conjunction with final site plan review. (P)
In conjunction with schematic plan review, an overall
access plan shall be submitted to, and approved by, the
Transportation Department for the area north of Route 10
from Harbour East to the proposed access into River Bend
Subdivision. (T)
(STAFF/CPC) 14.
Prior to the issuance of a building permit, one hundred
feet of right of way, measured from the centerline of
Route 10, shall be dedicated to and for Chesterfield
County, free and unrestricted. (T)
(STAFF/CPC) 15.
(STAFF/CPC) 16.
Prior to the issuance of an occupancy permit, additional
pavement, curb and gutter shall be constructed along Route
10 for its entire property frontage. (T)
Prior to, or in conjunction with, final site plan ap-
proval, a utility easement shall be dedicated along Route
10 to accommodate a parallel force main. The width of the
easement shall be determined at the time of site plan
review. (U)
GENERAL INFORMATION
(Note: At the time of schematic plan review, additional
conditions may be imposed to further insure land use
compatibility and quality development.)
Location:
North line of West Hundred Road, approxi-
mately 2,250 feet west of Meadow-ville Road.
Tax Map 117-11 (2) Riverbend, Section A,
Lots 4A and 5 (Sheet 33).
Existing Zoning:
A
Size:
1.5 acres
Existin~ Land Use:
Adjacent Zoning & Land Use:
Single family residential
North - R-15 with proffered conditions;
Under development for single family
residential use
South - A; Vacant
East - A; Single family residential
West - A; Single family residential
10 f'"l, 61/BSJAN7/FEB25M
Utilities:
Environmental Engineering:
Fire Service:
General Plan
(Eastern Area Land Use
and Transportation Plan):
Transportation:
12 inch water line located along Route 10.
Use of public water required.
Lies in Johnson Creek sewage drainage area.
Existing 18 inch sewer line located approx-
imately 500 feet south of site. If exist-
ing structure is expanded or any new struc-
ture erected, public sewer should be ex-
tended (Condition 2). Must acquire
off-site easements to extend public sewer.
Property drains south to roadside ditch
along Route 10, then under Route 10 south
eventually into Johnson Creek. Existing
culvert under Route 10 is in need of clean-
ing out. The existing culvert under Route
10 may not be adequate to handle runoff
from this development.
Existing culverts and downstream channels
should be analyzed for adequacy. May be
necessary to perform off-site drainage
improvements.
Concrete curb and gutter should be in-
stalled around the perimeter of all drive-
ways and parking areas to facilitate proper
drainage (Condition 9). The request parcel
lies within Johnson Creek Drainage Dis-
trict. The developer must contribute a
pro-rata share for drainage improvements in
the district.
Dutch Gap Fire Station, Company #14. At
present, fire service capability is ade-
quate. Location of existing fire hydrants
will determine if additional hydrant will
be required.
Light industrial
The requested rezoning does not identify
specific square footage or uses for this
parcel, therefore, it is difficult to
calculate the anticipated traffic gen-
eration. Based on allowable uses and
square footage, this site could generate
approximately 3,870 average daily trips.
These vehicles will be distributed along
Route 10 which had a 1985 traffic count of
20,870 vehicles per day.
11 86S161/BSJAN7/FEB25M
In the vicinity of this request (north of
Route 10, between Harbour East and the
Meadowville Road/Route 10 intersection),
there are numerous small parcels with
frontage along Route 10. A Master Access
Plan for this area should be developed
incorporating all of these parcels and
identifying specific access locations to
Route 10. By developing a Master Plan,
access to Route 10 could be better con-
trolled, thereby protecting the integrity
of the arterial. If individual access is
approved for each small parcel, access
problems, similar to those along Midlothian
Turnpike, will occur. Unless Route 288 is
extended from 1-95 to 1-295, Route 10 will
be the only major arterials to serve
east/west traffic flow in the eastern
section of the County. Even if Route 288
is extended, Route 10 will still carry
significant volumes of traffic. The County
should, therefore, protect the traffic
carrying capacity of Route 10 by allowing
adequate access to properties but, at the
same time, controlling access points to
Route 10 and requiring access between
parcels.
Should the zoning be approved, an east/west
"service road" should be developed across
this parcel to provide traffic circulation
to adjacent properties once they are devel-
oped for similar use. The Master Plan
proposes abandonment of an existing 50 foot
wide dedicated but unimproved County right
of way (River Bend Road) which parallels
the eastern property line of the subject
parcel. This right of way could accommo-
date a portion of the east/west "service
road" and should not be abandoned until an
access plan for the area has been approved.
(Condition 13)
Additional pavement, curb and gutter should
be constructed along the entire property
frontage which abuts Route 10 (Condition
15). The Eastern Area Land Use and Trans-
portation Plan identifies West Hundred Road
as a major arterials with an ultimate right
of way width of 120 to 200 feet. Right of
way dedication should be in accordance with
this Plan. (Condition 14)
12
f~'161/BSJAN7/FEB25M
DISCUSSION
A Rezoning from Agricultural (A) to Light Industrial (M-i) with a Condi-
tional Use Planned Development is requested. In addition to Light Indus-
trial (M-l) uses, the applicant is requesting an exception to permit all
Convenience Business (B-i) uses. In conjunction with the requested use
exceptions, the applicant has agreed to delete the following M-1 uses:
B.
C.
D.
E.
Fo
G.
H.
I.
Bakery products - manufacturing
Confectionery and related products - manufacturing
Cosmetics and Toiletries (compounding only) - manufacturing
Fabricating sheet metal products
Freight forwarding, packaging, and crating services, not in-
cluding truck terminals
One mobile home
Rectifying and blending liquors
Roasting coffee and coffee products and tea manufacturing
Spices, flavor extracts, and flavor syrups - manufacturing.
(Condition 1)
The applicant is also requesting a 75 foot exception to the 100 foot
setback requirement in a Light Industrial (M-l) District for uses located
adjacent to residential districts.
Property to the north of the request parcel is currently zoned Residen-
tial (R-15) and is being developed for a 258 lot residential subdivision.
Property to the east and west are zoned Agricultural (A) and occupied by
single family residences. Property to the south is zoned Agricultural
(A) and is undeveloped.
The proposed zoning and land use conform to the Eastern Area Land Use and
Transportation Plan which designates the property for light industrial
use. The conditions recommended herein address concerns related to the
quality of development, access and land use. In addition, recommended
conditions are designed to ensure appropriate transition between the
residential development to the north, existing residences to the east and
west and future commercial development along West Hundred Road. While an
exception to the required 100 foot setback adjacent to residential devel-
opment has been requested, Staff is of the opinion that the site should
be appropriately buffered from the adjacent residential development to
the north. The recommended fifty (50) foot buffer and setback require-
ments will afford protection to residences to the north (Condition 3).
Staff is of the opinion that granting of a fifty (50) foot exception
would be consistent with recent actions by the Commission and Board. The
recommended landscaping condition will enhance the site and ensure com-
patibility with existing and proposed area development (Condition 10).
The landscaping requirements as well as the development standards recom-
mended in Conditions 4 through 12 are consistent with those proposed for
the Route 10 and Route 360 Overlay Districts.
CASE HISTORY
13 86S161/BSJAN7/FEB25M
Planning Commission Meeting (12/16/86):
The Commission deferred this case for thirty (30) days to allow the
applicant, Staff, and the Bermuda District Supervisor to meet and discuss
the recommended conditions.
Applicant's Representative, Staff, and the Bermuda District Commissioner
(12/22/86):
A meeting was held to discuss the recommended conditions. The applicant
requested relief from the recommended buffer width in Condition 3, modi-
fication to Condition 14 relative to the width of the Route 10 right of
way, and changes to Condition 2 relative to extension of public sewer.
Also discussed was the concept of an overall access plan for the area as
recommended in Condition 13.
Staff indicated that the recommended buffer width adjacent to residential
zoning was consistent with past actions on similarly situated commercial
developments. It was also indicated that the 200 feet of right of way
along Route 10 will be necessary to accommodate future traffic volumes.
Staff (1/8/87):
The Utilities Department agreed to modify Condition 2 as reflected
herein.
The Utilities Department also indicated that after further review of the
"Wastewater System Master Plan," the Johnson Creek sewage pumping station
will have to be expanded and the existing force main along Route 10
paralleled to accommodate future area development. The parallel line
will require that easements be obtained along the north side of Route 10.
Therefore, the Utilities Department recommended that an additional condi-
tion be added requiring that the easements be dedicated. (Condition 16)
Planning Commission Meeting (1/20/87):
On motion of Mr. Rowe, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request, subject to the conditions on pages 1
through 10.
AYES: Messrs. O'Connor, Cowan, and Rowe.
NAYS: Mr. Miller.
ABSENT: Mr. Belcher.
The Board of Supervisors on Wednesday, February 25, 1987, beginning at 2:00
p.m., will take under consideration this request.
14 f'-'!61/BSJAN7/FEB25M
N
II lllllllUlllllllglll
~k~ ! ? R~'. ~0 .
I~O]~]~l_Ll.tm) mm~ m m m m m m.m~ m mm~ mm. om~TIl~
WEST HUNDRED RD.- .......
0000000
0 0 0 0 0 0 0 0
BLOCK A
1.495 ACRES
14/
4
WEST HUND~TD
86,516
February 25, 1987 BS
ADDENDUM
86S161
George P. Emerson
Bermuda Magisterial District
North line of West Hundred Road
Condition 3, as recommended by the Planning Commission, requires a thirty (30)
foot buffer along the northern (i.e. rear) boundary and the eastern boundary
of the site. The Planning Commission's actions failed, however, to allow
reduction of the rear yard setback for buildings, drives, and parking areas
consistent with the recommended thirty (30) foot buffer. Further, the
Commission's action failed to address amendment to Condition 6.(b) to clarify
that the side yard setback along the eastern property line cannot be reduced
because of the required-thirty (30) foot buffer along the eastern boundary.
Should the Board wish to approve the buffer as recommended by the Planning
Commission in Condition 3, Condition 6 should be expanded to allow reduction
of the rear yard setback and to prohibit reduction of the side yard setback
along the eastern boundary. The conditions should be as follows:
6. (b)
Side yard. The required side yard, except along the eastern
boundary, may be reduced to ten (10) feet with the provision of
landscaping in accordance with Condition 10 (g) (2), "Perimeter
Landscaping B."
6. (c)
Rear yard. The required rear yard may be reduced to thirty
(30) feet with the provision of the buffer described in
Condition 2.
86S161/BSJAN7/FEB25MM