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86S081July 23, 1986 BS ADDENDUM 86S081 LaMar Place Building Corporation Dale Magisterial District Belmont and Stella Roads On July 18, 1986, Staff received a letter from the applicant's representative eliminating some of the Convenience Business (B-i) uses previously requested. The applicant has also agreed that the commercial uses will be located on the first floor of the building. Staff continues, however, to have concerns relative to the impact that retail uses will have on adjacent and area res- idential land uses. However, should the Board see fit to approve this request, the following conditions would be applicable: Uses permitted shall be limited to those uses permitted in the Office Business (0) District plus the following: (a) (b) (c) (e) (f) (±) (j) (k) (m) (n) (o) (p) (r) (s) (t) (u) (v) (w) (x) (y) (z) (aa) (cc) Antique shop Appliance store Bakery goods Bank Barbershop Beauty shop Book or stationery store Brokerage Camera store Candy store Catering establishment Cleaning, pressing and laundry Clothes store Curio or gift shop Drug store Dry goods store Dress shop Florist shop Furniture store Governmental offices Hobby store Jewelry store Locksmith Meat market Medical facility or clinic Messenger or telegraph service Musical instrument sales Offices, business and professional Office supply store me (dd) (ce) (ff) (gg) (hh) (ii) (J j) (kk) (mm) (nn) (oo) (PP) (qq) (rr) (ss) Optometrists sales and services Paint and wallpaper sales Photography studio Radio, television and other home entertainment sales.and service Restaurants, not including drive-in establishments Savings and loan associations Self-service laundry establishments Sewing machine sales, instruction, and service Specialty shops Sporting goods sales Shoe repair shop Tailoring and dressmaking shops Telephone exchanges Toy store Variety store Travel arranging and transportation ticket services Ail uses, other than Office Business (O) uses, shall be located within the first floor of the proposed building. Hours of operation for all uses, other than Office Business (0) uses, shall be limited to between 7:00 a.m. and 11:00 p.m., Monday through Sunday. 3. In conjunction with the approval of this request, an additional one (1) foot exception to the previously granted eleven (11) foot rear yard setback requirement for the proposed building shall be granted. (Note: Ail previously imposed conditions of Conditional Use Planned Development 82S007 remain applicable. Prior to obtaining site plan approval or building permits, schematic plans must be submitted to, and approved by, the Planning Commission.) 2 $081/BSJUN6/JULY23LL July 23, 1986 BS REQUEST ANALYSIS AND RECOMMENDATION 86S081 Lamar Place Building Corporation Dale Magisterial District Belmont and Stella Roads REQUEST: Amendments to Conditional Use Planned Development (Case 82S007) to permit use and bulk exceptions. Retail uses, in conjunction with already permitted office uses, is planned. Also, reduction in rear yard setback requirements is requested. PLANNING COMMISSION RECOMMENDATION RECOMMEND DENIAL. STAFF RECOMMENDATION Recommend denial for the following reasons: me The proposed land use does not conform to the Central Plannin~ Area Land Use and Transportation Plan, as recommended by the Planning Commission. The Plan designates the area encompassing the request site for office use. Be Commercial uses are incompatible with adjacent residential develop- ment. While it is conceivable that a proper land use transition could be achieved, thereby accomplishing the spirit and intent of the office designation on the Central Area Plan, the site is not of sufficient size to accommodate appropriate buffering, setbacks, landscaping, etc. to achieve land use compatibility and transition. The existing Conditional Use Planned Development and Master Plan for office use do not conform to standards (i.e., buffering, setbacks, landscaping, height of buildings adjacent to residential uses) recently imposed on office use situated similarly with respect to residential development. Approval of retail uses would be an inten- sification of land use and development and, therefore, magnify existing inadequacies of the site. De Approval of this request could establish a precedent for further commercial encroachment into a stable, single family residential area. GENERAL INFORMATION Location: Existing Zonins: Size: Existing Land Use: Adjacent Zoning & Land Use: Utilities: Environmental Engineerins: Fire Service: General Plan (Central Plannin~ Area Land Use and Transpor- tation Plan - Proposed): Transportation: North and south lines of Stella Road at Belmont Road. Tax Map 40-12 (9) Lamar Place, Lots 1 and 2 (Sheet 15). R-7 with Conditional Use Planned Development to permit offices and use exceptions 0.6 acres Vacant North - B-I; Commercial South - R-7; Single family residential East - R-7; Two-family residential West - R-7; Single family residential 6 inch water line located along Stella Road. Use of public water intended. Lies in Falling Creek sewage drainage area. Trunk sewer lines located along Stella and Belmont Roads. Use of public sewer intended. Property drains to storm sewer system along Stella Road which, eventually, flows into the upper limits of Falling Creek Reservoir backwater. Fill will be required along the north property line to direct runoff to Stella Road. Concrete curb and gutter should be in- stalled around the perimeter of all paved driveways and parking areas. Manchester Fire Station, present, fire service adequate. Company #2. At capability is Office Landscaping along Belmont and Stella Roads should be located so as not to obstruct sight distance. Must obtain commercial entrance permits from VDH&T. 2 '"~6S081/BSJUN6/JULY23L DISCUSSION On April 28, 1982, upon a favorable recommendation of the Planning Com- mission, the Board of Supervisors approved Conditional Use Planned Devel- opment (82S007) to permit professional offices and supportive parking areas, in a Residential (R-7) District, on the subject property. The current request is to amend the existing Conditional Use Planned Develop- ment to permit Convenience Business (B-i) and Community Business (B-2) uses in conjunction with the previously approved office development. Previously, the following bulk exceptions had been granted through ap- proval of Conditional Use Planned Development 82S007: a. 6 foot exception to the 7.5 foot side yard setback requirement; A 47 foot exception to the 50 foot parking setback requirement along Belmont Road; A 10 foot exception to the 15 foot parking setback requirement along Stella Road; and d. A 14 foot exception to the 25 foot rear yard setback requirement. The above bulk exceptions are incorporated into the Master Plan for the proposed retail use. The applicants have requested permission to further decrease the rear yard setback to 10 feet, as opposed to the 11 feet permitted previously. The Central Planning Area Land Use and Transportation Plan, as recom- mended by the Planning Commission, designates the area encompassing this request for office use. Presently, the area is characterized by single and two-family residential development, with the single exception of a convenience store and day care center to the north. The previously granted Conditional Use Planned Development to permit offices on the request parcel was intended to facilitate an acceptable land use transi- tion between commercial development to the north and residential develop- ment to the south and east. The requested commercial uses are incompati- ble with adjacent residential development and, approval of the uses, would have the effect of violating the intent of the Central Area Plan to provide a transition between the existing commercial and residential uses in the area. Further, approval of this request could establish a prece- dent for further commercial development in a predominately residential area. Although it is conceivable that site design, buffering, architectural controls and other design elements could minimize the concerns stated herein on a .site situated similarly with respect to residential develop- ment, the small size of the site and the intensity of the proposed build- ing preclude the ability to address land use compatibility concerns and minimize the possibility of further commercial expansion. Further intru- sion of retail uses into the existing residential area may lead to dete- rioration of the neighborhood. 3 86S081/BSJUN6/JULY23L Given recent design standards established by the Commission and Board through other Conditional Use Planned Development approvals for office use, situated similarly with respect to residential uses, it is unlikely that office use would be approved today on the request site. By current standards, office development, as currently permitted on the request site, represents overdevelopment and encroachment into the neighborhood. Specifically, the existing Conditional Use Planned Development fails to provide adequate buffering, interior and exterior landscaping, and suffi- cient setbacks. Even minimum parking space requirements cannot be met on site and must be provided across the street. Commercial use, as proposed by this application, will only compound these inadequacies. CASE HISTORY Planning Commission Meeting (6/17/86): On motion of Mr. Miller, seconded by Mr. Cowan, the Commission recom- mended denial of this request. AYES: Unanimous. The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m., will take under consideration this request. 4 J6S081 / BSJUN6 / JULY23L ~IIIIIIIIIIIIIIi(I~F NEW~NGT CITY OF RICHMOND LANTERN RIDGE APTS. $ C RD. ORCHARD ACRES' -/5'~ ¥ TERR, A 0 0 >~AMEND C.U. PD. :~SH. 15 19 8~ 5081 -Z A 0 _1 m