86S082July 23, 1986 BS
REQUEST ANALYSIS
AND
RE COMMENDAT I ON
865082
Marway Associates
Clover Hill Magisterial District
Northeast quadrant of Old Hundred Road
and Market Square Lane
REQUEST:
Amendments to Conditional Use Planned Development (Cases 80S093 and
83S187) to permit use and bulk exceptions in a Convenience Business
(B-l) District. The current Conditional Use Planned Development
(Case 83S187) permits the construction of 74 multifamily units on a
portion of the request parcel. A prior Conditional Use Planned
Development which encompasSed the entire request parcel (Case
80S093), permitted a variety of commercial/office uses and bulk
exceptions. Reinstatement of the commercial uses and bulk excep-
tions previously approved with Conditional Use Planned Development
Case 80S093 on the request parcel is desired.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Through the Conditional Use Planned Development process, the Commis-
sion and Board may impose conditions that ensure compatibility with,
and minimize the impact on, area single family residents.
Be
Although the proposed development does not conform to the
Powhite/Route 288 Development Area Land Use and Transportation Plan,
the high density residential designation, shown on the Plan for the
subject parcel, is intended as a transitional land use between
commercial development to the south and single family residential
development to the north. The use proposed by this application,
with the conditions recommended herein, affects that transition.
(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)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
at
e
ye
The following conditions notwithstanding, the plan pre-
pared by The Planning and Design Collaborative dated March
24, 1986, and the Textual Statement submitted with the
application shall be considered the Master Plan. (P)
The following conditions notwithstanding, Exhibit B,
Section 2 (B-1 Districts) of 74S021 shall be applicable to
this development, and all other stated conditions within
the original zoning application for Brandermill, relative
to B-1 Districts, shall be applicable. (P)
Schematic plans shall' include the whole tract and shall
not be for an individual property within the tract. (P)
A fifty (50) foot buffer shall be maintained along the
northern property line adjacent to Residential (R-7)
zoning (i.e., Nuttree Subdivision) and along the northern
and western property lines adjacent to Tax Map 62-5 (1)
Parcel 12. Further, all buildings shall be set back a
minimum of seventy (70) feet from the northern property
line where adjacent to Residential (R-7) zoning. The
buffer shall consist of natural vegetation. Other than
utilities, which run generally perpendicular through the
buffer, there shall be no facilities permitted in the
buffer area. Prior to clearing and/or grading, the buffer
area shall be flagged and the Planning Department contac-
ted to inspect the buffer area. If existing vegetation
and/or topography is not sufficient to provide year-round
screening, additional landscaping shall be installed.
Parking areas shall be landscaped to break-up the expanse
of large paved areas. A conceptual overall landscaping
plan shall be submitted to the Planning Department for
approval within sixty (60) days of rough clearing and
grading, or prior to occupancy of the first building,
whichever occurs first. (P&CPC)
Concrete curb and gutter shall be installed around the
perimeter of all driveways, parking areas and public
roads. Drainage shall be designed so as not to interfere
with pedestrian traffic. (EE)
Outdoor lighting shall be low level and positioned so as
not to glare or project into adjacent residential or
agricultural properties. (P)
At the time of schematic plan review, the Planning Commis-
sion may impose additional restrictions which are deemed
necessary to protect adjacent residential uses and ensure
compatibility with existing commercial development in the
area. (P)
.~ .~ A 2 ~--~6SO82/BSJUN6/JULY23M
(STAFF/CPC) 8.
The applicant shall notify Mr. and Mrs. William Arthur of
the date and time of Planning Commission consideration of
any schematic plan. (CPC)
GENERAL INFORMATION
Location:
Northeast quadrant of Old Hundred Road and
Market Square Lane. Tax Map 62-6 (1) Part
of Parcel 13 (Sheet 20).
Existing Zoning:
B-1 with Conditional Use Planned
Development to permit 74 multifamily
units
Size:
6.0 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-7; Single family residential
South - B-2 with Conditional Use Planned
Development; Commercial
East - A; Vacant
West - A & R-7, Single family residential
Utilities:
8 inch water line located along southern
property line. Use of public water
intended.
Lies in Falling Creek sewage drainage area.
Trunk sewer line located on site. Use of
public sewer intended.
Environmental Engineering:
Drains to Swift Creek via Nuttree Creek.
Site currently experiencing siltation
problems. Questionable as to whether
adequate watercourse exists to accommodate
storm water runoff. Acquisition of off-
site drainage easements may be necessary.
Concrete curb and gutter should be in-
stalled around perimeter of driveways,
parking areas and public roads (Condition
5).
Fire Service:
Clover Hill Fire Station, Company #7. At
present, fire service capability adequate.
Water flows and fire hydrants must be
provided in compliance with nationally
recognized standards.
3 86S082/BSJUN6/JULY23M
General Plan
(Powhite/Route 288
Development Area
Land Use and Trans-
portation Plan):
Transportation:
High density residential
Due to variety of proposed land uses and
undetermined total square footages, it is
difficult to estimate trip generation for
this development. In conjunction with
schematic plan review, may be necessary to
submit a traffic analysis for review and
approval. Road improvements may be neces-
sary to accommodate traffic volumes.
DISCUSSION
On August 27, 1980, upon a favorable recommendation by the Planning
Commission, the Board of Supervisors approved the rezoning from Agricul-
tural (A) to Convenience Business (B-l) with a Conditional Use Planned
Development to permit use and bulk exceptions on the subject parcel. A
commercial/office complex was planned. Specifically, the following use
exceptions have been requested:
me
Automobile sezvice station
Contractors offices and display rooms
Fraternal, philanthropic or other charitable uses
Funeral homes or mortuaries
Health clubs
Laboratories and other research and development facilities
Schools - commercial, trade, music, dance, business, voca-
tional, and training
Recreational establishments, indoor and outdoor (related pri-
marily to employees in the tract; such uses as handball courts,
exercise rooms, tennis courts, etc.)
Convention center or exposition hall
Hotel, motel, or motor court
Clubs, lodges, and grounds for games or sports
Social, recreational, and community buildings
Nursery schools, child or day care centers, and kindergartens
Office warehouses when the warehouse area does not exceed
10,000 square feet
Also, an exception to setback requirements between individual parcels
within the tract have been requested. Required setbacks from public
roads will be met.
On February 22, 1984, upon a favorable recommendation by the Planning
Commission, the Board of Supervisors approved an amendment to the previ-
ously granted Conditional Use Planned Development (Case 83S187) to permit
construction of 74 multifamily units on a portion of the parcel prev-
iously zoned Convenience Business (B-l) with Conditional Use Planned
4 ~'~.6S082/BSJUN6/JULY23M
Development. The current request would reinstate the previously approved
office/commercial uses on that portion of the request parcel designated
for multifamily use. The applicant plans to develop an office/commercial
complex.
The area encompassing this request is characterized by single family
residential uses to the north and west. A community based shopping
complex is located to the south. Property to the east is vacant and
currently zoned Agricultural (A).
Although the proposed development does not conform to the Powhite/Route
288 Development Area Land Use and Transportation Plan, the high density
residential designation is intended to provide a transition between
commercial development to the south and single family residential devel-
opment to the north. The use proposed by this application, with the
conditions stated herein, affects the desired transition.
Through the Conditional Use Planned Development process, the Commission
and Board may impose conditions that ensure compatibility with, and
minimize the impact on, area single family development (Conditions 2, 3,
4, and 6). A buffer of at least fifty (50) feet in width should be
provided adjacent to Agricultural (A) and Residential (R-7) zoned prop-
erties to the north and west. In addition, parking areas should be
landscaped to break-up large expanses of paved areas. (Condition 4)
Outdoor lighting should be low level and positioned so as not to glare or
project into adjacent residential properties. (Condition 6)
Condition 7 would permit imposition of additional conditions at the time
of schematic plan review if deemed necessary to protect adjacent residen-
tial uses and ensure compatibility with existing area commercial
development.
CASE HISTORY
Planning Commission Meeting (6/17/86):
On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom-
mended approval of this request subject to the conditions on pages 2 and
3.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m.,
will take under consideration this request.
5 86S082/BSJUN6/JULY23M
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86S082
AMEND OU. PD
SH. 20
Office
Office
Office
Existing Day Care Center
Market Square L.~
Existing Market Square
8~5082-I