05SN0315-Oct26.pdf
September 20, 2005 CPC
October 26, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0315
Watercross Development, Inc.
Clover Hill Magisterial District
Southwest quadrant of the intersection of
Old Hundred Road and Charter Colony Parkway
REQUEST: Amendment to Conditional Use Planned Development (Case 86S 117) to permit a
veterinary hospital without outside runs.
PROPOSED LAND USE:
A veterinary hospital without outside runs is planned. With approval of this request,
uses would be limited to those uses permitted by Case 86S 117 plus a veterinary
hospital without outside runs.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Upper Swift Creek Plan which
suggests the property is appropriate for regional mixed use uses. Under special
circumstances, the Plan supports veterinary hospitals, provided any negative
impacts are limited.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
--,.._-----".._-_.._-_.._,._._~-,--.-.-
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. 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.)
CONDITION
(STAFF/CPC)
In addition to those uses permitted by Case 86S 117 within the Medium
Density Office/Commercial Retail (MDO/CR) Tract, veterinary hospitals
exclusive of outside runs shall be permitted.
(NOTE: This condition is in addition to the Textual Statement, Item VLE.4,
of Case 86S 117 relative to permitted uses in the MDO/CR Tract for the
subject property.)
GENERAL INFORMATION
Location:
Southwest quadrant of the intersection of Old Hundred Road and Charter Colony Parkway.
Tax ID 727-691-6781 (Sheet 9).
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
7.8 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and South - C-2 with Conditional Use Planned Development; Commercial (under
construction)
East - 1-1 with Conditional Use Planned Development; Vacant
West - R - 7; Single family residential
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OSSN031S-0CT26-BOS
UTILITIES
Public Water Svstem:
There is an existing twenty-four (24) inch water line extending along Charter Colony
Parkway adjacent to this site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing ten (10) inch wastewater trunk line that terminates adj acent to Turtle
Hill Road, Turtle Hill Subdivision, approximately 400 feet southwest of this site. Use of
the public wastewater system, as well as the construction of any system improvements
necessary to provide adequate sewer capacity to the request site, is required as an existing
condition of zoning (Case 86S117, Condition 12).
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimal impact on environmental engineering facilities.
PUBLIC FACILITIES
Fire Service:
The Swift Creek Fire Station, Company Number 16, currently provides fire protection and
emergency medical service. When the property is developed, the number of hydrants,
quantity of water needed for fire protection, and access requirements will be evaluated
during the plans review process.
Transportation:
This request will have minimal impact on transportation facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upµer Swift Creek Plan which suggests the property is
appropriate for regional-scale office or commercial developments. Under special
circumstances, the Plan supports veterinary hospitals, provided any negative impacts are
limited. An amendment to the Upper Swift Creek Plan is pending.
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OSSN 031S-0CT26- BOS
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Area Development Trends:
Surrounding properties to the north, south and east are zoned C-2 and 1-1, both with
Conditional Use Planned Development as part of the Waterford development. The Colony
Crossing Shopping Center, which includes the subject property, is currently under
construction on the C-2 portion while the 1-1 portion remains vacant. Properties to the west
are developed as part of Garrison Place Subdivision in Brandermill. As currently zoned, it
is anticipated that properties surrounding the intersection of Charter Colony Parkway and
Old Hundred Road will continue to develop for office, commercial and industrial uses.
Zoning History:
On August 27, 1986, upon a favorable recommendation by the Planning Commission, the
Board of Supervisors approved a rezoning from Agricultural (A) to Light Industrial (M-l),
from Light Industrial (M-l) to Residential Multifamily (R-MF) plus a Conditional Use
Planned Development on these tracts plus existing Light Industrial (M-l) and Convenience
Business (B-1) tracts, for a total of 243 acres (Case 86S 117). A mixed use development to
include multifamily residential, office, commercial and industrial uses was planned. The
subject property was designated as an Medium Density Office/Commercial Retail
(MDO/CR) Tract on the approved master plan (attached). This tract permitted most
Convenience Business (B-1) uses and a few Community Business (B-2) and General
Business (B-3) uses. Veterinary clinics and hospitals were not included among these
permitted uses.
Development Standards:
The request property lies within an Emerging Growth District Area. Unless otherwise
specified by conditions of Case 86S 117, development must conform the Emerging Growth
District requirements which address access, parking, landscaping, architectural treatment,
setbacks, lighting, pedestrian access, signs, buffers, utilities and screening of dumpsters and
loading areas. As previously noted, this site is currently under development as part of the
Colony Crossing shopping center project.
Uses:
Currently, the Zoning Ordinance permits veterinary clinics within the Neighborhood
Business (C-2) District. Veterinary clinics do not permit the boarding of animals, the
overnight care of animals or outside runs. Veterinary hospitals, first permitted in the
Community Business (C-3) District, permit boarding, overnight care and outside runs. The
applicant proposes to operate a veterinary hospital from this location to accommodate the
overnight care of animals without the use of outside runs. (Condition)
CONCLUSION
The proposed zoning and land uses conform to the Upµer Swift Creek Plan which suggests the
property is appropriate for regional mixed use uses. The conditioned exclusion of outdoor runs
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OSSN031S-0CT26- BOS
associated with the proposed veterinary hospital limits any negative impacts of this use upon area
properties. In addition, the proposed zoning and land uses are representative of, and compatible
with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/20/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended
approval of this request subject to the condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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OSSN031S-0CT26-BOS
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