97SN0223
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M8:)' 20, 1997 CPC
hmc 17, 1997 CPC
July 23, 1997 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
97SN0223
The Restaurant Company
Clover Hill Magisterial District
North line of Hull Street Road
REQUEST: Amendment to Conditional Use (Case 91SN0286) to allow drug store/pharmacy
use with drive-in window plus Conditional Use to permit outside public address
systems .
PROPOSED LAND USE:
A drug store/pharmacy with drive-in window is planned. In addition, other uses
as permitted with approval of Case 91SN0286 would still be allowed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Uwer Swift Creek Plan which
suggests the property is appropriate for neighborhood commercial uses.
B. The proposed zoning and land uses are compatible with existing and anticipated
area commercial development.
C. The development standards of the Zoning Ordinance and the existing and proposed
proffered conditions further ensure compatibility with existing and anticipated area
development and address concerns relative to architectural style, lighting,
landscaping and outdoor speakers.
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(STAFF/CPC)
8,
All signs shall conform to the sign package dated February 10,
1993, revised October 20, 1993 and approved by the Planning
Department on Feburary 10, 1993 and October 21, 1993,
respectively.
GENERAL INFORM A TION
Location:
Fronts the north line of Hull Street Road, east of Deer Run Road, GPIN 728-674-8705
and 729-674-0215 (Sheet 20),
Existini Zonini:
C-3 with Conditional Use
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3,6 acres
Existini Land Use:
Vacant
Adjacent Zonini & Land Use:
North - C-3 with Conditional Use; Vacant
South - A and C-2; Commercial or vacant
East - C-3 with Conditional Use; Vacant
West - C-3 with Conditional Use; Commercial
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line along the north side of Hull Street
Road adjacent to the request site. In addition, there is an existing twelve (12) inch water
line along Bayside Court adjacent to the request site, Use of the public water system is
required by County Code,
3
97SN0223/WP/JUL Y23M
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Transportation:
In 1991, the Board of Supervisors approved the rezoning (Case Number 91SN0286) of
approximately forty-seven (47) acres generally bounded by Hull Street Road (Route 360)
and Harbour Pointe Parkway, for development of a mixed-use project, In conjunction
with that approval, the Board of Supervisors accepted transportation related proffered
conditions that included maximum density of development, right-of-way dedication, access
control and construction of mitigating road improvements, The required road
improvements and right-of-way dedication have been completed.
As noted, the subject property is part of that mixed-use project, At time of site plan
review, staff will evaluate the specific land use and density of development, compared to
the approved maximum density for this mixed-use project.
LAND USE
Comprehensive Plan:
The request site lies within the boundaries of the Up'per Swift Creek Plan which suggests
the property is appropriate for neighborhood commercial uses.
Area Development Trends:
The request property is an outparcel of the Harbour Pointe Shopping Center,
Development along this portion of Hull Street Road is characterized by a mix of
agricultural, residential, office, commercial and industrial zoning with commercial land
uses or vacant land,
Zonin~ History:
On December 11, 1991, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with Conditional Use on the request site and
adjacent property to the north, east and west (Case 91SN0286). With the approval of Case
91SN0286, a dmg store/pharmacy was excluded as a permitted use on the request
property ,
Site Desi~n:
The request property lies within an Emerging Growth Area, With the approval of this
request, new construction must conform to the development standards of the Zoning
Ordinance which address access, parking, landscaping, setbacks, signs, buffers, utilities,
and screening of dumpsters and loading areas,
5
97SN0223/WP/JUL Y23M
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additional landscaping along the northern boundary of the request site, (Proffered
Condition 3)
Loud Speakers:
The applicant has requested a Conditional Use to permit outside public address systems,
Any outside public address system should be limited to intercom-type systems commonly
associated with drive-through facilities. (proffered Condition 4)
CONCLUSIONS
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests
the property is appropriate for neighborhood commercial uses and are compatible with
existing and anticipated area commercial development, In addition, the development
standards of the Zoning Ordinance and proffered conditions further ensure compatibility
with existing and anticipated area commercial development and address concerns relative
to architectural style, lighting, landscaping and outdoor speakers,
Therefore, approval of this request is recommended,
CASE mSTORY
Planning Commission Meeting (5/20/97):
The Commission deferred this case to their June 17, 1997, public hearing,
Staff (5/21/97):
The applicant was advised in writing that any new or revised information should be
submitted no later than May 27, 1997, for consideration at the June 17, 1997, public
hearing,
Applicant (5/28/97):
The applicant submitted revised and additional proffered conditions, as discussed herein,
7
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