97SN0239
'.....
-
Jtme 17, 1997 crc
July 23, 1997 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
97SN0239
360 Capital Partnership
Matoaca Magisterial District
Southeast quadrant of Routes 288 and 360
REQUEST: Amendment to Conditional Uses (Cases 95SN0197 and 97SN0162) relative to
buffers, access restrictions and densities. Specifically, with the approval of Case
95SN0197, the applicant proffered a buffer condition adjacent to Glen Tara
Subdivision which precluded vehicular access and a condition which precluded any
access to Bonnieblue Road. With the approval of Case 97SN0162, the applicant
proffered a condition limiting the density of development based upon acceptable
levels of service, as determined by the Transportation Department, from a traffic
impact analysis submitted by the applicant. The applicant is now requesting
permission to allow emergency vehicular access to Bonnieblue Road through the
required buffer and to be allowed to increase the density of commercial
development based upon a revised traffic impact analysis.
PROPOSED LAND USE:
A mixed use development with office, commercial, light industrial and residential
uses is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: Messrs. Shewmake, Cunningham, Marsh and Miller.
ABSTAIN: Mr. Gulley.
"MEZA'II1I/dAV6EZONSL6
Z
JO l~;;)J ~ltmbs 000' ~ 'MOPll!M tuq:l-;;)APP Ip!M. lUB1mnS~1l pooJ lS-eJ JO
l;;)::lJ ::ll-enbs 000' t 'l:nU::l::> ~ll!ddoqs JO 1::l~J::l1lmbs 000' 9~S ::lq U-eqs
lU::lwdoI::lA;;)P S!lfl JO Al!SU~P wnwpmw ;;lq~ 'S::l!l!SU;;lG lU~I-eA!nba
'f:
(JdJ/ddV~S)
(' L6 IONS~6
;;lS-eJ 10J Z UO!l!PUOJ pal~JJold s~p;)sladns uO!l!puo:J sffi :g:.LOW
'lU::lUlU-eda(] a1H AlunoJ ::lIp Aq paU!Wl::ld
s-e Sap!qaA A::>ua~law~-uou Aq SS::l:l::>-e lU~A~ld 01 p~ln:J::lS ~q n-eqs
pU-e AYUO S::lp!qaA A::>U::l~l::lW::l 01 P::ll!W!I ::lq n-eqS p-eO"M ::lnlq::l!UUoH
IDOlJ Xll::ldOld ;;)lp 01 SS::l::>::>V 'UO!S!A!pqns -em~ U~ID alp U!
p-eO"M A-eM-eU-e::>S 10 ::llml l::lPID{::>OIH ';;)A!lG -em~ uaID WOJJ Xlladold
alp 01 p::lP!AOld aq n-eqs ss~::>::>-e ON 'SS'l alno~ pm UO!S!A!pqns t'/m~
U::lID JO quou p-eO"M pOOM::l~PPH '09E alno"M wo.IJ pm 01 pal!W!I aq
IJ-eqS Xlladold alp WO.IJ pUt'/ 01 SS::l::>::>e 1-eln::>m::l A 'UOp::l!llsa'M 5sa::>::>v
'Z
(JdJ/ddV~S)
(' L6IONSS6 as-eJ
10J '::> '1 uO!l!puoJ pal::ljJ01d sap::lsl::ldns uO!l!puo:J sm~ :g:.LON)
'ZZ~-61 uO!l::>as pUB 'p-eo"M anIqa!lIlIoH
l-e l::lJJnq ~lp q~nol1p ssa::>::>-e ap!qaA A::>ua~lawa MOIre 01 u-eql
1alpo (f) pu-e <n ld~::>x~ lZ~-61 'OZ~-61 suo!l:>as 'a::>ImI!p10 ~U!lIOZ
::llp JO slUaWal!nbal alp 01 WlOJUO::> nmts l::lJJnq P!-eS;;)lOJ-e aq~
'1
(JdJ/ddV~S)
SNOIilGNOJ GffiIHddOMd
C NOISSIWWOJ DNINNV'Id 3H~ AH
OaONaWWOJffi{ SNOIllONOJ 'IVNOIllOav ~ "JdJ" V A '1NO H~lM. SNOIilONOJ
'ddV~S AH AT~'IOS GHONHWWOJffi{ ~ "ddV~S" V A'INO HLIA\ SNOI~IGNOJ
'NOISSIWWOJ 3H~ GNV ddY.LS H~Og AH NOdIl O'fIffiIDV ffiI3A\ "JdJ/ddY~S" Hl.L\\
Oa.LON SNOIllGNOJ HHL 'SNOIllGNOJ "MHddO"Md AVW "MHNM.O A~~g:dO~d 3H~
. NOI~IONOJ "MHddIlH V SI 03S0dWI 'fIg A VW ~VH.L NOIllGNOJ A 'INO 3H~ :now
. SluawaAoldW! p-e01 pal!nba1 alp Ip!h\ p::l1-ePOWWO::>:>-e aq u-e:> sa!l!suap
::>YJ-e1l U! as-ea1::>ll! pasodOld alp 'suo!l!puo::> gU!lIoz P;;)AOldd-e alp uodn p~s-eg 'g
'UO!S!A!pqns t'/l-e~ u~ID JO SlUap!S~l aql
l::>-edW! AlaslaAp-e ~s!.Mlaqlo 10 ::l!JJ-ell -eam as-ea1::>ll! 10U Plnoqs 'alOJal~ql 'pUB AYUO
saI:)m~A A:Juaglawa 01 p~l:)!llsal ~q PInoM p-eo"i[ ~nIq~!lIlI09 01 ssa:J:J-e p~SOdOld aq.L 'V
:SUOS-e::U 1ill!MOUOJ aqllOj I-eAOldd-e pU::lWWO:)~"M
NOI.L VGN3WWOJ3M tidY .LS
-,
.....
drive-in bank, 15,000 square feet of quality restaurant; 200 room
hotel and 450 apartment units, as shown in Table 2 of the "Traffic
Impact Analysis Report" prepared by Ramey Kemp & Associates,
Inc., dated April 1977, or equivalent density as approved by the
Transportation Department.
(NOTE: This condition supersedes Proffered Condition 17 for Case
97SN0l62.)
(NOTE: All other proffered conditions for Cases 95SN0197 and
97SN0162 remain in effect with the approval of this request.)
GENERAL INFORMATION
Location:
Located at the intersections of Route 288 and Route 360 and Route 360 and Bridgewood
Road. GPIN 736-679-7262,8553 and 9075; 737-677-2935; 737-679-0848; 738-677-2474;
738-679-2266; 738-680-2767, 4978 and 8161; and 739-677-0282 (Sheet 20).
Existini Zonini:
C-4 with Conditional Use
~:
221.8 acres
Existin~ Land Use:
Single family residential or vacant
Adjacent Zonini & Land Use:
North - C-5, and I-I with Conditional Use Planned Development; Vacant
South - R-9; Single-family residential
East - R-15, R-9 and A; Single-family residential or vacant
West - A, and 1-1 with Conditional Use Planned Development; Office or vacant
3
97SN0239/WP/JUL Y23R
"MEZA'Iflf/dM./6EZONSL6
v
aA!lp qW^ lUBl11mS~l POOl lS-eJ JO l;:)aJ ::ll-enbs 000' ~ 'lalU~::l 1ill!ddoqs JO laaJ ~l-enbs 000' V L9
JO Al!SU;:)P wmu~x-ew -e 01 Xllad01d alp uo lu~wdoI::lAap l!W!I SUompuo:J pal~Jl01d ~ll!lS!X3
'lU~W;;)l!nb~l
UO!l-edp~u-ed ::lqllnolp!M. p~UOZ s-eM. Xll~d01d aq.L . ~66 1 ~ gU!lIOZ 101 P~l~P!SUOJ S-eM
Xll~d01d ::lql uaqM W::llSAS G/J 88(; ::llnO"M aql JO UOH::lldwOJ U! ::ll-edP!u-ed lu-e:J!Idd-e ~ql
l-etp p~puaWWO:J::ll JJms .p~ww-e~old S! Slu~waAold-ar; as~lp J01 gll!PU11J ON .~gu-eq::>lalll!
::llp q1inoJql 88(; ;;)lno"M gUOI-e W::llSAS (O/J) 101nq!llS!P/10l~UO:> -e 10 UO~SU~lx~ pm Sdw-el
ImIo!l:J~l!P apnpll! PInoqs ::l1iu-eq:Jldlll! ::llp JO ~~S::lp ~-eID!lln aq.L 'lu~wdoI::lA~P -e~l-e WO.IJ
:)!JJ-e1l pu-e sawnIoA :)YJ-ell "Ie:JoI" Pdl:JafoJd ::ll-epoWWO:JJ-e 01 ~(q-e ~q 10U lHM. ~1iUt'/q:Jla1ll!
88'l alno'M/09f: alno'M ::lqll-elp al-e:J~pu! Slse:>~lOJ lU::lJln;) ',{I::lA!l:Jads::ll' A-ep l~d S::lp!t{::lA
LE~'Ll pu-e Ovl'6'l JO SlUnOJ J!JJ-ell 9661 p-eq 88'l dlno'H pu-e 09E alno"M '~gut'/q::>lalll!
88Z alno"M/09E alnO"M aql JO lUBlp-enb lst'/aqlnos alp ll! pal-e:)oI s~ Xll~dOld l::l::lfqns ::lq.L
:uopmJodsu-el.L
'lU::lWpuaw-e S!ql uoddns
u-e:J Jjms 'lu::lwdoI~Aap aql 01 sa::>!AlaS A:)uag1awa ::lp~AOld 01 Xlmq-e ::lql ::lJu-equ~ lHM. S!ql
sy 'lu~wd!nb~ A::>U::l1ilaw~ 10J Auad01d alp WO.IJ pm 01 SS~:J:)-e JO su-e~w PUO:J::lS -e M.On-e
PlnoM. L61ONS~6 as-eJ JO 'l UompUOJ P~ldJJOld OllU::lwpU~w-e p::lSOdOld ~lp JO I-eAOlddy
:~:J!Al::lS ~1!d
S3Jll'lIJYd ;)I'1Hild
'UO!S!A!pqns -em~ U::lIDV!M ~ll!I Xll~dold UOWWO:J
alp W01J A-eME jJOUnl l::lal!p 01 panmSll! aq lsnw W~lSAS a:>mAaAuO:J ~1i-eU!-e1p l~qlO
awos 10 laMas Wl01S -e 'SUompUO:J p~:>ual~J::ll-aAoqe ~lpJO Slu;;>wal!nb~l ~Ip l~~W O.L 't'/::lm
sno!AladW! u-e p::ll::lp!SUO:> S! 'l;;>doY:;JA::lP ::lql Aq p~SOdOld st'/ 'SS::l:J:>-e AJU~~l~Wa ~UOlS y
'UO~S!A!pqns -em.L uaID WO.IJ A-eM-e pal:Jal!P S! s-e~m sno!AladW! Jalpo pu-e S){feM~P!S 's-e::lJ-e
~UPJl-ed 's~ll!PTInq W01J jJOUnll-eql os p::l~!sap ~q ::l~mI!-e1p l-elp ~l!nb~l PInoM. L610NS~6
~s-eJ 10J L r UOPwuoJ p~l::lJJOld pUB Z910NSL6 aSt'/J 10J 171 UOP!puoJ p~l::lJJOld
:UO!SOlH pu-e ;::l~-eU!-e1a
'"IV.LN3WNO"MIANtI
'lU;::lW~l!nb::lll-eql
l:J~JJ-e 10U Il!M SlU~wpU::lw-e pasodOld aq.L 'Z91ONSL6 pUB L61ONS~6 sas-eJ 10j It'/AOldd-e
gU!lIOZ JO Uop~puo:J -e s-e pal!nb~l S! SW::llSAS l~l-eM.~lS-eM pUB l::llt'/M :Jnqnd ~t{l JO ~Sfl
S3lll'lIJJ1
-
-
through window, a 2oo-room hotel, and 450 apartments, or equivalent traffic generation.
The development is anticipated to generate approximately 31,560 average daily trips.
The applicant has submitted a revised traffic analysis and is requesting modification of
Proffered Condition 17, Case 95SN0197 to increase the permitted density of development
on the property by approximately 200,000 additional square feet. The requested maximum
density will be 856,000 square feet of shopping center, 3,000 square feet of fast food
restaurant with drive through window, 5,000 square feet of drive-in bank, 15,000 square
feet of quality restaurant, a 2oo-room hotel, and 450 apartment units, or equivalent traffic
generation. The requested development is anticipated to generate approximately 37,760
average daily trips.
Acceptable levels of service will be maintained on Route 360 if the density modification
is approved; therefore, staff supports the request. The Route 288/Route 360 interchange
will not accommodate the additional traffic without future improvements.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area Land Use and
Transportation Plan which suggests the property is appropriate for open space, light
commercial and office uses, and for residential use of 7.01 units per acre or more.
Area Development Trends:
The area is characterized by vacant commercially and industrially zoned property to the
north, single-family residential subdivisions of Kellersley and Glen Tara to the south and
east, and industrially zoned property to the west, across Route 288, that is occupied by an
office use or is vacant.
Zonin~ History:
On May 24, 1995, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning with Conditional Use on 219.4 acres of the
subject property (Case 95SN0197). A mixed use development with office, commercial,
light industrial and residential uses was proposed. With the approval of Case 95SN0197
the applicant proffered a buffer condition which precluded vehicular access through the
buffer (Proffered Condition l,c., Case 95SN0197) and a condition which precluded any
access to Bonnieblue Road (proffered Condition 2, Case 95SN0197).
On February 26, 1997, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with Conditional Use on 2.4 acres of
5
97SN0239/WP/JUL Y23R
"MEZA Iilrl dM/6EZONSL6
9
'p~pUaWWO::l~l S! lS::lnb::ll S!tP JO Il?AOldd~ 'SUOp-el~P!SUO:J ~S~ql U~A!D
'SlU~W~AOldW! p-eOl p~.I!nb~l ::lql ql!h\ P~l-epowwO:J:m ~q
m:J Al!suap ::lYJ-ellll! as"C~l:Jll! p::lSOdOld ~ql 'SUO!l!PUO::l ~U!UOZ JO I-eAOldd-e alp uodn p~S"Cg
'S~!:Ju;;)~b::lw;,;) JO ~st'/:J ll!
sS~:J::l-e JO Sll-e::lW I-elIo!l!PP-e u-e ap!Ao.ld lTIh\ SS~:J::>-e ~Ip 'l;';)qund 'UO!S!A!pqns t'/m.L u~ID jO
SlU::lp!Sa1 ~qll::l-edW! AIasl::lAp-e ::ls!Mlaqlo lO :J!JJt'/1l -e~m ::lS"C~1::lll! 10U PInoqs '~lOJ~l::lql 'ptm
AYUO S~pm::lA A:JU::l~l~W~ 01 paP!llS~l aq PInoh\. p-eO"M ~nIq~!lIlIog 01 SS~:J:J-e p~SOdOld ::It{.L
SNOISI1'IJNOJ
(Z pUt'/ 1 suo!l!puoJ
pa.laJJold) ,(Z pUP. ':)'1 suo!l!puoJ P~ldJJ01d 'L61ONSS6 ;';)s-eJ JO lU~WPU::lWY) p-eo"i[
anyq::l!lIllog W 1aJJnq p~l!nb~l aql qgnollp SS::l::l::>-e ;';)pm::lA ,{::lU~~l~Wa ~A-eq 01 pah\On-e ~q
01 gU!lsanbal S! 1tm:J!ldd-e alp 'luawu-ed~a ~l!d ::lIp Aq p;;)ss::lldx~ SUl~:JUO:J 01 ::lSUOdS::ll UJ
'h\.~!Aal U-eId ~l!S
~nol1p UO!SS!WWOJ gll!Ulmld ::lql ,{q p~mPOW ~q 01 Sl~JJnq as~Ip h\OI{t'/ lOU PlnoM. laJJOld
srq.L ,( 1 uOP!puoJ pa1~JJold 'Z91ONSL6 ~S"CJ ptm 'q'l uO!l!puoJ P~l~JJold 'L61ONS~6
as'eJ) a:Ju~J Alpn:J::ls ){trn-ll!-eq:J q1i!t{ 100J (9) XIs -e lfl!h\ l::lJJnq 100J 001 -e pal::lJJold
s-eq lu-e::>!Idd-e aIp '(-em~ ~){e'l glI!pnpx~) UO!S!A!pqns p.m~ uaID OllU::l:J-efp-e 'sa:JUtnSll!
l::ltpO n-e UJ '('-e'1 UO!l!PUOJ p::ll::ljJ01d'L610NS~6 ~S"CJ) UO!S!A!pqnS -el-e.L U~ID 01
lU~:J-efpp. aq PInOh\ lU::lmdoI~A~P I-epU::lp!S~l"'UOU ~l~qJ\:\ ::ll!S lsanb~l ::ltp JO Ampunoq All~Old
aql1iuOI-e n-eM. A.mos-ew qgrq 100J (S) lq~!a wnW!U!W -e tp!h\ l::lJJnq 100J 00 1 -e p::ll~JjOld
lUB::l!Idd-e aql 'An-e::lypads 'UO!S!A!pqns -em~ U~ID 01 lU;:):J-efp-e Sln:J:JO 1U::lwdOpA~p
I-e!luap!Sal-UOU al::lqh\. laJJnq lalp.::llg -e pal::lJJOld lUt'/:J!Idd-e ~Ip 'Z91ONSL6 PUt'/ L6IONS~6
S::ls-eJ JO I-eAolddt'/ ::ltp tp!M. 'UOP!Sll-ell pUB Almqp-edWOJ ~sn Pu-eI 01 a^!l-eI~l SUl~:JUO:J
JJ-etS SS::llpp-e 01 UOJJ~ UB UJ 'sa!ll~dold ::lS::lIp OllU~:J-efp-e l::lJjnq 100J (~iJ ~AY-AlU~A~S
-e sal!nb::l1 ~:Jt.nru!P10 gU!lIOZ aq~ 'UO!S!A!pqns -em~ U::lID ll! s~:JU::lP!s;,;).l AlfW-eJ ::llgU!S
Aq p~!dn:J:Jo S! pu-e (6-ID It'/puap!s::l"M p~tJoz S! 1S'e~ pu-e qlnos ::lql 01 Xll~dOJd lU~:Jt'/fpy
: ~U!ll~al:JS 'S' slayng
'(Z9IONSL6
as'eJ 'L 1 uopwuoJ p~l~YOJd) lUB:J!ldd-e alp Aq p~u!Wqns S!SAI~ l:J-edW! :JYJ-ell -e mOlJ
'lU~UlU-ed~G UO!lmJodsu-e1.L aIp Aq P~lI!Wl::ll::lP s-e '~::l!Al~S JO sI~AaI ::lyqmd~:J'e uodn p~S"Cq
lu~wdoI~A~P JO Al!SU~P ~ql glI!l!W!I UO!l!puo:J -e ~l~JJOld 1Ut'/J!{dd-e ~Ip Z910NSL6 ~S'eJ JO
reAOldde ::ltp ql!.M. . XlladOld l-etp UO SUopwuo:J 1::lJJ01d Ollm:J!Idd-e ::lql h\Oue 01 L6IONS~6
~S'eJ JO l:J~fqns ::lql s-eh\. q:Jmh\ Xlladold ::lql p::lpnPlI! Osre Z910NSL6 as-e:> '(Z910NSL6
as'eJ) L610NS~6 ::lS'eJ ll! p::lpnPll! 10U s-eh\ q:JllIh\ XlladOld I-elmln:J!~-e lua:J-efp-e
-
CASE HISTORY
Planning Commission Meeting (6/17/97):
The applicant accepted the recommendation. There was no opposition present.
Mr. Gulley expressed concern relative to the data used to perform the traffic analysis. He
questioned utilizing traffic volume estimates based upon industrial use of property located
in the northeast quadrant of the intersection of Routes 360 and 288. It was noted that the
adopted :elan for the area designated the northeast quadrant for industrial use.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3,
AYES: Messrs, Shewmake, Cunningham, Marsh and Miller.
ABSTAIN: Mr. Gulley,
The Board of Supervisors, on Wednesday, July 23, 1997, beginning at 7: 00 p, m., will take under
consideration this request.
7
97SN0239/WP/JUL Y23R
'.
'"
" ..,
.......t"...
C-3
I-I
A
e
Ie
0-2
...,
,~*
,,,-
/
I
~~3'
I.
Assumed Adjacent
Development Densities
Light Industrial 256,000 s.f.
Restaurant 6,000 s.f.
Drive-thru Bank 3,000 s.t.
N
.
.1
DEVELOPMENT
DENSITIES ASSUMED
· IN TRAFFIC ANALYSIS
0-2
'..-
..., c. -J 97SNOz..3~t:j1
.,.~~~ ~ :L """'/ I' .
. 4REA'- = ~!; ---;.........., h 'I;