79S155
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STAFF REPORT
DATE: -Atl~tlS~-~~7-~9~9-~epet
September 26, 1979 (BS)
CASE NUMBER: 79S155.
APPLICANT: HOSPITAL CORPORATION OF AMERICA
REQUEST: Amend a previously granted proffered rezoning (Case
79S173)" to:
1. Permit construction of contemporary buildings versus
colonial design.
2. Permit elimination of a twenty-five (25) foot buffer along
the southern and eastern property lines.
3. Permit a second access to Meadowdale Boulevard.
GENERAL LOCATION: Dale Magisterial District; property fronts
the south line of Meadowdale Boulevard and is located approx-
imately 100 feet east of its intersection with Chesterwood Drive.
Tax Map 52-11 (3) Chesterwood Subdivision Section B, Block A
Lots 1 through 7 (Sheet 15).
SUBJECT PARCEL: 2.5 acres; zoned Office Business (0); vacant.
ADJACENT PROPERTY: Zoned Residential (R-7) and Residential
(R-15). Residential and public school use or vacant.
UTILITIES, SOILS, DRAINAGE AND EROSION, EASEMENTS: These amendments
will have no effect on public utilities, soils, drainge or erosion.
PUBLIC FACILITIES: These amendments will have no effect on public
facilities.
TRANSPORTATION & TRAFFIC: Vehicular movements will be distributed
over Meadowdale Boulevard which is in good condition. Sight
distance in the vicinity of this request is extremely poor. Based
on an initial gross floor area of 10,394 square feet, approximately
660 average daily trips will be generated by this request. Upon
approval of zoning, it was the Commission's and Board's opinion
that limitation of access to Meadowdale Boulevard was appropriate
because of poor sight distance. The applicants are requesting that
a second access be permitted.
In the area of the proposed medical office building is a newly
constructed McDonald's Drive in Restaurant in the Meadowdale
Shopping Center and a U.S. Post Office branch facility. These
land uses attract a significant quantity of traffic into the
area. Meadowdale Boulevard was designed to accommodate the
residential flow from Hopkins Road to the nearby residential
developments arid to Route 10 and beyond.
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There is a sharp contrast in the traffic generated between resid-
ential use and medical offices. The seven lots that were rezoned
to office would have generated 70 ADT (10.0 ADT per single family-
detached dwelling unit). Whereas, the current plan of 10,394 sq.
ft. of medical office space would generate approximately 660 ADT or
the equivalent of one 1000 sq. ft. fast food restaurant. The
medical offices generation rate of 63.3 ADT/IOOO sq. ft. is over
five times the generation rate of non-medical offices. (12.1 ADT/IOOO
sq. ft.).
Meadowdale Boulevard was constructed to handle residential traffic
but this proposal will generate almost ten times the traffic resid-
ential development would generate. Therefore, the importance of
controlling the number of accesses, subsequently traffic conflict
points) becomes critical. Staff foresees problems with two (2)
accesses due to the traffic patterns of the immediate area regard-
less of whether or not they are one way drives.
Only one access to serve this use should be provided and such access
should be located to obtain maximum safe sight distance. The
applicant, the VDH&T, and Staff should further review an amended
site plan and establish an acceptable location.
Presently, the sketch presented with the application shows sub-
standard accesses and road widths.
Staff foresees design problems with respect to internal circulation
that should be resolved by applicant, VDH&T, and Staff when specific
design plans are submitted. Staff is of the opinion that reversing
the location of the building with the parking area and one access
with a turnaround will be a practical solution. Another advantage
of this reversal would permit the building to act as a buffer
between the residential and the commercial developments at the
Hopkins Road intersection.
LAND ASSESSMENT: 1979 Appraised Value - $52,500.
GENERAL PLAN: Single family residential use.
DISCUSSION: On November 22, 1978, the Board of Supervisors granted
Office Business (0) zoning with proffered conditions on the subject
property. These condtions insurred land use compatibility with
adjacent residential land uses as well as limited access to Meadow-
dale Boulevard. The applicants are now requesting that three of
the five proferred conditions be amended.
Orginally, the developers intended to construct several small
colonial type office buildings, each having a maximum square footage
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of 4760 (see attached orininal site plan). The applicant has
submitted a revised rendering and site plan which are attached
hereto. The plans now indicate that one contemporary building,
having an initial square footage of 10,394 square feet with area
for future expansion, will be constructed. (see attached rend-
erings and floor plan). These revisions are somehat different
in scope and intent than what Planning Staff orginally conceived.
Specifically, the smaller office buildings were more of a resident-
ial scale than what is now planned. However, properly designed
and buffered, Staff is of the opinion that land use compatibility
can be achieved.
Secondly, the applicants are requesting elimination of the twenty-
five (25) foot buffer along the southern and eastern property lines.
Property to the south of the request parcel is occupied by Hopkins
Elementary School. Property which lies to the east of the request
parcel is presently occupied by a single family dwelling; it should
be noted, however, that this property has the potential for future
commercial use, in view of the Commission and Board's past decisions
relative to commercialization at the Hopkins Road/Meadowdale
Boulevard intersection. It should be noted however, that regardless
of the decision to delete the twenty-five (25) foot buffer, the
Zoning Ordinance will require screening of parking areas from
adjacent residentially zoned property. Specifically, the Ordinance
will require erection of a solid board fence or planting of dense
evergreens or ornamental shrubs along the southern and eastern
property line.
Also, being requested is permission for a second access to Meadow-
dale Boulevard. As described under "Transportation and Traffic"
the Commission and Board maintained that a single access to
Meadowdale was appropriate due to the extremely poor sight distance
in the area. Planning Staff and VDH&T maintain that permission
of additional accesses to Meadowdale Boulevard will result in a
hazardous traffic situation (See Transporation and Traffic)~
STAFF RECOMMENDATION:
1. Recommend approval of construction of a contemporary building.
2. Recommend approval of deletion of the twenty-five (25) ft.
buffer along the southern and eastern property lines. (Note:
Zoning Ordinance will require screening of parking which is adjacent
to these property lines.
3. Recommend denial of a second access to Meadowdale Boulevard.
Staff further recomends that the plans be revised to reflect
left turn storage lanes inaccordance with VDH&T standards.
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CASE HISTORY
8 21 79 CPC: The Commission recommended approval as follows:
1. A second access to Meadowdale Boulevard shall be permitted.
2. Construction of contemporary buildings shall be permitted.
3. Approval of deletion of the twenty-five (25) foot buffers
along the southern and eastern property lines subject to a seven
(7) foot high solid board fence being constructed along the eastern
property line. This fence may however be removed at such a time
that property to the east develops commercially.
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Furthermore, a seven (7) foot high solid board fence shall be
installed along the western property line within the previously
imposed twenty-five (25) foot buffer.
The Board of Supervisors on Wednesday, September 26, 1979 beginning at
2:00 p.m. will take under consideration your request for zoning.
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,Q78 5ECONDAR)'
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August 17, 1979
This is to certify that the undersigned agrees to the
erection of a 7 foot high solid wood fence on the eastern
side of the HCA property (my western properly line) in
lieu of a 25 foot buffer on said property.
The Hospital Corporation of America hereby agrees to
erect a 7 foot solid wood fence in lieu of granting a
25 foot buffer. It is agreed that work will start on
said fence within 90 days of the start of the project.
Mrs. Alice Smith
M. W. Burnett
Agent for HCA