06SN0334
September 19, 2006 CPC
October 25, 2006 BS
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STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0334
3 L LLC
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 86S117) 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 11 7 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 land use conforms 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
(STAFFICPC)
In addition to those uses permitted by Case 86SNl17 within the Medimn
Density Office/Commercial Retail (MDO/CR) Tract, veterinary hospitals
exclusive of outside runs shall be permitted. (P)
(NOTE: This condition is in addition to the Textual Statement, Item VI.E.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 727-692-8910.
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
1.2 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - 0-2 with Conditional Use Planned Development; Vacant
South, East and West - C-2 with Conditional Use Planned Development; Commercial
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06SN0334-0CT25-BOS
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the east side of
Charter Colony Parkway approximately 340 feet east of the request site. Water lines
have been installed to serve the request site but have not yet been accepted into the
county system. Use of public water system is required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line in Garrison Place Drive,
approximately 850 feet southwest of the request site. Wastewater lines have been installed
to serve the request site but have not yet been accepted into the county system. Use of
public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
This request will have minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Swift Creek Fire Station, Company Number 16, currently provides fire protection
and emergency medical service. This request will have a minimal impact on fire and
EMS.
Transportation:
This request will have a minimal impact on the anticipated traffic generated by
development of the property.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper 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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06SN0334-0CT25-BOS
Area Development Trends:
Surrounding properties to the north, south and east are zoned C-2 and 0-2, both with
Conditional Use Planned Development as part of the Waterford and Centerpointe
developments. The Colony Crossing Shopping Center, which includes the subject property,
is currently under construction on the C-2 portion while the I-I portion remains vacant. 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 recormnendation 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-I) 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 868117, development must conform to 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 land use conforms to the Upper Swift Creek Plan which suggests the property is
appropriate for regional mixed use uses. The exclusion of outdoor runs associated with the
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06SN0334-0CT25-BOS
proposed veterinary hospital limits any negative impacts this use might have on area properties.
In addition, the land use is representative of, and compatible with, existing and anticipated area
development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/19/06):
The applicant accepted the recommendation There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended
approval subject to the condition on page 2.
AYES: Messrs. Wilson, Gecker, Bass, Gulley and Litton.
The Board of Supervisors, on Wednesday, October 25, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SN0334-0CT25-BOS
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