89SN0404
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November-~r,-1989-8P6
Beeember-13,-1989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0404
Londonberry Corporation
Midlothian Magisterial District
East line of Huguenot Road
REQUEST: Amendment to Conditional Use Planned Development (Case 87S004) to
permit use and bulk exceptions.
PROPOSED LAND USE:
Initially, a 5,500 square foot karate school, with sale of related
equipment and supplies, is planned. Ultimately, other types of
schools could be located on the property. An exception to the number
of required parking spaces for the karate school is requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Northern Area Land Use and Transportation Plan designates
the request parcel for office use, conditions of zoning approval for
Case 87S004 permit office/warehouses and limited retail sales on the
property to provide a transition between Huguenot Commercial Park to
the north, and adjacent property to the south which is being developed
for a mix of office and commercial uses. Approval of the request to
permit a karate school with limited retail sales would, therefore,
conform to area development trends.
B. The requested exception to the number of required parking spaces would
be appropriate since it is anticipated that the peak use of a school
would be during non-peak use of the office/warehouses.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPCII 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.)
CONDITIONS
(STAFF/CPC)
1.
In addition to the uses permitted by Case 87S004, music,
dance, business, commercial, trade, vocational and training
schools, not to exceed an aggregate area of 5,500 square
feet in gross floor area shall be permitted. A maximum of
twenty-five (25) percent of gross floor area may be used for
the display of goods and articles for sale in conjunction
with any school 'use.
(NOTE: This condition is in addition to Condition 16 of
Case 87S004.)
(STAFF/CPC)
2.
A seven (7) parking space exception to the m1n1mum III
parking space requirement shall be granted for the school
use only. (p)
(STAFF/CPC)
3.
All activities associated with school use shall be located
within an enclosed building. (p)
(NOTES:
A.
Conditions 2 and 3 are in addition to conditions
of zoning approval for Case 87S004.
B. Except as noted herein, all conditions of zoning
approval for Case 87S004 remain in effect.)
GENERAL INFORMATION
Location:
Fronts the east line of Huguenot Road, north of Featherstone Drive. Tax
Map 8-16 (1) Parcel 12 (Sheet 2).
Existing Zoning:
o with Conditional Use Planned Development to P~rmit office/warehouses and
accessory retail sales
Size:
3.7 acres
Existing Land Use:
Office/warehouse with accessory retail sales
Adjacent Zoning & Land Use:
North - B-1 with Conditional Use Planned Development; Office and
commercial
South - 0 with Conditional Use Planned Development; Office and commercial
(under construction)
East - R-7; Multi-family residential
West - R-7; Multi-family residential
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89SN0404/PC/JAN10Y
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PUBLIC FACILITIES
Utilities:
Water:
8 inch public water line located on-site. Use of public water system
required by Ordinance and intended.
Sewerage:
Lies in Falling Creek sewage drainage area. 8 inch public wastewater
line located on-site. Use of public wastewater system required by
Ordinance and intended.
Drainage and Erosion:
Proposed amendment wi~l have no impact upon area drainage patterns.
Fire Service:
Midlothian Fire Station, Company #5.
adequate. Dependent upon present
required.
At present, fire service capability
locations, a fire hydrant may be
Transportation:
The proposed use will have a minimal impact on the existing road network.
A previously imposed condition of zoning for Case 87S004, Condition 6
requires the construction of a right-turn lane along Huguenot Road. The
Master Plan submitted with the current request does not reflect this
required road improvement, nor has the improvement been installed. The
developer must take action to install the required turn lanes.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation
Planning Area, which designates the request property for office use.
Area Development Trends:
Development along this portion of the Huguenot Road Corridor is charac-
terized by a mix of office, commercial, and multi-family residential uses.
Zoning History:
On January 28, 1987, the Board of Supervisors, upon a favorable recommen-
dation by the Planning Commission, approved rezoning to Office Business (0)
with Conditional Use Planned Development on the request property (Case
87S004). Uses were limited to office/warehouses, with a maximum of
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89SN0404/PC/JANIOY
twenty-five (25) percent of the gross floor area of each office/warehouse
space for display of goods and articles for sale.
Site Design:
This request lies within the Lee-Huguenot Retail Office/Warehouse Complex,
which consists of four (1) one-story buildings fronting a common parking
area. It should be noted that a minimum of ninety-seven (97) parking
spaces is required for the office/warehouse and accessory retail sales
uses. A total of 104 parking spaces have been provided. Approval of the
request to permit a karate school with accessory retail sales would require
a total of 111 parking spaces for all uses.
Architectural Treatment:
Conditions of zoning approval for Case 87S004 require an architectural
treatment similar to that required in Emerging Growth Areas, as reflected
in the existing buildings.
Buffers & Screening:
Conditions of zoning approval for Case 87S004 require a thirty (30) foot
buffer along the eastern property boundary, adjacent to an existing
multi-family complex (Huguenot Village).
Conclusions:
Although the Northern Area Land Use and Transportation Plan designates the
request parcel for office use, conditions of zoning approval for Case
87S004 permit office/warehouses with accessory retail sales on the property
to provide a transition between Huguenot Commercial Park, to the north, and
adjacent property to the south which is zoned and being developed for a mix
of office and commercial uses. Approval of the request to permit a schools
with accessory retail sales would, therefore, conform to area development
trends. Currently, a karate school is planned. While staff supports the
school use, it should not be construed that more intense commercial type
uses along this portion of the Huguenot Road Corridor will be supported in
the future.
A seven (7) space exception to the m1n1mum required number of parking
spaces is requested to accommodate the school. Specifically, a minimum of
111 parking spaces are required for the office/warehouse, karate school,
and accessory retail uses. A total of 104 parking spaces exist on the
site.
It is anticipated that schools will experience their peak use after normal
working hours, when the parking area is under-utilized by the
office/warehouse uses. Therefore, approval of the requested exception to
the minimum required number of parking spaces would be appropriate. (Con-
dition 2)
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CASE HISTORY
Planning Commission Meeting (11/21/89):
There was no opposition present.
The applicant accepted the recommendation.
On motion of Mr. Kelly, seconded by Mr. Warren, the Commission recommended
approval of this request, subject to the conditions on page 2.
AYES: Unanimous.
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
The Board of Supervisors on Wednesday, January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
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89SN0404/PC/JAN10Y
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