02SN0174-Feb27.pdfr~. ..... la 'mn~ CPC
February 27, 2002 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02 SN0174
Chesterfield County Board of Supervisors
Midlothian Magisterial District
1807 Huguenot Road
REQUEST: Amendment to Conditional Use Planned Development (Case 87S044) to permit
indoor recreational uses.
PROPOSED LAND USE:
The Senior Center of Richmond
educational and social programs
Featherstone Office Center.
at Chesterfield,
for seniors, is
a facility that offers fimess,
proposed within the existing
PLANN~G COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
AYES: MESSERS. GECKER, CUNNINGHAM, GULLEY AND MARSH.
NAY: MR. LITFON.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed senior center use conforms to the Huguenot/Robious/Midlothian Area
Plan which suggests the property and surrounding area are appropriate for a mix of
Providing a FIRST CHOICE Community Through Excellence in Public Service.
integrated office parks, regional shopping centers, light industrial parks and/or higher
density residential uses.
Bo
The proposed senior center use is compatible with, and representative of, existing and
anticipated development within the existing office center and the surrounding area.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER 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
STAFF/CPC
In addition to those uses permitted by Case 87S044, indoor recreational use, limited
to the operation of a senior center, shall be permitted. Such use shall not be subject
to the square footage restrictions for business uses as specified in the Textual
Statement of Case 87S044, 4. Use Exceptions. (P)
(NOTE: All other conditions of Case 87S044 shall remain in effect, except as
modified by this request.)
GENERAL INFORMATION
Location:
East line of Huguenot Road, north line of Greenspring Road and conunonly known as 1807
Huguenot Road. Tax ID 739-713-8707 (Sheet 6).
Existing Zoning:
0-2 with Conditional Use Planned Development (Case 87S044)
Size:
7.1 acres
Existing Land Use:
Office
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Adiacent Zoning and Land Use:
North -0-2; with Conditional Use Planned Development; Office and commercial
South-0-2 with Conditional Use Planned Development and R-7 with Conditional Use;
Vacant
East - R-7 with Conditional Use; Multi-family residential
West - R-7 and 0-2 with Conditional Use Planned Development; Single family residential or
vacant
Public Water System:
UTILITIES
There is an existing eight (8) inch water line extending from Greenspring Road onto the
request site. This site is connected to the public water system and use of public water is
required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending from Greenspring Road
onto the request site. This site is connected to the public wastewater system and use of public
wastewater is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The proposed use will have no additional impact upon these facilities.
PUBLIC FACILITIES
Fire Service:
The property is currently served by the Bon Air Fire/Rescue Station, Company Number 4
and Forest View Volunteer Rescue Squad. This request will have minimal impact on fire
and emergency medical service.
Transportation:
In 1987, Board of Supervisors approved rezoning (Case 87S044) on a 9.2 acre parcel, located
in the northeast comer of the Greenspring Road~uguenot Road intersection. The subject
property (7.1 acres) was part of that zoning case.
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The applicant is requesting an amendment to that original zoning case to permit indoor
recreational uses. The applicant intends to operate a senior center on the property. This
proposed use will have a minimal impact on the existing transportation network.
In conjunction with the original rezoning, the Board imposed a condition (Condition 16 of
Case 87S044) that requires an access to be constructed from the property to Greenspring
Road with the second phase of development on the property. According to that condition, at
time of schematic plan approval, the Planning Commission could modify this access
condition. In 1988, a schematic plan was approved by the Planning Commission, and a
condition (Condition 4) was imposed that requires the access to Greenspring Road be
provided prior to occupancy of more than 36,000 square feet of combined bank and
office/service or 44,000 square feet of office/service. Approximately 41,100 square feet has
been developed on the property. At time of site plan review for any
redevelopment/additional development, staff'will evaluate the need to construct the access to
Greenspring Road.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Huguenot/Robious/Midlothian Area Plan which suggests
the property and surrounding area are appropriate for a mix of integrated office parks,
regional shopping centers, light industrial parks and/or higher density residential uses. Such
uses should be designed to be compatible with adjacent uses and provide transition to
surrounding residential areas.
Area Development Trends:
Properties to north, south and southwest across Huguenot Road are develoPed for
commercial and office uses. Adjacent property to the southwest was zoned as part of Case
87S044, is currently vacant, but zoning permits offices, a bank and a fitness center when
incorporated into an office building. Properties to the east and west are developed for single
and multi-family residential uses. It is anticipated that office, limited commercial and higher
density residential uses will continue to occur in the vicinity of the request site consistent
with the recommendations of the Plan.
Zoning History:
On April 22, 1987, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a rezoning from Agricultural (A) and Residential (R-7) to
Office Business (O) with Conditional Use Planned Development on property that included
the subject parcel (Case 87S044). Conditions of this approval permitted some Convenience
Business (B-1) and Community Business (B-2) uses when incorporated into an office park
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development. Specifically, with the exception of a bank and health club, no business use
could exceed twenty-five (25) percent of any structure's square footage. The property has
been developed as the Featherstone Professional Center.
Site Design:
The request property lies within an Emerging Growth Area. New construction or
redevelopment must conform to the requirements of the Zoning Ordinance, together with
conditions of Case 87S044, which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities and screening of loading areas.
Uses:
Currently, uses permitted on the property are limited to those uses permitted by right or with
restrictions in the Corporate Office (0-2) District as well as use exceptions approved as part
of Case 87S044. This request would also permit the Senior Center of Richmond at
Chesterfield to operate a facility which provides a variety of fitness, educational and social
programs specifically designed for seniors, age fifty (50) years and older. Examples of these
programs include low-impact aerobics, yoga, Tai Chi, dance, health management, card and
game groups, discussion groups and day trips. Such uses would be conducted entirely within
an enclosed building on the site.
The Zoning Ordinance does not provide a specific zoning classification for this unique mix
of uses. The indoor recreational uses are first permitted in the Community Business (C-3)
Zoning District. As previously noted, a health club/fitness center, if located within a
structure occupied by office uses, is permitted by conditions of Case 87S044 on an adjacent
parcel to the east, fronting Huguenot Road. It is anticipated that the proposed senior center
use would be no more intense than the permitted health club/fitness center. The proposed
Condition would limit indoor recreational uses to the operation of a senior center, thereby
insuring that character of this office center as well as the original intent of the approved
zoning limitations remain unchanged.
CONCLUSIONS
The proposed senior center use conforms to the Huguenot/Robious/Midlothian Area Plan which
suggests the property and sun'ounding area are appropriate for a mix of integrated office parks,
regional shopping centers, light industrial parks and/or higher density residential uses.
The proposed senior center use is compatible with, and representative of, existing and anticipated
development within the existing office park center and the surrounding area.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (2/19/02):
The applicant accepted the recommendation.
An adjacent property owner expressed concern relative to access. The owner was also
subject to the conditions of Case 87S044 and the associated Schematic Plan approval,
relative to the requirement that access be provided from Greenspring Road to serve both
properties; that no cross access easement had been recorded across the subject property for
the benefit of this adjacent property and secure access to this future road connection to
Greenspring Road; and that as a part of this request, the Commission should require such
easement or eliminate the requirement for access to Greenspring Road for this adjacent
property.
Mr. Gecker noted that this adjacent property was purchased subsequent to the original zoning
and schematic approvals; that the proposed use required no external modifications; that it
was not fair to impose access requirements as part of this request and that such access
concerns should be dealt with through a separate request.
Mr. Litton indicated that he could not support this request on the grounds that as a Board of
Supervisors initiated application, the request, in his opinion, showed partiality towards the
beneficiary of the application.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended approval
of this request subject to the Condition on page 2.
AYES: Messers. Gecker, Cunningham, Gulley and Marsh.
NAY: Mr. Litton.
The Board of Supervisors, on Wednesday, February 27, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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