91SN0286
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December lit 1991 BS
ADDENDUM
91SN0286
Brandermill Development Co., L. P.
and
Harbour Point Associates
Clover Hill Magisterial District
North line of Hull Street Road
and south line of Harbour Pointe Parkway
REQUEST: Rezoning from Light Industrial (M-1), Residential (R-7) and Office
Business (a) to CODlDIWlity Business (C-3) with Conditional Use to
permit a shopping center, mu~ti-family residential. and townhouse
. res idential uses. Spec if ical1y , shopping center, mul ti - family
residential and townhouse residential uses are permitted as restricted
uses within C-3 Districts unless the restrictions cannot be met, in
which case a Conditional Use is required. The applicant seeks the
ability to develop a shopping center of more than twenty-five (25)
acres which does not have frontage on, and access to, at least two (2)
arterial roads. In addition~ the applicant seeks the ability to
develop multi -family res idential uses on less than the twenty ( 20)
acre minimum parcel size requirement for such use, and \ to develop
townhouse residential uses on less than the ten (10) acre minimum
parcel size requirement for such use.
On motion of Mr. Warren, seconded by Mr. Belcher, the Commission recommended
approval of this request, subject to the following conditions and acceptance of
the following proffered conditions:
CONDITIONS
1. The application, as revised, and plan, ti tied "Harbour Pointe Zoning
Map" prepared by Gerstenmaier Design Studio, dated Septembe.r 12, 1991,
and last revised November 15, 1991 (Exhibit A), shall be considered
the plan for the development of this property. (p)
2. The public wastewater system shall be used. (U)
3. The developer shall be responsible for: A) full cost for traffic
signalization, if warran~ed as determined by the Transportation
Department, at the Road A/Deer Run Drive/Route 360 intersection; and
B) full cast for a traffic signal if warranted as determined by the
Transportation Department at either the Road B/Route 360 intersection
or the Harbour Pointe Parkway/Route 360 intersection. These required
road improvements shall be included in and constructed in accordance
with the phasing plan required by the proffered conditions. (T)
(NOTE: This condition supersedes Proffered Condition 17.G.)
PROFFERED CONDITIONS
1. 'The areas designated Area A and Area D on the plan titled
"Harbour Point Zoning Map" (the "Plan") prepared by Gerstenmaier
Design Studio, dated September 12, 1991, and last revised
November 15, 1991 ("Exhibit AU) shall be used for retail
outparcel development. The architecture of the outparcel
facilities shall be of a contemporary/transitional style as set
forth in Proffer 13. Except as qualified herein, uses permitted
shall be those used permitted by-right and those permitted with
restrictions in the C-3 District except that the following uses
shall not be permitted.
Excluded Uses:
a. Hospitals..
b. Pawn shops.
c. Department stores.
d. Frozen food locker and sales.
e. Funeral homes or mortuaries.
f. Meat markets.
g . Occult sciences!t such as palm readers, astrologers It
fortune tellers, tea leaf readers, prophets, etc.
h. Rest, nursing and convalescent homes.
i. Drug store/ pharmacy.
j. Grocery store containing more than 4,000 gross square
feet; provided, however, a grocery store such as a
mini-maxket or food-mart shall be permitted provided it
contains less than 4,000 gross square feet and is
located only on Parcel A.
k. Automobile and motorcycle sal.es and, as accessory to
sales, service, repair or rental.
2. The area designated Area C on the Plan shall be used for
development of a neighborhood shopping center as intended within
the Comprehensive Plan reference. to neighborhood mixed use nodes.
Uses permitted shall be those uses permitted by-right and those
permitted with restrictions in the C-3 District except in
accordance with the Conditional Use Application. The shopping
center shall be subject to the following restrictions:
a. The total building area of the shopping center shall not
exceed 127,500 gross square feet, exclusive of the
outparcels.
b . Individual tenant spaces wi thin the shopping center shall be
limited as follows:
( 1) No more than three tenants at the center may exceed
12,000 gross square feet each;
(2) Two of such tenants may each contain up to maximum of
30,000 gross square feet each; and
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(3) One such tenant may contain up to 70..000 gross square
feet;
providedt however, the total gross square footage of all space at
the shopping center shall not exceed 127,500 gross square feet,
exclusive of the outparcels.
3 .. Subj ect to the limitations set forth in Proffers 4 and 6 below,
the area designated as Area B on the Plan shall be used only for
office, office/warehouse, and/or multi-family/tOwnhouse
development. This area shall be generally developed as a
transitional area between the retail uses .along Hull Street Road
and the existing residential uses in Harbour Pointe. Uses
normally permitted by-right and with restrictions within the C-3
District are hereby excluded from Area B, except those uses.
specifically set forth below.
Permitted uses:
a.
Offices: business,
professional.
governmental,
medical
and
b. Underground utility uses except as provided in Section
21 . 1-146 ( a) of the Ordinance, when such uses are
located in easements, or in public roads rights of way.
c. Office/warehouse where the retail portion of the
warehouse far each individual tenant occupies forty
percent (40%) or less. of the individual tenant's space.
The loading/warehouse. areas shall be oriented away from
the adjacent residential or office uses. Each
individual tenant space shall be limited to a single
loading door or dock for the warehouse portion of the
tenant's space.
d. Residential multi-family and townhouses according to
the following. conditions:
Multi-family and/or residential townhouse uses
shall be incorporated into an integrated schematic
plan. If multi-family units and/or residential
townhouses are developed, they s~ be stmilar in
architectural style to Old Buckingham Station or
the apartments at Stony Pointa No such
residential uses shall be permitted until
construction has begun on a minimum of fifty
percent (50%) of the gross site area devoted to
connnercial uses. Such uses shall comply with the
requirements of the residential townhouse district
or the res idential multi -family zoning district ,.
except that the acreage may be less than twenty
(20) acres but not less than five (5) acres in
accordance with the Conditional Use Applicationa
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e. Such other uses are deemed "accessory uses" to those
set forth.
4. Between the shopping center and the existing Harbour Wood section
of Harbour Pointe a buffer sball be maintained with a horizontal
distance of not less than 150 feet as measured from the rear
property line of the Project to the adjacent community
association property of the Harbour Wood subdivision as depicted
on the Plan. The edge of pavement at the shopping center shall.
be no closer than 200 feet as measured from tbe closest rear
homeowner property line in Harbour Wood., This 200 foot
measurement shall be inclusive of the variable width common open
space adjacent to the rear homeowner property lines in Harbour
Wood. The 150 foot buffer area shall be developed in accordance
with Section 21.1- 227 and 21.1- 228 ( a) (3) of the Ordinance.
except as provided herein. Retention ponds or BMPs may be.
permi tted wi thin the southernmost seventy-f i ve (75) feet of the.
buffer by the Director of Planning at the time of site plan
review if necessitated by site design and if adequate. screening
and buffering can be provided. In addition to required tree
preservation and landscaping within the buffer and required
screening, the buffer shall be supplemented wi th six ( 6) foot
evergreens along the shopping center boundary where deemed
necessary by the Directo.r of Planning to provide sufficient
screening for the adjacent residential properties.
5. Along the northern property line of the northwestern portion of
Area B or that portion of the site adjacent to Watch Killt a
buffer shall be maintained with a horizontal distance of 75 feet
as measured from the proposed edge of the buffer closest to the
proposed development and the rear homeowner property lines in
Watch Hill. This buffer shall be inclusive of a 30 foot cammon
open space located on the applicant's Property and adj acent to
the rear homeowner property lines in Watch Hill. The 75 foot
buffer shall be developed in accordance with Section 21.1-227 and
21.1-228 of the Ordinance~
6. The uses set forth in Proffer 3 above notwithstanding, within the
portion of the property designated as Area B adjacent to Harbour
Pointe Parkway, a 200 foot transition area, measured from the
existing property line along Harbour Pointe Parkway J shall be
established. Within this transition area, only those uses
specifically set forth below shall be permitted:
a.
Offices: business ~
professional.
governmental,
medical
and
b. Underg~ound utilities uses except as provided in
Section 21.1-146 (a) of the Ordinance, when such uses
are located in easements t or in public roads rights. of
way.
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c. Res idential multi -f amily and townhouses according to
the following condition:
Multi-family and/or residential townhouse uses
shall be incorporated into an integrated schematic
plan. If multi-family units and/or residential
townhouses are developed, they shall be similar in
architectural style to Old Buckingham Station or
the apartments at Stony Point. No such
residential uses shall be permitted until
construction has begun on a minimum of fifty.
percent (50%) of the gross site area devoted to
commercial uses. Such uses shall comply with the
requirements of the residential townhouse district
or the residential multi-family zoning district,
except that the acreage may be less than twenty
(20) acres but not less than five (5) acres in
accordance with the Conditional Use Applicationa
d. Such other uses as are deemed "accessory uses" to those
set forth.
7. The transitional area along Harbour Pointe Parkway as defined in
Proff er 6 shall have an eighty ( 80) foot buffer in accordance
with Section 21.1-227 an4 21.1-228 (a) (2) of the Ordinance. Any
modification to the buffer in the transition area shall be
controlled by the Ordinance except that retention ponds or BMPs
may be permitted by tbe Director of Planning wi thin the buffer at
the time of site plan review if necessitated by site design and
if adequate screening and buffering can be provided. The
retention ponds or BMPs may be placed wi thin the buffer if
approved by the Director of Planning as described above~
8. The acreage. identified for any specific use outlined herein may
vary as more detailed site development considerations are
explored; provided however, that the aggregate acreages for land
uses may be increased or decreased by no more than twenty percent
(20%), provided the maximum densities do not exceed the densities
set forth in the traffic report applicable to the Project and
prepared by the Chesterfield County Transportation Department.
dated November 13, 1991 (the "Traffic Report").
9. In conjunction with the development of the shopping center, a
pedestrian/bicycle path shall be constructed fram the cul-de-sac
at Harbour Pointe Parkway and Harbour Pointe Road to the shopping
center. The pathway shall be designated to facilitate
pedestrian/bicycle access from the residential areas of Harbour
Pointe to the shopping center and other elements of the
development.
10. For that portion of the site which drains into Swift Creek
Reservoir the silt basins and pits shall be sized twenty-five
(25) percent larger than the minUnum storage volume required by
the State Erosion and Sediment Control Manual.
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PC/91SN0286!DECIIPP
11. If Area B is developed for residential uses, then for each
residential unit developed in excess of the thirty-one (31) units
currently permitted (and for which no cash proffers are required)
under the existing R-7 zoning, the applicant, subdivider or his
assignee. at the time of building permit application, shall. pay
cash proffers to tbe County of Chesterfield for infrastructure
~provements within the service district for the property:
a. The amount currently approved by the Board of Supervisors
(the "Board") of $2,000 per lot, if paid prior to January 1,
1992; or
b. The amount approved by the Board not to exceed $3,000 per
lot, if paid between January 1, 1992 and June 30, 1992
inclusive; or
c. The amount approved by the Board not to exceed $4,000 per
lot, if paid between July 1, 1992 and June 30, 1993
inclusive; or
d. The amount approved by the Board not to exceed $4,000 per
lot, adjusted upward by any increase in the Marshall and
Swift Building Cost Index between July 1, 1992 and July 1 of
the fiscal year in which the payment is made if paid after
June 30, 1993.
12. The overall architectural style of the non-residential
development shall be of a contemporary/transitional nature
similar to (a) the Sovran Bank located at Harbour Pointe Parkway
and Route 360, or (b) the Laburnum Park Shopping Center. The
developer shall submit copies of all architectura~ renderings and
plans to the Planning Department at the time of site plan
approval. At the same time, the developer shall provide copies
of the plans to the President of the Harbour Pointe Association
and the Brandermill Commercial Architectural Review Board.
13. No clearing on any. portion of the Property sball be undertaken
until a site plan for that portion of the Property has been
approved by the County and natural vegetation on the Property
shall remain undisturbed until erosion control plans have been
approved by the County; providedt however~ normal soil testing.
engineering studies and other such field tests shall be permitted.
as well as construction of utilities as necessitated by the site
plans. Buffers will be marked with engineer 1 s tape before any
clearing in accordance with an approved site plan. In addi.tion,
the developer, in conjunction with the development of the
shopping center .may clear a portion of the western portion of
Area B in order to cross level the respective sites. Trees eight
(8) inches (DBH) or greater in caliper within the setback along
Route 360 shall be preserved as required by the Ordinance.
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14. Prior to any site plan approval or in conjunction with
recordation of the initial subdivision plat, whichever occurs
first, one hundred (100) feet of right of way on the north side
of Route 360 measured from the centerline of that part of Route
360 immediately adjacent to the property shall be dedicated, free
and unrestricted, to and for the ben~fit of Chesterfield County.
All yard calculations shall be measured from the existing right
of way line.
15. The maximum density of this development shall not exceed the
density levels set forth in the Traffic Report.
16. Access to Route 360 shall be limited to three (3) entrance/exits
as generally shown on the Plan. The exact location of these
accesses shall be approved by the Transportation Department.
17 . To provide for an adequate roadway system at the time of the
complete development of the proposed project, the developer shall
be responsible for the following:
a. Closing the existing crossover east of Road A.
b. Construction of a new crossover approximately 950 feet east
of the Deer Run drive/Road A intersection.
c. Construction of an additional lane of pavement along the
westbound lanes of Route 360 for the entire property
frontagee
d. Construction of additional pavement along the westbound
lanes of Route 360 to provide a separate right turn lane at
each approved site access.
e. Construction. of additional pavement along the eastboWld
lanes of Route 360 to provide dual left turn lanes at the
Road A. interse.ction if required at the time. of site plan
review. If dual left turn lanes are not warr.anted than a
single left shall be constructed at the Road A intersection.
A left turn lane at the Road B intersection shall be
constructed.
f. Construction. of the ultimate section of Road A at its
intersection with Route 360. shall, at most, consis.t of a
five (5) lane typical section (i.e., three (3) south bound
lanes and two (2) northbound lanes) if required at the time
of site plan review..
g. Contribution of up to 50% of the cost of a traffic signal at
the intersection of Road A and Route 360 if warranted as
determined by the Transportation Department.
h. Dedication to and for the benefit of the County of
Chesterfield, free and unrestricted, any additional right of
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PC/91SN0286/DECI1PP
way (or easement) required for the improvements identified
above.
18. Prior to any site plan approval or tentative subdivision
approval~ whichever occurs firstt a phasing plan f.or the required.
road improvements outlined in Proffer 18, together wi th
supporting traffic analysis if requested by the Transportation
Department, shall be submitted to and approved by the
Transportation Depa~ent.
19. The maximum number of dwelling units constructed on Area B shall
not exceed ninety-five (95).
20. The maximum. building hei.ght of any residentia~ structure
developed on the site shall not exceed two (2) stories.
AYES: Unanimous .
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No~ember-~9;-i99i-€pe
Bee~mb~r-g.-i991-€pe
December 11, 1991 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0286
Brandermill Development Co., L. P.
and
Harbour Point Associates
Clover Hill Magisterial District
North line of Hull Street Road
and south line of Harbour Pointe Parkway
REQUEST.: Rezoning from Light Industrial (M-l), Residential (R-7) and Office
Business (0) to Community. Business (C-3) with Conditional Use to
permit a shopping center, multi-family residential and townhouse
res ident ial uses.. Specif ically , shopping center, mul t i -f amily
residential and townhouse residential uses are permitted as restricted
uses within C-3 Districts unless the restrictions cannot be met, in
which case a Conditional Use is required. The applicant seeks the
ability to develop a shopping center of more than twenty-five (25)
acres which does not have frontage on, and access to, at least two (2)
arterial roads. In addition, the applicant seeks the ability to
develop multi-family residential uses on less than the twenty (20)
acre minimum parcel size requirement for such use, and to develop
townhouse residential ---uses on less than the ten ( 10) acre minimum
parcel size requirement for such use.
PROPOSED LAND USE:
A mixed use development, with commercial, office, multi-family
residential and/or townhouse residential uses, is planned.
Spec if ically , the applicant intends to develop portions of the Hull
Street road frontage for a 127,500 square foot shopping center plus
various out-parcels (Proffered Condition 2). The remainder of the
Hull Street Road frontage east and west of the proposed shopping
center would be developed for other commercial uses (Proffered
Condition 1). The remainder of the property would be developed for
such transitional uses as offices, office/warehouses, multi-family
residences or townhouses~ (Proffered'Conditions 3 and 6)
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON DECEMBER 9, 1991. STAFF
WILL ADVISE THE BOARD OF THE COMMISSION'S ACTION AT THE BOARD'S PUBLIC HEARING.
STAFF RECOMMENDATION
Recommend approval subject to the imposition of the following conditions and
acceptance of Proffered Conditions 2, 3. a", 3. b. J 3. c., 3. e., 5, 6. a., 6.. b. ,
6.d., 7 through 11, 12, 14 through 17, 18.A., 18.B., l8.C., 18.D., 18.E., la.F.,
lS.H. and 19. Recommend that Proffered Conditions 1, 3.d., 4, 6.c., 11.A., 13
and 18.G. not be accepted. These recommendations are made for the following
reasons:
A. The proposed zoning and land use conforms to the Upper Swift Creek
Plan which suggests that the property would be appropriate for
neighborhood commercial uses.
B. The Zoning Ordinance, proffered conditions and the additional
conditions stated herein ensure proper land use transition and quality
development.
c. Proffered Conditions 1, 3.d., 4, 6.c., 11.A. and 13 are either
incorrect, unenforceable, unclear, or would violate provisions of the
Zoning Ordinance.
(NOTE: THE CONDITIONS NOTED WITH tlSTAFF / CPCu WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION.. CONDITIONS WITH ONLY A tlSTAFFII ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION..)
CONDITIONS
(STAFF)
1.
The application, as revised, and plan, titled "Harbour Pointe
Zoning Map" prepared by Gerstenmaier Design Studio, dated
September 12, 1991, and last revised November 15. 1991 (Exhibit ,
A), shall be considered the plan for the development of this
property. (p)
(STAFF)
(STAFF)
2.
The public wastewater system shall be used. (U)
3.
Residential multi-family and townhouse' shall be permitted in
Tract B and the 200 foot transition area in Tract B according to
the following condition:
Multi-family and/or residential townhouse uses shall be
incorporated into an integrated schematic plan. If
multi-family units and/or residential townhouses are
developed, they shall be similar in architectural style to
Old Buckingham Station or the apartments at Stoney Point.
No such residential uses shall be permitted until
construction has begun on a minimum of fifty percent (50%)
of the gross site area devoted to commercial uses. Such
uses shall comply with the requirements of the residential
townhouse district or the res ident ial mul t i - family zoning
district, except that the acreage may be less than twenty
(20) acres but not less than five (5) acres in accordance
with the Conditional Use Application. (p)
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4It91SN0286/PC/DECllP
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(STAFF)
(STAFF)
(STAFF)
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(NOTE: This condition supersedes Proffered Conditions 3.d. and
6.c.)
441
Between the shopping center and the existing Harbour Wood section
of Harbor Pointe, a buffer shall be maintained with a horizontal
distance of not less than 150 feet as measured from the rear
property line of the Project to the adjacent Community
Association property of the Harbour Wood Subdivision as depicted
on the Plan. The edge of pavement at the shopping center shall
be no closer than 200 feet as measured from the closest rear
homeowner property line in Harbour Wood. This 200 foot
measurement shall be inclusive of the variable width common open
space adjacent to the rear homeowner property lines in Harbour
Wood. The 150 foot buffer area shall be developed in accordance
with Sections 21.1-227 and 21.1-228 (a) (3) of the Ordinance
except as provided herein. Retention ponds or BMPs may be
permitted within the southernmost seventy-five (75) feet of the
buffer by the Director of Planning at the time of site plan
review if necessitated by site design and if adequate screening
and buff ering can be provided. In addition to required tree
preservation and landscaping within the buffer and required
screening, the buffer shall be supplemented with six (6) foot
evergreens along the shopping center boundary where deemed
necessary by the Director of Planning to provide sufficient
screening for. the adjacent residential properties. (p)
(NOTE: This condition supersedes Proffered Condition 4.)
s.
The overall architectural style of non-residential development
shall be of a contemporary/transitional nature similar to (a) the
Sovran Bank located at Harbour Pointe Parkway and Route 360, or
(b) the LaburnWn Park Shopping Center. The developer shall
submi t copies of all architectural. renderings and plans to the
Planning Department at the time of site plan approval. At the
same time, the developer shall provide copies of the plans to the
President of the Harbour Point Association and the Brandermill
Commercial Architectural Review Board. (p)
(NOTE: This Condition supersedes Proffered Condition 13.)
6.
The areas designated Area A and Area D on the plan titled
tlHarbour Pointe Zoning Mapu (the 1IPlan"), prepared by
Gerstenmaier Design Studio~ dated September 12, 1991, and last
r~vised November 15, 1991, (1tExhibit AU) shall be used for retail
out-parcel development. The architecture of the out-parcel
facilities shall be of a contemporary/transitional style as set
forth in Proffer 13. Except as qualified herein, uses permitted
shall be those uses permitted by-right and those permitted with
restrictions in the C-3 District except that the following uses
shall not be permitted:
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91SN0286!PC!DECI1P
Excluded Uses
a. Hospitals.
b. Pawn shops.
c. Department stores.
d. Frozen food locker and sales.
e. Funeral homes or mortuaries.
f. Meat markets.
g. Occult sciences, such as palm readers, astrologers, fortune
tellers, tea leaf readers, prophets, etc.
h. Rest, nursing and convalescent homes.
i. Drug store/pharmacy.
j. Grocery store containing more than 4,000 gross square feet;
provided, however, a grocery store such as a mini-market or
food-mart shall be permitted provided it contains less than
4,000 gross square feet and is located only on Parcel A.
k. Automobile and motorcycle sales and, as accessory to sales,
service, repair or rental.
(NOTE: This condition supersedes Proffered Condition 1.)
(STAFF)
7 .
Access shall be provided from the subj ect property to Harbour
Point Parkway. The exact location of this access shall be
approved by the Transportation Department. (T)
(NOTE: This access shall be permitted through required buffers.)
(STAFF)
8.
The developer shall be responsible for: A) construction of
additional pavement along Harbour Point Parkway at the approved
access to provide left and right turn lanes; B) full cost for
traffic signalization, if warranted as determined by the
Transportation Department, at the Road A/Deer Run Drive/Route 360
intersection; and C) full cost for a traffic signal if warranted
as determined by the Transportation Department at either the Road
B/Route 360 intersection or the Harbour Pointe Parkway/Route 360
intersection. These required road improvements shall be
included in and constructed in accordance with the phasing plan
required by the proffered conditions. (T)
(NOTE: This conditi.on supersedes Proffered Condition 18eG.)
PROFFERED CONDITIONS
1. The areas designated Area A and Area D on the plan titled
"Harbour Point Zoning Map" (the "Planlt) prepared by Gerstenmaier
Design Studio, dated September 12, 1991, and last revised
November 6, 1991 ("Exhibit All) shall be used for retail outparcel
development. The architecture of the outparcel facilities shall
be of a contemporary/transitional style as set forth in Proffer
13. Except as qualified herein, uses permitted shall be those
used permitted by-right and those permitted with restrictions in
the C-3 District except that the following uses shall not be
permitted.
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91SN0286!PC/DEC11P
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.
(STAFF)
(STAFF)
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Excluded Uses:
a. Hospitals.
b. Pawn shops.
c~ Department stores.
d. Frozen food locker and sales.
e. Funeral homes or mortuaries.
f~ Meat markets.
g. Occul t sciences, such as palm readers, astrologers,
fortune tellers, tea leaf readers, prophets, etc.
h. Rest, nursing and convalescent homes.
i. Drug store/pharmacy.
j. Grocery store containing more than 4,000 gross square
feet; provided, however, a grocery store such as a
mini-market or food-mart shall be permitted provided it
contains less than 4,000 gross square feet and is
located only on Parcel A.
k. Automobile and motorcycle sales and, as accessory to
sales, service, repair or rental.
2.
The area designated Area C on the Plan shall be used for
development of a neighborhood shopping center as intended within
the Comprehensive Plan reference to neighborhood mixed use nodes.
Uses permitted shall be those uses permitted by-right and those
permitted with restrictions in the C-3 District except in
accordance with the Conditional Use Application. The shopping
center shall be subject to the following restrictions:
a. The total building area of the shopping center shall not
exceed 127 , 500 gross square feet, exclus i ve of the
outparcels.
b. Individual tenant spaces within the shopping center shall be
limited as follows:
( 1) No more than three tenants at the center may exceed
12,000 gross square feet each;
(2) Two of such tenants may each contain up to maximum of
30,000 gross square feet each; and
(3) One such tenant may contain up to 70,000 gross square
feet;
provided, however, the total gross square footage of all space at
the shopping center shall not exceed 127,500 gross square feet,
exclusive of the outparcels~
3.
Subject to the limitations set forth in Proffers 4 and 6 below,
the area designated as Area B on the Plan shall be used only for
office, office/warehouse, and/or multi-family/townhouse
development. This area shall be generally developed as a
transitional area between the retail uses along Hull Street Road
and the existing residential uses in Harbour Pointe. Uses
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91SN0286/PC/DEC11P
(STAFF)
(STAFF)
(STAFF)
(STAFF)
normally permitted by-right and with restrictions within the C-3
District are hereby excluded from Area B, except those uses
specifically set forth below.
Permitted uses:
a.
Offices: business,
professional.
governmental,
medical
and
b_
Underground utility uses except as provided in Section
21.1-146 (a) of the Ordinance, when such uses are
located in easements, or in public roads rights of way.
c.
Office/warehouse where the retail portion of the
warehouse for each individual tenant occupies forty
percent (40%) or less of the individual tenant's space.
The loading/warehouse areas shall be oriented away from
the adj acent res idential or of f ice uses. Each
individual tenant space shall be limited to a single
loading door or dock for the warehouse portion of the
tenant's space.
d. Res idential mul ti - family and townhouses according to
the following conditions:
Multi-family and/or residential townhouse uses
shall be incorporated into an integrated schematic
plan. If multi -family units and/ or residential
townhouses are developed, they shall be a quality
comparable to Old Buckingham Station or the
apartments at Stoney Point. No such residential
uses shall be permitted until construction has
begun on a minimum of fifty percent (50%) of the
gross site area devoted to commercial uses. Such
uses shall comply wi th the requirements of the
residential townhouse district or the residential
multi-family zoning district, except that the
acreage may be less than 20 acres but not less
than 5 acres in accordance with the Conditional
Use Application.
e.
Such other uses are deemed lIaccessory uses" to those
set forth.
4. Between the shopping center and the existing Harbour Wood section
of Harbour Pointe a buffer shall be maintained with a horizontal
distance of not less than 150 feet as measured from the rear
property line of the Project to the adjacent community
association property of the Harbour Wood subdivision as depicted
on the Plan. The edge of pavement at the shopping center shall
be no closer than 200 feet as measured from the closest rear
homeowner property line in Harbour Wood. This 200 foot
measurement shall be inclusive of the variable width common open
6
91SN0286/PC/DECllP
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(STAFF)
(STAFF)
(STAFF)
(STAFF)
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space adjacent to the rear homeowner property lines in Harbour
Wood. The 150 foot buffer area shall be developed in accordance
with Section 21.1-227 of the Ordinance except that retention
ponds or BMPs may be permitted in the buffer by the Director of
Planning at the time of site plan review if necessitated by site
design and if adequate screening and buffering can be provided.
The retention ponds or BMPs may be placed within the buffer if
approved by the Director of Planning as descri~ed above. Where
necessary, the existing natural buffer shall be supplemented with
six foot evergreens along the shopping center boundary to provide
additional screening for the adjacent residential properties.
5.
Along the northern property line of the northwestern portion of
Area B or that portion of the site adjacent to Watch Hill.. a
buffer shall be maintained with a horizontal distance of 75 feet
as measured from the proposed edge of the buffer closest to the
proposed development and the rear homeowner property lines in
Watch Hill. This buffer shall be inclusive of a 30 foot common
open space located on the applicant '.5 Property and adj acent to
the rear homeowner property lines in Watch Hill. The 75 foot
buffer shall be developed in accordance with Section 21.1-227 and
21.1-228 of the Ordinance.
6.
The uses set forth in Proffer 3 above notwithstanding, within the
portion of the property designated as Area B adjacent to Harbour
Pointe Parkway, a 200 foot trans i tion area, measured f rom the
existing property line along Harbour Pointe Parkway, shall be
established. Within this transition area, only those uses
specifically set forth below shall be permitted:
a.
Offices: business,
professional.
and
governmental,
medical
b.
Underground utilities uses except as provided in
Section 21.1-146 (a) of the Ordinance, when such uses
are located in easements, or in public roads rights of
way.
c. Residential multi -family and townhouses according to
the following condition:
Multi-family and/or residential townhouse uses
shall be incorporated into an integrated site
plan. No such residential uses sball be permitted
until construction has begun on a minimum of fifty
percent (50%) of the gross site area devoted to
commercial uses. Such uses shall comply with the
requirements of the residential townhouse district
or the res identi al multi - family zoning district,
except as provided in accordance wi th the
Conditional Use Application.
7
91SN0286}PC}DEC11P
(STAFF)
(STAFF) 7 .
(STAFF) 8.
(STAFF) 9.
(STAFF) 10.
(STAFF) 11.
dO'
Such other uses as are deemed uaccessory usesll to those
set forth.
If the transitional area along Harbour Pointe parkway is
developed for townhouse or multi - family res ident ial uses a 50
foot buffer shall be installed in accordance with Section
21.1-227 and 21.1-228 (a) (2) of the Ordinance. In addition, if
the transitional area is developed for townhouse or multi-family
residential uses, no building shall be constructed within 75 feet
of the property line along Harbour Pointe Parkway. If the
transitional area along Harbour Pointe Parkway is developed for
office uses a 50 foot buffer shall be installed in accordance
with Section 21.1-227 and 21.1-228 (a) (2) of the Ordinance. Any
modification to the buffers in the transition area shall be
controlled by the Ordinance except that retention ponds or BMPs
may be permitted by the Director of Planning within the buffers
at the time of site plan review if necessitated by site design
and if adequate screening and buffering can be provided. The
retention ponds or BMPs may be placed within the buffer if
approved by the Director of Planning as described above.
Any parcel boundary shown on the Plan may be adjusted to any new
configuration or shape provided that the concepts of the Plan as
they relate to the general location of types of land uses and
circulation patterns are maintainede
The acreage identified for any specific use outlined herein may
vary as more detailed site development considerations are
explored; provided however, that the aggregate acreages for land
uses may be increased or decreased by no more than twenty percent
(20%), provided the maximum densities do not exceed the densities
set forth in the traffic report applicable to the Project and
prepared by the Chesterfield County Transportation Department,
dated November 13, 1991 (the "Traffic Report").
In conjunction with the development of the shopping center, a
pedestrian/bicycle path shall be constructed from the cul-de-sac
at Harbour Pointe Parkway and Harbour Pointe Road to the shopping
center. The pathway shall be designated to facilitate
pedestrian/bicycle access from the residential areas of Harbour
Pointe to the shopping center and other elements of the
development;ll
For that portion of the site which drains into Swift Creek
Reservoir the silt basins and pits shall be sized twenty-five
(25) percent larger than the minimum storage volume required by
the State Erosion and Sediment Control Manual.
l1A. Good water quality is important to maintaining the useful life of
the Upper Swift Creek Reservoir. The property owners and the
developer will make a good fai th effort tOo protect the water
quality of Upper Swift Creek Reservoir and to comply with all
water quality laws and ordinances.
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(STAFF) 12.
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If Area B is developed for residential uses, then for each
residential unit developed in excess of the thirty-one (31) units
currently permitted (and for which no cash proffers are required)
under the existing R-7 zoning, the applicant, subdivider or his
assignee, at the time of building permit application, shall pay
cash proffers to the County of Chesterfield for infrastructure
improvements within the service district for the property:
a. The amount currently approved by the Board of Supervisors
(the "Board") of $2,000 per lot, if paid prior to January 1,
1992; or
, b. The amount approved by the Board not to exceed $3,000 per
lot J if paid between January 1, 1992 and June 30, 1992
inclusive; or
c. The amount approved by the Board not to exceed $4 J 000 per
lot, if paid between July 1, 1992 and June 30, 1993
inclusive; or
d. The amoun t approved by the Board not to exceed $4, 000 per
lot, adjusted upward by any increase in the Marshall and
Swift Building Cost Index between July 1, 1992 and July 1 of
the fiscal year in which the payment is made if paid after
June 30, 1993.
13. The overall architectural style of the development shall be of a
contemporary/transitional nature similar to (a) the Sovran Bank
located at Harbour Pointe Parkway and Route 360, or (b) the
Laburnum Park Shopping Center. The developer shall submit copies
of all architectural renderings and plans to the Planning
Department at the time of site plan approval. At the same time,
the developer shall provide copies of the plans to the President
of the Harbour Pointe Association and the Brandermill Commercial
Architectural Review Board.
(STAFF) 14.
(STAFF) 15.
No clearing on any portion of the Property shall be undertaken
until a site plan for that portion of the Property has been
approved by the County and natural vegetation on the Property
shall remain nndisturbed until erosion control plans have been
approved by the County; provided, however, normal soil testing,
engineering studies and other such field tests shall be permitted
as well as construction of utilities as necessitated by the site
plans. Buffers will be marked with engineer's tape before any
clearing in accordance with an approved site plan. In addition,
the developer, in conjunction with the development of the
shopping center may clear a portion of the western portion of
Area B in order to cross level the respective sites. Trees eight
(8) inches (DBH) or greater in caliper within the setback along
Route 360 shall be preserved as required by the Ordinance.
Prior to any site plan approval or in conjunction with
recordation of the initial subdivision plat ~ whichever occurs
first, one hundred (100) feet of right of way on the north side
of Route 360 measured from the centerline of that part of Route
9
91SN0286/PC/DEC11P
(STAFF) 16.
(STAFF) 17.
(STAFF) 18.
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
360 immediately adjacent to the property shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County.
All yard calculations shall be measured from the existing right
of way line.
The maximum density of this development shall not exceed the
density levels set forth in the Traffic Report.
Access to Route 360 shall be limited to three (3) entrance/exits
as generally shown on the Plan. The exact location of these
accesses shall be approved by the Transportation Department.
To provide for an adequate roadway system at the time of the
complete development of the proposed project, the developer shall
be responsible for the following:
A.
Closing the existing crossover east of Road A.
B.
Construction of a new crossover approximately 950 feet east
of the Deer Run drive/Road A intersection.
c.
Construction of an additional lane of pavement along the
westbound lanes of Route 360 for the entire property
frontage.
D.
Construction of additional pavement along the westbound
lanes of Route 360 to provide a separate right turn lane at
each approved site access.
E.
Construction of additional pavement along the eastbound
lanes of Route 360 to provide a dual left turn lanes at the
Road A intersection if required at the time of site plan
review. If dual left turn lanes are not warranted than a
single left shall be constructed at the Road A intersection.
A left turn lane at the Road B intersection shall be
constructed.
F~
Construction of the ultimate section of Road A at its
intersection with Route 360, shall, at most, consist of a
five (5) lane typical section (i.e., three (3) south bound
lanes and two (2) northbound lanes) if required at the time
of site plan review.
G. Contribution of up to 50% of the cost of a traffic signal at
the intersection of Road A and Route 360 if warranted as
determined by the Transportation Department.
H.
Dedication to ffild for the benefit of the County of
Chesterfield, free and unrestricted, any additional right of
way (or easement) required for the improvements identified
above.
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e91SN0286/PC/DECllP
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(STAFF) 19.
Prior to any site plan approval or tentative subdivision
approval, whichever occurs first, a phasing plan for the required
road improvements outl ined in Proffer 18, together wi th
supporting traffic analysis if requested by the Transportation
Department, shall be submitted to and approved by the
Transportation Department.
GENERAL INFORMATION
Location:
North line of Hull Street Road, south line of Harbour Pointe Parkway, and
west of the intersection of these roads. Tax Map 61-16 (1) Parcel 2 and
Part of Parcel 30 (Sheet 20).
Existing Zoning:
0, M-l and R-] with Conditional Use Planned Development
Size:
47.4 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-7 and 0 with Conditional Use Planned Development; Single family
residential or vacant
South - A, B-1, 0, and 0 and M-l with Conditional Use Planned Development;
Single family residential, commercial or vacant
East - 0 with Conditional Use Planned Development; Vacant
West - M-l, and M-l with Conditional Use Planned Development; Industrial
or vacant
PUBLIC FACILITIES
Utilities:
Water:
Public, water is ava~lable to the subject property. Use of the public
water system is required by Ordinance and intended. Sufficient flow
and pressure should be available to supply domestic and fire flow
demands for the proposed uses.
Wastewater:
The public wastewater system is avoilable to the subject property.
Use of the public wastewater sy~t.em nlay be required by Ordinance
(Chapter 20, Article 20, Section 20-63 and Article IX, Section
11
91SN0286!PC/DEC1IP
20-195)~ Use of the public wastewater system is intended (Condition
2). Sufficient capacity should be available to support the proposed
uses.
Drainage and Erosion:
Drains to Swift Creek and to Swift Creek Reservoir.. No existing or
anticipated on- or off-site drainage and/or erosion problems with this
development; however, Swift Creek Reservoir experiences discoloration
during heavy rains. Off-site drainage easements and improvements may be
required to control runoff. Silt basins and pits should be oversized to
provide additional protection of Swift Creek Reservoir from runoff
generated during construction ( Proffered Condition 11 ) . Further,
development will be subject to the requirements of the Upper Swift Creek
Watershed Ordinance. Proffered Condition 11. A. attempts to further
address water quality issues. However, as currently styled, the proffered
condition is meaningless and does not provide any enforceable standards III
Therefore, Proffered Condition 11.A. should not be accepted.
It should be noted that the request property lies within an area that
exhibits shrink/swell soil characteristics.
Fire Service:
Clover Hill Fire Station, Company #7. County water flows and fire hydrants
must be provided for fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office). Fire lanes must be provided in compliance with
the Chesterfield Fire Prevention Code, Section 313.
The proposed office/commercial portions of this request will not generate
additional need for fire protection services.
Schools:
Thirty-one (31) residential units could be developed on the existing R-7
zoned property, yielding approximately eighteen (18) school aged children.
If the residential portion of the request site were developed. at the
maximum permitted density, approximately ninety-six (96) additional school
aged children could be generated. The site lies within the Clover Hill
Elementary School attendance zone: capacity - 775, enrollment - 818; Swift
Creek Middle School attendance zone: capacity - 1,350, enrollment - 1,089;
and Clover Hill High School attendance zone: capacity - 1,750, enrollment
- 1,957.
Any residential development would have a significant impact upon area
schools. Even with the opening of Alberta Smith Elementary School, a new
elementary school will be needed in the late 1990's to relieve Clover Hill,
Crestwood, Grange Hall and ~oolridge Elementary Schools.
Transportation:
Development based on the maximum density proffered by the applicant. could
generate approximately 11,070 average daily trips. These vehicles will be
.
12
. 91SN0286/PC/DECllP
.
.
distributed along Hull Street Road (Route 360) which had a 1990 traffic
count of 19,988 vehicles per day.
The Thoroughfare Plan. identifies Route 360 as a major arterial with a
recommended right of way width of 120 to 200 feet. The applicant has
proffered to dedicate one hundred (100) feet of right of way measured from
the centerline of Route 360 in accordance with that Plan. (Proffered
Condition 15)
Development must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7). Access to major arterials such as Route
360 should be controlled. The applicant has proffered to limit access to
Route 360 to three (3) entrancel exits as generally depicted. on the Plan
( Proffered Condition 17). Mi tiga ting road improvements must be provided
for requested densities to achieve an acceptable level of service. The
applicant has proffered to: 1) Close the existing crossover east of Road
A; 2) Construct a new crossover approximately 950 feet east of the Deer
Run Drive/Road A intersection; 3) Construct additional pavement along the
westbound lanes of Route 360 to provide an additional lane for the entire
property frontage plus a separate right turn lane at each approved access;
4) Construct additional pavement along the eastbound lanes of Route 360 to
provide dual left turn lanes at the Road A intersection and a single left
turn lane at the Road B intersection; and 5) One half the cost of traffic
signalization at the Road A/Route 360 intersection. (Proffered Condition
18)
The applicant's proffered contribution towards a traffic signal at the Road
A/Route 360 intersection is insufficient to provide that improvement. The
developer should be responsible for full cost for that improvement
(Condition 8). Therefore, Proffered Condition l8.G. should not be accepted
and Condition 8 should be imposed. Due to the proximity of the Road
B/Route 360 intersection to the other two (2) anticipated signalized
intersect ions along Route 360 (i .a e., Road A/Deer Run Drive and Harbour
Pointe Parkway/Mockingbird Lane), a traffic signal should not be installed
at that intersection. Access should be provided from the subject property
to Harbour Point Parkway (Condition 7) and the Route 360/Harbour Point
Parkway intersection 5 ignal ized ( Condi tion 8) . The access would allow
traffic from this development to utilize the planned signalized
intersection at Harbour Pointe Parkway/Mockingbird Lane and reduce the need
for another signal on Route 360 at Road B. This access would also permit
traffic to enter and exit this development from the adjoining neighborhood
without necessitating travel along Route 360. Additional pavement should
be constructed along Harbour Point Parkway at the approved access to
provide left and right turn lanes (Condition 8). If vehicles generated by
this development warrant.. signalization of the Road B intersection, the
developer should be responsible for that improvement (Condition 8). Area B
identified on the plan can be developed for residential multi-family and/or
townhouse uses. The applicant has proffered to contribute cash towards
off-site road improvements for each residential unit developed in excess of
the number of units (31) currently permitted under the existing R-7 zoning.
(Proffered Condition 12)
At the time of site plan review, specific recommendations will be provided
regarding access and internal circulation.
13
91SN0286/PC/DEC11P
FINANCIAL IMPACT ON CAPITAL FACILITIES
PER UNIT
II New Dwelling Units
168.00 *
1.00
Population Increase
475.44
2.83
Number New Students
Elementary
Middle
High
Total
48.72
21.84
25.20
95.76
0.29
0.13
0.15
0.57
Total Net Cost
(excluding roads)
427,560
33,096
20,496
28,056
509,208
2,545
197
122
167
Net Cost for Schools
Net Cost for Parks
Net Cost for Libraries
Net Cost for Fire Stations
3,031
*This request could result in a maximum of 199 dwelling units. A maximum of 31
dwelling units are permitted under existing zoning, for a net of 168 additional
dwelling units.
This request will have an impact upon capital facilities. Cash prof~er5 have
been submitted to address this impact. (Proffered Condition 12)
LAND USE
General Plan:
Lies within the boundaries of the Upper Swift Creek Plan. which suggests
that the property would be appropriate for neighborhood commercial uses.
Area Development Trends:
Development along this portion of Hull Street Road is characterized by a
mix of agricultural, residential, office. commercial and industrial zoning
and land uses, public/semi-public land uses, or vacant land.
Zoning History:
On May 8, 1974, the Board of Supervisors, upon a favorable recommendation
by the Planning Commission, approved rezoning with Conditional Use Planned
Development to permit a mixed use development on the request property and
adjacent properties to the north, east, and west (Case 745021 J
Brandermill). Wi th this zoning, a village center, to include~ office,
retailt and residential uses) an elementary school site, and an
office/light industrial complex, were planned.
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On February 27, 1985, the Board approved a rezoning plus an amendment to
Case 745021 on portions of the request property and property to the east
(Case 855002). With this zoning, the elementary school site was eliminated
and an office/industrial complex with conference center and supporting com-
mercial uses was approved. The Residential (R-7) property, which was to be
occupied by a portion of the elementary school, was zoned to allow
residential useS4 The current zoning and Conditional Use Planned
Developments ( Cases 74S021 and 85S002) would permit a mix of off ice,
commercial and light industrial uses on the 0 and M-l zoned property. On
the Residential (R-7) portion of the property, residential land uses are
permitted.
Current conditions of zoning approval address screening of loading areas
and other outdoor activities; buffering of uses from area residents; and
provision of open space.
Site Design:
A conceptual plan submitted with the application proposes a shopping center
on an 18.5 acre tract, fronting Hull Street Road (Proffered Condition 2).
The remainder of the Hull Street Road frontage (lJ.76 acres) would be
developed for other. COIl1IIlerc ial uses (Prof fered Condit ion 1). Property
north of the shopping center, between the proposed retail development and
area residential development to the north, would be developed for such
transitional uses as offices, office/warehouse, multi-family residential
and townhouse residential uses (Proffered Conditions 3 and 6). Tract
boundaries could be increased or decreased by twenty (20) percent
(Proffered Conditions 8 and 9). Further, pedestrian access would be
provided between the neighborhoods of Harbour Pointe and the development.
(Proffered Condition 10)
Further, Proffered Condition 1 fails to reflect the latest revised plan,
dated November 15, 1991. Therefore, Proffered Condition 1 should not be
accepted and, rather, Condition 6 should be imposed to reflect the correct
plan. (Condition 6)
Architectural Treatment:
The subject property lies within an Emerging Growth District Area. In
addition to architectural requirements specified in the Zoning Ordinance,
the applicants have proffered further architectural restrictions.
The applicant has proffered an overall contemporary/transitional
architectural style similar to the existing bank at the intersection of
Hull Street Road and Harbour Pointe Parkway or Laburnum Park Shopping
Center (Proffered Condition 13). The proffer is intended to apply to
non-residential development, given the proffered conditions on multi-family
and townhouse architectural style. Therefore, in lieu of Proffered
Condition 13, a condition should be imposed to clarify this point
(Condition 5). Further, the applicant has proffered that the architectural
style of residential structures will be of a quality comparable to Old
Buckingham Station or the apartments at Stoney Point (Proffered Condition
3.d.). The applicant's Proffered Condition 6.c. does not address
architectural style of multi-family O~ townhouse structurns in the
15
91SN0286}pc/DEC11P
transition area of Tract B. With respect to Proffered Condition 3.d., the
applicant has stated that the residential development will be of lIa quality
comparable to Buckingham Station or the apartments at Stoney Point." The
condition, as written, is subject to individual interpretation. It is,
therefore, recommended that a condition be imposed to require residential
development to have a "similar architectural style" as the two (2) projects
identif ied and that Prof fered Condition 3. d. and 6. c . not be accepted.
(Condition 3)
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e.,
dumpsters, garbage cans, trash compactors, etc.) be screened from view of
adjacent property and public rights of way by a solid fence, wall, dense
evergreen plantings or architectural feature, be separated from any
residentially zoned property or any property being used for residential
purposes by the principal building, and that 3uch area within 1,000 feet of
any residentially zoned property or property used for residential purposes
not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition,
si tes must be designed and buildings oriented so that loading areas are
screened from any property where loading areas are prohibited and from
public rights of way.
With the approval of this request, outside storage would be permitted as a
restricted use in Tracts A, C and D. Such areas must be screened from view
of adjacent properties which have no such areas and public rights of way.
Adj acent property to the northwest is zoned Res idential (R - 7) and is
occupied by single family residences. The Zoning Ordinance requires a
minimum seventy-five (75) foot buffer along the northwest property boundary
of the request 5 i te, adj acent to res idential zoning. In addition, the
applicant has proffered additional buffering adjacent to area
neighborhoods, as well as adjacent to Harbour Pointe Parkway. (Proffered
Conditions 4, 5 and 7)
Proffered Condition 4 requests modifications to Ordinance requirements
relative to landscaping and retention basins in the required seventy-five
(75) foot buffer. Such modifications cannot be granted through the current
request. Therefore, Proffered Condition 4 should not be accepted and
Condition 4 should be imposed.
Conclusions:
As noted, the proposed zoning and land uses conform to the Upper Swift
Creek Plan which suggests that the property would be appropriately
developed for neighborhood commercial uses. The Zoning Ordinance,
prof fered cond it ions and recommended condi tions insure proper land use
transition/compatibility and quality development. Therefore, approval of
this request is recommended.
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CASE HISTORY
Applicant (10/11/91):
Revised proffers were submitted.
Staff and Applicant (10/29/91):
A meeting was held to discuss the revised proffers.
Applicant (11/7/91):
Revised proffers were submitted.
Staff and Applicant (11/8/91):
A meeting was held to discuss the revised proffers.
Applicant (11/11/91):
Revised proffers were submitted.
Applicant (11/12/91):
Revised proffers were submitted.
Applicant (11/15/91):
Revised proffers and plans were submitted~
Planning Commission Meeting (11/19/91):
The Commission deferred this case to a special meeting on December 9, 1991.
The Board of Supervisors .on Wednesday, December 11 , 1991, beg inning at 2 : 00
p.m., will take under consideration this request.
17
91SN0286/PC/DECI1P
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