96SN0108
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Septembc:r 19, 1995 CPC
September 27, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
96SN0108
Southgate Associates
Clover Hill Magisterial District
South line of Midlothian Turnpike
REOUEST: Rezoning from Residential (R-7) to Corporate Office (0-2) of 0.9 acres, plus
amendment to Conditional Use Planned Developments (Cases 86S035 and
89SNO 199) to allow reduction in parking space sizes and to increase the square
footage of individual buildings on a portion of the Arboretum mixed use
development (See the following for details of the requested amendments),
PROPOSED LAND USE:
The 0.9 acres for which 0-2 zoning is requested is currently part of VDOT right
of way along Powhite Parkway. The applicant wishes to develop a parking lot on
this 0.9 acres to serve office uses within the Arboretum. That portion of the
request property for which amendment to Conditional Use Planned Development
is requested is part of the Arboretum mixed use development and is occupied by
a mix of office and commercial uses or remains vacant. The applicant plans to
develop the vacant property for additional permitted uses.
REOUEST I
Rezoning from Residential (R-7) to Corporate Office (0-2) of 0.9 acres lying between
residences in Scottingham Subdivision and Powhite Parkway. The applicant has proffered
that use of this property would be restricted to parking.
(NOTE: GIVEN THE COMMISSION'S DEFERRAL OF TIllS REQUEST, THE BOARD
SHOULD DEFER TIllS CASE PENDING THE COMMISSION'S RECOMMENDATION.)
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION DEFERRED THIS CASE TO THEIR OCTOBER 17,1995,
MEETING,
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m. Amendment to Condition I of Case 89SNOl99 to increase the permitted gross
square footage of two (2) buildings depicted on the approved Arboretum Master
Plan (Buildings B and D), Specifically, the approved Master Plan limits Building
B to a maximum of 60,000 gross square feet and limits Building D to a maximum
of 42,000 gross square feet. The applicant wishes to increase the size of Building
B to a maximum of 78,000 gross square feet and increase the size of Building D
to a maximum of 52,000 gross square feet.
STAFF RECOMMENDATION
Recormnend approval for the folJowing reasons:
A. The requested amendment relative to parking space sizes, if properly conditioned,
would insure that parking areas developed on the request property conform to
current Zoning Ordinance requirements for such areas.
B. The development of uses on the request property is subject to conditions of zoning
approval for the Arboretum. These conditions insure that adjacent residences are
provided with adequate setbacks and buffering from buildings erected on the
property .
(NOTE: WITH RESPECT TO THE REQUESTED AMENDMENTS TO CASES 86S035 AND
89SN0199, CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS.)
CONDITION
Building Band D as depicted on the plan prepared by Roy AsWey Associates, Inc.,
submitted to the Planning Department on February 10, 1989, may be increased to a
maximum of 78,000 gross square feet and 52,000 gross square feet, respectively. (P)
(NOTES:
a)
With the approval of this request, Condition 1 of Case 89SNOl99 is
modified to amend the square footage limitations depicted on the approved
Master Plan for Buildings B and D,
b) With the approval of this request, Condition 1 of Case 86S035 is deleted.
c) AIJ other conditions of zoning approval for Cases 86S035 and 89SN0199
remain in effect for those portions of the request property subject to these
Conditional Use Planned Developments.)
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boundary of the proposed 0-2 tract is eroding. Additional uncontrolled runoff from
development on the proposed 0-2 tract will increase this erosion unless the channel is
improved with a non-erodible lining. Off-site easements may be required to accommodate
these drainage improvements. Staff is of the opinion that these concerns need to be
addressed. The applicant has been unwilling to address these concerns.
Fire Service:
Buford Fire Station, Company # 9. The proposed amendments and rezoning should have
no impact on fire service.
Transportation:
This request includes rezoning of a 0.9 acre parcel to Corporate Office (0-2). A proffered
condition would limit development of this parcel to parking use only (proffered Condition
1). This development would have a minimal traffic impact on the existing transportation
network.
The applicant is also seeking an amendment to the current zoning for the Arboretum
project (Case 86S035) that would increase the square footage of buildings identified on the
approved Master Plan. A zoning condition on the Arboretum project limits overall
development to a maximum density of 871,000 square feet of office use. Approval of this
amendment would not affect this maximum density condition.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
designates the request property for office use and for medium density residential use of
1.51 to 4.0 units per acre.
Area Development Trends:
The majority of the request property is part of the Arboretum, which is being developed
for a mix of office and commercial uses. Properties to the south and west are
characterized by single family residential uses.
Zoning- History:
On July 24, 1985, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning from Agricultural (A) and Convenience
Business (B-1) to Office Business (0) on that portion of the request property currently
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Architectural Treatment:
Any new buildings erected in the Arboretum will be required to have an architectural
treatment similar to that which prevails throughout the development. The prevailing
treatment incorporates design standards that are similar to those required for non-
residential development in Emerging Growth Areas,
Buffers and Screening-:
Adjacent property to the south and west of that portion of the request property for which
rezoning to Corporate Office (0-2) is requested is zoned Residential (R-7) and is occupied
by single family residences in Scottingham Subdivision, The Zoning Ordinance requires
a minimum fifty (50) foot buffer along the western property boundary of the request site,
adjacent to Scottingham, The applicant has agreed not to seek reduction of this buffer
through the site plan review process. (Request I, Proffered Condition 2)
Condition 20 of Case 85S076 requires a fifty (50) foot buffer along the southern property
boundary of the Arboretum, This buffer is applicable to development in the Arboretum
adjacent to Scottingham Subdivision and must consist of vegetation which provides year-
round screening of driveways, parking areas and roads from adjacent residences.
Condition 20 of Case 85S076 does not allow reduction of this buffer.
Building- Setbacks:
Condition 2 of Case 89SNOl99 requires a minimum 100 foot setback along the southern
property boundary for buildings, This setback is applicable to all existing and future
buildings in the Arboretum adjacent to Scottingham Subdivision.
Conclusions:
..
Although the Nonhero Area Land Use and Transportation Plan designates that portion of
the request property for which Corporate Office (0-2) rezoning is requested for residential
use, the size, configuration and location of this property would make it difficult or
impossible to develop residentially unless incorporated into the adjacent lots in
Scottingham Subdivision. Rezoning this property for office use would allow it to be
developed for parking spaces serving office uses in the Arboretum. Specifically, the
applicant has proffered that use of this property would be restricted to parking for office
uses only. In addition, as noted herein the development standards of the Zoning Ordinance
and proffered conditions insure that any parking area developed on this property be
adequately screened from adjacent residences, (Request I, Proffered Conditions 1 and 2)
The requested amendment relative to parking space sizes would be consistent with current
Zoning Ordinance requirements for such areas. The Zoning Ordinance allows reduced
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