02SN0151-Dec19.pdfDecember 19, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0151
Riverstone Properties, LLC
Matoaca Magisterial District
Southwest line of Charter Colony Parkway
REQUEST:
Amendment to Conditional Use Planned Development (Case 88SN0059) to permit
Corporate Office (0-2) uses.
PROPOSED LAND USE:
No specific use is proposed. With approval of this request, uses permitted by right or
with restrictions in the Corporate Office (0-2) District would be permitted, as well as
other uses approved as part of Case 88SN0059.
PLANNING COMMISSION RECOMMENDATION
THE COMMISSION IS SCHEDULED TO CONSIDER THIS CASE ON DECEMBER 18, 2001.
STAFF WILL ADVISE OF THE COMMISSION'S ACTION ON DECEMBER 19, 2001.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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The proposed zoning and land use conform to the Route 288 Corridor Plan which
suggests the property is appropriate for a mix of professional and administrative
offices, residential of varying densities and light industrial uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
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The recommended Condition, which requires compliance with Emerging Growth
Area requirements of the Zoning Ordinance, will ensure compatibility and
appropriate land use transition of the proposed (0-2) development with adjacent
residentially-zoned properties.
(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
RECOMMENED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF)
Location:
The amended Textual Statement, Item II, as attached to this report, shall be
considered the amended plan of development for Parcel 7. (P)
(Note: All other conditions of Case 88SN0059 shall remain applicable.)
GENERAL INFORMATION
Southwest line of Charter Colony Parkway, northwest of Center Pointe Parkway. Tax ID
725-697-Part of 3610 (Sheet 9).
Existing Zoning:
Size:
R-7 with Conditional Use Planned Development
21.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-9 with Conditional Use Planned Development; Vacant (proposed Charter Colony
Development)
South, East and West - R-7 with Conditional Use Planned Development; Vacant (proposed
Center Pointe Development)
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UTILITIES
Public Water and Wastewater Systems:
This request will not impact the public water and wastewater systems. The use of the public
water and wastewater systems is required as an existing condition of zoning. (Case
88SN0059 - Proffered Condition A. 1)
ENVIRONMENTAL
Drainage and Erosion:
The property is located in the Upper Swift Creek Reservoir drainage area and drains to a
tributary of the reservoir. Currently, there are no existing on- or off-site drainage or erosion
problems and none are anticipated with development.
Water Quality:
The Board of Supervisors recently approved the implementation of the Upper Swift Creek
Watershed Master Plan establishing a pro-rata fee for the management of phosphorus loads
associated with stormwater runoff. Development of this property will be subject to this fee
for construction of regional BMPs in the Upper Swift Creek Reservoir Watershed.
PUBLIC FACILITIES
Fire Service:
The property is currently served by the Waterford Fire~escue Station, Company Number 16.
When the property is developed, the number of hydrants and quantity of water needed for fire
protection will be evaluated during the plans review process.
Transoortation:
In 1990, the Board of Supervisors approved the rezoning (Case 88SN0059) of 948 acres for
development of a mixed use project (Center Pointe), located in the area of Powhite Parkway
and Route 288. In conjunction with that zoning approval, the Board accepted several
transportation related proffers that included conditions that established a maximum density
of development and required right of way dedications and construction of mitigating road
improvements. The subject property, twenty-one and a half (21.5) acres, was a part of that
zoning case.
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The applicant's requested amendment will allow Corporate Office (0-2) land uses in
addition to the already permitted uses to be developed on the property. The property will
remain part of the Center Pointe zoning. This amendment will not affect any of the existing
transportation requirements for development of Center Pointe, including the maximum
density condition.
LAND USE
Comprehensive Plan:
Lies within the limits of the Route 288 Corridor Plan which suggests the property is
appropriate for a mix of professional and administrative offices, residential of various
densities and light industrial uses.
Area Development Trends:
Property to the east, west and south is zoned Residential (R-7) with Conditional Use Planned
Development and is part of the overall Center Pointe mixed use development. Property to
the north is zoned Residential (R-9) and is part of the Charter Colony mixed use
development.
Zoning History_:
In 1980, the Board of Supervisors, upon a favorable recommendation by the Planning
Commission, approved rezoning with Conditional Use Planned Development on the request
property and property to the east to permit a mixed use development. The entire site, known
as the Evergreen Development, encompassed approximately 1,511 acres. (Case 79S 146)
On April 23, 1986, the Board of Supervisors approved the rezoning with Conditional Use
Planned Development on approximately 948 acres that included portions of Evergreen plus
additional property to permit a mixed use development with single family residential, multi-
family residential and residential townhouse, office, commercial, light industrial and
public/semi-public uses (Case 86S025). Conditions of zoning approval for this development,
commonly known as Center Pointe, superseded the conditions of Case 79S146 for the
request property.
On July 25, 1990, the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved an amendment to Case 86S025 to permit use and bulk
exceptions on a 948 acre tract (Case 88SN0059). A mixed use development, to include
residential, office, commercial, industrial and public/semi-public uses was proposed.
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Site Design:
The request property lies within an Emerging Growth Area. Although zoned residentially,
development should conform to the requirements of the Zoning Ordinance for the Corporate
Office (0-2) District which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities, and screening ofdumpsters and loading areas. (Condition)
The applicant has indicated the intent to request a similar amendment for the remaining
portion of this property. Due to time constraints, the applicant is proceeding with the current
request. Although a piecemeal approach to zoning is routinely discouraged, staffanticipates
any future land use amendment to incorporate the remaining portion of the property.
Architectural Treatment:
With the imposition of the recommended Condition, the Zoning Ordinance currently requires
that the architectural treatment of buildings, including materials, color and style, be
compatible with buildings located within the same project. Compatibility may be achieved
through the use of similar building massing, materials, scale, colors and other architectural
features.
Currently, within Emerging Growth Areas, no building exterior which would be visible to
any R District or any public right of way may consist of architectural materials inferior in
quality, appearance or detail to any other exterior of the same building. There is, however,
nothing to preclude the use of different materials on different building exteriors, but rather,
the use of inferior materials on sides which face adjoining property. No portion of a building
constructed of unadorned concrete block or corrugated and/or sheet metal may be visible
from any adjoining R District or any public right of way. No building exterior may be
constructed of unpainted concrete block or corrugated and/or sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
served. Mechanical equipment, whether ground-level or rooftop, shall be screened from
view of adjacent property and public rights of way and designed to be perceived as an
integral part of the building.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) on property which is adjacent to an R District be
screened from view of such district by a masonry or concrete wall which is constructed of
comparable materials to and designed to be compatible with the principal building that such
area serves. Solid waste storage areas must be screened from view of public rights of way
by a solid wall, fence, dense evergreen plantings or architectural feature and such areas
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within 1,000 feet of any R District must not be serviced between the hours of 9:00 p.m. and
6:00 a.m.
Adjacent properties to the north, east, south and west are zoned Residential (R-7 and R-9)
and are currently vacant. Currently, the Zoning Ordinance requires a minimum fifty (50) foot
buffer along all property boundaries of the request site if developed for uses not permitted in
a residential district. At the time of site plan review, the Planning Commission may modify
these buffers under certain circumstances. In addition, if adjacent residential properties are
zoned or utilized for a non-residential use in the furore, the buffer can be further reduced or
eliminated.
Uses:
In addition to those uses permitted by conditions of Case 88SN0059, the applicant is
requesting the ability to develop Corporate Office (0-2) uses.
CONCLUSIONS
The proposed zoning and land use conform to the Route 288 Corridor Plan which suggests the
property is appropriate for a mix of professional and administrative offices, residential of varying
densities and light industrial uses.
The recommended Condition, which requires compliance with Emerging Growth Area requirements
of the Zoning Ordinance, will ensure compatibility and appropriate land use transition of the
proposed (0-2) development with adjacent residentially-zoned properties.
Given these considerations, apprOval of this request would be appropriate.
CASE HISTORY
Staff (12/7/01):
If the Commission acts on this case on December 18, 2001, it will be considered by the
Board of Supervisors on December 19, 2001.
The Board of Supervisors on Wednesday, December 19, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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AMEND THE TEXTUAL STATEMENT OF CASE 88SN0059 AS FOLLOWS
FOR THE REQUEST PROPERTY ONLY:
II. PROPOSED AMENDMENTS
Parcel 7 - In addition to those uses permit[ed by Case 88SN0059,
those uses permitte(:l in the Corporate Office (0-2) District shall be
permitted on this tract only. Such Corporate Office use~ shall be
subject to the requirements for 0-2 Districts in Er,'lerging Growth
Areas.
(Note: Ali other conditions of Case 88SN0059 remain applicable).
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REQUEST
PROPERTY
266.8
:R-9
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34.0
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42.0
II,dl&l
48.1
C-4
245.75
59.0
81.4
CenterPointe
AMENDED MASTER PLAN
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