08SN0139
No'/ember 20,2007 CPC
January 9, 2008 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
08SN0139
Colony Crossing LLC
Clover Hill Magisterial District
West line of Charter Colony Parkway
REQUEST: Amendment to Conditional Use Planned Development (Case 86S117) to permit a
veterinary hospital without outside runs.
PROPOSED LAND USE:
A veterinary hospital without outside runs is planned. With approval of this request,
uses would be limited to those uses permitted by Case 86S 11 7 plus a veterinary
hospital without outside runs.
PLANNING COMMISSION RECOMMENDATION
RECOMMENDS APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Upper Swift Creek Plan which
suggests the property is appropriate for community mixed use uses.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED
UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF"
Providing a FIRST CHOICE community through excellence in public service
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 86SN117 within the Medium
Density Office/Commercial Retail (MDO/CR) Tract, veterinary hospitals
exclusive of outside runs shall be permitted. (P)
(NOTE: This condition is in addition to the Textual Statement, Item VI.E.4, of Case
86S117 relative to permitted uses in the MDO/CR Tract for the subject property.)
GENERAL INFORMATION
Location:
West line of Charter Colony Parkway, south of Old Hundred Road. Tax ID 728-691-0334.
Existing Zoning:
C-2 with Conditional Use Planned Development
Size:
5.7 acres
Existing Land Use:
Commercial
Adiacent Zoning and Land Use:
North - C-2 with Conditional Use Planned Development; Commercial
South and East - R-7; Single family residential
West - 1-1 with Conditional Use Planned Development; Office
UTILITIES
Public Water System:
The public water system is available to serve the request site. A twelve (12) inch water line
extends into the request site from an existing twelve (12) inch water line in Tredegar Lake
Parkway. The on-site twelve (12) inch line then reduces down to an eight (8) inch line
within Colony Crossing. Use of the public water system is required by County Code.
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08SN0139-]AN9-BOS-RPT
Public Wastewater System:
The public wastewater system is available to serve the request site. There is an existing
eight (8) inch wastewater collector line extended from Garrison Place Drive to serve Colony
Crossing. Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
This request will have a minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Swift Creek Fire Station 16, and Manchester Volunteer Rescue Squad currently provide
fire protection and emergency medical service. This request will have a minimal impact fire
and EMS.
Transportation:
This request will have a minimal impact on the anticipated traffic generated by development
on this property.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for community mixed uses.
Area Development Trends:
The subject property is part of the Colony Crossing Shopping Center. Surrounding
properties to the east are zoned Light Industrial (1-1) with Conditional Use Planned
Development as part of the Waterford development and are developed as office uses or
remain vacant. Properties to the west are zoned Residential (R - 7) as part of the Brandermill
development. As currently zoned, it is anticipated that properties surrounding the
intersection of Charter Colony Parkway and Old Hundred Road will continue to develop for
a mix of non-residential uses.
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08SN0139-]AN9-BOS-RPT
Zoning History:
On August 27, 1986, upon a favorable recommendation by the Planning Commission, the
Board of Supervisors approved a rezoning from Agricultural (A) to Light Industrial (M-l),
from Light Industrial (M-l) to Residential Multifamily (R-MF) plus a Conditional Use
Planned Development on these tracts plus existing Light Industrial (M-l) and Convenience
Business (B-1) tracts, for a total of 243 acres (Case 86S 117). A mixed use development to
include multifamily residential, office, commercial and industrial uses was planned. The
subject property was designated as an Medium Density Office/Commercial Retail
(MDO/CR) Tract on the approved master plan (attached). This tract permitted most
Convenience Business (B-1) uses and a few Community Business (B-2) and General
Business (B-3) uses. Veterinary clinics and hospitals were not included among these
permitted uses.
On October 26, 2005 and October 25, 2006, the Board of Supervisors, upon a favorable
recommendation by the Commission, approved amendments to Case 86SNO 11 7 on two
separate parcels within the Colony Crossing Shopping Center to permit veterinary hospitals
without outside runs (Cases 05SN0315 and 06SN0334). These parcels are adjacent to, or
within close proximity of, the subject parcel.
Development Standards:
The request property lies within an Emerging Growth District Area. Unless otherwise
specified by conditions of Case 86S117, development must conform the Emerging Growth
District requirements which address access, parking, landscaping, architectural treatment,
setbacks, lighting, pedestrian access, signs, buffers, utilities and screening of dumpsters and
loading areas. As previously noted, this site is developed as part of the Colony Crossing
shopping center project.
Uses:
Currently, the Zoning Ordinance permits veterinary clinics within the Neighborhood
Business (C-2) District. Veterinary clinics do not permit the boarding of animals, the
overnight care of animals or outside runs. Veterinary hospitals, first permitted in the
Community Business (C-3) District, permit boarding, overnight care and outside runs. The
applicant proposes to operate a veterinary hospital from this location to accommodate the
overnight care of animals without the use of outside runs. (Condition)
CONCLUSION
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
property is appropriate for community mixed use uses. The conditioned exclusion of outdoor runs
associated with the proposed veterinary hospital limits any negative impacts of this use upon area
properties. In addition, the proposed zoning and land uses are representative of, and compatible
with, existing and anticipated area development.
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08SN0139-]AN9-BOS-RPT
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning commission Meeting (11/20/07):
The applicant accepted the recommendation. There was no opposition present.
On a motion of Mr. Gulley, seconded by Mr. Wilson, the Commission recommended
approval subject to the condition on page 2.
AYES: Messrs. Gecker, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, January 9, 2008, beginning at 6:30 p.m., will take under
consideration this request.
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