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98SN0283April 28, 1999 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0283 Riverside Healthcare Assoc., Inc. Midlothian Magisterial District 11621 Robious Road REQUESTS: Amendment to Conditional Use Planned Developmem (Case 85S148) to permit a physical therapy clinic, additional outdoor recreational facilities, exceptions to freestanding sign limitations, and exceptions to parking requirements at an existing health and fitness center. PROPOSED LAND USE: The request property is occupied by a health and fitness center (Riverside Wellness & Fitness Center - Briarwood). Current zoning approval permits the operation of a health and fitness center, restaurant, outdoor swimming pools, and thirteen (13) outdoor tennis courts on the request property. The applicant wishes to add a physical therapy clinic use in addition to already permitted health and fitness center and restaurant uses, add 5,000 square feet to the existing building, add one (1) additional outdoor tennis court for a total of fourteen (14) tennis courts. Further, current zoning approval limits freestanding signage to one (1) freestanding sign, having an area of twenty (20) square feet and a height of fourteen (14) feet, and restricts the lighting, design and materials of this sign. The applicant wishes to conform to current Zoning Ordinance requirements for such signs in office districts. In addition, (2) outdoor volleyball courts and one (1) outdoor basketball court exist that were constructed without zoning approval. Approval for these courts is also requested. Finally, the Zoning Ordinance requires an additional sixty-five (65) parking spaces to accommodate the proposed 5,000 square foot building addition, the additional tennis court, and the existing volleyball and basketball courts. The applicant is requesting an exception to the requirement to provide these additional parking spaces. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 3 AND 4. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed physical therapy clinic use conforms to the Northern Area Land Use and Transportation Plan which suggests the request property is appropriate for office use and should have no greater impact on area residential development than does the existing health and fitness center, restaurant and outdoor recreational uses. Bo The requested exceptions to previously imposed freestanding sign limitations conform to current Zoning Ordinance freestanding sign requirements for office- type uses. If properly conditioned, the proposed additional tennis court and existing volleyball and basketball courts should not adversely impact adjacent residences. Specifically, the recommended conditions would require landscaping between these facilities and adjacent residences, and further ensure that lighting does not become a nuisance. In this manner, any potential adverse impact of additioml activity generated by these facilities would be minimized. Do The health and fitness center has existed on the request property for a number of years with no known parking problems. However, the request to reduce the number of parking spaces would be appropriate only if the parking spaces can be provided at a future date should they be needed. (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.) CONDITIONS (STAFF/CPC) 1. The plan entitled Riverside Wellness and Fitness Center - Briarwood, prepared by Planning Development Engineering and dated June 12, 1998, shall be considered the Master Plan. (P) (NOTE: This condition supersedes Condition 1 of Case 85S148) (STAFF/CPC) 2. Freestanding signage shall conform to the requirements of the Zoning Ordinance for freestanding signs in Corporate Office (0-2) Districts. (P) 2 98SN0283/WP/APR28G (STAFF/CPC) 3. The eighty-four (84) foot setback depicted on the Master Plan, between the "Proposed Court Addition" and the western property boundary, shall be landscaped in accordance with Section 19-522 (a) (4) of the Zoning Ordinance. The area between the existing volleyball and basketball courts and the western and southern property boundaries west and south and adjacent to the courts shall be landscaped in accordance with Section 19-522 (a) (4) of the Zoning Ordinance (P) (STAFF/CPC) 4. The architectural treatmem of any new building addition shall conform to Sections 19-570 (b) and (c) and 19-595 of the Zoning Ordinance. (P) (STAFF/CPC) 5. A sixty-five (65) parking space exception to the sixty-five (65) parking space requirement, to accommodate the proposed 5,000 square foot building addition, the additional tennis court, and the existing volleyball and basketball courts, shall be granted provided that land area, of sufficient size, location and configuration to provide for an additional sixty-five (65) parking spaces, is preserved on-site. Alternatively, all or part of these spaces shall be provided off-site subject to Section 19-509 Co) of the Zoning Ordinance. At the time of site plan submission for any new improvements, the location and design of this potential additional parking shall be submitted to the Planning Department for review and approval. The additional parking shall be provided within 180 days of notification by the Planning Department that additional parking is required, as determined by the Planning Department, unless the Planning Department agrees to an extension of the 180 day period. (P) (STAFF/CPC) 6. Access to Murray Hill Drive shall be limited to service vehicles only. The access driveway shall be secured to preclude general public access via Murray Hill Drive in a manner acceptable to the Planning Department. (NOTE: These conditions supersede all previously imposed conditions imposed for Cases 68-37C, 74S159, 77S173 and 79S171.) PROFFERED CONDITIONS (STAFF/CPC) 1. The Owner/Developer shall be responsible for notifying, in writing, of the submission of site plans to the following: (i) the last known 3 98SN0283?vVP/APR28G contact/representative on file with the County Planning Department for the Briarwood Civic Association; and (ii) the last known president or representative on file with the County Planning Department for the Briarwood Hearth Condominium Association. Such notification shall occur no later than twenty-one (21) days prior to approval or disapproval of the plan. The Owner/Developer shall provide a copy of the notification letter to the Planning Department. (STAFF/CPC) 2. The "proposed court addition" depicted on the Master Plan shall not be lighted. With the exception of security lighting, outdoor lighting for all other facilities shall be prohibited between the hours of 11:00 p.m. and 6:00 a.m. Further, any new lighting or any lighting improvements shall conform to Section 19-753 of the Zoning Ordinance. GENERAL INFORMATION Location: South line of Robious Road, across from Robious Crossing Drive, and better known as 11621 Robious Road. Tax ID 738-714-6361 (Sheet 2). Existing Zoning: A with Conditional Use and Conditional Use Planned Development Size: 14.8 acres Existing Land Use: Commercial Ad_iacem Zoning & Land Use: North - R-15, R-25, and R-MF with Conditional Use Planned Development; Single family residential and multi-family residential South - R-7; Norfolk Southern Railroad right of way and multi-family residential East - 0-2 with Conditional Use Planned Development; Commercial West -R-15; Single family residential 4 98SN0283/WP/APR28G UTILITIES Public Water System: There is an existing six (6) inch water line extending from Lynro Drive onto the request site. The existing structure is connected to the public water system. Use of the public water system is required by County Code, and intended by the applicant. Due to possible fire flow concerns relative to this site, with the proposed as well as the change of use, it may be necessary to re-evaluate the on-site fire demands. The determination of any change in fire requirements is the responsibility of the Chesterfield County Fire Administration. Public Wa~tewgtter System: There is an existing eight (8) inch wastewater collector extending along the southern portion of the request site. The existing structures are connected to the public wastewater system. Use of the public wastewater system is required by County Code, and is intended by the applicant. ENVIRONMENTAL Drainage and Erosion: No existing or anticipated on- or off-site drainage or erosion problems with these amendments or additional improvements. PUBLIC FACILITIES Fire Service: This property is currently served by the Bon Air Fire/Rescue Station, Company Number 4, and Forest View Rescue Squad. The need for an additional hydrant will be evaluated during the plans review process for the addition. Transportation: Traffic volumes generated by the requested additional uses will have a minimal impact on the anticipated traffic generated by development of the property. At time of site plan review, specific recommendations will be provided regarding internal circulation. 5 98SN0283/WP/APR28G Comprehensive Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the request property is appropriate for office uses. Area Developmem Trends: Properties along this portion of Robious Road, west of Huguenot Road, are characterized by a mix of commercial, office and multi-family residential zoning and land uses transitioning to single family residential zoning and land uses, west of the request site. It is anticipated that these land use patterns will continue. Zoning History.: On May 23, 1968, the Board of Supervisors approved a Conditional Use to permit a private recreational club on the request property. (Case 68-37C) On December 30, 1974, the Board of Supervisors approved the operation of a restaurant at the recreational facility, subject to there being no external alterations to the building or signage to accommodate this use. (Case 74S159) On September 28, 1977, the Board of Supervisors approved an amendment to Case 68-37C to permit a freestanding sign to idemify the recreational facility use. (Case 77S173) On October 24, 1979, the Board of Supervisors approved an amendmem to Case 68-37C to allow expansion of recreational facilities on the request property. (Case 79S171) On December 11, 1985, the Board of Supervisors approved an amendmem to Case 79S171 to permit further expansion of recreational facilities on the request property, plus Conditional Use Planned Development to permit exception to the number of required parking spaces for this expanded use. (Case 85S148) The request property has been developed for a fitness center with associated restaurant, outdoor recreational facilities and parking areas. Access is provided via a driveway to Robious Road which is shared with commercial development to the east, and by a service driveway to Murray Hill Drive. General public access to the facilities to Murray Hill Drive should be prohibited (Condition 6). The applicant has agreed to notify certain area civic associations of any site plan submission. (Proffered Condition 1) 6 98SNO283/WP/APR28G Architectural Treatment: The request property lies within an Emerging Growth Area. Any additions to the existing building should be required to conform to Emerging Growth requirements for architectural treatment in office districts (Condition 4). Within Emerging Growth Areas, no building exterior which would be visible to any R or O 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 or O district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be screened from adjacent properties and public rights of way and designed to be perceived as an integral part of the building. Junction boxes must be minimized from view of adjacent properties and public rights-of-way. Buffers and Screening: Adjacent property to the west is zoned Residential (R-15) and is occupied by single family residences in Briarwood Subdivision. The proposed additional tennis court would be located within eighty-four (84) feet of lots within this subdivision. The existing volleyball and basketball courts are located within approximately seventy (70) feet of lots within this subdivision and, at a minimum, within fifty-five (55) feet of the southern property boundary. Typically, the Zoning Ordinance would require a 100 foot landscaped setback for such recreational facilities where adjacent to residentially zoned property. However, the area where the proposed tennis court would be located, and between where existing volleyball and basketball courts are located and adjacent properties is largely denuded, providing no visual separation between area residences and existing, permitted recreational activities and facilities on the property. Approval of these courts would be appropriate if conditioned to require landscaping between these courts and area residences. In this manner, the visual separation that the Ordinance seeks to require, between both existing and planned recreational activities and area neighborhoods, would be achieved. (Condition 3) Lighting: Given the proximity of the facility to area residences, any new lighting should conform to Emerging Growth requirements for such lighting to ensure that nighttime lighting does not create a nuisance for area residents (Proffered Condition 2). Specifically, Condition 4 would require exterior lights to be arranged and installed so that direct or reflected illumination does not exceed 0.5 foot candle above background light measured at the property line of adjacent residentially zoned properties. In addition, lighting standards 7 98SN0283/WP/APR28G must be of a directional type capable of shielding the light source from direct view of adjacent residentially zoned properties. Further, the applicant has agreed not to light the court additions shown on the Master Plan. (Proffered Condition 2) As noted herein, current zoning approval permits a freestanding sign to identify uses on the property, limited to an area of twenty (20) square feet and a height of fourteen (14) feet. This sign can be illumimted but must be non-luminous, be constructed of wood, and be of a specific design. The applicant wishes to increase the freestanding sign area to fifty (50) square feet and increase the height to fifteen (15) feet and conform to the Zoning Ordinance requirements for such signs in office districts. The requested increases in size and height would conform to the size and height limitations of the Zoning Ordinance for a freestanding sign identifying a use in office or commercial districts in Emerging Growth Areas. In addition to these size and height limitations, any new sign should also comply with the design standards for such signs in Emerging Growth Areas. (Condition 2) Current zoning approval permits a 447 parking space exception to the 805 parking space requirement for all uses then permitted on the property, for a total of 358 parking spaces provided for all uses. The Zoning Ordinance would require an additional sixty-five (65) parking spaces to accommodate the proposed 5,000 square foot building addition, the additional tennis court and the existing volleyball and basketball courts. As noted herein, the applicant is requesting an exception to the requirement to provide these additional parking spaces. Staff is not aware of any parking problems at this facility. However, staff can only support the reduction with the provision that the additional parking spaces be provided should they prove to be needed (Condition 5). In this manner, should there prove to be a parking shortage to accommodate existing and planned facilities, the additional parking spaces can be made available. It should be noted that Condition 5 would allow for the provision of all or part of these spaces off-site, subject to Zoning Ordinance requirements for such off-site parking. CONCLUSIONS The proposed physical therapy clinic conforms to the Northern Area Land Use and Transportation Plan which suggests the request property is appropriate for office use, and should have no greater impact on area residential development than does the existing health and fitness center, restaurant and outdoor recreational uses currently on the property. In addition, the requested exceptions to previously imposed freestanding sign limitations conform to current Zoning Ordinance freestanding sign area requirements for office-type uses. 8 98SN0283/WP/APR28G If properly conditioned the tennis, volleyball and basketball courts should not adversely impact adjacent residences. Specifically, while the Zoning Ordinance would require a 100 foot landscaped setback for such recreational facilities where adjacent to residentially zoned property, the area between these facilities and adjacent residences is largely denuded, providing no visual separation between area residences and existing, permitted recreational activities on the property. Approval of the proposed additional tennis court, and the existing volleyball and basketball courts would be appropriate if conditioned to require landscaping between existing and planned recreational activities and area residences. In this manner, the visual separation that the Ordinance seeks to require would be achieved. The recommended conditions would require this landscaping between these facilities and adjacent residences and further ensure that any lighting of the courts does not become a nuisance, thereby mitigating the impacts of existing, permitted and planned recreational activity on the property. As noted herein, the existing health and fitness center has existed on the request property for a number of years with no know parking problems. However, the request to reduce the number of parking spaces would be appropriate only if the parking spaces can be provided at a future date should they prove to be needed. CASE HISTORY Planning Commission Meeting (8/18/98): At the request of the applicant, the Commission deferred this case to November 17, 1998, to allow the new management of the facility to become familiar with the request and to have an opportunity to meet with area residents. Staff (8/19/98): The applicant was advised in writing that any significant, new or revised information should be submitted no later than September 14, 1998, for consideration at the Commission's November 17, 1998, public hearing. The applicant was also advised that a $150.00 deferral fee was due. Staff (11/13/98): The deferral fee was paid. 9 98SN0283/WP/APR28G Planning Commission Meeting (11/17/98): At the request of the applicant, the Commission deferred this case to January 19, 1999. Staff (11/18/98): The applicant was advised in writing that any significant new or revised information should be submitted no later than November 30, 1998, for consideration at the Commission's January 19, 1999 public hearing. Also, the applicant was advised that a $150.00 deferral fee must be paid prior to the Commission's public hearing. Applicant (12/2/98): The applicant paid the $150.00 deferral fee. Applicant, Area Residents, Midlothian District Planning Commissioner and Staff (12/17/98): A meeting was held to discuss the proposal. Area residents expressed concern about the impacts the existing uses have on adjacent neighborhoods, and the potential additional impacts the proposed additional uses might have. Areas of primary concern were for the noise and light generated by activities. The applicant agreed to work with staff and attempt to address these concerns. Applicant and Staff (12/28/98 - 1/12/99): Staff discussed with the applicant potential proffered conditions designed to address the concerns of area residents. Staff (1/12/99): To date, no new information has been received. Planning Commission Meeting (1/19/99): The Commission deferred this case to allow an opportunity for the applicant to attempt to address neighborhood concerns. 10 98SN0283/WP/APR28G Staff (1/20/99): The applicant was advised in writing that any significam or revised information should be submitted no later than January 25, 1999, for consideration at the Commission's March 16, 1999, public hearing. Applicant, Staff and Midlothian Planning Commissioner (3/1/99): A meeting was held to discuss potential proffered conditions. Applicam (3/2/99): Proffered conditions were submitted. Planning Commission Meeting (3/16/99): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended approval of this request subject to the conditions on pages 2 and 3 and acceptance of the proffered conditions on pages 3 and 4. AYES: Unanimous. The Board of Supervisors, on Wednesday, April 28, 1999, beginning at 7:00 p.m., will take under consideration this request. 11 98SN0283/WP/APR28G DR- ROI~IOU$ JR. HIGH t~-MF ¢ ZC Z¢ 1028:3 2D C.U.