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Topic Description:
1.
Special Exception Amendment. The applicant wishes to
amend the Special Exception conditions related to the
Bishop’s Run commercial center to better reflect the project
currently being reviewed under Site Plan SPMA06-SC-009.
There are two elements of the proposed Site Plan that
require changes to the concept plan originally approved with
the Special Exception (SPEX05-SC-005).
a.
First, on the approved concept plan, apartments were
to be located only on the portion of the building facing a
public street. During final design of the site plan, it
became evident that some flexibility would need to be given
in locating the residential units. Due to the public street
requirement, Building 4 originally did not have residential
units along the entire second story. Therefore, a Zoning
Ordinance text amendment was proposed and approved by the
Board of Supervisors in January 2007 allowing more
flexibility in locating second floor apartments, which
allows for this change. Now Building 4 has residential
units on the entire second floor. The requested amendment
does not increase the total number of apartments from
the twenty (20) units allowed by the original Special
Exception, but merely allows them to be distributed on the
second stories of several buildings.
b.
Second, that same text amendment also allows more
flexibility in streetscape. A sidewalk is provided, along
with street trees, creating a continuation of the
streetscape that fronts the single family portion of the
project. The urban design required by the Zoning Ordinance
does not fit this site’s topography. To recognize existing
grade changes, connections between the sidewalks and
buildings are limited to several key locations.
The applicant is also requesting the condition establishing
a deadline for submission of the site plan be deleted
because the site plan has been submitted and is near
approval. The aforementioned site plan includes an
allocation set aside for the Sheriff’s Department as
required by the rezoning proffers.
2.
Special Permit. The applicant also requests Special
Permit approval to locate a retail/shopping center between
20,000 and 50,000 square feet in accord with Section 3-312.4
of the Zoning Ordinance. The applicant has not finalized
the exact uses to occupy the building, but it envisions
mixed uses. The purpose of this Special Permit is to allow
a retail/shopping center with up to 37,100 square feet of
retail space that will allow for adequate flexibility for
the market conditions and will provide a stronger more
viable mix with the proposed twenty (20) units of
residential space above the commercial/retail space. The
following use mix limitations are proposed by this request:
Residential: 20 units
Office: 5,000 square
feet – 7,500 square feet
Retail: 15,000 square
feet – 20,000 square feet
Restaurant: 7,000 square feet –
8,500 square feet
Day
Care: 8,000 square feet –
9,500 square feet
Police/Sheriff:
1,500 square feet – 1,650 square feet
A traffic evaluation was reviewed with Planning Staff based
on the proposed uses. It was determined that under the
proposed uses, based on trip generation tables by the
Institute of Transportation Engineers, there would be a
slight reduction in vehicle trips from the Rezoning and
initial Special Exception for this project.
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