[Ord. No. 00-15, 8-15-2000; Ord. No. 08-17(R), 3-17-2009]
Shopping centers shall comply with the following performance
standards:
(a)
Area requirements. The minimum area required for the development
of the various types of shopping centers, as defined in § 24.1-104,
shall be as follows:
(1)
Neighborhood Center: minimum lot area of 40,000 square feet.
The definition of Neighborhood Center notwithstanding, a shopping
center may have as much as 15,000 square feet of gross leasable floor
area and still be considered a "Neighborhood Center" if off-street
parking is calculated and provided at the Community Shopping Center
ratio.
(2)
Community and Specialty Centers - minimum lot area of three
acres.
(3)
For shopping centers otherwise permitted as a matter of right
under the provisions of § 24.1-306, a special use permit
shall be required for any proposed development having 80,000 or more
square feet of gross floor area. Any redevelopment involving an addition,
expansion, renovation, enlargement, or other modification of an existing
development that would increase the gross floor area to 80,000 or
more square feet shall be subject to the standards and procedures
applicable to amendment of special use permits set forth in §
24.1-115(d) of this chapter.
(b)
Special dimensional standards. Proposed shopping center developments
shall be subject to the special dimensional standards specified herein,
notwithstanding the district in which located:
(2)
(3)
Minimum yard requirements.
|
Type
|
Side
|
Rear
|
|---|---|---|
|
Neighborhood Center
|
20 feet
|
20 feet
|
|
Community and Specialty Centers
|
25 feet
|
25 feet
|
(c)
Screening and landscaping standards. Shopping centers shall
be subject to the following screening and landscaping standards notwithstanding
the regulations of the district in which the center is located:
(1)
A minimum twenty-foot landscape yard shall be provided around
the perimeter of the shopping center site. Along all public street
frontages, landscape yards shall be expanded to 25 feet and shall
be landscaped with an appropriate combination of low-growing trees
and shrubs to screen direct views of parking areas, but not necessarily
the shopping center itself from adjacent public streets.
(2)
Minimum landscaped open space for shopping centers shall be
25% of the net developable area of the site. The area of the required
perimeter landscape yards and parking lot landscaped islands may be
included when calculating such percentage. No less than 50% of the
required site landscaping shall be located in front of the principal
building on the site. Where the shopping center site is larger than
20 acres, the amount of landscaped open space required may be reduced
to 20% provided that no less than 65% of the required open space is
located in front of the principal building in the center and that
direct views of parking from adjacent public roads are significantly
disrupted by landscape methods.
(3)
Where no parking is provided or accommodated in front of the
principal building on site, the otherwise required landscaping and
open space may be reduced by 20% and the zoning administrator shall
adjust the locational requirements of landscaping accordingly.
(4)
All service and loading areas shall be screened from view from
public streets and from first floor windows in adjacent residential
districts through landscaping supplemented by other appropriate methods.
(5)
Landscaping plans for shopping centers shall be prepared by
a Virginia certified landscape architect.
(d)
Access and traffic control standards.
(1)
A traffic impact analysis, prepared in accordance with Article II, Division 5 of this chapter, shall be submitted for review by the County and the Virginia Department of Transportation. The analysis shall address access and internal circulation arrangements for the center and any outparcels. The recommendations of the analysis, unless specified otherwise by the department of transportation, shall be fully implemented.
(2)
Access to shopping center out-parcels shall be designed such
that the internal circulation system alone provides adequate access
to each proposed out-parcel. Individual access to existing public
roads for out-parcels shall not be permitted except as may be approved
by the zoning administrator upon the demonstration within the traffic
impact analysis that such an individual access will improve internal
circulation and not adversely affect traffic flows on the adjacent
public roadway(s).
(3)
Accommodations for pedestrian circulation must be provided throughout
the center and shall be appropriately separated from vehicular circulation
in order to minimize congestion and safety hazards.
(4)
Bicycle use and circulation shall be adequately accommodated
through, at a minimum, the provision of safe, secure, and convenient
bicycle parking facilities.
(5)
In consultation with the County, an area or areas shall be designated
for one or more transit service stops. Said area(s) shall be sufficient
to accommodate a transit shelter and an easement shall be granted
to the County to erect such shelter should the County in its sole
discretion choose to do so. The area(s) designated may be counted
toward meeting open space requirements if comprised of landscaped
areas(s).
(6)
Buildings or groups of buildings within the center shall be
oriented in relation to parking areas in a manner which minimizes
the need for internal automotive movement once patrons have entered
the site. Facilities and access routes for shopping center deliveries,
servicing, and maintenance shall, so far as reasonably practicable,
be separated from customer access routes and parking areas.
(7)
Lighting which is compatible in style and illumination with
the architecture of the shopping center shall be provided at appropriate
locations in order to adequately illuminate parking areas and vehicular
and pedestrian circulation routes. All outside lighting on the site
shall be arranged and shielded to prevent glare or reflection, nuisance,
or inconvenience of any kind on adjoining streets or residential properties.
(a)
Business parks and industrial parks shall comply with the following
performance standards:
(1)
Permitted uses. Uses permitted in business parks and industrial
parks shall include the various types of establishments and uses listed
as being permitted in the Table of Land Uses for the particular district
in which located. In addition, in recognition of the special and unique
characteristics of this type of development, the following uses shall
also be permitted:
a.
Day care centers, nursery schools.
b.
Technical, vocational, business schools.
c.
Conference centers.
d.
Post office stations.
e.
Health, exercise, fitness centers, swimming pools.
f.
Golf courses.
g.
Florists.
h.
Office equipment and office supply retail sales.
i.
Banks, financial institutions, brokerages.
j.
Hotels, motels.
k.
Sit down and carry-out restaurants.
l.
Printing, photocopying, blueprinting, reprographic, telecommunication,
mailing, facsimile reception/transmission services and other similar
business services.
m.
Emergency care and first aid centers or clinics.
n.
Computer hardware and software development and installation,
including retail sales and service.
o.
Transportation services, including but not limited to helipads.
p.
All uses permitted as a matter of right in the IL district shall
also be permitted as a matter of right in a business or industrial
park located in the EO district.
(2)
Accessory uses. Uses permitted as accessory uses within an office
park or a business park, however not permitted as free standing uses
include:
(3)
Area standard. The minimum area required for the development
of property under these provisions shall be five acres.
(4)
Design standards. Any office or industrial park developed under
these provisions shall provide the following minimum design features:
a.
Recorded restrictive covenants which serve to ensure the architectural
and aesthetic unity of the proposed office or industrial park shall
be established. Such covenants shall include controls to mandate that
all building facades facing and visible to a public street or residential
property be constructed of brick, architectural masonry, fluted block,
glass, or an equivalent architectural treatment. Additional covenants
relating to the design and maintenance of landscaping, environmental
protection, buffering, fencing, and screening shall also be provided.
Copies of the covenants shall be submitted to the County with development
plans. The developers' legal counsel shall certify that the standards
contained herein have been met and shall clearly define the manner
in which met. These covenants shall be in addition to any covenants
which may be necessary to comply with the provisions of Division 17
of this article.
b.
All ground areas within the park not developed in buildings,
roads, driveways, pedestrian walkways, parking areas, loading areas,
lakes, utility and drainage structures, or storage facilities shall
be maintained with grass or other suitable ground cover and further
landscaped with trees, shrubs, and flowering plants so as to create
and maintain a "park-like" environment.
c.
All streets and roads within the development shall be designed
and dedicated for public use.
d.
Outdoor architectural lighting shall be provided at least at
all major roadway intersections in order adequately to illuminate
vehicular and pedestrian circulation routes, particularly at potential
points of conflict. All outside lighting on the site shall be arranged
and directed to prevent objectionable glare or reflection, nuisance,
or inconvenience of any kind on adjoining streets or residentially
classified or developed properties. Lighting fixtures and the intensity
of illumination shall be compatible with both the natural and architectural
characteristics of the development.
(5)
Open space, screening, and landscaping standards. Proposed business
park developments shall be subject to the following additional open
space, screening, and landscaping standards notwithstanding the regulations
of the district in which they are located:
a.
No outdoor storage of goods or materials shall be permitted
in any front yard nor shall it encroach upon any required landscaping,
public or private street right-of-way, parking facility, or loading
space.
b.
All dumpster pads, loading areas and outdoor storage areas shall
be screened from view of all public streets or residential properties
by landscaping supplemented by masonry or wooden fencing.
c.
Parking facilities located in front of the principal building
in business parks shall be landscaped to provide one deciduous shade
tree and three shrubs per each five parking spaces.
(6)
Access and traffic control standards. Access and internal traffic
circulation shall be designed to promote the safe and harmonious flow
of vehicular and pedestrian traffic within the development and to
limit the disruption of external traffic. The following general standards
shall apply to all developments utilizing these provisions:
a.
Access to individual lots within the office park or industrial
park shall be exclusively from a public internal road system. The
zoning administrator may modify this requirement in consideration
of the topography and configuration of the site.
b.
Buildings and uses or groups of buildings and uses within the
development shall be oriented to each other and in relation to parking
areas and pedestrian and bicycle circulation routes in order to minimize
the need for excess internal traffic movements.
c.
Within business parks, bicycle and pedestrian circulation systems
may be installed within the required front landscape yard of properties
in the park.
(b)
Procedure.
(1)
The zoning administrator shall review and make a determination
in writing regarding the applicability of these provisions to any
particular development at the time that a preliminary site plan or
subdivision plan is submitted for review to the County.
(2)
In making a determination regarding the applicability of these
provisions to any proposed development, the zoning administrator shall
specifically review the following:
a.
The adequacy of the proposed restrictive and protective covenants
in promoting and ensuring an aesthetically pleasing "park-like" environment.
b.
Compatibility of the proposed design with the policies established
within the comprehensive plan.
c.
The provision of safe and convenient pedestrian and vehicular
circulation and access.
d.
The adequacy of all proposed landscaping and screening or the
ability to provide adequate landscaping and screening.
e.
Those features which serve to clearly differentiate the proposed
park from typical office or industrial subdivisions.
(3)
The restrictive and protective covenants required herein shall
be recorded contemporaneously with the first plat.
(4)
A traffic impact analysis prepared in accordance with Article II, Division 5 of this chapter shall be submitted to the County and the Virginia Department of Transportation at the time of application. The recommendations of said analysis shall, unless specified otherwise by the Virginia Department of Transportation or the zoning administrator, be fully implemented.
(5)
The zoning administrator may deny requests for approval of business
parks upon finding that such proposal does not meet the purposes,
intent, or standards established herein, or when such proposal would
not be in accord with adopted plans or policies, or would be incompatible
with existing and planned land uses, or would create adverse traffic
congestion and conditions beyond that which could occur as a matter
of right, or would not be in furtherance of the public health, safety,
or welfare.
(6)
Final plats recorded for a business park and all deeds for lots
within such development shall bear a statement indicating that the
land is within an approved business park and shall specifically reference
the existence of the restrictive and protective covenants.
