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99SN0259.pdfJune 23, 1999 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 99SN0259 (AMENDED) Senior Development Services LLC Midlothian Magisterial District Northwest quadrant of Robious and West Huguenot Roads REQUEST: Amendment to Conditional Use Planned Development (Case 88SN0202) to permit multi-family residential uses, plus exceptions to the number of required parking spaces, maximum building height and required buffers. With respect to the parking space exception, the applicant is requesting to reduce the number of parking spaces for the multi-family residential use from two (2) to one and one-half (1.5) per dwelling unit. The applicant is also requesting the multi-family development be allowed a maximum building height of three (3) stories. Thirdly, the applicant is requesting to delete the buffer which would be required between any multi-family residential and medical office uses. PROPOSED LAND USE: In addition to uses permitted with approval of Case 88SN0202, multi-family residential use is proposed. Providing a FIRST CHOICE Community Through Excellence in Public Service. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 3 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 3 AND 4. (NOTE: Since the Commission's consideration of this case, the applicant, at the request of the Midlothian District Commissioner, has submitted an additional proffered condition, Proffered Condition 5. This additional proffer was submitted in accordance with the Board's procedures.) STAFF RECOMMENDATION Recommend approval for the following reasons: While the Northern Area Land Use and Transportation Plan suggests the property is appropriate for office use, it is part of a mixed use development consisting of office, commercial and residential land uses. The requested use is similar to uses currently developed within the area and would provide an appropriate transition between commercial and other multi-family residential uses within the development. Given that occupancy of the development will be restricted to "older" persons, reduction in the required number of parking spaces would be appropriate. Currently, office uses can be constructed to a height of three (3) stories. Multi-family residential uses of three (3) stories should have no greater impact than office uses of three (3) stories. The combination of multi-family residential uses for the eldefly and medical office uses are intended to be supportive of each other. Deletion of the buffer requirements between those uses would, therefore, be appropriate The development standards of the Zoning Ordinance, proffered condkions and Textual Statement, as well as condkions of zoning approval for Case 88SN0202, address concerns relative to land use compatibilky and archkectural compatibility. (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.) 2 99SN0259/WP/JUNE23K CONDITIONS (STAFF/CPC) 1. Except as stated herein, the amended Textual Statement dated May 18, 1999, shall apply to the request property only. (P) (Note: All other conditions of previous zoning cases apply except as amended by this case.) (STAFF/CPC) 2. Multi-family residential uses shall be limited to a maximum of eighty (80) dwelling units. (P) PROFFERED CONDITIONS (STAFF/CPC) 1. Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the federal Housing Law, and such other applicable federal, state, or local legal requirements, any dwelling unit within Parcel D shall be restricted to "housing for older persons" as def'med in the Virginia Fair Housing Law and shall have no persons under 19 years of age residing therein. (STAFF/CPC) 2. Buffers within Parcel D. Condition 22 of Case 88SN0202 is hereby amended such that to the extent the Property is developed for multifamily residences for the elderly and medical office buildings, no internal buffer shall be required between such aforesaid residential and non-residential uses within Parcel D. (STAFF/CPC) 3. Cash Proffer. For each new dwelling unit within Parcel D, the applicant, subdivider, or assignee(s) shall pay $1,250.00 per unit to the County of Chesterfield, prior to the time of issuance of a building permit, for infrastructure improvements within the service district for the Property if paid prior to July 1, 1999. At the time of payment, the $1,250.00 will be allocated pro-rata among the facilky costs as calculated annually by the County Budget Deparnnent as follows: $686 for parks, $299 for library facilities and $265 for fire stations. Thereafter, such payment shall be the amount approved by the Board of Supervisors not to exceed $1,250.00 per unit (prorated as set forth above) and shall be adjusted upward by any increase in the Marshall and Swift Building Cost Index between July 1, 1998 and July 1 of the fiscal year in which the payment is made if paid after June 30, 1999. If any of the cash proffers are not expended for the purposes designated by the Capital Improvement Program within fifteen (15) years from the date of payment, they shall be returned in full to the payor. Should Chesterfield County impose impact fees at any time during the life of the development that are applicable to the Property, the amount pakt in cash proffers shall be in lieu of or credited 3 99SN0259/WP/JUNE23K (STAFF/CPC) toward, but not be in addkion to, any impact fees in a manner as determined by the County. 4. Virginia Condominium Act. All dwelling unks on the Property shall be condominiums as de£med and regulated by the Virginia Condominium Act. (STAFF) 5. Drainage. Any facilities required for water quantity or quality control shall be landscaped or otherwise improved so that the facilities become visual enhancements to and amenities for uses developed on the Property. At the time of site plan review, a plan depicting these requirements shall be submitted to the Planning Depamnent for review and approval. GENERAL INFORMATION Location: Located in the northwest quadrant of the intersection of Robious and West Huguenot Roads. Tax ID 740-715-3937 (Sheet 2). Existing Zoning: 0-2 with Conditional Use Planned Development Size: 7.9 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - R-MF with Conditional Use Planned Development; Multi-family residential South - I-1 with Conditional Use Planned Development and C-3; Commercial East - 0-2 with Conditional Use Planned Development; Commercial West - 0-2 and C-2 with Conditional Use; Commercial and office 4 99SN0259/WP/JUNE23K UTILITIES Public Water System: There is an existing sixteen (16) inch water line extending along Robious Road and West Huguenot Road, adjacent to the request site. Use of the public water system is intended and is required as a condition of zoning. (Case 88SN0202, Condition 2.) Public Wastewater System: There is an existing eight (8) inch wastewater collector extending from the eastern portion of the request, across Promenade Parkway, and serving the southeast portion of the Bellgrade development. Use oft. he public wastewater system is intended and is required as a condition of zoning. (Case 88SN0202, Condition 2.) ENVIRONMENTAL Drainage and Erosion: The subject property drains south to the intersection of West Huguenot Road and Robious Road and then via storm sewer system and tributaries to Falling Creek. The property is located in the Routes 60/147 Western Drainage District and will, therefore, be subject to payment of a pro-rata fee for drainage improvements within the district. There are no existing on- or off-site drainage or erosion problems in this area and none are expected after development. Water Quality and Quantity: Proffered Condkion 5 requires that any water quantky or qualky facilky be designed as an amenity. This proffer was submitted at the request of the Midlothian District Commissioner. PUBLIC FACILITIES The need for fke, school, library, park and transportation facilities is identified in the Public Facilkies Plan, the Thoroughfare Plan and the FY 1999-2003 Capital Improvement Program. This development will have an impact on these facilities. Fire Service: The Public Facilities Plan indicates that emergency services calls are expected to increase forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are recommended for construction by the year 2015 in the Public Facilities Plan. 5 99SN0259/WP/JUNE23K This property is currently served by the Bon Air Fire/Rescue Station, Company Number 4, and Forest View Rescue Squad. 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. Also, the need for ingress/egress for emergency equipment will be determined during the review of the aforementioned plans. Through the plans review process this proposed development will be restricted to fifty (50) units until a second street access is provided. This is necessary to allow emergency personnel access should the main entrance become blocked. Based on seventy-nine (79) units, this request will generate approximately fifteen (15) emergency calls for fire and rescue services per year. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) Libraries: Consistent with the Board of Supervisors' policy, the impact of development on library services is assessed County-wide. Based on projected population growth, The Chesterfield County Public Facilities Plan (1995) identifies a need for additional library space throughout the County. Taking into account the additional space provided by the two (2) currently funded projects, the new LaPrade and Chester Libraries, there is still a projected need for 55,000 additional square feet of library space County-wide by 2015. It is anticipated that the proposed development would have the greatest impact on either the Bon Air or Midlothian libraries. The Chesterfield County Public Facilities Plan specifically identifies a future need for additional library space in the service areas of these two (2) facilities. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) Schools: Since there is an age restriction on the proposed multi-family project, such uses will not have an impact on schools. (Proffered Condition 1) Parks and Recreation: The Public Facilities Plan identifies the need for two (2) new regional parks. In addition, there is currently a shortage of community park acreage in the northern area. The Public Facilities Plan identifies a need for 120 acres of community park space by 2015. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) 6 99SN0259/WP/JUNE23K Transportation: In 1989, the Board of Supervisors approved the rezoning (Case 88SN0202) of 166 acres for development of a mixed-use project; Bellgrade. The subject property is part of the Bellgrade project. The approved Textual Statement requires Bellgrade to develop in accordance with the Corridor Overlay District requirements relative to access and internal circulation. Subsequent to the rezoning for Bellgrade, the Transportation Depamnent approved a traffic impact analysis that established a maximum density of development and required road improvements along Huguenot and Robious Roads. The required road improvements along Huguenot and Robious Roads have been constructed. The applicant intends to develop residential units for the elderly, a pharmacy and medical offices. Based on typical trip generation rates for these land uses, development could generate approximately 2,310 average daily trips. These vehicles will be distributed to Huguenot Road and Robious Road, which had 1997 traffic counts of 41,597 and 24,818 vehicles per day, respectively. At time of site plan review, staffwill evaluate the specific land use and development densities compared to the approved maximum density for Bellgrade. 7 99SN0259/WP/JUNE23K Financial Impact on Capkal Facilkies: PER UNIT Potential Number of New Dwelling Unks 79* 1.00 Population Increase 220.41 2.79 Number of New Students Elementary 0.00 0.00 Middle 0.00 0.00 High 0.00 0.00 TOTAL 0.00 0.00 Net Cost for Schools 0.00 0.00 Net Cost for Parks 57,670 730 Net Cost for Libraries 25,043 317 Net Cost for Fire Stations 22,278 282 Average Net Cost for Roads 0.00 0.00 TOTAL NET COST 104,991 1,329 * Based on a theoretical density of 10 units/acre. The need for school, park, library and fire station facilities in this area is identified in the County's adopted Public Facilities Plan and FY 1999-2003 Capital Improvement Program and further detailed by specific depamnents in the applicable sections of this request analysis. As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on parks, libraries, and fire stations at $1,329 per unit. The applicant has been advised that a maximum proffer of $1,250 per unit would defray the cost of the capital facilities necessitated by this proposed development. Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital facilities. (Proffered Condition 3) The applicant has proffered age restriction thus resulting in no net impact on school capital facilities. (Proffered Condition 1) 8 99SN0259/WP/JUNE23K Note that circumstances relevant to this case, as presented by the applicant, have been reviewed and it has been determined that it is appropriate to accept the maximum cash proffer in this case. LAND USE Comprehensive Plan: The request site lies within the boundaries of the Northem Area Land Use and Transportation Plan which suggests the property is appropriate for office use. Area Development Trends: Adjacent property to the north is zoned and developed for muki-family residential use. Properties to the south, east and west are zoned for office, commercial and industrial uses and have been developed with office and commercial establishments. Zoning History: On November 24, 1982, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning with Conditional Use Planned Development on the request site and adjacent property to the north and east (Case 82S031). As part of a proposed mixed use development (now known as Bellgrade) office and retail uses were allowed on the request site. On January 25, 1989, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning with Conditional Use Planned Development (Case 88SN0202) and amendment to Case 82S031 to permit a mixed use development to include office, retail and residential uses on the request property and adjacent property to the north and northeast. With approval of Case 88SN0202, conditions were imposed to ensure quality development and appropriate land use transitions. On April 24, 1991, the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved an amendment to Case 88SN0202 relative to parking space size requirements. (Case 91SN0177) Site Design: The approved conditions and Textual Statement for Case 88SN0202 address landscaping, archkectural trea1~nent, setbacks, and signs and would remain in effect with approval of this request. 9 99SN0259/WP/JUNE23K Parking: The Zoning Ordinance requires the provision of two (2) parking spaces for each multi-family dwelling. The applicant is requesting a reduction in this requirement based upon the occupancy age restriction. Specifically, the applicant is requesting a reduction such that only one and one-half(1.5) parking spaces per dwelling unit would be required. Staff agrees that most elderly projects do not generate the same parking demand as typical multi-family projects. Architectural Treatment: The approved Textual Statement for Case 88SN0202 requires that all buildings within the development (Bellgrade) be similar or complementary in architectural style and materials. This requirement would remain in effect with the approval of this request. Buffers: An exception to height limkations for multi-family residential uses has been requested. Under the current zoning, office uses can be constructed to a height of three (3) stories and permitted retail uses are limited to a height of one (1) story. The applicant desires to construct three (3) story multi-family units. Three (3) story multi-family units should have no greater impact than three (3) story office buildings. Proffered Condkion 22 of Case 88SN0202 requires a buffer between any non-residential and any residential land uses within the project. The applicant is requesting that this requirement be deleted between any multi-family and medical office uses within the request property. It is the intent to develop a combination of supportive multi-family residential and office uses. Therefore, deletion of the buffer between such uses would be appropriate and would allow development of a coordinated project. CONCLUSIONS While the Northern Area Land Use and Transportation Plan suggests the property is appropriate for office use, k is part of a mixed use development consisting of office, commercial and residential land uses. The requested uses are similar to uses currently developed within the area and are no more intense than uses currently permitted on the property. The requested exceptions are discussed in detail herein and given the circumstances are appropriate. In addition, the development standards of the Zoning Ordinance, proffered condkions and Textual Statement, as well as condkions of zoning approval for Case 88SN0202, address concerns relative to land use compatibility and transkion. Given these considerations, approval of this request subject to the condkions and acceptance of the proffered conditions is recommended. 10 99SN0259/WP/JUNE23K CASE HISTORY Planning Commission Meeting (5/18/99): The applicant accepted the recommendation. There was no opposkion present. The Commission acknowledged wkhdrawal of that portion of the request for a freestanding pharmacy/drugstore use. Pharmacy/drugstore use located within the same building housing medical office(s) or clinic(s) would continue to be permitted under the existing zoning. On motion of Mr. Shewmake and seconded by Mr. Marsh, the Commission recommended approval of this request subject to the conditions on page 3 and acceptance of the proffered conditions on pages 3 and 4. AYES: Messrs. Gulley, Cunningham, Marsh and Shewmake. ABSENT: Mr. Miller. Applicant (6/4/99): Proffered Condition 5 was submitted and an additional Proffered Condition 6 was submitted. Applicant (6/7/99): The applicant withdrew Proffered Condition 6 which was submitted on June 4, 1999. The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under consideration this request. 11 99SN0259/WP/JUNE23K R-~VF ~ BELLGRADE R-40 / 0:2 0-3 /?-7 99SNO259(AMENDED) AMEND C.U.P.D. SH 2 12 99SN0259/WP/JUNE23K