99SN0261.pdfJune 23, 1999 BS
REQUEST:
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0261
Tascon Group, Inc.
Bermuda Magisterial District
Southwest quadrant of West Hundred Road and Mason Avenue
Rezoning from Residential (R-7) to Multi-family Residential (R-MF) with Conditional
Use Planned Development to permit an adult day care facility and bulk exceptions to
R-MF required conditions. Specifically, the applicant requests the following
exceptions to R-MF required conditions:
A. An 8.4 acre exception to the twenty (20) acre minimum parcel size;
A twenty (20) foot exception to the twenty-five (25) foot setback requirement
for structures from driveways providing access exclusively to parking areas;
A fifteen (15) foot exception to the twenty-five (25) foot setback requirement
for structures from driveways other than those providing access exclusively
to parking areas;
A fifteen (15) foot exception to the fifteen (15) foot setback requirement for
structures from parking spaces;
Providing a FIRST CHOICE Community Through Excellence in Public Service.
A twenty-five (25) foot exception to the fifty (50) foot setback requirement
for structures from Grove Place and Curtis Circle and a fifteen (15) foot
exception to the fifty (50) foot setback requirement for structures from West
Hundred Road;
A twenty-five (25) foot exception to the fifty (50) foot setback requirement
for structures from the southern and western property lines and from the
shared property lines with Tax ID 795-654-1595 and 794-655-3562;
An exception to the requirement that buildings adjacent to West Hundred
Road and Mason Avenue front those roads;
An exception to the requirement that sidewalks be provided except along
West Hundred Road and along one (1) side of the entrance road;
An exception to the requirement that driveways and parking areas have
concrete curbs and gutters;
An exception to the requirement that a second road access (public or private)
be provided;
K. The following pavement width exceptions:
A two (2) foot exception (one (1) foot for each lane of a boulevard
entrance) to the thirty (30) foot pavement width requirement for
access roads.
A one (1) foot two (2) inch exception to the twenty-four (24) foot
pavement width requirement for interior streets.
A seven (7) foot exception to the twenty-four (24) foot pavement
width requirement for private driveways, and;
A 1.17 acre exception to the 1.5 minimum acreage requirement for required
recreational area.
PROPOSED LAND USE:
A multi-family condominium residential development is planned. Adult day care use would
be permitted within a planned clubhouse, the clubhouse to be built as part of planned
recreational facilities serving residents of the development.
2 WP/99SN0261/JUNE23L
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 4 THROUGH 6
AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 6 THROUGH 8.
AYES: MESSRS. MILLER, CUNNINGHAM AND SHEWMAKE.
ABSTENTIONS: MESSRS. GULLEY AND MARSH.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impact on capital facilities consistent
with the Board of Supervisors' policy and the conditions stated herein. This recommendation is made
for the following reasons:
The Chester Village Plan suggests the property is appropriate for neighborhood office
and residential uses having a density of 1.0 to 2.5 units per acre. The intent of the
Plan is to allow a mixture of residential and office uses. Specifically, the Plan
anticipates possible continuation of the existing single family residential uses coupled
with the ability to convert existing residential uses to, or develop vacant lots for,
office use. Although the density suggested by the Plan is less than that proposed by
this application, the recommended conditions attempt to insure that the single family
residential character is maintained.
The current zoning of the property would allow residential development with a
maximum density of 4.84 units per acre, with little opportunity to obtain increased
development standards. While this request proposes a density of approximately 5.9
units per acre it affords an opportunity to gain greater development standards than
exists as well as develop standards intended to create the "village" a1~nosphere
intended by the Plan.
The requested use exception, to permk adult day care use within a planned clubhouse
on the request property, would serve residents of the proposed development, as well
as employees of area businesses and the residents of area subdivisions, without the
outward appearance or impacts of a similar use in a freestanding, commercial facility.
Some of the requested exceptions to multi-family development standards would allow
greater development flexibility. In particular, the requested exceptions, together with
the recommended conditions and proffered conditions, would allow a multi-family
development that possesses a character more in keeping with area single family
residential neighborhoods than would be allowed with typical Multi-family Residential
(R-MF) zoning. However, some of the requested exceptions such as those related to
3 WP/99SN0261/JUNE23L
provisions of minimum recreational areas and sidewalks are inappropriate particularly
if the intent is to insure a quality higher density development with amenities.
The proffered conditions do not fully address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and the
Comprehensive Plan. Specifically, the need for fire, school, library, park and
transportation facilities is identified in the County's adopted Public Facilities Plan, the
Transportation Plan, and the FY 1999-2003 Capital Improvement Program, and the
impact of this development is discussed herein. While the applicant's proffered
conditions mitigate the impact of the proposed development on fire, library, park and
transportation facilities, the proffered conditions do not fully mitigate the impact on
school facilities, thereby insuring adequate educational service levels are maintained
and protecting the welfare of County citizens. The Board, however, in accordance
with the policy, determined that unique circumstances may justify acceptance of
proffers below the maximum acceptable amount.
(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.
Street trees shall be planted along each side of the entrance driveway
to West Hundred Road and along each side of the main driveways and
cul-de-sacs which provide access to driveways and parking areas
serving residences. The exact spacing, species and size shall be
approved by the Planning Depamnent at the time of site plan review.
(P)
(STAFF/CPC) 2.
Landscaping shall be provided around the pefuneter of all buildings,
between buildings and driveways, within medians, and within common
areas not occupied by recreational facilities or other structures.
Landscaping shall comply with the requirements of the Zoning
Ordinance, Sections 19-516 through 19-518 (f). Landscaping shall be
designed to: minimize the predominance of building mass and paved
areas; define private spaces; and enhance the residential character of
the development. The exact numbers, spacing, arrangement and
species shall be approved by the Planning Department at the time of
site plan review. (P)
4 WP/99SN0261/JUNE23L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
A thirty-five 05) foot landscaped area shall be maintained adjacent to
West Hundred Road and a twenty-five (25) foot landscape area shall
be maintained along Curtis Circle. The exact treatment of these areas
shall be approved by the Planning Department at the time of site plan
review.
A twenty-five (25) foot landscaped area shall be maintained adjacent
to Mason Avenue. Within this area, landscaping shall be
accomplished which will minimize the view of buildings and parking
areas from Mason Avenue. The exact trea1~nent of this area shall be
approved by the Planning Depamnent at the time of site plan review.
(P & CPC)
Concrete curb and gutter shall be installed along the main driveways
and cul-de-sacs which provide access to driveways and parking areas
serving residences. (EE)
(NOTE: Other than the parking ama for the clubhouse building, this
condition will not require installation of curb and gutter along
driveways and parking areas which serve individual buildings unless
necessary for proper drainage, as determined by Environmental
Engineering.)
A minimum of 0.75 acre of open space/recreation area shall be
provkted on the property in an area lying at the southern terminus of
the entrance road, adjacent to, and including the clubhouse area, as
depicted on the site plan referenced by Proffered Condition 7. The
area shall be located and positioned to provide a "focal point" as one
enters the project. Part of the area shall be "hardscaped' and have
benches and other amenities that accommodate and facilitate
gatherings. The exact design and location shall be approved by the
Planning Depamnent at the time of site plan review. (P)
Sidewalks shall be provided along West Hundred Road, on one (1)
side of the entrance road and along at least one (1) side of the loop
road, as depicted on the site plan referenced in Proffered Condition 7.
Further, a sidewalk or pedestrian path shall be provided from the
south side of the loop road in the open space/recreational area
referenced in Condition 7. (P)
Ifa retention pond, or any water qualky pond is provided, they shall
be designed as a wet pond and an amenky. The exact design and
treaunent shall be approved at the time of ske plan review. (P)
5 WP/99SN0261/JUNE23L
(STAFF/CPC) 8. Except as stated herein, the requested exceptions shall be granted. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Virginia Condominium Act. All dwelling units on the Property shall
be condominiums as def'med and regulated by the Virginia
Condominium Act.
(STAFF/CPC) 2.
Cash Proffer. The applicant, subdivider, or assignee(s) shall pay
$3,916 per unit to the County of Chesterfield, prior to the time of
issuance of a building permit, for each new dwelling unit constructed
in excess of forty-sLx (46) units for infrastructure improvements within
the service district for the Property if paid prior to July 1, 1999. At
the time of payment, the $3,916 will be allocated pro-rata among the
facility costs as calculated annually by the County Budget Department
as follow: $1,905 for roads, $686 for parks, $299 for library facilities,
$761 for schools and $265 for fire stations. Thereafter, such payment
shall be the amount approved by the Board of Supervisors not to
exceed $3,916 per unit (prorated as set forth above) and shall be
adjusted upward by an 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 paid
in cash proffers shall be in lieu of or credited toward, but not be in
addition to, any impact fees in a manner as determined by the County.
(STAFF/CPC) 3.
Access. Direct access to Route 10 shall be limited to one (1)
entrance/exit in the approximate location as shown on the Schematic
Site Plan attached hereto as Exhibit "C", subject to f'mal approval by
the Transportation Deparunent. There shall be no access to Mason
Avenue, Grove Avenue or Curtis Circle; however, the foregoing shall
not preclude an additional entrance/exk restricted to use by emergency
vehicles only.
(STAFF/CPC) 4.
Stormwater Runoff. Stormwater runoff shall be retained based upon
the ten (10) year post-development rate and released based upon the
two (2) year pre-development rate.
6 WP/99SN0261/JUNE23L
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
13.
14.
Recreation Area. The clubhouse building and related recreation
amenities shall be developed concurrent with the first phase of
development.
Group Homes. To the extent permitted by law, groups homes shall
be prohibited.
Site Plan and Elevations. Development of the Property shall be in
substantial conformance with (I) the architectural appearance shown
on the elevations attached hereto as Exhibits "A" and "B" and (ii) the
Schematic Ske Plan dated February 12, 1999, prepared by Balzer and
Associates, Inc. attached hereto as Exhibit "C". The materials
depicted on the elevations are brick veneer, composition siding and 20
year asphalt roof shingles.
Street Lighting; Street Tree Planting. Along Route 10, street lighting
and street tree planting shall comply with standards applicable to
Chester Village Areas as set forth in Section 19-608 (d) and (e) of the
Chesterfield County Code.
Timber'mg Restriction. With the exception of timber'mg to remove
dead or diseased trees which has been approved by the Virginia State
Department of Forestry, there shall be no timber'mg until a land
disturbance permit has been obtained from the Environmental
Engineer'mg Deparnnent.
Public Utilities. The public waste water system shall be used.
Restriction on Children's Play Facilities. The common area
recreational amenities shall not include playground equipment, play
fields or other facilities prLmarily associated with children's play.
Adult facilities including, but not limited to, swimming pools, putting
greens or shuffleboard may be permitted.
Densiw. There shall be no more than sixty-eight (68) units developed
on the Property.
Adult Day Care. Any aduk day care facilky developed on the
Property shall be located within the Clubhouse shown on the
Schematic Ske Plan.
Transportation.
7 WP/99SN0261/JUNE23L
Prior to any site plan approval, forty-five (45) feet of right of
way on the south side of Route 10, measured from the
centerline of that part of Route 10 immediately adjacent to the
property, shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County.
Prior to the issuance of any occupancy permit, additional
pavement shall be constructed along the eastbound lanes of
Route 10 at the approved access to provide a right turn lane.
The developer shall dedicate, free and unrestricted, to and for
the benefit of Chesterfield County, any additional right of way
(or easements) required for this road improvement.
(STAFF/CPC)
15.
Burning. Dur'mg the clear'rog of the site, burning of cleared materials
on the Property shall be prohibited.
GENERAL INFORMATION
Location:
Located in the southwest quadrant of the intersection of West Hundred Road and Mason
Avenue. Tax ID 794-655-6354 and 6729 and 795-655-0436 and 2021 (Sheet 26).
Existing Zoning:
R-7
Size:
11.6 acres
Existing Land Use:
Single family residential or vacant
8 WP/99SN0261/JUNE23L
Adjacent Zoning & Land Use:
North, South, East and West - R-7; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the north side of West Hundred
Road adjacent to the request site. In addition, there is an existing six (6) inch water line along
Mason Avenue and a four (4) inch water line along Grove Place, both adjacent to the request
site. Use of the public water system is required by County Code.
Preliminary investigations of the water pressure in this area indicate a need for concern with
both domestic (static) and fire flow (residual) pressure. Further investigation by the
applicant's engineer will be necessary to evaluate the need for individual booster pump(s) to
provide the desired level of water pressure to meet the domestic needs of the development.
The available fire flow for this development appears to be less than 1,000 gallons per minute.
The extension of off-site water line(s) and/or upgrading of existing lines may be necessary to
address this concern. Fire flow demands are established by the Fire Depamnent.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along a tributary of Ashton
Creek and terminating approximately 1,600 feet south of the request site. In addition, there
is an existing eight (8) inch wastewater collector extending along West Hundred Road and
an existing eight (8) inch wastewater collector along Mason Avenue. Both of these
wastewater lines am adjacent to the request site. Inadequate depth of the existing wastewater
lines along West Hundred Road and Mason Avenue may require extending the eight (8) inch
wastewater collector along the Ashton Creek tributary to serve the site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 10)
ENVIRONMENTAL
Drainage and Erosion:
Approximately two-thirds of the property drains to the southwest corner and enters a natural
watercourse. This watercourse is in relatively stable condkion; however, with the high runoff
anticipated from this development and the type of soils present, it is expected that stream
degradation could be accelerated. A small pond is located approximately 1,500 feet south of
this development. The eastern portion of the property appears to drain toward Mason
Avenue, where driveway and cross-over culverts may be inadequate. To address drainage
9 WP/99SN0261/JUNE23L
concems, the applicant has agreed to on-site retention (Proffered Condition 4). It should be
noted that the site plan fails to shown the location of any stormwater management facility.
The property is relatively wooded and should only be timbered in conjunction wkh an
approved site plan so as to ~e the possibilky of erosion problems. (Proffered Condition
9)
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.
This property is currently served by the Dutch Gap Fire/Rescue Station, Company Number
14 and Bensley-Bermuda 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
dur'mg the review of the aforementioned plans. The Master Plan reflects an emergency access
to Mason Avenue to accommodate a second means of access should the main entrance be
blocked. The Fire Deparnnent can support the emergency access. At the time of site plan
review, the exact treaunent will be reviewed. This is necessary to allow emergency personnel
access should the main entrance become blocked.
Based on a net increase of twenty-two (22) units, this request will generate approximately
eleven (11) emergency calls for fire and rescue services per year. The applicant has offered
measures to assist in addressing the impact of this proposed development on these services.
(Proffered Condition 2)
Schools:
Approximately thirteen (13) school age children will be generated by the additional twenty-
two (22) units proposed by this request. The site lies in the Curtis Elementary School
attendance zone: capacity - 695, enrollment - 703; Chester Middle School zone: capacity -
720, enrollment - 692; and Thomas Dale High School zone: capacity - 1,325, enrollment -
1,782.
10 WP/99SN0261/JUNE23L
This request will have an impact on all schools involved. There are currently seven (7) trailers
at Curtis Elementary; five (5) at Chester Middle; and twelve (12) at Thomas Dale High.
Renovations are planned at Chester Middle in the Fall of 2000 and at Thomas Dale in the Fall
of 1999.
The applicant has not agreed to participate in the cost of providing for area school needs.
(Proffered Condition 2)
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
Count,/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 La Prade and Chester Libraries, there is still a projected need for
55,000 additional square feet of space County-wide by 2015.
It is anticipated that the proposed development would have the greatest impact on the new
Chester Library. The applicant has offered measures to assist in addressing the impact of this
development on library facilities. (Proffered Condition 2)
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 central area. The Public
Facilities Plan identifies a need for seventy (70) 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 2)
Transportation:
The applicant has proffered a maximum density of sixty-eight (68) units (Proffered Condition
12). Currently, forty-six (46) residential lots could be developed on the property.
Development of the sixty-eight (68) units could generate approximately 470 average daily
trips. These vehicles will be distributed to West Hundred Road (Route 10) which had a 1997
traffic count of 24,479 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right of
way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of
right of way, measured from the centerline of Route 10, in accordance with that Plan.
(Proffered Condition 14.a.)
11 WP/99SN0261/JUNE23L
Access to major arterials, such as Route 10, should be controlled. The applicant has
proffered that direct access to Route 10 will be limited to one (1) entrance/exit as generally
shown on the Schematic Site Plan Exhibit "C" that accompanied this request. (Proffered
Condition 3)
The applicant has also proffered that no direct access, other than for emergency vehicles, shall
be provided to Mason Avenue, Grove Avenue or Curtis Circle. (Proffered Condition 3)
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct additional pavement along Route 10
at the approved access to provide a right turn lane. (Proffered Condition 14.b.)
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct new
roads to accommodate growth. Area roads need to be improved to address safety and
accommodate the increase in traffic generated by this increased development. The applicant
has proffered to contribute cash towards addressing this impact for any dwelling unit in excess
of forty-six (46) developed on the property. (Proffered Condition 2)
At time of site plan review, specific recommendations will be provided regarding access and
internal circulation.
12 WP/99SN0261/JUNE23L
Financial Impact on Capkal Facilkies:
PER UNIT
Potential Number of New Dwelling Unks 22.00* 1.00
Population Increase 61.38 2.79
Number of New Students
Elementary 5.98 0.27
Middle 2.93 0.13
High 3.34 0.15
TOTAL 12.25 0.56
Net Cost for Schools 71,280 3,240
Net Cost for Parks 16,060 730
Net Cost for Libraries 6,974 317
Net Cost for Fire Stations 6,204 282
Average Net Cost for Roads 44,594 2,027
TOTAL NET COST 145,112 6,596
* Based on a proffered maximum number of 68 units less 46 units presently allowed.
The need for schools, parks, libraries, fke stations, and transportation facilities in this area is ktentified
in the County's adopted Public Facilities Plan, Thoroughfare Plan, and FY 1999-2003 Capital
Improvement Program and further detailed by specific departments 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 schools, roads, parks, libraries, and fire stations
at $6596 per unit. The applicant has been advised that a maximum proffer of $6200 per unit would
defray the cost of the capital facilities necessitated by this proposed development.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed and
k has been determined that it would be appropriate to accept the maximum cash proffer in this case.
The applicant has offered $3916 per unit to assist in defraying the cost of this proposed
development on the school, road, park, library and fire station facilities. These proffers are
insufficient to address the school impacts resulting from the proposed development. The applicant
has provided statistics for similar developments which indicate a very small percentage of those
13 WP/99SN0261/JUNE23L
developments have school age children residing in them. Nevertheless, without a proffer from the
applicant, school age children would be permitted to reside in these units, thus impacting school
facilities.
Accordingly, the County's ability to provide school facilkies to it's citizens will be adversely impacted.
The Planning Commission and the Board of Supervisors, through their consideration of this request,
may determine that there are unique circumstances relative to this case that may justify acceptance
of proffers below the value of the maximum acceptable amount.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Chester Village Plan which suggests that the majority of the
property is appropriate for mixed use development consisting of neighborhood office use and
single family residential use of 1 to 2.5 units per acre. The area located along Mason
Avenue, just south of Route 10, is suggested for single family residential use of 1.01 to 2.5
units per acre. The Plan recommends maintaining the suburban residential appearance of this
portion of the Route 10 corridor, while providing for appropriate transitional development.
Generally, the Plan suggests that a mixture of single family residential and office uses on the
lots along Route 10 would be appropriate provided the residential character is maintained
through appropriate design. The lots along Mason Avenue, south of Route 10, are
recommended for residential uses similar to that which has already occurred along Mason
Avenue.
Area Development Trends:
Ama properties am cunently zoned for single family residential use and have been developed
for such uses or remains vacant. The Plan suggests that adjacent properties to the north, east
and west, with frontage on West Hundred Road, are appropriate for mixed use development
along with a major portion of the subject property. It is anticipated that adjacent property to
the south will continue to develop for residential use as suggested by the Plan.
Site Design:
The plan submitted with this request depicts seventeen (17) condominium (Proffered
Condition 1) quadplexes consisting of sixty-eight (68) dwelling units (Proffered Condition 12)
with two (2) parking spaces located adjacent to each dwelling unit. Parking areas are
connected to a loop driveway by means of seventeen (17) foot wide driveways. Access to
the development is provided via one (1) private boulevard type driveway to West Hundred
Road, with an emergency access also provided to Mason Avenue. Recreational facilities
consist of a clubhouse, plus active and passive recreational amenities. The applicant has
proffered that development would occur in substantial compliance with this plan. (Proffered
Condition 7)
14 WP/99SN0261/JUNE23L
While staff had originally recommended that the structures along Mason Avenue reoriented,
it was the Commission's estimation that buffers along Mason Avenue would minimize the
visual impact of the longer facade of buildings. (Condkion 3)
Sidewalks:
The applicant has requested an exception to the provision of sidewalks throughout the
development. As noted herein, the Chester Village Plan strives to create a pedestrian
community and therefore, staff is of the opinion that at a minimum the sidewalks
recommended to Condition 6 should be provided.
In addkion to the street lighting and street tree planting along Route 10 (Proffered Condition
8), street trees and landscaping should be provided to enhance the residential appeal of the
development, provide shade and minimize the predominance of building mass and paved
areas. (Conditions 1 and 2)
Recreational Uses:
A request has been made to reduce the amount of recreation area from the minimum of 1.5
acres to 0.33 acre. While staff can support a reduction, it is felt that the requested reduction
is excessive and fails to provide the amenities necessary to insure a quality project. As the
Commission and Board are aware, staff has attempted to achieve a balance between
accommodating various housing types while at the same time, insure that certain measures
are taken to promote a sense of place and community. Therefore, it is staffs recommendation
that the area surrounding the proposed clubhouse be increased and that provisions be made
for amenities in that area for neighborhood gather'rags (Condition 5). In addition, any
retention or water quality ponds should be designed as amenities. (Condition 8)
The applicant has proffered that recreational facilities would be provided in conjunction with
the first phase of development, that these recreational facilities would be restricted to adult
recreational facilities, and that any adult day care use would be located within the planned
clubhouse depicted on the plan submitted with the application. (Proffered Conditions 5, 11,
and 13)
15 WP/99SN0261/JUNE23L
Architectural Treatment:
The applicant has proffered that the architectural appearance of dwelling units and the club
house will be similar to that depicted in the elevations submitted with the application, and that
materials will consist of brick, composition siding and asphalt shingles. (Proffered Condition
7)
Buffers and Screening; and Setbacks:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
wash compactors, etc.) be screened from view of adjacent property and public rights of way
by a solid fence, wall, dense evergreen plantings or architectural feature. Such areas cannot
be serviced between the hours of 9:00 p.m. and 6:00 a.m.
Adjacent property to the south and west is zoned Residential (R-7) and is occupied by single
family residences or vacant lots in Grove Park and Oakland Subdivisions and on a separate
lot fronting on West Hundred Road and by Curtis Circle right-of-way. The Zoning Ordinance
requires a minimum fifty (50) foot buffer along the southern and western property boundaries
of the request site, adjacent to lots in Grove Park Subdivision and on the separate lot fronting
on West Hundred Road (Tax ID 794-655-3562). It should be noted that this fifty (50) foot
distance is also the setback requirement along these same boundaries. The applicant has
asked that these setbacks be reduced to twenty-five (25) feet. Given the intent of the Chester
Village Plan to accommodate new development the typical setbacks that apply County-wide
do not necessarily encourage projects having a "village character". Staff can, therefore,
support reduction of the setbacks. It should be noted, however, that any reduction of the
buffer must be approved through the site plan review process.
As noted herein, the applicant has requested a twenty-five (25) foot exception to the fifty (50)
foot setback requirement for buildings from Grove Avenue and Curtis Circle and a fifteen
(15) foot exception to the fifty (50) foot setback requirement for buildings from West
Hundred Road. For the reasons stated herein relating to the "village character", reduction
of the setbacks would be appropriate. However, these reduced setbacks should be landscaped
so as to minimize the impact of traffic on residences. (Condition 3)
CONCLUSIONS
The Chester Village Plan suggests the property is appropriate for neighborhood office use and for
residential use of 1.0 to 2.5 units per acre. As previously noted, the Plan attempts to accommodate
a mbxture of single family residential and office uses along the Route 10 Corridor. It was the intent
to allow office uses of a residential scale interspersed with single family residential uses which already
exist. Generally, k was anticipated that new development would occur on the smaller lots that exist
to the west and if new single family residential occurred it would be on those pre-existing lots at
densities similar to that which had occurred in the past. The Plan did hot anticipate the aggregation
16 WP/99SN0261/JUNE23L
of parcels represented by this application. While the densities suggested by this application are
greater than those recommended by the Plan, it is staff's opinion that the proffers and recommended
conditions achieve the intent of the Plan to maintain the residential character.
The current zoning of the property would allow residential development with a maximum densky of
4.84 units per acre, with little opportunity to obtain increased development standards. While this
request proposes a density of approximately 5.9 units per acre, it allows an opportunity to consider
increased development standards.
The requested use exception, to permit adult day care use within a planned clubhouse on the request
property, would serve residents of the proposed development, as well as employees of area businesses
and the residents of area subdivisions, without the outward appearance or impacts of a similar use
in a freestanding, commercial facility. In addition, some of the requested exceptions to multi-family
development standards would allow greater development flexibility. In particular, the requested
exceptions, together with the recommended conditions and proffered conditions, would allow a multi-
family development that possesses a character more in keeping with area single family residential
neighborhoods than would be allowed with typical Multi-family Residential (R-MF) zoning. Some
of the exceptions have not been totally recommend by staff and are discussed herein.
The proffered condkions do not fully address the impacts of this development on necessary capkal
facilities, as outlined in the Zoning Ordinance and the Comprehensive Plan. Specifically, the need for
fire, school, library, park and transportation facilkies is identified in the County's adopted Public
Facilities Plan, the Transportation Plan, and the FY 1999-2003 Capital Improvement Program, and
the impact of this development is discussed herein. While the applicant's proffered condkions
mkigate the impact of the proposed development on fire, library, park and transportation facilkies,
the proffered conditions do not fully mitigate the impact on school facilities, thereby insur'mg
adequate educational service levels are maintained and protecting the welfare of County citizens. The
Board may, however through their consideration of this case, determine that there are unique
circumstances which exist that would justify acceptance of an amount below the maximum acceptable
alBount.
Approval of this request is recommended subject to the applicant addressing the impacts on school
facilities, consistent with the Board of Supervisors' policy. Further, approval is only recommended
subject to the conditions stated herein.
17 WP/99SN0261/JUNE23L
CASE HISTORY
Applicant (5/18/99):
Revisions to Proffered Condition 2 were submitted.
Planning Commission Meeting (5/18/99):
The applicant accepted the Planning Commission's recommendation. There was opposition
present. Concerns were expressed relative to the potential adverse impact that the runoff
from this development may have on a down stream pond; landscaping; buffers; orientation of
dwellings along Mason Avenue; and over-development.
Mr. Cunningham stated he had attended several meetings at the Chester Presbyterian Church
pertaining to the proposed request and it appeared that all those attending those meetings
supported the request. He stated given the existing zoning and proffered conditions,
including the revised proffers, he felt the proposal was appropriate.
Mr. Marsh stated he basically supported the overall project; however, he still had several
concerns relative to the late receipt of the staff report, the number of revisions to the
proffered conditions, left-turn lanes onto Route 10, overdevelopment of the ske and the opt-
out option. He stated he fek the request needed further refining prior to him being able to
support the request.
Mr. Gulley stated his concern relative to the lateness of the "Request Analysis and
Recommendation." He stated based on the information provided, the proposal appeared to
be a good case; however, he was not comfortable with several aspects and preferred a
deferral.
Mr. Miller stated he also was not comfortable with, and had questions concerning, several
aspects of the request; however, he would support the case.
On motion of Mr. Cunningham, seconded by Mr. Shewmake, the Commission recommended
approval of this request, subject to the condkions on pages 4 through 6 and acceptance of the
proffered conditions on pages 6 through 8.
AYES: Messrs. Miller, Cunningham and Shewmake.
NAYS: None.
18 WP/99SN0261/JUNE23L
ABSTENTIONS: Messrs. Gulley and Marsh.
The Board of Supervisors, on Wednesday, June 23, 1999, beginning at 7:00 p.m., will take under
consideration this request.
19 WP/99SN0261/JUNE23L
)SN0261
R-7 TO R-MF W/C.U.P. D~
20 WP/99SN0261/JUNE23L
b
Z ~
21 WP/99SN0261/JUNE23L
22 WP/99SN0261/JUNE23L
23 WP/99SN0261/JUNE23L