00SN0147-OCT25.PDFOctober 25, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0147
(AMENDED)
Arcon Development LLC
Matoaca Magisterial District
Northwest quadrant of North Spring Run and McEnnally Roads
]~E_Q~EST:
Rezoning from Agricultural (A) to Residential~Townhouse (R-TH) of 30.4 acres
with Conditional Use Planned Development to permit use, bulk and development
standards exceptions.
PROPOSED LAND USE:
A mixed use development to include townhouses and offices is planned.
(NOTE: IN ORDER FOR THE BOARD OF SUPERVISORS TO CONSIDER THIS
REQUEST AT THEIR MEETING,A $150.00 DEFERRAL FEE MUST BE PAID PRIOR TO
THE PUBLIC HEARING.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3 AND
ACCEPTANCE OF PROFFERED CONDITIONS 1, 2, 3.B THROUGH 20 AND 22 ON PAGES
3 THROUGH 9 AND THAT PROFFERED CONDITIONS 3.A. AND 21 NOT BE ACCEPTED.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval subject to the applicant adequately addressing the impacts of this
development on public facilities (roads). Recommend that Proffered Conditions 3.a not be
accepted and that in lieu of acceptance of Proffered Condition 3.a that Condition 2 be imposed.
Recommend that Proffered Condition 21 not be accepted. These recommendations are made for
the following reasons:
With the imposition of the conditions and acceptance of the proffered conditions,
the proposed zoning and land uses conform to the Upper Swift Creek Plan which
suggests the property is appropriate for a mixture of community-scale corporate
office, commercial and residential uses is appropriate.
With the imposition of the conditions and acceptance of the proffered conditions,
the proposed zoning and land uses are representative of, and compatible with,
existing area commercial and residential development.
The proffered conditions do not adequately address the impacts of this development
on necessary capital facilities, as outlined in the Zoning Ordinance and the
Comprehensive Plan. Specifically, the need for transportation is identified in the
County's adopted Thoroughfare Plan and the impact of this development is
discussed herein. The proffered conditions do not adequately mitigate the impact
on roads, thereby insuring adequate service levels are maintained and protecting
the health, safety and welfare of County citizens.
Proffered Condition 21 regarding extension of the public water and wastewater
systems to area properties represents a private agreement wtdch is not necessitated
by this rezoning request. Therefore, the proffer should not be accepted.
Proffered Condition 3(a) fails to provide a sufficient buffer to address proper land
use transition along McEnnally Road between this development and the single
family residential uses to the south. Further, the proffer fails to insure an
aesthetically pleasing buffer.
(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 00SN0147/WP/OCT25G
COND~IONS
(STAFF/CPC) 1.
In conjunction with the approval of this request, the Textual
Statement revised May 22, 2000, shall be approved. (P)
(STAFF/CPC) 2.
A seventy-five (75) foot buffer, exclusive of required yards, shall
be maintained adjacent to McEnnally Road. This buffer shall
comply with Sections 19-520 (a), 19-521 (a), (b), (e) and (h) and
19-522 (a) (3) of the Zoning Ordinance. &)
(NOTE: WITH THE IMPOSITION OF THIS CONDITION,
PROFFERED CONDITION 3(a) SHOULD NOT BE
ACCEPTED.)
(STAFF/CPC) 3.
Where any rear facade of a townhouse dwelling backs up to a public
or private road, the area behind such unit shall be treated so as to
screen rear yard views of such lots from adjacent public or private
roads. Such treatment may be in the form of, but not lhnited to, a
masonry wall, evergreen plantings, berms or a combination thereof.
The location and exact treatment of the affected lots shall be
reviewed and approved by the Planning Department at the time of
tentative subdivision plan review. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Master Plan The plan prepared by Arcon Development LLC dated
5-20-00 entitled "Master Plan" shall be considered the Master Plan
for the development. The parcels and acreage shown on the Master
Plan may be increased or decreased by 20 percent. (P)
(STAFF/CPC) 2.
Conceptual Plan. The ultimate design of Parcel B (residential
townhouse development) shall generally conform with the
Conceptual Plan prepared by Arcon Development LLC, dated 5-20-
00, entitled "Spring Run Villas Conceptual Plan," with respect to
the general location of the community pavilion, open spaces, the
orientation of townhouses such that the number of garage doors
opening to any individual street are minimized, and the clustering
of townhouse groups around common parking areas. The location
of roads, access, driveways and parking areas need not be exactly
as shown on the Conceptual Plan; however, the concepts of the Plan
shall be generally adhered to such as the orientation of dwelling
units to one another, to common parking areas, to open spaces and
to rights of way. (P)
3 00SN0147/WP/OCT25G
3. Buffers.
A fifty (50) foot landscaped buffer, exclusive of required
yards, shall be maintained adjacent to McEnally Road, as
shown on the Conceptual Plan. This buffer shall comply
with Sections 19-518 (e), 19-520 (a), 19-521 (a), (b), (e),
and (h) of the Zoning Ordinance. This buffer shall contain
a four (4) to six (6) foot high undulating berm and be
planted with 2.5 times the evergreen tree planting
requirements of Perimeter landscaping C Option I and the
medium shrub planting requirements of Perimeter
landscaping C.
(STAFF/CPC) b.
A fifty (50) foot buffer, exclusive of required yards, shall be
maintained adjacent to North Spring Run and Winterpock
Roads, as shown on the Conceptual Plan. These buffers
shall comply with Sections 19-520 (a), 19-521 (a), (b), (e),
and (h) and 19-522 (a) (2) of the Zoning Ordinance.
(STAFF/CPC) c.
A (30) foot buffer shall be provided on Parcels A and C as
they abut Parcel B (Townhouse Development). Tins buffer
shall comply with Sections 19-520 (a), 19-521 (a), (b), (e),
and (h) and 19-522 (a) (1) of the Zoning Ordinance. In
addition, a wooden privacy fence, six (6) feet in height shall
be incorporated into this buffer on Pamel C as it abuts parcel
B. The exact design and treatment of this fence shall be
approved by the Planning Department at the time of site plan
review. (P)
Residential Townhouse Development
(STAFF/CPC) 4.
Architecture. The architectural treatment of the residential
townhouses, including materials and style, shall be compatible to the
elevations labeled as Exhibit "A". (P)
(STAFF/CPC) 5.
Street Trees. In any areas developed for townhouse uses, street
trees shall be installed along each side of the interior roads and
common driveways to include any entrance roads from public roads
into the townhouse development. Existing trees which are to be
maintained may be counted toward this requirement. The Planning
Department at the time of tentative subdivision plan review, shall
approve a schematic landscaping plan. The exact location, spacing,
4 00SN0147/WP/OCT25G
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
size and species of plantings shall be approved by the Planning
Department prior to the recordation of the subdivision plat. (P)
Landscaping. In any areas developed for townhouse uses,
landscaping shall be provided around the perimeter 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(1). Landscaping
shall be designed to: minimize the predominance of building mass
and paved areas; defme private spaces; and enhance the residential
character of the development. The Pla~ming Deparmaent at the time
of tentative subdivision plan review, shall approve a schematic
landscaping plan. Final landscaping design showing the exact
numbers, spacing, arrangement and species of plantings shall be
approved by the Planning Department prior to recordation of the
subdivision plat. (P)
Density.. The Residential Townhouse development shall not exceed
ninety (90) dwelling units. (P)
Minimum Townhouse Lot and Dwelling Sizes. Lots shall have an
area of not less than two thousand (2,000) gross square feet and a
lot width of not less than twenty-five (25) feet; except all end units
shall have a lot area of not less than three thousand (3,000) gross
square feet and a lot width of not less than thirty five (35) feet.
Dwelling units shall have a minimum of 1200 square feet of gross
floor area. (P)
Sidewalks. A sidewalk shall be provided along each side of all
public roads and shared private drives in any residential townhouse
parcel as generally shown on the Conceptual Plan. Sidewalks shall
also be provided from any townhouse development to other uses
within the property and adjacent uses. The treatment and location of
the sidewalks shall be approved by the Planning Department at the
time of tentative subdivision or site plan review. (P)
Pedestrian Paths. Pedestrian paths shall be provided on Parcel "B'
around the existing farm pond with connections to the sidewalks, as
generally shown on the Conceptual Plan. The treatment and
location of the pedestrian paths shall be approved by the Planning
Department at the time of tentative subdivision plan review. (P)
5 00SN0147/WP/OCT25G
(STAFF/CPC)
(CPC)
(STAFF/CPC)
11.
12.
13.
Recreational Facilities. A community pavilion area containing a
minimum of 1800 gross square feet shall be provided in the location
shown on the Conceptual Plan and noted as the "Community
Pavilion". A covered pavilion structure a minimum of 1200 square
feet in area, shall be provided within this community pavilion area.
Parking for the commuinty pavilion area shall be provided with a
minimum of twelve (12) spaces. The area shall be located and
positioned to provide a "focal point" as one enters the project from
the main entrance. The community pavilion shall be "hardscaped'
and have benches and other amenities that accommodate and
facilitate gatherings. Design of the Community Pavilion as well as
a phasing plan of the construction of these recreational facilities
shall be approved by the Planning Department at the time of
tentative subdivision plan review. (P)
Cash Proffer. The applicant, subdivider, or assignee(s) shall pay the
following to the County of Chesterfield, prior to the issuance of a
building permit, for infrastructure improvements within the service
district for the property for each dwelling unit.
The amount approved by the Board of Supervisors not to
exceed $5,950.00 per dwelling unit adjusted upward by any
increase in the Marshall & Swift building cost index between
July 1, 1999 and July 1 of the Fiscal Year in which the
payment is made if paid after June 30, 2000. At the time of
payment, the $5950 will be allocated among the facility
costs as follows: $3107 for schools, $660 for parks, $264
for libraries, $251 for fire stations, and $1668 for
transportation facilities if paid prior to July 1, 2000.
Thereafter, such adjusted payment shall be prorated as set
forth above.
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. (B)
Pond as Amenity_. The existing farm pond on the property shall be
utilized as a BMP and shall be landscaped or otherwise improved so
that it becomes a visual enhancement to, and an amenity for uses
developed on the property. At the time of tentative subdivision plan
review, a plan depicting these requirements shall be submitted to the
6 00SN0147/WP/OCT25G
Transportation
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Planning and Environmental Engineering Departments for review
and approval. (EE & P)
14. Right of Way Dedication.
15.
16.
17.
Spring Run Road. In conjunction with the recordation of the
first subdivision plat or prior to any site plan approval,
whichever occurs first, forty five (45) feet of right-of-way
on the west side of Spring Run Road, measured from the
centerline of that part of Spring Run Road immediately
adjacent to the Property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County.
McEnnally Road and Winterpock Road. In conjunction with
the recordation of the fncst subdivision plat, seventy five (75)
feet of right-of-way on the north side of McEnnally Road,
and forty five (45) feet of right-of way on the east side of
Winterpock Road, measured from the centerlines of both
roadways immediately adjacent to the Property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
Access to Spring Run Road. Direct access from the Property to
Spring Run Road shall be limited to one (1) entrance / exit. This
access shall be located approximately midway of the Spring Run
Road frontage as generally shown on the Conceptual Plan. The
exact location of this access shall be approved by the Transportation
Department. (T)
Access to McEnnally Road. No direct access shall be provided
from the property to McEnnally Road. (T)
Access to Winterpock Road. No direct access shall be provided
from the Property to Winterpock Road, except an emergency access
may be provided to serve Parcel B. The location and design of this
emergency access shall be reviewed and approved by the
Transportation and Fire Deparm~ents in conjunction with tentative
subdivision review. Maintenance of this emergency access shall be
the responsibility of the Homeowners Association.
7 00SN0147/WP/OCT25G
(STAFF/CPC)
(STAFF/CPC)
Utilities
(STAFF/CPC)
(STAFF/CPC)
19.
20.
2t.
22.
Access from the Property to Winterpock Road may be provided
through the adjacent property to the north. (tax id 7246711326), as
generally shown on the Conceptual Plan. The exact location of this
access shall be approved by the Transportation Department. (T)
Transportation Improvements. To provide an adequate roadway
system at the time of complete development, the Developer shall be
responsible for the following:
Construction of additional pavement along Spring Run Road
and Winterpock Road at each approved access to provide left
and right turn lanes, based on Transportation Department
standards;
Relocation of the ditch to provide an adequate shoulder
along the west side of Spring Run Road and along the east
side of Winterpock Road for the entire Property frontage;
and
Dedication to Chesterfield County, free and unrestricted,
any additional right-of-way (or easements) required for the
improvements identified above. (T)
Transportation Phasing Plan. Prior to any construction plan
approval or site plan approval, whichever occurs first, a phasing
plan for the required roadway improvements, as identified in
Proffered Condition 18, shall be submitted to and approved by the
Transportation Department. (T)
Public Utilities. The public water and wastewater system shall be
used. (U)
McEnnally Road Utilities. A public water line shall be extended
and provided across McErmally Road suitable for use by the
residents along the south side of McEnatly Road. A public sanitary
sewer line easement shall be provided for a future possible extension
of sanitary sewer to the residents along the south side of McEnnally
Road. (U)
Timbering Restrictiol~. Except for timbering approved by the
Virginia State Department of Forestry for the purpose of removing
8 00SN0147/WP/OCT25G
Location:
dead or diseased trees, there shall be no timbering on the Property
umil a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved devices
have been installed. (EE)
GENERAL INFORMATION
West line of North Spring Run Road, the north line of McEnnally Road and located in the
northwest quadrant of the intersection of these roads. Tax ID 724-670-5538 (Sheet 15).
Existing Zoning:
Size:
A
30.4 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North - A and C-5; Single family residential, commercial or vacant
South - A; Single family residential or vacant
East - 0-2, R-9, R-25 and A; Vacant, single family residential or public/semi-public
(church)
West - C-3, O-2; Vacant
Public Water System:
UTILITIES
There is an existing twenty-four (24) inch water line extending along the east side of North
Spring Run Road, adjacent to the request site. In addition, there is an existing sixteen (16)
inch water line extending along Winterpock Road adjacent to portions of the request site.
Use of the public water system is intended. (Proffered Condition 20)
Proffered Condition 21 addresses an extension of the public water system along McEnnally
Road to serve residents along the south side of this road. This matter is unrelated to this
9 00SN0147/WP/OCT25G
rezoning and therefore this proffer should not be accepted. The developer may pursue a
private arrangement with the adjacent property owners to this effect, incorporating any
additional water lines in the utility plans for this site.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending across Winterpock Road
to serve the Lowe's store site approximately 200 feet north of the request site. An
extension from this portion of the public wastewater system will be necessary to serve the
request site. Use of the public wastewater system is intended and has been proffered.
(Proffered Condition 20)
Proffered Condition 21 provides for a sewer easement to accommodate a future extension
of sanitary sewer to serve the properties along the south side of McEnnally Road.
Provisions for easement to serve adjacent properties are routinely addressed during site and
construction plan review. Therefore, staff recommends that this proffer not be accepted.
ENVIRONMENTAl,
Drainage and Erosion:
The property drains to the northeast into a small, farm pond located on the property. Once
exiting the farm pond, runoff continues northwesterly until reaching Swift Creek
Reservoir. There are no known on-site or off-site drainage or erosion problems. Although
most of the site is open fields, a portion of the site could be timbered. To insure that
property erosion control devices are in place, timbering should not occur until a land
disturbance permit has been issued and the approved devices installed. (Proffered
Condition 22)
Water Ouality:
The southern part of this property is located in an area designated for 2.0 dwelling units
per acre on the Upper Swift Creek Plan. The Upper Swift Creek Water Quality Ordinance
refers to this Plan which was used for the basis for establishing indake phosphorus.
Therefore, that portion of the property located within this 2.0 dwelling unit per acre
designation will be required to meet a pollutant of .22 lb/ac/yr phosphorus.
Proffered conditions address the use of the existing farm pond as a BMP. Further, the
proffers require that the area around this pond be landscaped as an amenity for the uses
developed on the property. (Proffered Condition 13)
10 00SN0147/WP/OCT25G
P B FACI TIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan. the Thoroughfare Plan and the FY 1998-2002 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. Based on the
maximum number of townhouse units that could be developed on this site, this request will
generate approximately eighteen (18) emergency calls for ftre and rescue services per year.
The applicant has addressed the impact on these facilities. (Proffered Condition 12)
This property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7 and Manchester 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.
The Subdivision Ordinance requires a second means of public road access for any
development exceeding fifty-nine (59) lots and fifty (50) building permits. The Fire
Department supports the applicant's proposed use of an emergency access should the
applicant be unable to secure a second public road access to Winterpock Road through the
adjacent property to the north (Proffered Condition 17). The location and design of the
emergency access should be reviewed and approved by the Fire Department at the time of
tentative subdivision plan review. (Proffered Condition 17)
Schools:
Approximately fffly (50) school age children could be generated by this development. The
site lies in the Spring Run Elementary School attendance zone: capacity - 900, enrollment
- 821; Swift Creek Middle School zone: capacity - 1,200, enrollment - 1,288; and Clover
Hill High School zone: capacity - 1,700, enrollment - 1,714.
This development will have impact on the middle and high schools. There are currently
five (5) trailers at Swift Creek Middle and eight (8) trailers at Clover Hill High School.
The applicant has agreed to participate in the cost of providing for area school needs.
(Proffered Condition 12)
11 00SN0147/WP/OCT25G
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plal~ identifies a need for additional library space tt~oughout 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 library space County-wide by 2015. This development will most likely have
the greatest impact on the Clover Hill Library. The Plan indicates a need to provide
additional library space in the Clover Hill Library service area. The applicant has offered
measures to assist in addressing the impact of this development on these facilities.
(Proffered Condition 12)
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 proposed
development on these Parks and Recreation facilities. (Proffered Condition 12)
Transportation:
The Master Plan subdivides the property into three (3) tracts: two (2) Corporate Office (O-
2) tracts and one (1) Residential Townhouse (R-TH) tract. The applicant has proffered a
maximum density of ninety (90) dwelling units for the R-TH tract (Proffered Condition 7).
This request will not limit development of the 0-2 tracts to a specific land use; therefore,
it is difficult to anticipate traffic generation. Based on general office and townhouse trip
rates, development could generate approximately 1,450 average daily trips. These vehicles
will be distributed to Spring Run Road which had a 1998 traffic count of 6,049 vehicles
per day, and Winterpock Road which had a 1999 traffic count of 10,231 vehicles per day.
The Thoroughfare Plan identifies Spring Run Road, McEnnally Road and Winterpock
Road as major arterials with recommended right of way widths of ninety (90) feet. The
applicant has proffered to dedicate fbrty-five (45) feet of right of way, measured from the
centerlines of Spring Run Road and Winterpock Road, in accordance with that Plan
(Proffered Condition 14). In order to reduce the impact on the properties south of
McEnnally Road when that roadway is improved, Proffered Condition 14 also requires the
dedication of seventy-five (75) feet of right of way, measured from the centerline of
McEnnally Road.
12 00SN0147/WP/OCT25G
Development of the 0-2 tracts must be in accordance with the Zoning Ordinance, relative
to access and internal circulation (Division 5). Access to major arterials, such as Spring
Run Road, McEnnally Road and Winterpock Road, should be controlled.
The applicant has proffered that direct access to Spring Run Road will be limited to one
(1) entrance/exit (Proffered Condition 15). This access will be located approximately
midway of the Spring Run Road property frontage, as generally shown on the Conceptual
Plan. This access may need to be shifted slightly to the south to conform to the access plan
for Spring Run Road (see attached). The exact location of this access will be addressed
at time of site plan or tentative subdivision review.
The applicant has also proffered that no direct access will be provided from the property
to either McEnnally Road or Winterpock Road (Proffered Conditions 16 and 17).
Proffered Condition 17 will allow construction of an access to Winterpock Road through
the adjacent property to the north, or construction of an emergency access from the
property to Winterpock Road to serve the (R-TH) tract. If the access is provided through
the adjacent property to the north, staff will recommend that the access have approximately
500 foot spacing from the McEnnally Road/Winterpock Road intersection.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to: 1) construct additional pavement along
Spring Run Road and Winterpock Road at each approved access to provide left and right
turn lanes, based on Transportation Department standards; and 2) relocate the ditch to
provide an adequate shoulder along the west side of Spring Run Road and along the east
side of Winterpock Road for the entire property frontage. (Proffered Condition 18)
The applicant has requested that the roads within the (R-TH) tract be maintained privately,
possibly by a Homeowners Association. Staff can only support private road ownership if
the developer can ensure the County that sufficient funds will always be available for road
maintenance and repair, including an initial lump sum contribution by the developer to the
Homeowners Association for maintenance of the private roads. (Textual Statement, Parcel
B.3.)
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 the residential townhouse development.
The applicant has proffered to contribute some cash towards mitigating this impact
(Proffered Condition 12). This proffer does not adequately mitigate the traffic impact from
development of this project. Without this commitment, the Transportation Department
cannot support this request.
13 00SN0147/WP/OCT25G
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 90 * 1.00
Population Increase 249.30 2.77
Number of New Students
Elementary 24.30 0.27
Middle 11.70 0.13
High 14.40 0.16
TOTAL 50.40 0.56
Net Cost for Schools 298,440 3,316
Net Cost for Parks 63,270 703
Net Cost for Libraries 25,380 282
Net Cost for Fire Stations 24,120 268
Average Net Cost for Roads 184,230 2,047
TOTAL NET COST 595,440 6,616
*Based on a proffered maximum number of ninety (90) units.
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 $6,616
per unit. The applicant has been advised that a maximum proffer of $6,200 per unit would defray
the coast of capital facilities necessitated by this proposed development.
Consistent with the Board of Supervisors' policy and proffers accepted from other applicants, the
applicant has proffered cash to assist in defraying the cost of this proposed zoning on such capital
facilities. The amount proffered however, is $250 per dwelling unit less that the maximum
proffer. The reduction is associated entirely with transportation facilities. 0~roffered Condition
12)
The applicant has not adequately addressed the impact of this proposed zoning on transportation
capital facilities. The County's ability to provide transportation capital facilities to its citizens will
be adversely impacted. Note that circumstances relevant to this case, as presented by the
14 00SN0147/WP/OCT25G
applicant, have been reviewed and it has been determined that it would be appropriate to accept
the maximum cash proffer in this case.
The Planning Commission and the Board of Supervisors, through their consideration of this
request, may determine that there are unique circumstances relative to this development that may
justify acceptance of a cash proffer below the maximum amount.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Pla!! which suggests the northern
portion of the property is appropriate for a mixture of community-scale corporate office
and commercial uses and multi-family and townhouse residential uses with a density of 8.0
to 14 units per acre. The Plan suggests the southern portion of the property extending from
this community mixed use node to McEnnally Road is appropriate for residential
development of 2.0 dwelling units per acre or less.
One of the goals of this Plan is to provide for nodes of commercial services and supporting
uses in strategic locations at major road intersections such as Hull Street and North Spring
Run Roads. These community mixed use nodes would preclude the typical strip
commercial development along Route 360 by concentrating the most intense land uses at
the core of these road intersections with less intense land uses along the periphery as a
transition to adjacent development. This concentration of commercial uses at selected
intersections promotes roadway access control, visual interest and optimal utilization of the
land.
The County's ~1~, adopted in 1989, identified an east/west major arterial
(Ashbrook Parkway Extended) extending from Beaver Bridge Road east to North Spring
Run Road, crossing Winterpock Road just north of McEnnally Road. This proposed
arterial provided a logical transition between community mixed uses to the north of this
arterial, and residential uses to the south, as noted in the Upper Swift Creek Plan, adopted
in 1991. In 1995, property to the west of, and adjacent to, the subject property was
rezoned, shifting this road alignment southward to intersect with Winterpock Road at the
McEnnally Road intersection. With this east/west road realignment now incorporating
McEnnally Road, residential development for densities of 2.0 units per the acre or less
may no longer be an appropriate land use along tiffs major arterial as originally suggested
by the Plan.
Area Development Trends:
Properties to the north are zoned General Commercial (C-5) and Community Business (C-
3) and are developed for commercial uses (home center) or are vacant. Property to the
15 00SN0147/WP/OCT25G
east is zoned Corporate Office (0-2), and Residential (R-9 and R-25) and is vacant or
occupied by a single family residence or a church. Property to the south is zoned
Agricultural (A) and is occupied by single family residences or is vacant. Vacant
properties to the west are zoned Conm~unity Business (C-3) and Corporate Office (0-2).
The Upper Swift Creek Plan suggests that this section of the Route 360 Corridor is
appropriate for a mixture of uses to include corporate office and commercial uses and
multi-family and townhouse residential uses. Residential development with densities of 2.0
dwelling units per acre or less is expected to continue south of this mixed use node.
Except as modified by this request, any non-residential development should conform to the
requirements of the Zoning Ordinance which address access, parking, landscaping,
architectural trealment, setbacks, signs, buffers, utilities, and screening of dumpsters and
loading areas. (Textual Statement)
The Master Plan depicts the property divided into three (3) parcels of development. To
allow flexibility based upon final engineering design, the acreage of each parcel may be
increased or decreased by a n~ximum of twenty (20) percent (Proffered Condition 1). A
Conceptual Plan, which is intended to be a general guideline for development of the
residential townhouse portion of the project, has been included in tins application
(Proffered Condition 2). The Conceptual Plan includes building orientation, road
configuration, location of common and recreation spaces, sidewalks and pedestrian
walkways and buffers. This layout is generally consistent with the standards required for
similar projects in the recent past.
Parcel A contains approximately two (2) acres and permits uses within the Corporate
Office (0-2) District. (Textual Statement)
Parcel B contains approximately twenty-three (23) acres and permits residential townhouse
development with a maximum of ninety (90) dwelling units (Textual Statement). Within
Parcel B, exceptions to lot coverage, building setbacks and to the use of public roads to
serve this development is requested. Specifically, the applicant requests the flexibility to
cover sixty (60) percent of each lot with buildings instead of the fifty (50) percent; be
allowed a twenty (20) foot building setback from rear lot lines instead of twenty-five (25)
feet; and an exception to the requirement that all lots have frontage on a public street or
access thereto by common right of way within 500 feet, thereby permitting the entire
development to be accessed by private roads. (Textual Statement)
Parcel C contains approximately five (5) acres and is proposed for Corporate Office (0-2)
uses. (Textual Statement)
16 00SN0147/WP/OCT25G
Architectural Treatment:
The Textual Statement requires compliance with Emerging Growth District Standards for
any non-residential uses. Within Emerging Growth Areas, no building exterior which
would be visible to any A, R, R-TH, R-MF 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 A, R, R-TH, R-
MF 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. All junction and accessory
boxes must be minimized from view of adjacent property and public rights of way by
landscaping or architectural treatment integrated with the building served. Mechanical
equipment, whether ground-level or rooftop, must be screened from view of adjacent
property and public rights of way and designed to be perceived as an integral part of the
building, except as stated herein.
In addition to these requirements, a proffered condition requires that the residential
townhouse units be compatible with the attached elevations (Proffered Condition 4). These
elevations depict units constructed of a combination of brick veneer and vinyl siding with
shingled roofs. The use of gable fronts, sculptural relief of facades, articulation of
windows and doors and varied roof lines promote amhitectural variety and increase the
residential character of the unit groups.
The Zoning Ordinance will require that the architectural treatment of all buildings within
this development be compatible to the architectural style and materials of the buildings
depicted in these elevations.
The applicant has proffered that dwellings will contain a minimum gross floor area of
1,200 square feet. (Proffered Condition 8)
Residential Townhouse Density_. Lot Size and Width:
The townhouse development, which is limited to Parcel A, will not exceed ninety (90)
dwelling units. (Proffered Condition 7)
The applicant has proffered a minimum lot size of 2,000 square feet and a minhnum lot
width of twenty-five (25) feet for interior units. All end units will have a minimum lot
area of 3,000 square feet and a minimum lot width of thirty-five (35) feet. (Proffered
Condition 8)
17 00SN0147/WP/OCT25G
Buffers and Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash 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, and that
such area within 1,000 feet of any residentially zoned property or property used for
residential purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. In
addition, for any non-residential development, sites must be designed and buildings
oriented so that loading areas are screened from any property where loading areas are
prohibited and from public rights of way.
Given the mixtures of uses proposed by this application, appropriate buffers should be
required to insure land use compatibility and transition. A thirty (30) foot buffer will be
required within the limits of Parcels A and C as they adjoin the townhouse development
on Parcel B. (Proffered Condition 3 (c))
The Conceptual Plan depicts fifty (50) foot buffers along North Spring Run and
Winterpock Roads as they abut Parcel B (residential townhouse development) (Proffered
Condition 3 (b)). These buffers will screen rear yard lot views.
The Conceptual Plan depicts a fifty (50) buffer along McEnnally Road (Proffered
Condition 3.(a)). In addition to screening rear yard lot views and preventing individual
lot access from this road, the purpose of this buffer is to provide a gradual transition
between the proposed townhouse development and the existing lower density residential
development located along the south line of McEnnally Road. As previously noted, the
Upper Swift Creek Plan suggests that residential development of 2.0 units or less is
appropriate along McEnnally Road. Given that McEnnally Road is planned as part of an
east/west arterial road, this land use transition would more effectively be made through the
use of a buffer rather than intermediate densities of residential development fronting
McEnnally Road. In determining the appropriate width of this buffer, staff examined the
standard depth of a Residential (R-15) lot, representing a density comparable to the Plan's
recommended residential density along McEnnally Road. This standard depth would be
approximately 150 feet. Therefore, at a minimum, a seventy-five (75) foot buffer with
intensified landscaping should be provided along McEnnally Road to address the intent of
the Plan relative to land use transition. Below this minimum width, the buffer would not
accomplish the intent of the Plan in producing the effect of a lower residential density
development along McEnnally Road through a gradual land use transition. (Condition 2)
Within this proposed fifty (50) foot buffer along McEnnally Road, the applicant proposes
to construct a berm, four (4) to six (6) feet in height, planted with evergreen trees and
shrubs. This proposal would create a tall, linear barrier along McEnnally Road, with the
potential for view through the tree understory. Should the applicant wish to use a berm,
staff would recommend a lower height (maximum of three (3) feet) in combination with
18 00SN0147/WP/OCT25G
evergreen and deciduous vegetation, both trees and shrubs, planted at two and one-half
times the density of Perimeter Landscaping C. Employing various heights and types of
vegetation creates an undulating effect with seasonal changes to the landscape, providing
a softer, more visually attractive buffer that would effectively screen the rear yard views
of the townhouse development. Should the Conmtission and Board wish to approve the
fifty (50) foot buffer, it is recommended that the proffer be modified, as discussed herein.
Open Space and Recreation:
The Zoning Ordinance requires that not less than twenty (20) percent of the gross acreage
of a residential townhouse project be devoted to common open space and not less than ten
(10) percent of the gross acreage be devoted to recreational use, with a minimum provision
of 1.5 acres. The Conceptual Plan submitted with the application depicts several acres of
open space throughout the development, including the buffers along Winterpock,
McEnnally and North Spring Run Roads. The plan proposes a community pavilion area,
containing a minimum of 1,800 square feet, to be located at the entrance to the
development and providing a focal point for the project (Proffered Condition 11). This
area will be hardscaped with benches and other amenities to facilitate the gathering of
residents.
Sidewalks and Pedestrian Paths:
The applicant has agreed to provide sidewalks along both sides of all drives in any
residential townhouse parcel and to other uses within the property and adjacent uses, as
generally shown on the Conceptual Plan. In addition, pedestrian pathways are planned
within the townhouse project, their exact location to be determined at the time of tentative
subdivision or site plan review. (Proffered Conditions 9 and 10)
Garages and Driveways:
To address concerns relative to the appearance of garage doors facing adjoining streets,
the Conceptual Plan depicts the orientation of townhouses such that the number of garage
doors opening to any individual street is minimized and that such units are generally
clustered in groups around parking areas. (Proffered Condition 2)
Street trees and landscaping should be provided to enhance the residential appeal of the
townhouse development, define private spaces and minimize the predominance of building
mass and paved areas. The applicant proposes that street trees be planted along each side
of interior roads and common driveways to include any entrance roads from public roads
into the townhouse development. Landscaping is to be installed around the perimeter of
19 00SN0147/WP/OCT25G
all buildings, between buildings and driveways, within medians and within common spaces
not occupied by recreational facilities. (Proffered Condition 6)
Where any rear facade of a townhouse dwelling backs up to a public or private road, the
area behind such unit should be treated so as to screen rear yard views of such lots from
adjacent rights of ways. Such treatment may be in the form of, but not limited to, a
masonry wall, evergreen plantings, berms or a combination thereof. (Condition 3)
For any non-residential development, landscaping should be per the requirements of the
Ordinance for Emerging Growth Areas. (Textual Statement)
CONCLUSIONS
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
northern portion of the property is appropriate for a mixture of community-scale corporate office
and commercial uses and multi-family and townhouse residential uses with a density of 8.0 to 14
units per acre. Although the Plan suggests the southern portion of the property is appropriate for
residential development of 2.0 dwelling units per acre or less, a recent zoning decision to
incorporate McEnnally Road as part of an east/west major arterial may reduce the feasibility of
this land use along this future arterial. Appropriate land use transitions between the proposed
townhouse development and lower density residential development on the south line of McEnnally
Road could be achieved through the provision of a substantial buffer supplemented with intensified
landscaping along McEnnally Road (Condition 2). With the imposition of Condition 2, Proffered
Condition 3.a should not be accepted.
The proffered conditions provide for amenities that will enhance the project and guarantee a
quality development. These proffers meet, or exceed, development standards required for similar
types of development recently approved by the County.
The proffered conditions do not address the impacts of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and the Comprehensive Plan. Specifically, the need
for transportation is identified in the County's Thoroughfare Plan and the impact of this
development is discussed herein. The proffered conditions do not adequately mitigate the impact
on capital facilities, thereby insuring adequate service levels are maintained and protecting the
health, safety and welfare of County citizens. The Commission and Board may, however,
determine that there are unique circumstances relative to this development which may justify
acceptance of a proffer below the maximum amount.
Given these considerations, approval of this request is recommended subject to the applicants
addressing the impacts on capital facilities.
20 00SN0147/WP/OCT25G
CASE HISTORY
Planning Commission Meeting (11/16/99):
At the request of the applicant, the Commission deferred this case to January 18, 2000.
Staff (11/17/99):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than November 22, 1999, for consideration at the
Commission's public hearing. Also, the applicant was advised that a $150.00 deferral fee
must be paid prior to the Commission's public hearing.
Applicant (12/14/99):
The application was amended.
Applicant (1/5/00):
Revised proffered conditions were submitted.
Applicant and Staff (1/6/00):
Revised proffered conditions were subnfitted. To date, the applicant has not paid the
$150.00 deferral fee.
Applicant (1/18/00):
The $150.00 deferral fee was paid.
21 00SN0147/WP/OCT25G
Planning Commission Meeting (1/18/00):
The Commission, on their own motion, deferred this case to March 21, 2000. The
purpose of the deferral was to allow the applicant to further discuss the proposed
development with area citizens.
Staff (1/19/00):
The applicant was advised that any significant, new or revised information should be
submitted no later than January 24, 2000, for consideration at the Commission's March
21, 2000, public hearing.
Staff (2/28/00):
To date, no new information has been submitted.
Applicant (3/13/00):
A revised proffered condition was submitted, modifying the treatment of the proposed fifty
(50) foot buffer along McEnnally Road. (Proffered Condition 3(a)).
Planning Commission Meeting (3/21/00):
The Commission, on their own motion, deferred this case to April 24, 20130. The purpose
of the deferral was to allow the applicant to address concerns of the Matoaca and Clover
Hill Districts Commissioners.
Staff (3/22/00):
The applicant was advised that any significant, new or revised information should be
submitted no later than March 27, 2000, for consideration at the Commission's April 24,
2000, public hearing.
Applicant (3/28/00):
Revised proffered conditions and Textual Statement were submitted. Specifically, these
revisions eliminate townhouse development within Parcels A and C and modify the buffer
requirements between tracts accordingly; limit the number of townhouse units in Parcel B
22 00SN0147/WP/OCT25G
to ninety (90); reduce the number of age-restricted townhouse units from seventy (70) to
forty-five (45); and restrict the types of Community Business (C-3) uses that could be
developed in Parcel C.
Applicant, Area Property Owners, Clover Hill Commissioner and Staff (4/4/00):
A meeting was held to discuss the proposal. Issues discussed included limiting access on
North Spring Run Road and buffer treatments along rights of way.
Applicant (4/19/00):
Revised proffered conditions, Textual Statement, Master and Conceptual Plans were
submitted. The applicant was advised that there was not sufficient time to review these
new items prior to the Commission's consideration of the case in April.
Planning Commission Meeting (4/24/00):
At the request of the applicant, the Commission deferred this case to June 20, 2000.
Staff (4/25/00):
The applicant was advised that any significant, new or revised information should be
submitted no later than May 1, 2000, for consideration at the Commission's June 20, 2000,
public hearing. Also, the applicant was advised that a $150.00 deferral fee must be paid
prior to the Commission's public hearing.
Applicant (5/4/00):
The $150.00 deferral fee was paid.
Applicant (5/22/00 and 5/23/00):
Revised proffered conditions, Conceptual and Master Plans were submitted. These
revisions limit access to North Spring Run Road to one (1) entrance/exit; eliminate
Community Business (C-3) use exceptions; modify buffer treatments along McEnnally
Road and between Parcels C and B and remove the age restriction on townhouse units.
23 00SN0147/WP/OCT25G
Planning Commission Meeting (6/20/00):
The applicant did not accept the recommendation. There was support and opposition
present. One (1) individual was in support indicating for the public record, that the
applicant had made a commitment to extend a public water line along the south line of
McErmally Road to serve the existing adjacent residences.
The individual in opposition expressed concern regarding sight distance along North Spring
Run Road from existing driveway entrances with respect to grade changes in this road.
Concerns were also shared relative to the applicant no longer proffering a portion of the
development for senior housing.
Mr. Marsh indicated his desire to see a water line and sewer easement provided to the lots
along the south line of McEnnally Road; that legally, he was unable to accept the proffered
condition that addressed this issue; however, he had been assured by the applicant that
those improvements would be provided through a private agreement with the affected
residents along McEnnally Road prior to the Board of Supervisors' consideration of this
case; and that although he had concerns that the applicant was no longer proffering a
portion of the proposed units for senior housing, he had visited the applicant's townhouse
project in Bon Air and was pleased with the design of the homes.
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3 and acceptance of
ProffEred Conditions 1, 2, 3.b through 20 and 22 on pages 3 through 9 and that Proffered
Conditions 3.a. and 21 not be accepted.
AYES: Unanimous.
Board of Supervisors' Meeting (7/26/00):
At the request of the applicant, the Board deferred this request to their October 25, 2000, meeting
to allow the applicant additional time to work with staff and area property owners.
Staff (7/27/00):
The applicant was advised in writing that any significant, new or revised information should be
submitted no later than August 14, 2000, for consideration at the Board's October 25, 2000, public
hearing. The applicant was also advised that a $150.00 deferral fee was due.
24 00SN0147/WP/OCT25G
Property Owner (10/21/00):
A letter was received from one of the subject property owners revoking the applicant's Special
Limited Power of Attorney for this application.
Staff (10/16/00):
The aforementioned property owner was advised in writing that a letter requesting withdrawal of
the application was necessary to terminate further action by the Board on this request. It was
indicated that this letter for withdrawal must be submitted no later than October 25, 2000, for the
Board's acknowledgment; otherwise, as a legally filed application, the request could be considered
by the Board on this date.
Staff (10/18/00):
To date, no letter requesting withdrawal of this application has been received from the property
owner nor has the $150.00 deferral fee been paid.
The Board of Supervisors, on Wednesday, October 25, 2000, beginning at 7:00 p.m., will take
under consideration this request.
25 00SN0147/WP/OCT25G
ARCON DEVELOPMENT LLC
~eat Estate Development, Cons~,ltt~lg and Design
2211 Albion Road
Midlothian, Virginia 23113
tel.:(B04) 897-3852
fax: (804) 897-3842
M.q. J~rl¢ Petersoll
Chesterfield Coumy PtannJng IDepartmcnt
P.O, Box 40
Chestcvtleld Va. 23832
May 22, 2000
Re: CUPD Rezoning of 30.4 ac. at 14112 McEnally Rd,
Textual Statement for Case 00SN0147
li'.ezon_ing from Agricukaral (A) to Resid~tial Tm~aP, ouse (R-TH) with Coadit~onal Use Planned
Development to permit use, bulk aod development: *[andard exccptioas.
i~ar gel A
Uses Pennit'a:d and Rest~icti~s:
Corporate Office (0-2) uses, subject to t2~e al~plicable "O-2' cmergiag growth stas~dards.
Parcel B
Uses pennitt~d, a~d Restrictions:
Residential tovmhouses, ~bject to the applicable *'R-TH" s~r~dards, ¢xcept as
A rca t~rcznt (10%) exception to the fifty percent (50 %) lot coverage of building a~ea on
indiGdual lots.
2. A t'ivc (5) ibot exc, eptioa to the twenty-five (25) foot rear ~ard.
3. An exception k'~ the r~uirement that all lots shall have frontage on a public street or acc~sa
thereto by common right-ot;way within 500 feet. A private drive road system may be provi~d.
Design shall be subject to review and approval of the Planning Departmem, Transportation
Department and Fire Depamne~t duri,~g the tentative subdiviaiorl plan t~'iov,,. Pr/or to
recordation of any subdivision plat, a plan that insures the continual mamt¢~ance of the private
rtmds shall be submitt~ to and approved by the TmlJsportation De~artmen£.
?arce[ C
U~ p~rmirtcd, and Restrictions:
Corporate Office (O-2) uses, subjecx to thc appllcabi¢ "0-2" emerging Srowtl) gk~ndarfls.
! C-3 C-5
C-3
C
A
N
300 0 300 600 Feet
A
Case #: 00SNOt47 (AMENDED)
Rezoning: A to R-TH W/C.U.P.D.
Sheet #:15
?
I
i
/
' oo ~NO 147-Z
Plan
Spring Run Road
HULL STREET I ,~ ' N ~ '~.~-'~ ~
//
//
Potential Traffic Signal - Crossover
Full Access - Crossover
Partial Access - Right-in/Right-out
Raised Median
N
oo~r4o t4~1- 5