88SN0059
3~se-8~;-X988-6P6
At~gest-}6;-X988-6P6
September 28, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0059
Midlothian Enterprises, Inc.
and Laveer Interests
Midlothian Magisterial District
North Line of Old Hundred Road and
West Line of Coalfield Road
REQUEST: Rezoning from Residential (R-7) to Office Business (0) of 7.0 acres
plus amendment to Conditional Use Planned Development (Case 86S025,
CenterPointe) to permit use and bulk exceptions on this tract, on an
adjacent 59.0 acre tract currently zoned Residential (R-7), and on a
15.5 acre tract currently zoned Office Business (0). A mixed use
development, to include residential townhouse and/or residential
multi-family, office, commercial, and public/semi-public uses is
planned. Specifically, the applicant intends to: (1) relocate a
public school site to a tract currently designated for low density
residential use; (2) rezone a portion of a low density residential
tract to Office Business (0) to permit a kindergarten and/or child
care center (i.e., LD02); (3) develop the previously designated
school site for residential townhouse, residential multi-family, or
nursing home/assist-in-living units with supporting medical uses;
and (4) increase the allowable gross square footage of any building
within the existing 15.5 acre low density office tract from 10,000
to 40,000 square feet.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Although the Powhite/Route 288 Development Area Land Use and Trans-
portation Plan designates the southernmost 66.0 acres of the proper-
ty for medium/high density residential use (4.01 - 7.0 units per
acre), the property lies adjacent to Old Hundred Road (future
Powhite Parkway) to the south, a future collector road proposed
within the development of CenterPointe, and Brandermill Parkway
Extension to the east. Therefore, approval of the requested rezon-
ing of 7.0 acres (located in the northwest quadrant of Brandermill
Parkway and the east/west collector road), which would be developed
for a day care center and/or kindergarten, and of the medium density
residential tract (located in the northwest quadrant of Brandermill
Parkway and Old Hundred Road), which would be developed for residen-
tial townhouse, residential multi-family, or nursing home and/or
assist-in-living units and accessory medical uses, is appropriate.
B. Although the Powhite/Route 288 Development Area Land Use and Trans-
portation Plan designates the northernmost 15.5 acres of the proper-
ty for medium density residential use, the property is currently
zoned Office Business (0) and designated as a low density office
tract on the approved Master Plan for CenterPointe. Therefore, this
tract can be developed for a number of non-residential uses. If
properly conditioned, the request to increase the gross square
footage of buildings on this property will have no adverse impact on
existing or anticipated area residential development.
C. The applicants' Textual Statement and the recommended conditions
ensure land use compatibility and compliance with the development
standards previously imposed with the approval of Case 86S025 for
CenterPointe.
D. The School Board has agreed to the relocation of the school site.
(NOTE: 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. The following conditions notwithstanding, the Textual
Statement, revised June 15, 1988, with Exhibits IA and
IIA, shall be considered the Master Plan for the areas
addressed by this amendment. (P)
(NOTE: This condition is in addition to Condition 1 of
Case 86S025 for the property included in this amendment.)
(STAFF/CPC) 2. A minimum of thirty (30) acres shall be dedicated to and
for the County of Chesterfield, free and unrestricted, for
public use. The thirty (30) acres shall not include any
public road right of way. At the request of the County,
the developer shall dedicate any right of way which is
deemed necessary to provide access to the school property,
unless such right of way has previously been dedicated.
(P)
(NOTE: This condition supersedes the applicants' Textual
Statement, II. Proposed Amendments, D.)
(STAFF/CPC) 3. Any building constructed on the Low Density Office Tract,
designated as LDO on Exhibit II of the approved Master
Plan for CenterPointe, shall have an architectural style
and massing that is compatible with existing and antic-
ipated area residential development on adjacent parcels.
,~ 2 ~SN0059/BSSEP8/SEPT28N
`~~
Architectural treatment shall be incorporated into build-
ing designs to mitigate the impression of a single large
building. Further, the site design shall be such that the
impact of larger buildings on the neighborhood is min-
imized. (P)
(NOTE: This condition is in addition to the applicants'
Textual Statement, II. Proposed Amendments, B., 2.
Architecture.)
(STAFF/CPC) 4. Prior to any schematic plan approval for any development
south of the proposed east/west collector road, the own-
er/developer shall submit a noise mitigation plan to the
Transportation Department for approval. This plan shall
identify the measures required to attenuate the noise from
Powhite Parkway/Route 288. The owner/developer shall be
responsible for implementing the noise mitigation plan.
(T)
(STAFF/CPC) 5. Public water shall be used. The owner/developer shall
extend a twelve (12) inch water main along the proposed
east-west collector road and dedicate necessary easements.
(U)
(STAFF/CPC) 6. Public sewer shall be used. A single permanent utility
easement thirty (30) feet in width and a temporary con-
struction easement ten (10) feet in width shall be ded-
icated to the County for the construction of the "Upper
Swift Creek Transport System." The easement shall be
located adjacent to the existing/future right of way of
Powhite Parkway extended, or adjacent to the ultimate
Powhite/Route 288 right of way, should the Virginia De-
partment of Transportation designate this corridor prior
to the beginning of construction of this section of the
"Upper Swift Creek Transport System". (U)
(NOTES:
a. All previously imposed conditions of Case 86S025, with the exception
of Condition 1, remain in force for that portion of CenterPointe
covered under this application.
b. Prior to obtaining final site plan approval or any building permits,
schematic plans must be submitted and approved.)
GENERAL INFORMATION
Location: Fronting on the north line of Old Hundred
Road and the west line of Coalfield Road.
Tax Map 36 (1) Part of Parcel 8 and Tax Map
36-7 (1) Part of Parcel 1 (Sheet 13).
Existing Zoning: R-7 and 0 with Conditional Use Planned
Development (CenterPointe)
3 88SN0059/BSSEP8/SEPT28N
Size: 81.5 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - R-7 with Conditional Use Planned
Development; Vacant
South - A, R-7, and B-2 with Conditional
Use Planned Development; Multi-family
residential or vacant
East - R-7 and 0 with Conditional Use
Planned Development; Commercial or
vacant
West - A and R-7 with Conditional Use
Planned Development; Vacant
Utilities: Twelve (12) inch water line under construc-
tion along Brandermill Parkway Extended.
Twenty four (24) inch water line along
relocated Coalfield Road, approximately
3,300 feet east of site. Off-site ease-
- ments may be necessary to extend public
water. Use of public water intended.
Public water should be extended along the
proposed east-west collector road. (Condi-
tion 5)
Lies in Upper Swift Creek sewage drainage
area. Twenty four (24) inch trunk sewer
line located along Little Tomahawk Creek
and terminates approximately 2,000 feet
south of site. Off-site easements may be
necessary to extend public sewer. Use of
public sewer intended. Easements should be
provided for extension of the "Upper Swift
Creek Transport System". (Condition 6)
Environmental Engineering: Drains to Swift Creek Reservoir via tribu-
taries. No existing on-site drainage
and/or erosion control problems. Down-
stream drainage facilities may not be able
to adequately accommodate increased runoff
from proposed development. Off-site ease-
ments and drainage improvements may be
necessary. On-site retention may be nec-
essary to control runoff.
Schools: Approximately 130 school age children could
be generated by this development. The
property lies in the Evergreen Elementary
School attendance zone: capacity - 949,
enrollment - 930; Midlothian Middle School
attendance zone: capacity - 1,035, enroll-
ment - 1,026; Midlothian High School atten-
dance zone: capacity - 1,750, enrollment -
4 ~BSN0059/BSSEPS/SEPT28N
Fire Service:
General Plan
(Powhite/Route 288
Development Area Land
Use and Transportation
Plan):
1,970. Expansion is planned for Midlothian
Middle School in 1990.
Midlothian Enterprises has provided the
Evergreen Elementary School site. In
addition, CenterPointe is to provide an
additional school site, as noted herein.
Clover Hill fire station, Company 4~7. At
present, fire service capability adequate.
County water flows and fire hydrants must
be provided for fire protection purposes in
compliance with nationally recognized
standards.
Medium density residential (1.51 to 4.0
units/acre) and Medium/high density resi-
dential (4.01 - 7.0 units/acre)
Transportation: At the time of rezoning for the Center-
Pointe Development (Case 86S025), the
developer proffered several conditions
which insure that mitigating roadway im-
provements would be provided as this pro-
ject develops. These same proffers and
conditions of zoning should continue to
apply to this request. In another recent
rezoning (Case 88S015, Crow-Klein-
McFarlane, the Acropolis), the County
approved densities for that development
with sole access to Old Hundred
Road/Powhite Parkway via Brandermill Park-
way Extended. This access will utilize all
of the available capacity at that inter-
section. Therefore, prior to any develop-
ment on the request parcels, access should
be provided to the north, via Brandermill
Parkway Extended to Coalfield Road, and all
associated roadway improvements should be
installed.
First phase densities have been approved
for CenterPointe and Waterford which will
utilize all of the available capacity at
the Coalfield Road/Powhite Parkway inter-
section. Any additional development in
this area will require construction of an
interchange at this Coalfield/Powhite
intersection. Access along Brandermill
5 88SN0059/BSSEP8/SEPT28N
Parkway Extended and the proposed east/west
collector road should be controlled.
Conditions of previous zoning require that
the Transportation Department approve all
road and drainage plans. At the time these
plans are submitted, staff will review
proposed access to the collector roads.
The textual statement states that the land
encompassing the proposed east/west collec-
tor road as designated on Exhibit IIA is to
be included in the parcel of land the
applicant will donate to the County for the
school site. In addition, the applicant
accepts no responsibility for the construc-
tion of this road unless development of
proposed tract MDR6 and MD02 supersedes the
construction. Therefore, if the County
accepts this school site with the proposed
ninety (90) foot right of way for the
east/west collector road, the School Board
will be responsible for the financing and
construction of a four-lane roadway from
Brandermill Parkway Extended to their
western property line.
VDOT has initiated an Environmental Impact
Study (EIS) for Route 288 north of Powhite
Parkway. One of `IDOT's candidate build
alternatives would cross the southern
portion of this property adjacent to Old
Hundred Road. This western alignment of
Route 288 generally conforms to the align-
ment adopted by the County in Powhite/Route
288 Development Area Land Use and Transpor-
tation Plan. According to VDOT s prelimi-
nary information, this western Route 288
corridor would require approximately 300 to
400 feet of right of way, measured from the
centerline Old Hundred Road. In order to
protect the residents which will occupy
future home sites in tract I~IDR6 and the
students and faculty of the proposed school
site, a plan should be developed and imple-
mented which will address noise abatement
in accordance with the standards set forth
in the Federal Aid Highway Program Manual.
Implementation of this approved noise
abatement plan should be required in con-
junction with the construction of either
the school or the multi-family development.
(Condition 4)
6 ~N0059/BSSEP8/SEPT28N
DISCUSSION
In 1980, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning with Conditional Use Planned
Development on the request parcel, in conjunction with property to the
north and east, to permit a mixed use development. The entire Evergreen
Development encompassed approximately 1,511 acres (Case 79S146). Subse-
quently, on April 23, 1986, the Board approved the rezoning with Condi-
tional Use Planned Development on 947 acres that included portions of
Evergreen plus additional property to permit a mixed use development with
single family, multi-family, and residential townhouse uses; off ice uses;
commercial uses; and light industrial uses (Case 86S025, CenterPointe).
The current request is for amendment of Case 86S025 to: (a) relocate a
public school site to a tract currently designated for low density res-
idential use; (b) rezone a portion of a low density residential tract to
Office Business (0) to permit a child care center and/or kindergarten;
(c) develop the previously designated school site as a medium density
residential tract to permit residential townhouse or residential multi-
family units with a maximum density of ten (10) units per acre and/or to
permit a nursing home facility/assist-in-living complex with associated
medical and dental offices, laboratories, and clinic; and (d) permit an
increase in the gross square footage of buildings within an existing low
density office tract, from a maximum of 10,000 square feet to a maximum
of 40,000 square feet.
Although the Powhite/Route 288 Development Area Land Use and Transporta-
tion Plan designates the southernmost 66.0 acres portion of the request
property for medium/high density residential use (4.01 - 7.0 units per
acre), the property lies adjacent to Old Hundred Road (future Powhite
Parkway) to the south, a future collector road proposed with the develop-
ment of CenterPointe, and Brandermill Parkway Extension to the east.
Therefore, approval of the proposed office tract, which would be devel-
oped for a day care center and/or kindergarten, and of the medium density
residential tract, to permit residential townhouse, residential multi-
family, or nursing home and/or assist-in-living units and accessory
medical uses, would be appropriate. It should be noted that multi-family
development and a nursing home have been developed on property to the
east and south of this tract (Brandermill Woods). It should also be
noted that the textual statement and zoning ordinance ensure that devel-
opment on this property is of the quality desired along this portion of
Powhite Parkway within CenterPointe.
Although the Powhite/Route 288 Development Area Land Use and Transporta-
tion designates the northernmost portion of the request property for
medium density residential use (1.5 to 4.0 units per acre), the property
is currently zoned Office Business (O), and could be developed for a
number of non-residential uses. Specifically, the approved zoning for
CenterPointe permits the following uses on this tract:
1. Any use permitted in the R-40 District, except dwelling.
2. Business, government, and professional offices.
7 88SN0059/BSSEP8/SEPT28N
3. Libraries.
4. Medical offices, but not hospitals.
5. Banks; provided, however, that such uses may only be located
adjacent to roadways.
6. Savings and loan associations; provided, however, that such
uses may only be located adjacent to roadways.
7. Medical and dental laboratories and clinics; provided, however,
that such uses may only be located adjacent to roadways.
8. Child care centers and kindergartens.
9. Any other uses compatible with, and incidental to, the forego-
ing uses and approved by the Planning Commission.
If properly conditioned, the request to increase the allowable gross
square footage of buildings on this property will have no adverse impact
upon existing and anticipated area residential development. Condition 3
would require that any building incorporate design features to minimize
the impression of a single massive structure and ensure that the scale of
any building is compatible with area residential development.
The current request is to amend the approved Textual Statement for
CenterPointe which limits the size of buildings to a maximum of 10,000
square feet, to permit individual buildings with a maximum gross floor
area of 40,000 square feet. Existing land use on property to the north-
east is characterized by single family residential development
(Queensmill). Similar development is anticipated on adjacent property to
the north and west (Queensmill West).
CASE HISTORY
Planning Commission Meeting (6/21/88):
At the request of the applicants, the Commission deferred this case for
sixty (60) days to allow amendment of the case to include permission for
larger buildings in an existing zoned Office Business (0) tract.
Applicants (6/22/88):
The request was amended as reflected herein.
Planning Commission Meeting (8/16/88):
There was no opposition present.
recommendation.
The applicants accepted staff's
8
~N0059/BSSEP8/SEPT28N
On motion of Mr. Kelly, seconded by Mr. Perkins, the Commission resolved
to recommend approval of this request, subject to the conditions on pages
2 and 3.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00
p.m., will take under consideration this request.
9 88SN0059/BSSEP8/SEPT28N
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