02SN0214-June26.pdf~,~.. ~ 200~
.... : .., - CPC
June 26, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0214
The Jemiai Company
Midlothian Magisterial District
Northwest quadrant of Robious m~d Cranbeck Roads
REQUEST:
Rezoning fi'om Agricultural (A) and Corporate Office (0-2) to Residential Multi-
Family (R-MF) with Conditional Use Plarmed Development to perlnit exceptions to
Ordinance requirements on 26.1 acres and from Corporate Office (0-2) to
Neighborhood Business (C-2) of 3.6 acres.
PROPOSED LAND USE:
A mixed use development to include multi-family residential, commercial and office
uses is planned.
PLANN1NG COMMiSSiON RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF TltE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
AYES: MESSERS. GECKER, CUNNINGHAM, GULLEY AND STACK.
ABSENT: MR. LITTON.
STAFF RECOMMENDATION
Recommend approval, subject to the applicant addressing the density of multi-family residential
development and adequately addressing the impact of this development on school capital lhcilities.
This recommendation is made for the following reasons:
While the Northern Area Plan suggests the property is appropriate for office and light
industrial uses, the Plan was last revised in 1986, The uses suggested by the Plan are
Provtdmg a FIRST CHOICE Commum0 I hrough Excelleuce in Public Service.
intended to provide a transition between the more intense commercial uses at the
Huguenot/Robious Roads intersection and the single family residential uses to the
east. While the proposal does not comply with the Plan, the proposed uses would
provide the transition intended by the Plan.
The proposed density of the multi-family project (13.5 units per acre) exceeds that
allowed in the R-MF Dis[rict. Typically, where more than ten (10) units to the acres
has been allowed, such projects have been located in areas suggested by the Plan for
mixed use. (combination of commercial and residential)
The proffered conditions do not adequately ad&ess the impacts of this development
on necessary school capital fhcilities, as outlined in the Zoning Ordinance and
Comprehensive Plan. Specifically, the needs 2>r transportation, schools, parks,
libraries and fire stations is identified in the County's adopted Public Facilities Plan,
the Tl~oroughfare Plan and FY 2002-2007 Capital hnprovement Program and the
impact of this development is discussed herein. The proffered conditions do not f~lly
mitigate the impact on school facilities, thereby not insuring that adequate service
levels are maintained as necessary to protect the health, safety and welfare of County
citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY O¢,q'4ER MAY PROFFER
CONDITIONS ON THE R-MF PORTION OF THIS P&~QUEST. THE ONLY CONDITION THAT
MAY BE IMPOSED ON THE C-2 PORTION IS A BUFFER CONDITION. THE PROPERTY
Ox,~'ER MAY PROFFER OTHER 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 CONT)ITIONS RECOMMENDED BY
THE PLAN~'NING COMMISSION.)
PROFFERED CONDITIONS
The Owners and the Developer, pursuant to Section 15.2-2298 of the Code of Virginia (1950
as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their
successors or assigns, proffer that the development of the property designated as Chesterfield
County Tax IDs 741-714-6684 (part), 742-714-0834, 742-714-1950 and 742-714-3274, 742-
715-5206, 742-715-6929, 742-715-7541 and 742-715-7658 containing a total of 29.77 acres
as shown on (i) the plat prepared by Timmons (the "Zoning Plat"), dated April 9, 2002,
entitled "Cranbeck and Robious, Compiled Zoning Map" and (ii) the master plan prepared by
Timmons (the "Master Plan"), dated April 6, 2002, revised May 6, 2002, entitled "Cranbeck
and Robious, Compiled Zoning Plan" (the "Property") under consideration will be developed
according to the lbllowing conditions if, and only if, the request for rezoning of 3.64 acres of
the Property to C-2 and 26.13 acres to RMF with CUPD for development of retail, office and
church uses is granted. In the event the request is denied or approved with conditions not
agreed to by the Developer, the proffers and conditions shall be immediately be null and void
2 02SN0214-JUNE26-BOS
and of no further force or effect. If the zoning is granted, these proffered conditions will
supersede all proffers and conditions now applicable to the Property.
(CPC)
The Plan prepared by Timmons dated April 6, 2002, revised May 6,
2002, entitled "Cranbeck and Robious, Compiled Zoning Plan" and
the Textual Statemeut dated May 6, 2002 shall be considered the
Master Plan. (P)
(STAFF/CPC)
Phasing of Commercial Development. Prior to issum~ce of any
certificate of occupancy fbr any use on Parcel C-2, either (i) at least
temporary certificates of occupancy shall have been granted for a
building (other than as part ofa multMhmily project) of at least 4,000
gross square feet on Parcel C or (ii) Parcel C shall have been
incorporated into a multi-family project on Parcel A and at least
temporary certificates of occupancy shall have been granted for the
phase of such project of which Parcel C is a part. (P)
(STAFF/CPC)
Uses. No portion of the Property shall be used for any of the
following:
(a)
(b)
(c)
(d)
(e)
(g)
(h)
(i)
Gronp care facilities.
Laundromat.
Bicycle rental.
Motor vehicle accessory store.
Post office.
Ren al of small home hardware, tools and equipment.
Hotel.
Department stores,
Sale of gasoline.
'STAFF/CPC)
Square Foo:age for Parcel C-2. Square footage limitation for Parcel
C-2, as shown on the "Master Plan".
a. Development shall not exceed 24~000 gross square ibet.
No individual store shall contain more than 10,000 gross
square feet. (P)
(NOTE: This condition does not prohibit a building containing more
than 10,000 gross square feet rather, the condition only limits the area
occupied by each store.)
STAFF/CPC)
Architecture. Buildings shall conform to the following architectural
standards:
3 02 SN0214-JU ~',IE26-BOS
a. Design and Materials for Non-residential Buildings.
(STAFF/CPC)
Architectural treatment of non-multifamily residential
buildings, including materials, color and style, shall be
compatible with multifamily residential buildings within the
prqject. Compatibility may be achieved through the use of
similar building massing, materials, scale, colors and other
architectural features. Other than accent materials, all
exposed portions of the exterior of non-residential buildings
which are not part of a multi-family project shall be
constructed of masonry, stone, EIFS, architectural precast,
integral color split lace block or glass.
Design and Materials for Residential Buildings_. All buildings
constructed as part of a multi-family project shall be
consistent with the architectural elevation prepared by Edward
H. Winks,/ James D. Snowa, Architects dated February' 8,
2002. Not less than 60% of the exposed portions of the
exterior of each building constructed as part of a multi-family
project shall be constructed of brick. No less than 15% of the
dwelling units shall contain only one (1) bedroom, no more
than 5% of the dwelling units shall contain more than two (2)
bedrooms and the overall average number of bedrooms per
dwelling unit shall be less than two (2).
c. Roof Style. All buildings shall have pitched roofs.
Mechanical Equipment. Screening for the mechanical
equipment of multi-fmnily residential buildings, whether
ground level or rooftop, shall be screened from view of
adjacent property and public rights of way and designed to be
perceived as an integral part of the building. (P)
Building Heights. Buildings shall not exceed the following heights:
Within Parcel A on the Master Plan and within Parcel C if
developed for multi-family uses: three (3) stories or forty-five
(45) feet, whichever is less; provided, however, that buildings
located within one hundred (100) feet of the ultimate right of
way of Cranbeck Road shall not exceed two (2) stories or
thirty-five (35) feet, whichever is less.
Within Parcel B on the Master Plan: two (2) stories or thirty-
five (35) lbet, whichever is less, exclusive of the steeple of
an>, church.
4 02SN0214-JU2qE26-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
Within Parcel C-2 and within Parcel C unless developed for
multi-family uses: two (2) stories or thirty-five (35) feet,
whichever is less. (P)
Signage. No building mounted signs shall be permitted in Parcels A
or B. No more than two (2) identification signs shall be located
within one hundred (I00) feet of the ultimate right-of-way of
Cranbeck Road. Such signs shall be freestanding, monument style
signs and shall not exceed a height of eight (8) feet. (P)
(NOTE: This condition does not allow signage in excess of that
permitted by the Ordinance rather, the condition only limits signage
in proximity to Cranbeck Road.)
Service of Solid Waste Storage Areas. Servicing of solid waste
storage areas located within Parcels A and B shall be limited to the
hours of 8:00 a.m. to 6:00 p.m., Monday through Saturday. (P)
Setback and Streetscape for Cranbeck Road. All parking areas shall
be set back not less than fift¢~' (50) feet from the ultimate right of way
of Cranbeck Road. This setback area shall be landscaped to include
street trees, a sidewalk, a fence and an evergreen hedge and may
include jogging trails, benches, gazebos and similar improvements.
The exact spacing, species and sizes of plant materials, the fence
design and materials and other improvements shall be approved at the
time of site plan revie~v. Except for any undisturbed natural areas, all
landscaped areas within this setback area shall be irrigated and any
light fixtures installed within this setback area shall be limited to a
maximum height of twelve (12) feet above grade. (P)
(NOTE: This proffer does not supersede Zoning Ordinance
requirements regarding tree retention within the setback.)
Landscapin~ within Multi*Family Proiect. Within the multi-family
project, 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
Sections 19-516 through 19-518(1) of the Zoning Ordinance and shall
be designed to minimize the predominance of building mass and
paved areas, define private spaces and enhance the residential
character of the project. '['he exact numbers, spacing, arrangement
and species of plant materials shall be approved at the time of site
plan review.
5 02SN0214-JUNE26-BOS
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
11.
12.
13.
14.
15.
16.
17.
Sidewalks. In addition to sidewalks to be provided pursuant to
proffered condition 18, sidewalks shall be installed through the
Property to provide pedestrian access to all uses within the Property.
The exact design, location and treatment shall be approved at the time
of site plan review. Such sidewalks shall be located to maximize tree
retention, as required by the Zoning Ordinance. (P)
Open Space Within Multi-Fmnit¥ Proiect. Not less than 35% of the
area included within any multi-family project shall be devoted to
open space. (P)
Water and Wastewater. Public water andwastewater systems shallbe
used. (U)
Utility Lines. In the multi-family project, all utility lines shall comply
with the requirements of Section 1%571 of the Zoning Ordinance.
(P)
Storm Water Management. Any above ground facilities for water
quality or water quantity control shall be landscaped or otherwise
improved so that the facilities become visual enhancements to the
uses developed on the Property. The exact design and treatment shall
be approved at the time of the site plan review-. (P & EE)
Timbering. Except for timbering approved by the Virginia State
Departnrent of Forestry fbr the purpose of removing dead or diseased
trees, there shall be no timbering on the Property until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
Drainage. To the extent necessary to avoid flooding of Cranbeck
Road, storm drainage from the portion of the Property which drains to
Cranbeck Road shall be retained based on the capacity of the existing
off-site drainage facilities and in compliance with VDOT criteria
unless and to the extent improvements are made to the off-site
drainage facilities in compliance with VDOT criteria to reduce or
eliminate the need for such on site retention. Subject to modification
by the Department of Environmental Engineering at the time of site
plan review, any required retention shall be stored based upon the one
h~mdred (100) year post developnrent while releasing at a one
hundred (100) year pre-development rate. (EE)
6 02 SN0214- JUSNE26-BOS
(STAFF/CPC)
18.
Transportation.
Rifzht-of-wav Dedications. Prior to any final site plan
approval, forty-five (45) feet ofright-o£-way on the north side
of Robious Road and thirty-five (35) feet of right-of-way on
the west side of Cranbeck 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.
Access to Robious Road. Direct access from the Property to
Robious Road shall be limited to two (2) entrances/exits, as
generally shown on the Master Plan. One (1) entrance/exit
('the Main Access') shall align Dunbrook Road, m~d the other
entrance/exit shall be located generally midway between the
Main Access and Cranbeck Road. The exact location of these
accesses shall be approved by the Transportation Department.
Access to Cranbeck Road. Direct access from the Propmlyto
Cranbeck Road shall be limited to two (2) entrances/exits, as
generally sho,~m on the Master Plan. One (1) entrance/exit
shall align Cranbeck Terrace, and shall be designed and
constructed to serve development on Parcel B only. The other
entrance/exit shall be located approximately 600 feet notxh of
Robious Road. The exact location of these accesses shall be
approved by the Transportation Department.
Road improvements. To provide an adequate roadway
system, the developer shall be responsible for lhe following:
Construction of' additional pavement along Robious
Road at each approved access to provide a right turn
lane;
Construction of sidewalks along Robious Road and
Cranbeck Road for the entire Property frontage;
Full cost of traffic signalization at the Main
Access/Robious Road intersection, if warranted as
detennined by the Transportation Department;
Construction of additional pavement along Cranbeck
Road at each approved access to provide left and right
7 02SN0214-JLrNE26-BOS
turn lanes, based on Transportation Department
standards; and
Dedication to Chesterfield County, free and
unrestricted, any additional right-of-way (or
easements) required for the improvemems identified
above.
Phasing Plan. Prior to any site plan approval, a phasing plan
for the required road improvements, as identified in Proflbred
Condition 18.d., shall be submitted to and approved by the
Transportation Department. (T)
(STAFF/CPC)
19.
Access to Multi-Family Proiect. Access to the multi-family project
from Cranbeck Road shall be gated to restrict through access to
Cranbeck Road, with the design of such access to be approved by the
Fire Department. (T)
(CPC)
20.
Cash Proffers. The applicant, subdivider, or assignee(s) shall pay the
following to the Comity of Chesterfield prior to the issum~ce of
building permit for infrastructure improvements within the service
district for the property:
a. $6,000 per dwelling unit, if paid prior to July 1, 2002; or
The alnount approved by the Board of Supervisors not to
exceed $6,000 per dwelling unit adjusted upward by any
increase in the Marshall and Swift Building Cost Index
between July t, 2001, and July I of the fiscal year in which
the payment is made if paid after June 30, 2002.
The $6,000 shall be allocated as follows: $1,765 to schools,
$2,838 to roads, $805 to parks, $312 to fire and rescue and
$280 to libraries. In the event the cash payment is not used
for the purpose for which proffered within 15 years of receipt,
the cash shall be returned in full to the payor. (B and M)
GENERAL INFORMATION
Ix)cation:
Northwest quadrant of Robious and Cranbeck Roads. Tax IDs 741-714-Part of 6684; 742-
714-0834, 1950 and 3274; and 742-715-5206, 6929, 7541 and 7658. (Sheet 2)
8 02SN0214-JUNE26-BOS
Existing Zoning:
A and 0-2
Size:
29.7 acres
Existina Land Use:
Single family residential, church or vacant
Adiacent Zonin~ and Lm~d Use:
North
South -
East
West
R-40, A and I-1 with Conditional Use Planned Development; church, industrial or
vacant
0-2 and C-2 with Conditional Use Planned Development, C-3 and A;
Commercial, single family residential or vacant
R-15, R-12 and A; Single family residential or vacant
I-1 with Conditional Use Planned Development; Industrial
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of Robious
Road, adjacent to the request site. In addition, there is an existing twelve (12) inch water line
extending along the east side of Cranbeck Road, adjacent to the request site. Use of the
public water system is intended and has been proffered. (Proffered Condition 13)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending along a portion of
Cranbeck Road and Robious Road, adjacent to the request site. in addition, there is an eight
(8) inch wastewater collector along Cranbeck Terrace, and an eight (8) inch wastewater
collector within an easement between Lots 28 and 29, of Cranbrook Subdivision. Both of
these wastewater lines are adjacent to the request site. Use of the public wastewater system is
intended and has been proffered. (Proffered Condition 13)
EN V IRONMENTAL
Drainage and Erosion:
The southern portion of the properi3, drains south under Robious Road and then via the stmTn
sewer system to a tributary of Falling Creek. For this drainage area, a pro-raut contribution to
9 02SN0214-J UNE26-BOS
the Routes 60/147 Drainage District is required. The remainder of the property drains to the
northeast comer then along the Norfolk Southern Railroad property and the rear of the lots in
Cranbeck Subdivision to Powhite Creek.
The existing culvert under Cranbcck Road and adjacent to the railroad property is undersized,
and development of the portion of the property that drains northeast will cause Cranbeck
Road to flood during most storm events unless the drainage facilities are improved or on-site
retention is employed. The applicant has agreed to retain water on-site based on the capacity
of existing off:site drainage facilities, unless or until improvements are made to such off-site
facilities which might eliminate the need for on-site retention. (Proffered Condition 17)
The property is partially wooded and should not be timbered without first obtaining a land-
disturbance permit fi'om the Environmental Engineering Department. This will ensure that
adequate erosion control measures are in place prior to any land disturbance. (Proffered
Condition 16)
Water Quality:
To address concerns expressed relative to the aesthetics of any aboveground storm water
management (SWM) or best management facilities, the applicant has agreed that any such
facility will be landscaped or otherwise improved so that they become visual enhancements
to uses developed on the property. (Proffered Condition 15)
PUBLIC FACILITIES
The need for fire, school, library, park and transportation fhcilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 2002-2007 Capital Improvement Progrmn. This
development will have m~ impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan. Based on 352 dwelling units, this request will generate
approximately ~brty-nine (49) calls for fire and EMS services each year. The applicant has
addressed the impact of this development on fire service. (Proffbred Condition 20)
The Bon Air Fire/Rescue Station, Company Number 4 and Forest View Volunteer Rescue
Squad currently provide fire protection and emergency medical service to this area. When
the property is developed, the number of hydrants and quantity of water needed for fire
protection will be evaluated during the plm~s review process.
The Zoning Ordinance requires the construction of a second public or private road access to
Parcel A prior to the occupancy of more than fifty (50) units. The second means of access
allows emergency services vehicles to expeditiously access the development in an emergency
10 02SN0214-JUNE26-BOS
situation as well as provides residents with an alternative means of ingress/egress should one
access become blocked. The applicant has proffered two full access points off of Robious
Road and one access point offof Cranbeck Road (Proffered Conditions 18.b. & c.) to serve
Parcel A.
In an effort to minimize through traffic from Cranbeck Road to Robious Road via the
Cranbeck Road access, the applicant proposes the access from Cranbeck Road to the multi-
family project be a gate-restricted access (Proffcred Condition 19). The Fire Department can
support this since the design of the access must be approved by the Fire Department.
Schools:
Approximately 187 students could be generated by this development. This site lies in the
Greenfield Elementary School attendance zone: capacity - 525, enrollment - 393; Robious
Middle School zone: capacity - 1,090, enrollment - 1,154; and James River High School
zone: capacity - 2,000, enrollment - 1,698.
This development will have an impact on the middle school. Currently there are six (6)
trailers at Robious Middle School. The applicant has not offered measures to fully address
the impact of this development on these school facilities. (Proffered Condition 20)
Libraries:
Consistent with Board of Supervisor's policy, the impact of development on library services
is assessed County-wide. Based on projected population growth, The Public Facilities Plan
identifies a need for additional library space throughout the County. Taking into account the
facility improvements that have been made since the Plan was adopted, there is still an umnet
need for additional library space throughout the County.
Development of the property noted in this case would most likely affect the existing Bon Air
Library or possibly the Midlothian Librm*y. The Public Facilities Plan identifies a need fbr
additional library space in both of these service areas. The applicant has offered measm'es to
assist in addressing the impact of this development on these facilities. (Proffered Condition
2O)
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of co~mnunity park acreage in the Comaty. The Public Facilities
Plan identifies a need for 625 acres of regional park space and 116 acres of corrmmnity park
space by 2015. The Plan also identifies the need for neighborhood parks and special purpose
parks mad makes suggestions fbr their locations.
The applicant has oftkred measures to address inrpacts of this proposed development on these
Parks and Recreation ~hcilities. (Proffered Condition 20)
11 02SN0214-JUNE26-BOS
I'ransportation:
The applicant intends to develop a mixed-use project, consisting of residential, office and
retail land uses. The Master Plan subdivides the property into four (4) parcels; (Parcels A, B,
C and C-2). The applicant is requesting Residential Multi-family (R-MF) uses on Parcels A,
B and C, and has committed to a maximum density on those Parcels of 13 ~5 dwelling units
per acre (Textual Statement Condition A.3.). In addition to the R-MF uses, the applicant is
also requesting the ability to develop Corporate Office (0-2) uses on Parcel B, and to
develop Corporate Office (0-2) and bank/saving and loan uses on Parcel C. The applicant
has committed to a maximtm~ density of 6,000 square feet per acre on both Parcels (Textual
Statement Conditions B.2.c. and B.3.c.). Parcel C-2 will be developed with Neighborhood
Business (C-2) uses, and the applicant has proffered a maximum density of 24,000 square
feet (Proffered Condition 4.A.). Based on apartment, general office and retail trip rates, the
development could generate approximately 5,040 average daily trips. These vehicles will be
distributed along Robious Road which had a 2001 traffic count of 14,711, and Cranbeck
Road which had a 1999 traffic count of 5,882 vehicles per day.
The Thoroughfare Plan identifies Robious Road as a major arterial with a recommended right
of way width of ninety (90) feet, and identifies Cranbeck Road as a collector with a
recon~nended right of way width of seventy (70) feet. The applicant has proffered to dedicate
forty-five (45) feet of right of way, measured fi'om the centerline of Robious Road, and to
dedicate thirty-five (35) feet of right of way, measured from the centertine of Cranbeck Road,
in accordance with that Plan. (Proffered Condition 18.a.)
Development mnst adhere to the Development Standards Manual in the Zoning Ordinance,
relative to access and internal circulation (Division 5). Access to major arterials, such as
Robious Road, and access to collectors, such as Cranbeck Road, should be controlled. The
applicant has proffered that direct access from the property to Robious Road will be limited
to two (2) entrances/exits, as generally shov, m on the Master Plan (Proffered Condition
18.b.). One of these accesses ("the Main Access") onto Robious Road will align the
Dunbrook Road intersection. The other access will be located approximately midway
between the Main Access and the Cranbeck Road imersection. Due to the raised median
along Robious Road, this access will be limited to right-turns-in and right-turns-out only.
The applicant has also proffered that direct access from the property to Cranbeck Road will
be limited to two (2) entrances/exits, as generally shown on the Master Plan (Proffered
Condition 18.c.). One of these accesses onto Cranbeck Road will align the Cranbeck Terrace
intersection and will only serve traffic from development of Parcel B. Due to the horizontal
alignment of Cranbeck Road to the north of this access, sight distance is limited. A sight
distm~ce easement may need to be provided across the property to ensure vegetation does not
obscure necessary sight distance for this access. The other access onto Cranbeck Road will
be located approximately 600 feet north of Robious Road. This access is intended to serve
the multi-fanfily development, in order to address citizen concerns, the applicant has
proffered that this access will be gated to restrict through traffic from Robious Road to
12 02SN0214-JUNE26-BOS
Cranbeck Road (Proffered Condition 20). This condition will be difficult for the county to
continually monitor ~br compliance.
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
construct additional pavement along Robious Road at each approved access to provide a right
turn lane; 2) provide full cost of traffic signalization of the Main Access/Robious Road
intersection; 3) construct additional pavement along Cranbeck Road at each approved access
to provide left and right turn lanes, based on Transportation Department standards; and 4)
construct sidewalks along Robious Road and Cranbeck Road for the entire property frontage.
(Proffered Condition 18.d.)
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 development. The applicaa~t
has pro£fered cash towards mitigating this traffic hnpact for each dwelling unit constructed.
(Prof~fbred Condition 20)
At time of site plan review, specific recommendations will be provided regarding access and
internal site circulation.
Financial Impact on Capital Facilities:
PER UNIT
l Potential Number of New Dwelling Units 352* 1.00
Population Increase 960.96 2.73
[Numberof New Students
Elementary 85.89 0.24
i Middle 45.76 0.13
High 56.32 0.16
TOTAL 187.97 0.53
Net Cost for Schools 1,265,792 3,596
INet Cost fbr Parks 285,824 812
~: Net Cost for Libraries 99,264 282
i Net Cost for Fire Stations I 110,880 315
] Average Net Cost for Roads I 1,007,776 2,863
TOTAL NET COST 2,769,536 7,868
*Based on requested exception authorizing 13.5 units per acre on 26,1 acres. (Textual Statement)
13 02SN0214-JU~NE26-BOS
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
$7,868 per unit. The applicant has been advised that a maximum proffer of $7,800 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
it has been determined that it is appropriate to accept the maxinrum cash proffer in this case.
The applicant has offered cash in the amount of $6,000 per unit to assist in defraying the cost of this
proposed zoning on such capital thcilities except schools, which is particularly addressed.
Accordingly, the County's ability to provide adequate schools to its citizens will be adversely
impacted.
The Plmming Conm~ission 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 Northern Area Plan which suggests the property is
appropriate for office and light industrial use.
Area Development Trends:
Area properties are characterized by a mix of zonings and land uses. Specifically, mini-
warehouse facilities are located on the 1-1 property to the north and west and are permitted on
vacant Agricultural (A) zoned property to the north. A church use also exists on property to
the north zoned R-40. Property to the south is zoned and developed for commercial and
office uses. In addition, Agricultural (A) zoned property to the south is occupied by a single
family residence or remains vacant. Adjacent property to the east has developed with single
family residential uses or remains vacant.
It is anticipated that existing land uses on prope~ties to the north, east and west will continue,
as is suggested by the Northern Area Land Use Plan. The Itu~uenot/Robious/Midlothian
Area Plan anticipates a mixture of integrated office parks, commercial, light industrial and/or
higher density residential uses continuing to the south.
Zonina History:
On November 24, 1998, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved the rezoning to Corporate Office (0-2) of a portion of
14 02SN0214-JUNE26-BOS
the subject property *vhich fronts on Cranbeck Road (Case 99SN0132). With the approval of
Case 99SN0132 a convalescent home, nursing home or rest home xvas plmmed. However,
other 0-2 uses were also permitted.
On Jm~e 23, 1999, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved the rezoning to Corporate Office (0-2) of a portion of the
subject property which fi-onts on Robinns Road (Case 99SN0253). A convalescent, nursing
or rest home was planned; however, other Corporate Office (0-2) uses were permitted.
Uses:
The Master Plan divides the property into tbur (4) parcels. Parcels A, B and C are proposed
Ibr development of a multi-family residential conrplex. A total of 352 dwelling units could
be developed on the R-MF portion of the property (Proffered Condition 1). Parcel B could
also be developed for a limited number of 0-2 uses as well as a church use with associated
nursery schools and child or adult care centers. In addition, Parcel C could be developed for
0-2 uses as well as banks and savings and loans with or without drive-in windows. If
Parcels B and C are developed for a mixture of multi-family and/or 0-2, and banks and
savings mtd loan uses, the Textual Statement requires submission of a conceptual plan. At
the time of review of the conceptual plan, conditions may be imposed to insure land use
compatibility and transition. (Textual Statement B.3.c.)
Pm'cel C-2 is being rezoned to Neighborhood Business (C-2) and is proposed for limited
commercial uses. Proffered Condition 4.a limits C-2 uses in Parcel C-2 to a maximum of
24,000 gross square feet of floor area. In addition, no individual store may contain more than
10,000 gross square feet of floor area. (Proffered Condition 4.b)
Site Desip_~:
The property lies within an Emerging Growth District Area. Development of Parcel C-2, as
well as any 0-2 or bank and savings and loan on Parcels B and C (Textual Statement 2.c. and
3.c.), must conform to the requirements of the Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, setbacks, parking, signs, buffers,
utilities and screening of outside storage areas. The purpose of the Emerging Growth District
standards is to promote high quality, well-designed projects.
In addition to these requirements, to address concerns expressed by area citizens, the
applicant has offered an increased setback for parking areas from the ultimate right of way of
Cranbeck Road, to include additional landscaping, fencing and other amenities. (Proffered
Condition 9)
15 02SN0214-JUNE26-BOS
Architectural Treatment:
Non-residential structures must meet Emerging Growth District standards. In addition, to
create a harmonious project, the applicant has proffered that the architectural treatment of
non-multifamily residential buildings, including materials, color and style, will be compatible
with multi-family residential buildings within the project. (Proffered Condition 5.a.)
The R-MF standards require that buildings possess harmonious proportions and avoid
~nonotonous facades or large bulky masses. Buildings should posses architectural variety and
use elements such as balconies, ten'aces, articulation of doors and windows, sculptural or
textural relief of facades, architectural ornamentation, varied roof lines or other
appurtenances such as lighting fixtures and/or plantings. In addition, for the multi-family
residential development the applicant has proffered that the architectural treatment will be
consistent with the architectural elevations submitted with the application (Proffered
Condition 5.b). At least sixty (60) percent of the exposed po~"tions of each building within
the multi-family residential development are to be constructed of brick (Proffered Condition
5.b.). Part of Proffered Condition 5.b. limits the number of bedrooms per dwelling unit as
well as limits the overall multi-family project to an average of less than two (2) bedrooms per
unit.
All buildings are to have pitched roofs (Proffered Condition 5.c). Buildings within Parcel A
and Parcel C if developed fbr multi-family uses would be limited to a height of three (3)
stories or forty-five (45) feet, whichever is less, except where they are within one hundred
(100) feet of the ultimate right of wa>' of Cranbeck Road, in which case they would be
limited to two (2) stories or thirty-five (35) feet, whichever is less (Proffared Condition 6.a.).
Buildings within Parcels B, C-2 and C unless developed fbr multi-family uses would be
limited to a height of two (2) stories or thi~xy-five (35) feet, whichever is less, except for a
church steeple in Parcel B. (Proffered Conditions 6.b. and c.)
Mechanical screening of non-residential structures must meet Emerging Growth District
standards. In addition, the applicant has agreed to provide screening of mechanical
equipment of multi-family residential uses consistent xvith the Ordinance requirement fbr
screening of such uses when located in office or commercial districts (Proffered Condition
5.d.). In addition, within the multi-fhmily residential project all utility lines are to be located
underground. (Proffered Condition 14)
Since this is a mixed-use project with frontage on a major arterial and a collector road, the
Zoning Ordinance would allow a freestanding identification sign along each of these roads.
In addition, a church or office use on Parcel B would be allowed freestanding sign
identification, as would the multi-family residential development and uses on Parcels C and
C-2. To address concerns expressed by area property owners, the applicant has agreed to
limit this development to a maximum of two (2) identification signs within 100 feet of the
16 02SN0214-JUNE26-BOS
ultimate right of way of Cranbeck Road (Proffered Condition 7). These signs would be
t?eestanding and ora monument design and would not exceed a height of eight (8) feet. The
applicant has also agreed there would be no building-mounted signs in Parcels A or B
(Proffered Condition 7). Otherwise, signage would be required to meet Zoning Ordinance
standards, which would allow additional signage at locations along Robious Road and within
the site.
Landscaping and Open Space_:
To minimize the predominance of building mass and paved areas, define private spaces and
enhance the residential character of the R-MF development within the multi-family project,
the applicant has agreed to install landscaping around the perimeter of all buildings, between
buildings and driveways, within medians and within common areas not occupied by
recreational facilities or other structures. (Proffered Condition 10)
While the Ordinance does not require it, the applicant has agreed to provide not less than
thi]1y-five (35) percent of the area of any multi-family project in open space. (Proffered
Condition 12)
Sidewalks:
To provide pedestrian access to uses within the development, the applicant has agreed to
provide sidewalks along Cranbeck and Robious Roads and through the development.
(Proffered Conditions I1 and 18.d.2.)
Buffers and Screening:
The Zoning Ordinance and Textual Statement will require provision of a buffer, which can
be nrodified by the Plalming Comnrission at the time of site plan review, between any multi-
family development and non-residential uses in Tracts B, C and C-2.
Non-residential uses in Parcels B, C and C-2, must meet screening requirements of the
Zoning Ordinance (Textual Statement, 2.c and 3.c). Currently, the Zoning Ordinance
requires that solid waste storage areas (i.e., durnpsters, garbage cans, trash compactors, etc.)
on propert3~ which is adjacent to an A or R District be screened t¥om view of such district.
Such areas cannot be serviced between the hours of 9:00 p.m. and 6:00 a.m. Servicing of
such areas within Parcels A and B would be limited to the hours of 8:00 a.m. to 6:00 p.m.,
Monday through Saturday. (Proffered Condition 8)
CONCLUSIONS
While the Northern Area Plan suggests the property is appropriate for office and light industrial uses,
the Plan was last revised in t986. The uses suggested by the Plan are intended to serve as a
transition between the more intense comInercial uses at the Huguenot/Robious Roads intersection
17 02SN0214-JUNE26-BOS
and the single fhmily residential uses to the east. While the proposal does not comply with the Plan,
the uses planned could provide the transition intended by the Plan. Specifically, the application
proposes to provide conunercial uses on Robious Road next to the existing self-storage lhcility
transitioning to office type uses in the center of the parcel and multi-family and church uses along
Cranbeck and the eastern portion of the property along Robious Road. However, the density of the
multi-family proposal is higher than ten (10) units per acre as permitted by the Zoning Ordinance for
R-MF Districts. The applicant is proposing up to 13.5 units per acre. Typically, where more than
ten (10) units per acre has been permitted, such projects have been located in areas designated on the
Plan for mixed use ~vhich includes a mixture of non-residential and residential uses. Such locations
provide convenience services in proximity to residential uses.
Further, the proffered conditions do not adequately address the impacts of this development on
necessary school capital lhcilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for transportation, schools, parks, libraries and fire stations is identified in the
County's adopted Public Facilities Plan, the Thoroughfare Plan and FY 2002-2007 Capital
hnprovement Pro~ram and the impact of this development is discussed herein. The proffered
conditions do not fully mitigate the impact on schools facilities, thereby not insuring that adequate
service levels are maintained as necessary to protect the health, safety and welfare of County citizens.
Given these considerations, approval of this request is reconunended subject to the applicant
addressing concerns relative to the density of the multi-family residential development and
adequately addressing the impact of this development on schools capital l:acilities.
CASE HISTORY
Applicant (5/21/02):
Amendments to Proffered Conditions 5(b) and 20 were submitted.
Planning Commission Meeting (5/21/02):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission' s recommendation.
There was support and opposition present. A representative ora neighborhood committee
indicated that the applicant had worked diligently to address neighborhood concerns and that
the project would have a uniform design, open space and maintains the ability to construct a
church. One person appeared in opposition to the proposed density and requested that the
density be reduced to ten (10) units per acre.
18 02SN0214-,IUNE26-BOS
Mr. Gecker indicated that the applicant had generally satisfied the neighborhood's concerns.
He further stated that the Northern Area Plan was adopted many years ago and if revised
today, he would anticipate that the Plan would suggest that high density residential uses
would be appropriate given other recently adopted plans throughout the County and the
designation of similarly situated properties. With respect to the impact on school facilities,
he indicated that the developer had provided information for similar projects showing that
the number of school age children per dwelling unit will be less than the County average.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 through 8.
AYES: Messrs. Gecker, Cunningham, Gulley and Stack.
ABSENT: Mr. Litton.
The Board of Supervisors, on Wednesday, June 26, 2002, begim~ing at 7:00 p.m., will take under
consideration this request.
19 02SN0214-JUNE26-BOS
Amended and Restated
Textual Statement for Application of
THE JEMIAL COMPANY
for Rezoning of Property Located at the Intersection of
Robious and Cranbeck Roads
May 6, 2002
Overall Description
The Jemial Company is requesting approval for rezoning of a total of 29.77 acres located at the
intersection of Robious and Cranbeck Roads designated as Chesterfield County Tax IDs 741-
714-6684 (,part), 742-714-0834, 742-714-1950 and 742-714-3274, 742-715-5206, 742-715-6929,
742-715-7541 and 742-715-7658 and as shown on a plat prepared by Timmons, dated April 9,
2002, entitled "Cranbeck and Robious, Compiled Zoning Map" (the "Zoning Plat") filed with
this Statement (the "Property"). 3.64 acres of the Property which is shown on the Zoning Plat as
"C-2" is proposed to be rezoned C~2 with proffered conditions. The balance of the Property
containing 26.13 acres shown on the Zoning Plat as "RMF' is proposed to be rezoned RMF with
Conditional Use Planned Development to authorize office (including churches) and retail uses in
addition to the uses permitted in the P, xMF zoning district, all as more particularly described in
this Statement. For reference purposes, the 26.13 acres is divided into parcels A, B and C as
shown on the master plan prepared by Timmons, dated April 6, 2002, revised May 6, 2002,
entitled "Cranbeck and Robious, Compiled Zoning Plan" filed with this Statement.
A. General Conditions
To accommodate the orderly development of the project, pamels shall be located
as generally depicted on the Plan, but their location and size may be modified so
long as the parcels generally maintain their relationship w/th each other and
adjacent properties. A plan for may such parcel adjustment shall be submitted to
the Planning Department for review and approval. Such plan shall be subject to
appeal in accordance with the provisions of the Zoning Ordinance for Site Plan
appeals.
Whenever a provision refers to or requires a conceptual plan to be submitted for
review and approval, such a plan may be approved by either the Planning
Department or the Planning Commission at the election of the developer, and
such review shall be subject to appeal in accordance with the provisions of the
Zoning Ordinance for Site Plan appeals.
The overall density of residential multi-family uses shall not exceed 13.5 dwelling
units per acre devoted to such uses.
B. Requirements for Specific Parcels
1. Within Parcel A, the following requirements shall be met:
Parcel A shall comply with the uses, requirements and standards for
Residential Multi-family (R-MF) Districts except the density limitations of
the R-MF District.
2. Within Parcel B, the following requirements shall be met:
ao
Parcel B may be developed for Residential-Multifarnily (R-MF) and
Corporate Office (0-2) uses excluding group care facilities, nursery
schools and child or adult care centers other than those associated with a
charch located on Parcel B. Provided, however, there shall be no
"mixing" of uses (e~.., if Parcel B is to be developed for multifamily
residential uses, all of that parcel shall be developed as multifamily
(residential uses). Provided, however, the mixing of Corporate Office (O-
2) and Multi-family Residential (R-MF) uses within the Parcel may be
permitted if a conceptual plan is submitted for review and approval and
thc conceptual plan addresses land use transitions and compatibility
between uses within the Parcel itself as well as with adjacent Parcels and
properties. Land use compatibility and transitions may include, but not
3
necessarily be limited to, the exact location of uses, buffers, and site
design.
Residential Multifamily (R-MF) Uses in Parcel B shall comply with the
uses, requirements and standards for Residential Multifamily (R-MF)
Districts except the density limitations of the R-MF District.
Corporate Office (0-2) uses shall be developed in accordance with Zoning
Ordinance Requirements for Corporate Office (0-2) uses located in
Emerging Growth Areas except that the maximum density of such uses
shall not exceed 6,000 gross square feet per acre devoted to such uses.
3. Within Parcel C, the following requirements shall be met:
Parcel C may be developed for Residential Multifamily (R-MF);
Corporate Office (O-2), excluding group care facilities; and banks and
savings and loan associations with or without drive-in windows.
Provided, however, there shall be no "mixing" of uses (e.g., if Parcel C is
to be developed for multifamily residential uses, all of that parcel shall be
developed as multifamily residential uses). Provided, however, the mixing
of corporate office; multifamily residential; and bank and savings and loan
uses within the Parcel may be permitted if a conceptual plan is submitted
for review mad approval and the conceptual plan addresses land use
transitions and compatibility between uses ~vithin the Parcel itself as well
as with adjacent Parcels and properties. Land use compatibility and
transitions may include, but not necessarily be limited to, the exact
location of uses, buffers, and site design.
Residential Multifamily (R-MF) Uses in Parcel C shall comply with the
uses, requ/rements and standards for Residential Muttifamily (R-MF)
Districts except the density limitations of the R-MF District.
Corporate Office (O-2) and banks and savings and loans shall be
developed in accordance with Zoning Ordinance Requirements for
Neighborhood Business (C-2) Districts located in Emerging Growlh Areas
except that the maximum density of such uses shall not exceed 6,000 gross
square feet per acre devoted to such uses.
THE JEMIAL COMPANY
Its Agent
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