85S039July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S039
C. Porter Vaughan, Jr.
Midlothian Magisterial District
Northwest quadrant of Iron Mill and Old Bon Air Roads
REQUEST:
(Amended) Amendment to a previously granted multifamily use permit
(Case 68-66A) to exceed the ten (10) unit per building limitation by
fourteen (14) units.
(Note: The application has been amended to delete the portion of the request
for relief from the requirement for three (3) access points. The number of
units has been reduced from 320 to 239, thereby requiring only two (2) access
points. The divided median entrance/exit shown on the attached Master Plan
meets the access requirements for 239 units.)
RECOmmENDATION
Recommend approval for the following reason:
The ten (10) unit per building limitation was adopted to reduce the scale
of large buildings with monotonous facades. The renderings submitted
with the application show that facades will be varied and the buildings
will incorporate architectural detail to provide human scale. Therefore,
the proposed structures meet the spirit and intent of the typical
requirements.
CONDITIONS
The plan prepared by Higgins Associates, Inc., dated June 5, 1985,
shall be considered the plan of development. (P)
The buildings shall have an architectural style as depicted in the
elevation plans submitted with the application. (P)
There shall be no more than nine (9) buildings with twelve (12)
units and seven (7) buildings with twenty-four (24) units. However,
the total number of dwelling units permitted shall not exceed 239.
GENERAL INFORMATION
Location:
Existin~ Zoning:
Size:
Existin~ Land Use:
Adjacent Zoning & Land Use:
Utilities:
Environmental Engineering:
Schools:
Northwest quadrant of Iron Mill and Old Bon
Air Roads. Tax Map 10-13 (1) Parcel 1
(Sheet 3).
R-7 with use permit to allow 320
multifamily development
28.3 acres
Vacant
North - R-TH; Townhouses
South - R-7 and A; Single family
residential and public/semi-public
East - A; Public/semi-public
West - R-7 with Conditional Use;
Multifamily
16 inch public water line located on site.
Use of public water intended.
Lies in Powhite Creek sewage drainage area.
Trunk sewer line located along Powbite
Creek at northern boundary of site. Must
perform detailed hydraulic analysis to
determine if existing sewer system has
capacity to serve development. Use of
public sewer intended.
Drains to Powhite Creek. No existing
drainage and/or erosion problems. Prior to
release of any building permits, an overall
drainage plan must be approved by Environ-
mental Engineering. Storm water conveyance
to outfall channel must be via storm sewer.
Outfall receiving channels must be analyzed
to determine adequacy and whether improve-
ments are necessary. Concrete curb and
gutter must be installed around perimeter
of driveways and parking areas. Drainage
must be designed so as not to interfere
with pedestrian traffic. Roof-top drainage
must be directed into parking lots or tied
directly into storm sewer system. Maximum
fill slope allowed is 2:1.
The 320 dwellings permitted at this time
would generate approximately 224 students.
The 239 dwellings requested under this
request would generate approximately 167
students; a reduction of 57 students.
8~ 39/BSJUN5/JULY24G
Fire Service:
Bon Air Fire Station, Company #4. At
present, fire service capability adequate.
In accordance with Chesterfield Fire Pre-
vention Code, buildings must be ~located
within thirty (30) feet of an all-weather
access. Water flows and fire hydrants must
be provided in compliance with nationally
recognized standards.
General Plan:
Multifamily residential
Transportation:
Estimate approximately 1,793 average daily
trips will be generated. These vehicles
will be distributed along Iron Mill Road,
which had a 1982 traffic count of 1,767
vehicles per day. At the time of site plan
review, Staff will specify the exact im-
provements necessary along Iron Mill and
Old Bon Air Roads to facilitate traffic
movements.
The revised Master Plan proposes construc-
tion of a four (4) lane divided
entrance/exit from Iron Mill Road. Based
on County policy, this conforms to the
requirement for two (2) access points for
239 units. At the time of site plan re-
view, Staff will recommend that there be no
parking spaces along the divided
entrance/exit. Parking spaces along this
access will increase traffic conflicts.
This increases the likelihood of traffic
accidents which could hinder the ability of
emergency vehicles to enter/exit the site.
DISCUSSION
On September 4, 1968, the Chesterfield County Board of Zoning Appeals
approved a use permit for 480 multifamily dwellings in the northwest
quadrant of Old Bon Air and Iron Mill Roads, subject to site layout and
landscaping plans being approved by the Planning Director. One hundred
sixty (160) of the dwelling units have been constructed as Edgehill
Condominiums.
The "Typical Requirements for Multiple Family Development" were orig-
inally adopted by the Board of Supervisors in 1973 and reendorsed in
1978. According to the conditions of the 1968 use permit, the Planning
Director is requiring the project to comply with the "Typical Require-
ments,'' unless the Board grants the applicant relief from them. The plan
fails to meet Item 6 of the "Typical Requirements" which limits each
building to 10 units.
3 85S039/BSJUN5/JULY24G
This amended application proposes construction of a maximum of seven (7)
buildings with twenty-four (24) units and nine (9) buildings with twelve
(12) units. It should be noted that the plan proposes only 239 units;
however, the unit/building ratio would indicate that a total of 276 units
are proposed. The developer's representative has indicated that the
unit/building ratio has been offered to allow some flexibility with
design following more detailed engineering. (Condition 3)
The applicant's justification for this request is the severe topography
of the site and the desire to maintain a wooded buffer on the steep
slopes around the edge of the site. Maintaining the existing vegetation
on the steep slopes around the perimeter of the site will provide visual
screening. More importantly, clearing of the steep slopes could create
erosion problems and restabilization would be difficult.
The elevations submitted with the application show structures with varied
facades and architectural relief. The ten (10) unit limitation was
adopted to minimize the visual monotony of large buildings. The ele-
vations submitted with the application propose buildings which meet the
spirit and intent of the "Typical Requirements." (Condition 2)
CASE HISTORY
Applicant (3/8/85):
The portion of the request to increase the number of units permitted from
320 to 324 was withdrawn.
Staff (3/19/85):
As required by the Zoning Ordinance, the applicant's representative
provided Planning Staff with a list of adjacent property owners with this
application. Those persons listed as adjacent property owners were
notified by first class mail of this rezoning request. By March 11,
twenty (20) of the sixty-three (63) notices were returned to the Planning
Department because of incorrect addresses or because the person listed no
longer owned the adjacent property. Planning Staff checked the Asses-
sor's records against the information provided with application and found
that sixteen (16) of the owners listed on the application had sold their
property between April 1982 and September 1984 and seven (7) additional
property owners were listed with incorrect addresses.
Staff discussed the situation with the applicant's representative who
advised that the list of adjacent property owners did not come from the
Assessor's Office.
Because of the erroneous information submitted with the application and
the fact that the adjacent property owners of record were not notified as
required by the Zoning Ordinance, the Planning Commission could not
consider this request on March 19.
4 85,
9/BSJUN5/JULY24G
Planning ComMission Meeting (3/19/85):
The Commission deferred this case for thirty (30) days to allow the
notification of the correct property owners.
Planning Commission Meeting (4/16/85):
The Commission deferred this case for sixty (60) days to allow the appli-
cant to meet with area property owners to discuss the proposed
development.
Applicant and Staff (6/5/85):
Since the Commission's April meeting, several development proposals have
been prepared and discussed.
On June 5, 1985, an amended application and Master Plan were submitted as
reflected herein.
Planning Commission Meeting (6/18/85):
On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request subject to the conditions on page 1.
AYES: Unanimous.
Board of Supervisors Meeting (6/26/85):
On motion of Mrs. Girone, seconded by Mr. Dodd, the Board deferred this
case for thirty (30) days.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
5 85S039/BSJUN5/JULY24G
,/
ENGLEWOOD
.~"BROOKWOOD
EDGI HILL TOWNHOUSES;
85S039(AMENDED)
AMEND. USE PERMIT
Sl-~5
I
July 24, 1985 BS
ADDENDUM
85S039
C. Porter Vaughan, Jr.
On July 15, 1985, the Midlothian District Supervisor, Staff, and area civic
associations met to discuss the plan of development. Concerns were expressed
relative to provision of adequate buffering along Iron Mill Road; alignment of
the proposed access with the existing crossover along Iron Mill Road; adequate
sight distance at Iron Mill and Old Bon Air Roads; and potential drainage
problems.
It should be pointed out that the plan of development depicts alignment of the
proposed access with the existing crossover on Iron Mill Road and improvements
at Iron Mill and Old Bon Air Roads to obtain adequate sight distance. These
items will be addressed in greater detail during site plan review process.
Therefore, imposition of conditions are not necessary.
With respect to concerns relative to drainage, these items will be addressed
during the site plan review process. The County's Drainage and Erosion Con-
trol Ordinance requires improvements necessary to accommodate runoff from the
project. VDH&T and Environmental Engineering have indicated that curb and
gutter will not be required along Iron Mill Road.
Staff would recommend that the following additional condition be imposed:
The perimeter buffers as shown on the plan of development shall be
maintained, except that a minimum of a 100 foot buffer shall be
maintained along Iron Mill Road. With the exception of the proposed
entrance/exit to Iron Mill Road, there shall be no facilities per-
mitted within these buffers. As much existing vegetation as pos-
sible within these buffers shall be maintained. Prior to any clear-
ing or grading, these buffers shall be flagged and the Planning
Department contacted to inspect the buffers. Within sixty (60) days
of rough clearing and grading, the Planning Department shall be
contacted to inspect these buffers. At that time, additional land-
scaping may be required. (P)
85S039/BSJUN5/JULY24GG