11SN0196CASE MANAGER: Ryan Ramsey
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October 24, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0196
Union Boulders Land, LLC
Midlothian Magisterial District
East line of Boulders Parkway
REQUEST: Amendment of conditional use planned development (Case 83 SN0091) relative to
uses and buffer requirements in a Residential (R-7) District.
PROPOSED LAND USE:
An office or medical office building is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Jahnke/Chi~penham
Development Area Plan, which suggests the property is appropriate for a mix of
high density residential and office uses.
B. The proposed zoning and land uses are representative of and compatible with
existing and anticipated area development.
C. The strict application of the Zoning Ordinance requirements for a buffer reduces
the usable area of the parcel due to the location of an existing utility easement.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITION NOTED "STAFF/CPC" WAS AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITION
The property owner and applicant in this case, 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 property under consideration will be developed
according to the following proffer if, and only if, the request submitted herewith is granted with
only those conditions agreed to by the owner and applicant. In the event this request is denied or
approved with conditions not agreed to by the owner and applicant, the proffer shall immediately be
null and void and of no further force or effect.
(STAFF/CPC) 1. Master Plan. The Textual Statement dated July 9, 2012 shall be the
Master Plan. (P)
(NOTE: All previous conditions of zoning approved in Cases
83SN0091, 85SN0138 and 89SN0245 shall remain in full force and
effect, excluding the amendments outlined in the attached textual
statement.)
GENERAL INFORMATION
T .nrati nn
The request property is located along the east line of Boulders Parkway, north of Midlothian
Turnpike. Tax ID 763-708-2968.
Existing Zoning:
R-7 with conditional use planned development (CUPD)
Size
5.7 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and East - R-7 with CUPD; Multifamily residential
South - R-7 with CUPD; Commercial
West - R-7 with CUPD; Multifamily residential, open space or vacant
2 11SN0196-OCT24-BOS-RPT
UTILITIES
Public Water Svstem:
The request site is located within the Pocono water pressure zone. There is a twelve (12)
inch water line extending along the northern side of Boulders Springs Road. An additional
twelve (12) inch line extends along the eastern side of Boulder Springs Drive. Connection to
the public water system is required by County Code.
Public Wastewater Svstem:
The site is located in the Powhite sewer service area. There is an eight (8) inch sewer line
extending along the western side of Boulder Springs Drive. Connection to the public
wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the east through a storm sewer and then via a tributary to
Powhite Creek. There are currently no on- or off-site drainage or erosion issues and none are
anticipated after development.
PUBLIC FACILITIES
Fire Service:
The Buford Fire Station, Company Number 9, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service (EMS). This request will
have a minimal impact on Fire and EMS. Fire protection issues will be addressed at site
plan review.
County Department of Transportation:
This request will have no additional impact on the existing transportation network. The
maximum density for the overall Boulders development was established by zoning case
89SN0245 (Proffered Condition 1).
Vir ing is Department of Transportation VDOT~:
An appropriate VDOT standard commercial entrance(s) will be required for entrance to
the site, with adequate intersection sight distances. Such an entrance(s) shall meet the
access management requirements of 24 VAC 30-73. Planned entrances shall be evaluated
at the time of site construction plan submittal. The intersection of the existing Boulders
Spring Road with Boulders Parkway has existing intersection sight distance problems
associated with topographic interference with the sight distance to the south.
3 11SN0196-OCT24-BOS-RPT
LAND USE
Current Comprehensive Plan:
The subject property is located within the boundaries of the Jahnke/Chi~penham
Development Area Plan, which suggests the property is appropriate for a mix of high
density residential and office uses.
Area Development Trends:
The area is characterized by a mix of multifamily residential and commercial uses.
Properties to the east and north are zoned Residential (R-7) and are developed for
multifamily residential uses. Properties to the west are zoned Residential (R-7) and are
developed with a mix of multifamily residential uses or utilized as open space areas for the
Boulders Office Park. Properties to the south are zoned Residential (R-7) and developed for
commercial uses.
Zoning History:
On November 23, 1983 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning of an eighty-five (85) acre tract
(including the request property) from Agricultural (A) to Residential (R-7) and Office
Business (O) with conditional use planned development to permit use and bulk
exceptions to the Zoning Ordinance (Case 83 SN0091). A mixed use development with
office and residential uses was planned as an extension of the Boulders Office Park.
On January 22, 1986 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved an amendment to conditional use planned
developments (Cases 83 SN0078, 83 SN0091 and 84SN0203) relative to phasing of road
improvements and permitting the construction of additional office space. (Case
85 SN013 8)
On June 28, 1989 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to conditional use planned developments
(Cases 83 SN0091, 85 SN013 8 and 87SN0033) relative to adding a commercial tract,
transportation improvements and overall density development. (Case 89SN0245)
Current Proposal:
The applicant proposes to amend Condition 2 of the previous conditional use planned
development (83 SN0091) to permit Corporate Office (O-2) uses within a designated
multifamily tract of the Boulders Office Park. The development of atwo-story, 40,000
square foot office or medical office building is planned. The request property was originally
zoned with adjoining property to permit multifamily uses with up to 285 multifamily
dwelling units on 34.5 acres. This tract was developed as The Birchwood at the Boulders, an
apartment complex with 284 dwelling units on approximately thirty-two (32) acres.
4 11SN0196-OCT24-BOS-RPT
Therefore, no further development of multifamily dwellings is permitted on the remaining
portions of the Residential (R-7) tract of the original zoning case. The applicant now seeks
to develop the request property as an office building.
Staff finds that the conversion of this property from multifamily residential uses to
Corporate Office (O-2) uses conforms to the comprehensive plan designation for the
property. Office, medical office and limited commercial uses will provide a transition to the
adjoining multifamily residential developments.
Development Standards:
Preliminary layouts of the office building and parking area have identified site constraints on
the property related to an existing utility easement and current buffer requirements.
Approximately 150 feet of a 200 foot Virginia Power transmission line easement bisects the
eastern half of the property and poses a significant barrier to orienting the proposed office
building and parking area further east on the parcel. Condition 42 of Case 83 SN0091
requires a fifty (50) foot buffer along the perimeter of the Residential (R-7) tract. This buffer
falls along the western property boundary that fronts Boulders Parkway. The required
buffer, in tandem with the development limitations of the easement and buffer areas, creates
a significant area that cannot be developed for the office building and associated parking
area. Consequently, the applicant is requesting that the fifty (50) foot buffer be reduced to
thirty (30) feet in width. The thirty (30) foot buffer would be greater than the twenty-five
(25) foot major arterial setback required by the post development area standards. The
proposed buffer will still provide horizontal separation between the office use and Boulders
Parkway. The Zoning Ordinance will also ensure that adequate screening is maintained
throughout the buffer with the use of supplemental plantings, if necessary.
Architecture and Design:
The request property lies within the Post Development Area of the Midlothian Turnpike
corridor. Where not addressed in the previous zoning case (83 SN0091), new construction
must conform to the development standards of the Zoning Ordinance which address access,
parking landscaping, architectural treatment, setbacks, signs, utilities, screening of
dumpsters and loading areas.
The underlying zoning cases (83SN0091, 85SN0138 and 87SN0033) do not specifically
address architectural standards for the proposed office development. However, the Zoning
Ordinance provides guidance on architectural treatment and compatibility for commercial,
office and industrial uses. The ordinance requires office developments that are part of a
project to employ compatible building materials, colors and architectural style.
Compatibility maybe achieved through the use of similar building massing, materials, scale,
color and architectural features. In this case, the architectural elevations of the proposed
office building will be reviewed at time of site plan review to ensure architecturally
compatible with existing office developments in the Boulders Office Park In addition,
Section 19-603 of the Zoning Ordinance states that architectural treatment of building
5 11SN0196-OCT24-BOS-RPT
exteriors (whether front, side or rear) which are visible to any public right-of--way shall not
be constructed of unadorned concrete block or corrugated and/or sheet metal.
CONCLUSION
The proposed change of permitted land uses for the subject property is in conformance with the
existing comprehensive plan designation. Office, medical office and limited commercial uses will
provide an appropriate transitional land use. Staff also finds that the proposed reduction of the
required fifty (50) foot buffer will not adversely impact adjoining property owners. An existing
utility easement present on the property poses a significant site constraint on the placement of the
proposed office building and associated parking area. The proposed buffer will provide an adequate
horizontal separation between the office use and Boulders Parkway. The Zoning Ordinance will also
ensure that adequate screening is maintained throughout the buffer with the use of supplemental
plantings, if necessary.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (9/14/12):
Staff corrected a typographical error in the Proffered Condition.
Planning Commission Meeting (9/18/12):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Mr. Waller, seconded by Dr. Wallin, the Commission recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, October 24, 2012 beginning at 6:30 p.m., will take
under consideration this request.
6 11SN0196-OCT24-BOS-RPT
TEXTUAL STATEMENT
July 9, 2012
With regard to approximately 5.7 acres of land (Tax ID 763-708-2968), this is a request to
amend Condition 2 of case 83S091 to also permit O-2 uses thereon and to amend Condition 42
and buffer requirements to permit a thirty (30} foot buffer for buildings and Barking along
Boulders Parkway.
UNION BOULDERS LAND, LLC,
a Virginia limited liability company
By: Union Land 8c Management Company,
a Virginia corporation
By: - ~ ~ -
James VL'c'' -_~c:~bald, Attorney-in-p'act
Date: July: ~i~2012
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