13SN0109CASE MANAGER: Darla Orr
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October 24, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0109
Birchwood Richmond, LLC
Midlothian Magisterial District
725 Boulder Springs Drive
REQUEST: Amendment of conditional use planned development (Case 83SN0091) relative to
provision of tennis courts in a Residential (R-7) District. Specifically, Condition 40
of Case 83 SN0091 is proposed to be amended to delete the requirement that two (2)
tennis courts be provided as part of the recreational facilities.
PROPOSED LAND USE:
Expansion of the club house and construction of a playground are planned. (Exhibit
1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The specific requirements for the recreational facilities to be provided within the
multifamily tract were negotiated with approval of Case 83 SN0091 to ensure recreational
facilities were provided. After consideration of public input, should the Commission and
Board wish to approve this request, approval subject to the Condition would be
appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) 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
CONDITION
(STAFF/CPC) With the approval of this request Condition 40 of Case 83 SN0091 shall be
amended as follows:
Recreational facilities shall be provided in the multifamily tract
generally as shown on Exhibit 1 prepared by SMS Architects dated
July 19, 2012; however, the types of recreational facilities and their
locations shall be permitted to be modified with the approval of a
revised recreation plan approved by the Director of Planning. The
recreational facilities shall include, at a minimum, a club house and
pool.
GENERAL INFORMATION
T .nrati nn
The request property fronts the east line of Boulders Parkway, north of Midlothian
Turnpike. Tax ID 763-709-7118.
Existing Zoning:
R-7 with conditional use planned development
Size
32.1 acres
Existing Land Use:
Multifamily residential
Adjacent Zoning and Land Use:
North - O-2; Office or vacant
South - C-3; Commercial or vacant
East - O-2 and C-3; Commercial, office or vacant
West - O-2 and R-7; Residential or vacant
Public Water and Wastewater Systems:
This request will not impact the public water and wastewater systems.
2 13SN0109-OCT24-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
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.
C ch nnl c
There is no change in the number of dwelling units because the proposed amendments
would affect the recreational requirements only. The maximum number of permitted units
have been developed; however, based on the cash proffer methodology, this development
would yield 140 students (Elementary: 60, Middle: 34, High: 46). Currently, this site
lies in the Crestwood Elementary School zone: capacity - 628, enrollment - 554;
Providence Middle School zone: capacity - 1,027, enrollment - 849; and James River
High School zone: capacity - 2,041, enrollment - 2,037. The enrollment is based on
September 30, 2011 membership and the capacity is as of the 2011-2012 school year.
There are currently four (4) trailers at Crestwood Elementary, three (3) trailers at
Providence Middle, and two (2) trailers at James River High.
Over time this case, combined with other tentative residential developments, infill
developments and zoning cases in the area, will continue to push elementary and
secondary schools near and/or beyond their capacity.
T ihrariee•
This request will not impact these facilities.
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) regional, seven (7) community
and twenty-nine (29) neighborhood parks by 2020. In addition, there is currently a shortage
of community and neighborhood park acreage in the County. The Public Facilities Plan
identifies a need for 354 acres of regional park space, 252 acres of community park space
and 199 acres of neighborhood park space by 2020. The Plan also identifies the need for
linear parks and resource based-special purpose parks [historical, cultural and
environmental] and makes suggestions for their locations. The Plan also addresses the need
for addition of recreational facilities to include sports fields, trails, playgrounds, court
games, senior centers and picnicking area/shelters at existing parks to complete build-out.
3 13SN0109-OCT24-BOS-RPT
The Plan also identifies the need for water access and trails along the James and
Appomattox Rivers and their major tributaries, Swift and Falling Creeks. Co-location with
middle and elementary schools is desired. This request will have no impact on these
facilities.
Buffet:
The project is fully developed and the fiscal impact on capital facilities is not applicable.
County Department of Transportation and Virginia Department of Transportation (VDOT~:
This request will have no impact on these facilities.
LAND USE
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 high density
residential use or a mix of high density and office use.
Area Development Trends:
The area is characterized by office, commercial and residential zoning and is occupied by
office and residential use and commercial use along Midlothian Turnpike. It is anticipated
that commercial, office and residential use would continue in the area as suggested by the
Plan.
Zoning HistorX:
On November 23, 1983 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning 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 multifamily residential uses was planned as an extension of the Boulders
Office Park. A maximum of 285 dwelling units were permitted within the multifamily
tract. For the multifamily tract, Condition 40 identified specific minimum recreational
facilities that were required (two (2) tennis courts, a club house and pool).
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)
4 13SN0109-OCT24-BOS-RPT
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 83SN0091, 85SN0138 and 87SN0033) relative to adding a commercial tract,
transportation improvements and overall density development. (Case 89SN0245)
Architecture and Development Standards:
The request property has been developed for 284 multifamily residential dwelling units and
is known as Birchwood Apartments. Recreational facilities, including a club house, two (2)
tennis courts and a pool were provided in compliance with Condition 40 of Case 83SN0091.
The existing zoning does not specifically address architectural standards for the proposed
multifamily development or the recreational facilities. However, the property lies within a
Post Development Area. Developments within these areas must conform to the requirements
of the ordinance which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities and screening of dumpsters and loading areas.
The architectural treatment of buildings, including materials, color and style, must be
compatible with buildings located within the same project. Staff will ensure that the
expansion of the club house as proposed (Exhibit 1) is compatible with the existing structure
and other buildings within the development during plans review. Compatibility may be
achieved through the use of similar building massing, materials, scale, colors and other
architectural features. Based upon current ordinance standards within Post Development
Areas, no building exterior that would be visible to public rights-of--way can be constructed
of unadorned concrete, block or corrugated and/or sheet metal. The applicant has not
proffered additional architectural standards with this request.
Current Proposal:
Condition 40 of Case 83SN0091 specifically requires two (2) tennis courts, a club house and
pool as minimum recreational facilities to serve the multifamily development. These were
considered quality amenities for the multifamily complex in 1983. To meet changing
recreational needs of their residents, the applicant proposes to construct a playground, and
expand the existing club house, and maintain one (1) tennis court (Exhibit 1). The specific
type and number of facilities were negotiated during consideration of the case in 1983 to
ensure recreational facilities were provided in the multifamily tract. The Condition would
also guarantee recreational facilities are provided but would also provide flexibility to the
applicant in determining appropriate facilities for current needs of their residents.
CONCLUSION
The specific requirements for the recreational facilities to be provided within the multifamily
tract were negotiated with approval of Case 83 SN0091 to ensure recreational facilities were
provided. After consideration of public input, should the Commission and Board wish to approve
this request, approval subject to the Condition would be appropriate.
5 13SN0109-OCT24-BOS-RPT
Given these considerations, approval of this request is recommended.
CASE HISTORY
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 subject to the 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 13SN0109-OCT24-BOS-RPT
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