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15SN0656 CASE NUMBER: 15SN0656 APPLICANT: Marc Greenberg and Midlothian Land Partnership, LLC CHESTERFIELD COUNTY, VIRGINIA ADDENDUM II Magisterial District: MIDLOTHIAN 14200 Midlothian Turnpike Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 22, 2017 BOS Time Remaining: 365 DAYS ANDREW M. CONDLIN (804-977-3373) MARC GREENBERG (804-320-0442) Planning Department Case Manager: DARLA ORR (804-717-6533) REQUEST Rezoning from Community Business (C-3) to Community Business (C-3) with conditional use planned development to permit multifamily residential uses and exceptions to ordinance requirements. Ordinance exceptions are requested relative to setbacks, signs, parking and numbers of multi-family units per floor of a building. A mixed use development with commercial, office and multi-family residential uses are planned. Multi-family residential use would be limited to a maximum of 250 age-restricted multi-family residential units in Tier III. Exceptions are requested to reduce setbacks and increase area and height for signage. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions and Textual Statement, as modified, are in Attachments 1 and 2 ADDENDUM The purpose of this Addendum is to provide and do not change the recommendations provided on the following page. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS Planning Commission RECOMMEND DENIAL Proposal does not mitigate traffic impacts specifically attributable to the development Architectural treatment and project design inconsistent with village character Staff PLANNING RECOMMENDS APPROVAL While the multi-family residential use does not comply with the commercial uses recommended by the Comprehensive propriately integrate the use and offers high quality design and architectural elements. TRANSPORTATION RECOMMENDS APPROVAL SUMMARY OF IDENTIFIED ISSUES Department Issue The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Neighborhood Park, 10 acres each, associated with a new Elementary School and four PARKS AND Community Parks, of 90 acres each, consisting of approximately 370 RECREATION acres in total, all in Midlothian; nearest this location. Land for these parks has not been acquired. 215SN0656-2017FEB22-BOS-RPT-ADDII VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (674-2384) brian.lokker@vdot.virginia.gov Access Management (24VAC30-73) Location of proffered access points and signal as depicted on Exhibit A (dated 10-4-16) are acceptable to the Department. The access locations are grandfathered through the previous zoning case and not subject to compliance with Regulation spacing standards. Summary The applicant submitted a traffic study evaluating turn lane and signal warrants for VDOT consideration. The Department concurred with the study findings in November of 2015 supporting signal warrants being met in 2035 and verification of turn lane warrants/capacity. All proffered transportation improvements will be evaluated by the Department through the County site plan review process. 315SN0656-2017FEB22-BOS-RPT-ADDII CASE NUMBER: 15SN0656 APPLICANT: Marc Greenberg and Midlothian Land Partnership, LLC CHESTERFIELD COUNTY, VIRGINIA ADDENDUM Magisterial District: MIDLOTHIAN 14200 Midlothian Turnpike Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 22, 2017 BOS Time Remaining: 365 DAYS ANDREW M. CONDLIN (804-977-3373) MARC GREENBERG (804-320-0442) Planning Department Case Manager: DARLA ORR (804-717-6533) REQUEST Rezoning from Community Business (C-3) to Community Business (C-3) with conditional use planned development to permit multifamily residential uses and exceptions to ordinance requirements. Ordinance exceptions are requested relative to setbacks, signs, parking and numbers of multi-family units per floor of a building. A mixed use development with commercial, office and multi-family residential uses are planned. Multi-family residential use would be limited to a maximum of 250 age-restricted multi-family residential units in Tier III. Exceptions are requested to reduce setbacks and increase area and height for signage. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions and Textual Statement, as modified, are in Attachments 1 and 2 ADDENDUM The purpose of this Addendum is to provide the applicants amended proffered conditions and textual statement, submitted after evaluation of these changes. On January 20, 2017, the Applicant submitted revisions to the proffered conditions and Textual Statement. Specifically, these amendments address the following items and are noted with strikes and underlines in Attachment 1: Residential multifamily uses are no longer permitted in Tiers II and IV. Previously, multifamily dwellings were permitted above first floor non-residential uses without limitations on the number of units or occupancy. Conditions now only permit residential uses in Tract III, limited to 250 age-restricted multi-family dwelling units. (Textual Providing a FIRST CHOICE community through excellence in public service Statement IV.A and C.iii and iv. and Proffered Condition 1) Commercial development density has been limited. Previously, no limitation was included in the case. (Proffered Condition 8) have been updated and included herein. Comments from Planning, Fire and Schools have also been updated based upon the removal of overshop housing and the proffered residential density and occupancy limitations. Staff PLANNING RECOMMENDS APPROVAL While the multi-family residential use does not comply with the commercial uses recommended by the Comprehensive propriately integrate the use and offers high quality design and architectural elements. TRANSPORTATION RECOMMENDS APPROVAL SUMMARY OF IDENTIFIED ISSUES Department Issue The Public Facilities Plan identifies the need for one Neighborhood Park, 10 acres each, associated with a new Elementary School and four PARKS AND Community Parks, of 90 acres each, consisting of approximately 370 RECREATION acres in total, all in Midlothian; nearest this location. Land for these parks has not been acquired. 215SN0656-2017FEB22-BOS-RPT-ADD PLANNING Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov PROPOSAL The applicant proposes a development with commercial, office and multi-family residential uses as identified in the proffered conditions, Textual Statement and Exhibits A, B, B.1 B.5 and C (Attachments 1 and 2; also reference Attachments 3 through 10 ). The Conceptual Plan divides the property into four (4) development tracts (or Exhibit A Attachment 3). General Overview Requirements Tier I Tier II Tier III Tier IV Community Neighborhood Multi-family General Business Business Commercial C-3 uses C-2 uses R-MF O-2 and C-2 permitted permitted dwellings uses permitted on permitted Automobile Automobile maximum of sales/rental & sales/rental & Automobile 7.6 acres other uses other uses sales/rental & Residential prohibited prohibited other uses density prohibited Automobile Automobile limited to 250 service service station Automobile dwelling units station and gasoline service station allowed with sales All dwelling and gasoline bay doors prohibited units to be sales screened age-restricted prohibited Uses For restaurant use on parcel adjacent to lake - No parking permitted between building and lake Textual Statement Textual Statement Textual Textual Statement II.A III.A Statement V.A IV.A and IV.C. 315SN0656-2017FEB22-BOS-RPT-ADD COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov In accordance with the Zoning Ordinance, a traffic impact analysis (TIA) is necessary to assist in evaluating the impact of a development of this magnitude. The applicant submitted a traffic impact analysis that analyzed a specific development density with presumed road improvements, based on an anticipated 20-year traffic forecast. The results of the approved TIA indicate that acceptable levels of service could be achieved. Based on the trip generation rates for the development density as outlined in the TIA (11,000 square feet of Day Care Center, 5,000 square feet of Medical Office, 36,600 square feet of Retail, 18,100 square feet of Supermarket, two 5,500 square feet High-Turnover Restaurants, a 4,000 square feet Fast-Food Restaurant, and 250 Senior Adult Housing-Attached residential units), the proposed development could generate approximately 11,200 average daily trips. Traffic generated by development of the property would be initially distributed along Winterfield Road and Midlothian Turnpike. Winterfield Road is a collector road with a recommended right of way width of 70 feet, as identified Thoroughfare Plan. Winterfield Road is a two-lane road. Sections of the road have been improved and realigned in conjunction with residential development. Winterfield Road is identified in condition. Thoroughfare Plan as a major arterial with a recommended right of way width of 120 to 200 feet. Midlothian Turnpike is a four-lane divided roadway. In 2015, the traffic count on Midlothian Turnpike between Route 288 and Winterfield Road Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. The proposed mixed-use development would contribute to an identifiable need for transportation and access improvements. The applicant has offered: Maximum Development (Proffered Conditions 8 and Textual Statement IV.C.iii and iv) 11,000 square feet of Day Care Center, 5,000 square feet of Medical-Dental Office, 36,600 square feet of Shopping Center, 18,100 square feet of Supermarket, two 5,500 square feet High-Turnover Sit-Down Restaurants, and 4,000 square feet of Fast-Food Restaurant with Drive-Through Window; or equivalent traffic generation. 250 age-restricted dwelling units. Vehicular Access Control (Proffered Conditions 2, 3 and 4) Access easements to be recorded from Winterfield Road and/or from Midlothian Turnpike to permit vehicular access to adjacent parcels (Tax IDs 725-709-7211 and 725-709-5083). Access to Winterfield Road limited to one (1) entrance/exit at the existing roundabout on Winterfield Road. Access to Route 60 limited to two (2) entrances/exits. The eastern access will align with the existing crossover on Route 60 located just west of the Winterfield Road/Le Gordon Drive/Route 415SN0656-2017FEB22-BOS-RPT-ADD 60 and limited to left and right-turns-in and right-turns-out only. The western access will align with the existing crossover on Route 60 that aligns Old Otterdale Road. Road Improvements (Proffered Condition 6) Additional pavement along Route 60 at both the eastern and western access to Route 60 to provide separate right turn lanes for both accesses and at the Winterfield Road intersection. Additional pavement along Route 60 at the existing crossover that serves the western access to provide an adequate left turn lane. Additional pavement along Route 60 at the existing crossover that serves the eastern access to provide an adequate left turn lane. A large raised median within the eastern access to preclude vehicles exiting the Property from traveling east on Route 60. Full cost of traffic signalization of the western access/Old Otterdale Road/ Route 60 intersection. An additional lane of pavement along Route 60 for the property frontage. Note: A right of way dedication proffer has been offered for the improvements identified above. The - developer may request that the county acquire such right of way as a public road improvement. All costs associated with the acquisition of the right of way will be borne by the developer. In the event the county chooses not to assist the developer in acquisition of the off-site right of way, the developer shall be relieved of the obligation to acquire the off-site right of way and shall provide the road improvements within available right of way. The property is within Traffic Shed 2, which encompasses the northwest area of the County, west of Huguenot Road and north of Midlothian Turnpike. Several roads in this part of the county have little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The traffic volume generated from this proposed mixed-use development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. Roads in this shed or which serve this shed need to be improved or widened to address safety and accommodate increased traffic, including the increased traffic from the proposed development. residential transportation network through dedication of property, construction of road improvements, or a cash proffer. If an applicant elects to offer cash to address the proposed residential road transportation network, Transportation staff has calculated the average impact of a single-family dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of the funds to be dedicated towards improvements to the road network. The Policy allows the county to consider mitigating circumstances about a proposed development. In this case, the residential development is limited to age-restricted multi-family units, which generate approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic impact could be addressed with $2,914 (31% of $9,400) per dwelling unit. As previous noted, the applicant has proffered to construct a right turn lane along Route 60 at the Winterfield Road intersection and construct an additional lane of pavement along Route 60 for the property frontage (Proffered Conditions 6.b and g). The applicant also proffered to complete these 515SN0656-2017FEB22-BOS-RPT-ADD improvements prior to an occupancy permit for any residential unit (Proffered Condition 7). The applicant has provided information (see attached) regarding the proposed residential development and a proposed apartment development planned on a contiguous parcel, generally located adjacent to the north east corner of the property. The total impact of the proposed residential development under the Road Cash Proffer methodology ($728,500) compared to cost of the two road improvements along Route 60 ($2,095,313). Staff agrees with the deve noted, however, that the actual cost to provide these improvements could be more or less than this amount. 1501 14010 1421 1420 1410 1406 1400 14000 1699 1424 1320 1310 14030 14040 14050 14060 14070 14020 14080 1300 TAX ID 725-709-5083 14010 14001 14000 1218 12121237 1206 1200 1231 1201 14001 1219 1225 1207 1213 14021 14011 14242 1109 13941 CASE 15SN0656 14012 1101 1105 TAX ID 725-709-7211 14236 14006 14018 14004 14024 14290 14286 14000 14030 14010 14022 14028 14008 13921 14111 1416114151 14201 14291 14301 14101 151 200 Map Reference to Proffered Condition 2. Access easements 615SN0656-2017FEB22-BOS-RPT-ADD FIRE SERVICE Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov Mission The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. Response Times The proposed development is located in the urban response zone for which Fire & EMS has a goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and EMS is currently unable to meet that goal. Nearby Fire/EMS Facilities The Midlothian Fire Station, Company Number 5 The Forest View Volunteer Rescue Squad Anticipated Fire & EMS Impacts/Needs Based on an average of .1 calls per dwelling, it is estimated that this development will generate 25 annual calls for Fire/EMS services. Additional Information When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. 715SN0656-2017FEB22-BOS-RPT-ADD SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net Mission High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. Capital Improvements The School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the 2013 voter approved school revitalization program that will replace or renovate ten schools and construct one new elementary school to add capacity in the Midlothian area of the county. The ten existing facilities that are part of the revitalization program are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. The project at Providence Middle School is currently in construction, a new Manchester Middle School is planned for construction on the existing school site, and the project at Monacan High School is complete. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2017. Anticipated School Impacts Enrollment Anticipated Schools Percent of Functional Number of Current Student Yield by Currently Serving Total Capacity Trailers Enrollment School Type Area Functional Capacity Elementary - Watkins 940 3 1071 114 Middle - Midlothian 1503 3 1245 83 High - Midlothian 1597 0 1499 94 Total \[1\] - Note: Based upon average number of students per multi-family dwelling unit countywide at 0.33 students per unit. \[1\] Additional Schools Comments After review of this request for 250 age-restricted multi-family dwelling units, the proposed rezoning case may have minimal impact on school facilities. Recent research on the actual student yield from age- restricted housing reported in April 2016 revealed that there was a small yield (four elementary students out of the total school population) from all age-managed dwelling units. It is possible however, that over time this case combined with other proposed residential developments and other zoning cases in the area will continue to push schools to their capacity and therefore impact the capacity of facilities division-wide. 815SN0656-2017FEB22-BOS-RPT-ADD ATTACHMENT 1 PROFFERED CONDITIONS January 20, 2017 Note: Staff recommends acceptance of the following proffered conditions, as offered by the applicant. The Owner-Applicant in this rezoning Case 15SN0656, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, Virginia, for itself and its successor or assigns, proffers that the development of the property will be developed as set forth below; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect. The Applicant hereby proffers the following conditions: 1.Master Plan. The Textual Statement last revised January 10 19, 2017 shall be considered the Master Plan. (P) 2.Access easements. Prior to any site plan approval, access easements acceptable to the Transportation Department shall be recorded from Winterfield Road and/or from Midlothian Turnpike as determined by the Transportation Department, across the Property to permit vehicular access to the parcels identified as Tax ID 725-709-7211 and Tax ID 725-709-5083. (T) 3.Access Winterfield. Direct vehicular access from the Property to Winterfield Road shall be limited to one (1) entrance/exit at the existing roundabout on Winterfield Road. The exact location of this access shall be approved by the Transportation Department. Nothing herein shall preclude access to the Property through other adjacent properties to Winterfield Road. (T) 4.Access Midlothian Turnpike. Direct vehicular access from the Property to Midlothian Turnpike shall be limited to two (2) entrances/exits. a.Eastern Access: The eastern access shall align with the existing crossover on Midlothian Turnpike located just west of the Winterfield Road/Le Gordon Drive/Midlothian Turnpike limited to left and right-turns-in and right-turns-out only and shall be designed as a divided boulevard with street trees and landscaped median and shall intersect with an east-west main street at a landscaped traffic circle. b.Western Access: The western access shall be located at the western Property line, and shall generally align with the existing crossover on Midlothian Turnpike that aligns Old Otterdale Road, located generally as shown on the Concept Plan. The exact locations of these accesses shall be approved by the Transportation Department. (T) 5.Burning ban. The Developer shall not use burning to clear or timber the Property. (P and F) 915SN0656-2017FEB22-BOS-RPT-ADD 6.Transportation improvements. The Developer shall be responsible for the following improvements. The exact length and design of the following improvements shall be approved by the Transportation Department: a.Construction of additional pavement along the westbound lanes of Midlothian Turnpike at both the eastern and western access to Midlothian Turnpike, to provide separate right turn lanes for each such access. b.Construction of additional pavement along the westbound lanes of Midlothian Turnpike at the Winterfield Road intersection, to provide a separate right turn lane for such access. c.Construction of additional pavement along the eastbound lanes of Midlothian Turnpike at the existing crossover that serves the western access from Midlothian Turnpike into the Property to provide adequate left turn lane. d.Construction of additional pavement along the eastbound lanes of Midlothian Turnpike at the existing crossover that serves the eastern access from Midlothian Turnpike into the Property to provide an adequate left turn lane. e.Construction of a large raised median within the eastern access from Midlothian Turnpike into the Property to preclude vehicles exiting the Property from traveling east on Midlothian Turnpike. f.Full cost of traffic signalization of the western access/Old Otterdale Road/Midlothian Turnpike intersection, if warranted, as determined by the Transportation Department. g.Construction of a third lane westbound lane of Midlothian Turnpike along the frontage of the Property. h.Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements) required for the improvements identified above. In the event the Developer is --of-way that is necessary for any improvement identified above, the developer may request, in writing, that the County acquire such right-of-way as a public road improvement. All costs associated with the acquisition of the right-of-way shall be borne by the developer. In the event the County chooses or has chosen not to assist the --of-way, the developer shall only be required to provide road improvements within available right-of-way as determined by the Transportation Department. (T) 7.Road Improvement Phasing. Prior to any site plan approval, a phasing plan for the required road improvements, as identified in Proffered Condition 6, shall be submitted to and approved by the Transportation Department, or as may be revised and approved by the Transportation Department. In no case shall a certificate of occupancy for any of the dwelling units be issued prior to completion of construction of the items set forth in Proffered Condition 6(b) and 6(g). (T) 8.Commercial Density. Unless requested by the developer and modified by the Planning Commission, the maximum density of the non-residential portion of the development shall be a maximum of 11,000 square feet of Day Care Center, 5,000 square feet of Medical-Dental Office, 36,600 square feet of Shopping Center, 18,100 square feet of Supermarket, two 5,500 square feet High-Turnover Sit-Down Restaurants, and 4,000 square feet of Fast-Food Restaurant with Drive-Through Window, or such other uses so long as the maximum estimated traffic impact that is produced by the non-residential development is no greater than 592 AM peak hour trips and 921 PM peak hour trips, as determined by 1015SN0656-2017FEB22-BOS-RPT-ADD the 9 th Edition of the ITE Code and/or based on actual traffic information submitted to and approved by the Transportation Department. (T) 9.Open Space/Pedestrian Areas the ponds (described in Proffered Condition 9) shall include pedestrians paths and public spaces adjacent to the lake/pond. These pedestrian areas shall be designed to include amenities that add high visual interest, such as, but not limited to: decorative paving units; decorative pedestrian-style lighting; benches; landscaped areas; plantings; bike racks; plazas; water features; gathering areas; and other pedestrian elements. Pedestrian areas, trails, walks and amenities shall also be provided throughout the development as generally shown on the Concept Plan to provide pedestrian connectively throughout the entire development and in particular between buildings, all as generally shown on be approved by the Planning Director as part of plan approval. (P and EE) 10.Pond. The existing pond located on Tax IDs 724-709-7661 and 725-789-1125 shall substantially remain as it currently exists and is the intended stormwater compliance BMP for the development. It shall be Plan # 08PR0231. To the degree that the ability to perform required BMP maintenance is not compromised, the pond will be aesthetically enhanced. Modification of the pond may occur if otherwise required by law or governmental regulation. All stormwater management facilities shall be designed as visual amenities to create water views. Such facilities shall include fountain type aerators unless otherwise restricted by law or governmental regulation. (P and EE) 11.Sidewalks. Sidewalks, and crosswalks shall be constructed along the west side of Winterfield Road and north side of Midlothian Turnpike for the entire length of the Property adjacent to such roads. Such sidewalks shall be constructed to required VDOT standards and materials and shall be a minimum of five (5) feet in width. There also shall be an internal system of sidewalks and crosswalks within the development in the locations and constructed of decorative materials as generally shown on the Concept Plan. (P) 12.Landscaping. a.Midlothian Turnpike. A continuous hedgerow a minimum of 3 feet in height shall be installed along Midlothian Turnpike as approved by the Planning Director at the time of plan approval. b.Winterfield Road. If approved by VDOT, landscaping and ornamental features shall be installed within the round-about on Winterfield Road. (P) 13.Street Lights. Decorative goose neck street lights will be provided along the Property boundary as it adjoins Winterfield Road and Midlothian Turnpike with a spacing of approximately 80 feet on center. Goose neck street lights will also be provided along those internal roads designated on the Concept light fixture and spacing shall be approved by the Planning Director in conjunction with plan approval. The installation of the street lights may be phased as approved by the Planning Director based on the extent of the plan approval. (P) 1115SN0656-2017FEB22-BOS-RPT-ADD 14.Drainage Easement. To the extent that it is within the property subject to this case, and within 30 days of a request by the Environmental Engineering Department, the existing 16 foot drainage easement as shown on the plat by Jordan Consulting Engineers, dated January 19, 1993, as revised on March 26, 1993, shall be recorded as an easement dedicated to the County of Chesterfield on its present alignment or an altered alignment which is satisfactory to the County of Chesterfield. (EE) 1215SN0656-2017FEB22-BOS-RPT-ADD ATTACHMENT 2 TEXTUAL STATEMENT Winterfield Crossing Case Number 15SN0656 Last Revised January 10 19, 2017 Re: Request to rezone property from C-3 with a Conditional Use Planned Development to C-3 with a Conditional use Planned Development. This Textual Statement shall include the following exhibits which by this reference are made a part hereof: Exhibit B.1 s consultants, inc. and last revised September 7, 2016. Exhibit B.2 Exhibit B.3 2016. Exhibit B.4 Elevations Exhibit B.5 Exhibit C prepared by Winks, Snowa Architects, and dated August 20, 2008, and last revised December 9, 2008, containing Sheets A2.01-A2.12. Development of the Property shall comply with the Zoning Ordinance requirements except as outlined herein. I.General Requirements: A.Concept Plan Requirements. The site shall be designed as generally depicted on the Concept Plan (Exhibit A). However, the exact location of buildings, drive areas and parking may be modified provided that the general intent of the Concept Plan is maintained with respect to location of uses, internal road network and pedestrian environment. Development shall be divided into four (4) tracts as follows: i.Tier I Community Business Tier That area of the site identified on the Concept 1315SN0656-2017FEB22-BOS-RPT-ADD ii.Tier II Neighborhood Business Tier That area of the site identified on the iii.Tier III Multi-Family Tier That area of the site identified on the Concept Plan as iv.Tier IV General Commercial Tier That area of the site identified on the Concept B.Setbacks. All structures, parking areas, drive aisles and access roads (other than as shown on the Concept Plan as connecting to Midlothian Turnpike or Winterfield Road) shall (i) not have any setback requirements from interior property lines or the western exterior property line, and (ii) be setback a minimum of (a) 25 feet from Midlothian Turnpike, and (b) five (5) feet from Winterfield Road. C.Signage. All signage on the site shall comply with the Zoning Ordinance, except that: i.Mixed-Use Community Identification Signs: 1.One community identification sign shall be allowed on Midlothian Turnpike that is fifty (50) square feet of copy and a maximum of fifteen (15) feet in height. 2.One community identification sign shall be allowed on Winterfield Road that is ten (10) square feet of copy and a maximum of eight (8) feet in height. ii.Nonresidential Community Identification Signs: 1.One nonresidential community identification sign shall be allowed on Midlothian Turnpike that is fifty (50) square feet of copy and a maximum of fifteen (15) feet in height. 2.One nonresidential community identification sign on Winterfield Road shall be allowed that is ten (10) square feet of copy and a maximum of eight (8) feet in height. iii.Residential Community Identification Signs: 1.One residential community identification sign shall be allowed at each entrance to the residential project entrance that is thirty-two (32) square feet of copy and a maximum of fifteen (15) feet in height. 2.Two signs of the size set forth above in (iii)(1) above shall be permitted if each sign is attached to a decorative fence or wall located on opposite sides of the residential project entrance. iv.Outparcel Signs: 1.Any of the individual buildings in Tier-1 may have a monument style sign of twenty (20) square feet of copy and a maximum of eight (8) feet in height visible along Midlothian Turnpike. 1415SN0656-2017FEB22-BOS-RPT-ADD 2.If a restaurant use is located adjacent to the pond where there is no parking located between the building and the pond, the user shall be entitled to either an individual outparcel sign on Midlothian Turnpike or a prominent location on the Nonresidential Community Identification Sign. v.Internal Signs: 1.Internal directional signs not legible from Midlothian Turnpike may be constructed to help with internal wayfinding. vi.Building Mounted Signage: 1.One and one-quarter (1.25) square feet of signage copy for each One (1) lineal foot of building frontage with a minimum of twenty (20) square feet and a maximum of one hundred fifty (150) square feet shall be permitted. 2.Building frontages exceeding one hundred fifty (150) feet may increase the one hundred fifty (150) square foot maximum sign area by one (1) square foot of copy for each additional three (3) lineal feet of building frontage. 3.Individual sites or out parcels where freestanding signs are permitted and one is not installed, the building-mounted sign area may be calculated at one and three-quarters (1.75) square feet of copy for each One (1) lineal foot of building frontage. If individually mounted or painted letters are used the minimum area shall be increased to thirty (30) square feet of copy. 4.Such signs shall be located and shall have an architectural style generally compatible to conform with various building elements and site design. vii.Adjacent Property Signage: 1.A single freestanding sign may be placed within or adjacent to the western most entrance off of Midlothian Turnpike, such sign to be of an area and height not to exceed the area and height of the sign currently existing for the advertising of the business located on the parcel identified as GPIN 724709034600000. D.Screening. Drive-in windows and any service/wash/bay doors for any automobile related or similar uses shall be screened to reduce visibility from public streets. This screening shall be accomplished by building design, the use of durable architectural walls or fences with materials and a design compatible to the principal buildings, and berms or other landscaping features. Such screening shall be approved by the Planning Department in conjunction with plan approval. 1515SN0656-2017FEB22-BOS-RPT-ADD II.Tier I Community Business Tier: A.Uses. i.Except for the uses listed below, which shall be prohibited, permitted uses shall be limited to uses permitted by right, or with restrictions, in the Community Business (C3) District: a.Automobile sales and rental, including consignment lots b.Commercial kennels c.Funeral homes or mortuaries d.Halfway Houses e.Hospitals f.Indoor or outdoor flea markets g.Material reclamation and recycling centers h.Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation i.Veterinary hospital with outside runs ii.The following uses otherwise permitted in the Community Business (C-3) District shall be restricted as described below: a.Automobile service station shall be permitted so long as any vehicular bay doors do not face Midlothian Turnpike and are screened from view from Midlothian Turnpike as approved by the Planning Department in conjunction with plan approval. b.Gasoline sales incidental to a permitted use shall be permitted so long as any support columns for any gasoline and other canopies include a base and capital and incorporate masonry materials compatible with the principal building. Any fuel pump area shall be completely covered by a canopy. Precipitation off the canopy shall not drain into the fueling area. All drainage from the fueling area and the area of tractor trailer offloading of fuel shall drain through an oil/grit separator then to a system designed to remove petroleum products. c.Automobile wash as a primary or accessory use, screened as set forth herein. ii.Any restaurant that is located on the parcel adjacent to the pond shall have an outdoor patio and no parking shall be located between the restaurant use and the pond. B.Architecture. Buildings shall be generally compatible with respect to building materials and architectural style with the elevations shown on Exhibit B.1, Exhibit B.2, Exhibit B.3 and Exhibit B.4. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be 1615SN0656-2017FEB22-BOS-RPT-ADD inferior in quality, appearance or detail to any other exterior of the same building. C.Tenant Size. No individual tenant shall exceed 50,000 square feet of gross floor area, and only one tenant shall exceed 30,000 square feet of gross floor area. III.Tier II Neighborhood Business Tier A.Uses. Uses shall be limited to those uses permitted by right or with restrictions in the Residential Multi-family (R-MF) District, the Corporate Office (O-2) and Neighborhood Business (C-2) Districts, except as further allowed or restricted herein. The following uses shall be prohibited: i. Automobile sales and rental, including consignment lots ii. Commercial kennels iii. Funeral homes or mortuaries iv. Halfway Houses v. Hospitals vi. Indoor or outdoor flea markets vii.Automobile wash viii. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation ix. Veterinary hospital with outside runs x. Automobile service station xi.Gasoline sales B.Architecture. Buildings shall be generally compatible with respect to building materials and architectural style with the elevations shown on Exhibit B.5. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be inferior in quality, appearance or detail to any other exterior of the same building. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be inferior in quality, appearance or detail to any other exterior of the same building. C.Building Height. i.Buildings shall be limited to four (4) stories in height. ii.Buildings shall be a minimum two story or have a two-story façade, provided, there shall be no requirement for the second-story to be occupied or built for occupancy. D.Parking. Parking for all uses within Tier II shall be required to have a minimum of four (4) spaces per one thousand (1,000) square feet of rentable commercial space. D.Residential Development Standards. Any dwelling units within Tier II shall be located on the 2 nd floor or higher. IV.Tier III Multi-Family Tier: Development shall comply with the RMF Standards except as outlined herein. 1715SN0656-2017FEB22-BOS-RPT-ADD A.Uses. Permitted uses shall be limited to uses permitted by right or with restriction in the Residential Multi-family (R-MF) District. B.Architectural treatment. The architectural treatment of and exterior materials for any buildings shall be similar in quality to the architectural elevations as shown on Exhibit C and as approved by the Planning Commission at the time of plan approval. C.Development Standards. i.Area. Tier III shall contain a maximum of 7.62 acres. ii.Height. No building may exceed a height of 50 feet or 4 stories. iii.Residential density. There shall be a maximum of two hundred fifty (250) dwelling units within Tier III. iv.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Act, and such other applicable federal, state or local legal years of age shall reside therein. v.Dwelling Units Allocation. No more than 42 dwelling units shall be permitted on any one-floor level of a building, with no more than 175 dwelling units per building. vi.Setbacks and Location. Buildings shall not be required to front internal roads and shall be located at least 5 feet from any parking space. Buildings shall be set back a minimum of 10 feet from interior private driveways/drive aisles. D.Clubhouse and Amenities. Prior to the issuance of certificates of occupancy for more than one hundred (100) age-restricted dwelling units, amenities shall be provided to the residents of such dwelling units, including, but not limited to, a clubhouse and fitness center. The clubhouse and fitness center shall be permitted to be contained within one of the residential buildings or within a separate building. Both interior and external amenities shall be provided on the multi-family residential tract within and surrounding the residential buildings, such as one or more of the following: meeting rooms, community gathering space for residential group activities, media room and entertainment lounge, business center, and exterior gathering spaces, courtyards, outdoor game areas and paths. All such amenities to be provided shall total a minimum of 5,000 square feet in area and shall be completed prior to the issuance of the certificates of occupancy for more than two hundred dwelling units. V.Tier IV General Commercial Tier: A.Uses. Uses shall be limited to those uses permitted by right or with restrictions in the Residential Multi-family (R-MF) District, the Corporate Office (O-2) and Neighborhood 1815SN0656-2017FEB22-BOS-RPT-ADD Business (C-2) Districts, except as further allowed or restricted herein. Fast food restaurants shall be permitted except there shall be no drive thru permitted. The following uses shall be prohibited: i. Automobile sales and rental, including consignment lots ii. Commercial kennels iii. Funeral homes or mortuaries iv. Halfway Houses v. Hospitals vi. Indoor or outdoor flea markets vii.Automobile wash viii. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation ix. Veterinary hospital with outside runs x.Automobile service station xi.Gasoline sales B.Architectural treatment. The architectural treatment of, and exterior materials for, any buildings shall be generally compatible with the development on the adjacent parcel designated as GPIN 725-709-7211. At the time of construction, if GPIN 725-709-7211 is vacant (other than currently existing structures), buildings shall be generally compatible with the then approved architectural standards for such adjacent property. The exact design and materials shall be approved by the Planning Department in conjunction with plan approval. C.Building Location. Buildings shall be generally located such that no parking or drives are between the buildings and Winterfield Road; however, the location of the buildings, parking and drives may be modified as approved by the Planning Director at the time of plan approval. D.Building Height. No building shall exceed four stories. E.Parking. Parking for all uses within Tier IV shall be required to have no more than four (4) spaces per one thousand (1,000) square feet of rentable commercial space. E.Residential Development Standards. nd Any dwelling units within Tier II shall be located on the 2 floor or higher. 1915SN0656-2017FEB22-BOS-RPT-ADD CASE NUMBER: 15SN0656 APPLICANT: Marc Greenberg and Midlothian Land Partnership, LLC CHESTERFIELD COUNTY, VIRGINIA ANALYSIS Magisterial District: MIDLOTHIAN 14200 Midlothian Turnpike AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 22, 2017 BOS Time Remaining: 365 DAYS : ANDREW M. CONDLIN (804-977-3373) Contact: MARC GREENBERG (804-320-0442) Planning Department Case Manager: DARLA ORR (804-717-6533) REQUEST Rezoning from Community Business (C-3) to Community Business (C-3) with conditional use planned development to permit multifamily residential uses and exceptions to ordinance requirements. Ordinance exceptions are requested relative to setbacks, signs, parking and numbers of multi-family units per floor of a building. A mixed use development with commercial, office and multi-family residential uses are planned. Multi-family residential use would be limited to a maximum of 250 multi-family residential units in Tier III and as over-shop housing within Tiers II and IV with no density cap. Exceptions are requested to reduce setbacks and increase area and height for signage. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions, Textual Statement, and exhibits in Attachments 1-10 Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS Planning Commission RECOMMEND DENIAL Proposal does not mitigate traffic impacts specifically attributable to the development Architectural treatment and project design inconsistent with village character Staff PLANNING RECOMMENDS APPROVAL While the multi-family residential use does not comply with the commercial uses recommended by the Comprehensive propriately integrate the use and offers high quality design and architectural elements. TRANSPORTATION RECOMMENDS DENIAL Traffic impacts on the road network specifically attributable to the proposed development could result in unacceptable levels of service. No information has been provided to demonstrate that the impacts on the road network specifically attributable to the over-shop housing included in this development SUMMARY OF IDENTIFIED ISSUES Department Issue Commitment to have a maximum level of development has not been offered.As a result, unacceptable levels of service could occur along CDOT Route 60. The Public Facilities Plan identifies the need for one Neighborhood Park, 10 acres each, associated with a new Elementary School and four PARKS AND Community Parks, of 90 acres each, consisting of approximately 370 RECREATION acres in total, all in Midlothian; nearest this location. Land for these parks has not been acquired. 215SN0656-2017FEB22-BOS-RPT 315SN0656-2017FEB22-BOS-RPT Map 2: Comprehensive Plan MIDLOTHIAN AREA COMMUNITY PLAN Classifications: PLANNED TRANSITION, VILLAGE FRINGE AND SUBURBAN COMMERCIAL Planned Transition Area suggests development of office, medium density and personal service developed on a smaller scale with pedestrian design elements to transition from village Village Fringe Area suggests mixed use development compatible with surrounding neighborhoods and including office, multi-unit housing, community facilities and personal service use Suburban Commercial District suggests retail shopping,, office service and similar uses Map3: Surrounding Land Uses & Development Planned multi-family Norfolk Southern RR residential Winterfield Rd Single family residential or vacant Commercial and Light Industrial use Midlothian Tpk 415SN0656-2017FEB22-BOS-RPT PLANNING Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov ZONING HISTORY Case Number BOS Action Request Rezoning to Community Business (C-3) with Conditional Use Planned Development on 34.5 acres, of which the subject property is a part, to permit a mixed use development with commercial, office and multi-family residential use. Conditions of approval included a design manual intended to guide the development with specific Approved 03SN0316 site and architectural guidelines. In addition, approved (5/24/2004) conditions addressed tenant size; road improvements; maximum densities for uses (300,000 square feet of commercial use, 10,000 square feet of office use, 18,000 square feet of restaurant use and 251 apartment units); building heights; sidewalks; lighting; use locations and provided for a main street PROPOSAL The applicant proposes a development with commercial, office and multi-family residential uses as identified in the proffered conditions, Textual Statement and Exhibits A, B, B.1 B.5 and C (Attachments 1 10). The Conceptual Plan divides the property into four (4) development tracts (or Exhibit A Attachment 3). The development is proposed with tree-lined streets, a water feature, supplemental landscaping, useable open space, pedestrian connections designed to provide high visual interest and gatherings, and recreational amenities. 515SN0656-2017FEB22-BOS-RPT The following chart is an overview of proposed development: General Overview Requirements Tier 1 Tier 2 Tier 3 Tier 4 Community Neighborhood Multi-family General Business Business Commercial R-MF dwellings C-3 uses C-2 uses O-2 and C-2 permitted on permitted permitted uses maximum of 7.6 permitted Automobile Automobile acres Automobile sales/rental & sales/rental & other uses other uses sales/rental & prohibited prohibited other uses prohibited Automobile Automobile service service station Automobile station and gasoline service station allowed with sales and gasoline bay doors prohibited sales Uses screened prohibited Multi-family For restaurant residential use Multi-family use on parcel above first residential adjacent to floor use above lake - No commercial or first floor parking office use commercial or permitted office use between building and lake Textual Statement Textual Statement Textual Textual Statement III.A IV.A and IV.C.i Statement V.A II.A Occupancy limited to seniors No occupancy No occupancy Age Restriction limitation limitation Textual Statement 4.c. 615SN0656-2017FEB22-BOS-RPT General Overview (Continued) Requirements Tier 1 Tier 2 Tier 3 Tier 4 Community Neighborhood Multi-family General Business Business Commercial Clubhouse, fitness center & other recreational Clubhouse and - - - amenities Amenities (minimum of 5000 square feet) Textual Statement V.D No tenant Maximum of exceeding 7.6 acres used 50,000 sq. ft. for R-MF dwellings Only 1 tenant Maximum of Tenant Size & exceeding 175 units per Units Per 30,000 sq. ft. building Floor/Building Maximum of 42 units per floor Textual Statement Textual Statement IV.C II.D Compatible with Compatible with Compatible Compatible Exhibit B.1, B.2 Exhibit B.5 with with Exhibit C and B.3 development Final elevations on GPIN 725- approved by 709-7211 Planning Commission Architecture (See Map on Page 8) Textual Statement Textual Textual Statement Textual Statement II.B Statement IV.B III.BV.B Maximum of 4 Maximum of 50 Maximum of 4 Stories; minimum feet or 4 stories stories of 2 stories or have 2 story Building Heights facade Textual Statement Textual Statement Textual Statement IV.C V.C III.C 715SN0656-2017FEB22-BOS-RPT General Overview (Continued) Requirements Tier 1 Tier 2 Tier 3 Tier 4 Community Neighborhood Multi-family General Business Business Commercial Pedestrian paths and public spaces/amenities around ponds and Open throughout development Space/Pedestrian Designed to include amenities adding high visual interest (i.e. decorative Areas paving, pedestrian lighting, benches, landscaped areas and plazas) Proffered Condition 8 and Exhibit B Sidewalks and Along Midlothian Turnpike, Winterfield Road and internal to project Proffered Condition 10 Crosswalks 25 feet from Midlothian Turnpike 5 feet from Winterfield Road and for residential units from parking; Setbacks 10 feet from drive isles (for multi-family Tier III) No setbacks from internal property lines or the western property line Textual Statement I.B and IV.C Development in accordance with Conceptual Plan (Exhibit A) No parking and driveways between buildings and Winterfield Road Emerging Growth and Village District Areas except as outlined in Design Standards Textual Statement, commercial development to comply with Ordinance standards for these areas Multi-family residential use except as outlined in Textual Statement, to comply with R-MF standards of Ordinance Along Midlothian Turnpike hedgerow (minimum of 3 feet in height) Within Winterfield Round-About landscaping if approved by VDOT Landscaping Throughout development in accordance with ordinance requirements and as shown on Conceptual Plan Proffered Condition 11 and Exhibit A Pedestrian paths and public spaces/amenities around ponds and throughout development Open Designed to include amenities adding high visual interest (i.e. Space/Pedestrian decorative paving, pedestrian lighting, benches, landscaped areas Areas and plazas) Proffered Condition 12 Drive-In and Screened from public streets by building design, use of architectural Automobile walls/fences, berms and landscaping Service/Wash/Bay Door Screening Textual Statement I.D Decorative goose neck street lights along Winterfield Road and Midlothian Turnpike (approximately 80 feet on center) and internal to project Street Lights Proffered Condition 12 815SN0656-2017FEB22-BOS-RPT Signage for 724-709-0346 and Architectural Compatibility with 725-709-7211 GPIN 724-709-0346 SIGNAGE Signs will comply with the Zoning Ordinance requirements unless otherwise provided for in the Textual Statement. Current zoning conditions, approved in 2004, permit larger and additional signs as detailed in the chart below. Staff supports the signs proposed by the applicant which come closer in compliance with current ordinance regulations. FREESTANDING SIGNAGE Permitted By Within Village Outside Of Village Current Zoning Roads Current Proposal Area Area Three signs 1 at Primary Entrance - Two signs 1 at 250 Square Feet & each entrance - Midlothian 32 Sq. Feet & 50 Sq. Feet & 25 Feet Tall and 50 Sq. Feet & 15 Turnpike 8 Feet Tall 15 Feet Tallat 2 Secondary ft. Tall Entrances 50 Square Feet & 8 Feet Tall 30 Sq. Feet & 30 Sq. Feet & 10 Feet Tall 10 Feet Tall 2 signs - 10 Sq. Unless within 300 Unless within 300 1 sign - 75 Sq. Winterfield Road Feet & 8 Feet Feet of R or A Feet of R or A Feet & then reduced to then reduced to 8 Feet Tall Tall 10 Sq. Feet & 10 Sq. Feet & 8 Feet Tall8 Feet Tall 915SN0656-2017FEB22-BOS-RPT Additional signage is offered for: Residential community identification Outparcel identification Internal signs Building mounted signage Replacement of the sign for mini-storage facility on Tax ID 724-709-0346 (adjacent property to the west of the subject property) See map on Page 8 1015SN0656-2017FEB22-BOS-RPT COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov In accordance with the Zoning Ordinance, a traffic analysis is necessary to assist in evaluating the impact of a development of this magnitude. The applicant submitted a traffic impact analysis that analyzed a specific development density with presumed road improvements, based on an anticipated 20-year traffic forecast. The results of the approved TIA indicate that acceptable levels of service could be achieved. However, the applicant has not committed to a maximum development density as outlined in the TIA. As a result, unacceptable levels of service could occur along Route 60. Staff does not support the request. Based on the trip generation rates for the development density as outlined in the TIA (11,000 square feet of Day Care Center, 5,000 square feet of Medical Office, 36,600 square feet of Retail, 18,100 square feet of Supermarket, two 5,500 square feet High-Turnover Restaurants, a 4,000 square feet Fast-Food Restaurant, and 250 Senior Adult Housing-Attached residential units), the proposed development could generate approximately 11,200 average daily trips. Traffic generated by development of the property would be initially distributed along Winterfield Road and Midlothian Turnpike. Winterfield Road is a collector road with a recommended right of way width of 70 feet, as identified Thoroughfare Plan. Winterfield Road is a two-lane road. Sections of the road have been improved and realigned in conjunction with residential development. Winterfield Road is identified in t condition. Thoroughfare Plan as a major arterial with a recommended right of way width of 120 to 200 feet. Midlothian Turnpike is a four-lane divided roadway. In 2015, the traffic count on Midlothian Turnpike between Route 288 and Winterfield Road Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. The proposed mixed-use development would contribute to an identifiable need for transportation and access improvements. The applicant has offered: Vehicular Access Control (Proffered Conditions 2, 3 and 6) Access easements to be recorded from Winterfield Road and/or from Midlothian Turnpike to permit vehicular access to adjacent parcels (Tax IDs 725-709-7211 and 725-709-5083). Access to Winterfield Road limited to one (1) entrance/exit at the existing roundabout on Winterfield Road. Access to Route 60 limited to two (2) entrances/exits. The eastern access will align with the existing crossover on Route 60 located just west of the Winterfield Road/Le Gordon Drive/Route 60 and limited to left and right-turns-in and right-turns-out only. The western access will align with the existing crossover on Route 60 that aligns Old Otterdale Road. 1115SN0656-2017FEB22-BOS-RPT Road Improvements (Proffered Condition 6) Additional pavement along Route 60 at both the eastern and western access to Route 60 to provide separate right turn lanes for both accesses and at the Winterfield Road intersection. Additional pavement along Route 60 at the existing crossover that serves the western access to provide an adequate left turn lane. Additional pavement along Route 60 at the existing crossover that serves the eastern access to provide an adequate left turn lane. A large raised median within the eastern access to preclude vehicles exiting the Property from traveling east on Route 60. Full cost of traffic signalization of the western access/Old Otterdale Road/ Route 60 intersection. An additional lane of pavement along Route 60 for the property frontage. Note: A right of way dedication proffer has been offered for the improvements identified above. The - developer may request that the county acquire such right of way as a public road improvement. All costs associated with the acquisition of the right of way will be borne by the developer. In the event the county chooses not to assist the developer in acquisition of the off-site right of way, the developer shall be relieved of the obligation to acquire the off-site right of way and shall provide the road improvements within available right of way. The property is within Traffic Shed 2, which encompasses the northwest area of the County, west of Huguenot Road and north of Midlothian Turnpike. Several roads in this part of the county have little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The traffic volume generated from this proposed mixed-use development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. Roads in this shed or which serve this shed need to be improved or widened to address safety and accommodate increased traffic, including the increased traffic from the proposed development. residential transportation network through dedication of property, construction of road improvements, or a cash proffer. If an applicant elects to offer cash to address the proposed residential road transportation network, Transportation staff has calculated the average impact of a single-family dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of the funds to be dedicated towards improvements to the road network. The Policy allows the county to consider mitigating circumstances about a proposed development. In this case, the residential development is limited to age-restricted multi-family units, which generate approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic impact could be addressed with $2,914 (31% of $9,400) per dwelling unit. As previously noted, the applicant has proffered to construct a right turn lane along Route 60 at the Winterfield Road intersection and construct an additional lane of pavement along Route 60 for the property frontage (Proffered Conditions 6.b and g). The applicant also proffered to complete these improvements prior to an occupancy permit for any residential unit (Proffered Condition 7). The applicant has provided information (see attached) regarding the proposed residential development and a proposed apartment development planned on a contiguous parcel, generally located adjacent 1215SN0656-2017FEB22-BOS-RPT to the north east corner of the property. The total impact of the proposed residential development under the Road Cash Proffer methodology ($728,500) compared to cost of the two road improvements along Route 60 ($2,095,313 noted, however, that the actual cost to provide these improvements could be more or less than this amount. 1501 14010 1421 1420 1410 1406 1400 14000 1699 1424 1320 1310 14030 14040 14050 14060 14070 14020 14080 1300 TAX ID 725-709-5083 14010 14001 14000 1218 12121237 1206 1200 1231 1201 14001 1219 1225 1207 1213 14021 14011 14242 1109 13941 CASE 15SN0656 14012 1101 1105 TAX ID 725-709-7211 14236 14006 14018 14004 14024 14290 14286 14000 14030 14010 14022 14028 14008 13921 14111 1416114151 14201 14291 14301 14101 151 200 Map Reference to Proffered Condition 2. Access easements Residential multi-family units would be permitted in Tiers II and IV on the 2 nd floor or higher floor. The applicant has not established a maximum number of units that would be permitted in these tiers. In addition, the applicant has not provided any information to demonstrate that the impact of this part of the proposed residential development on area roads is either less than as calculated through the road cash proffer methodology or being addressed through other means. Therefore, Transportation recommends denial of this request. 1315SN0656-2017FEB22-BOS-RPT VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT Land Use Regulations Access Management (24VAC30-73) Location of proffered access points and signal as depicted on Exhibit A (dated 10- 30-15) are acceptable to the Department. The access locations are grandfathered through the previous zoning case and not subject to compliance with Regulation spacing standards. Summary Signal and turn lane construction is subject to VDOT final approval of traffic analyses supporting the improvements. Applicant submitted traffic study in May 2015. Study found acceptable on 11/13/2015. FIRE SERVICE Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov Mission The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. Nearby Fire Stations Midlothian Fire Station, Company Number 5 Forest View Volunteer Rescue Squad Anticipated Fire/EMS Impacts/Needs 44 for senior occupancy multi-family in Tier III; unable Estimated Number of Calls for to determine for multi-family residential use Service Annually proposed for Tiers II and IV Additional Information When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. 1415SN0656-2017FEB22-BOS-RPT PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Facilities \[within 3 mile radius\] Midlothian Mines Park Watkins Annex Park Elementary School Athletic Areas Middle School Athletic Areas High School Athletic Area Public Facilities Plan The Public Facilities Plan identifies the need for one Neighborhood Park, 10 acres each, associated with a new Elementary School and four Community Parks, of 90 acres each, consisting of approximately 370 acres in total, all in Midlothian; nearest this location. Land for these parks has not been acquired. LIBRARIES Staff Contact: Jennifer Stevens (751-4998) stevensj@chesterfield.gov Mission resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. Nearby Libraries Midlothian 1515SN0656-2017FEB22-BOS-RPT SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net Mission High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. Capital Improvements The FY2017 Capital Improvement Plan (CIP) adopted by the Board of Supervisors and approved by the School Board continues to support the 2013 voter approved school revitalization program that will replace or renovate ten schools and construct one new elementary school to add capacity in the Midlothian area of the county. Additionally, while not adding capacity to the division, a new Manchester Middle School is planned for construction on the existing school site. The ten existing facilities that are part of the revitalization program are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. The project at Providence Middle School is currently in construction, and the project at Monacan High School is complete. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2017. Anticipated School Impacts Enrollment Anticipated Schools Functional Number Current Percent of Total Student Yield by Currently Capacity of Trailers Enrollment Functional School Type Serving Area Capacity Elementary * Watkins 940 3 1071 114 Middle * Midlothian 1503 3 1245 83 High * Midlothian 1597 0 1499 94 Total * * Unable to determine student yield as proposed residential density is not addressed in the application. Public Facilities Plan The Public Facilities Plan recommends a new elementary school be located in the vicinity of Old Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to permit an elementary school located at 1501 Old Hundred Road. The school division is now in negotiations for acquisition of this property. After review of this request, based on current total school system capacity and student enrollment projections, it is anticipated that the proposed rezoning case will have an impact on school capacities division-wide. 1615SN0656-2017FEB22-BOS-RPT UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code Serviced Water No 24 Yes Wastewater No 8 Yes The request will have a minimal impact on the public water and wastewater systems. Map 5: Existing Water & Wastewater Systems 1715SN0656-2017FEB22-BOS-RPT ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (748-1028) wardr@chesterfield.gov Issue Discussion/Conditions Property drains to existing BMP approved with a previously Geography approved site plan Located within James River Watershed Forest Developer shall not use burning to clear or timber Property Proffered Condition 5 Management Existing pond is intended as stormwater compliance BMP Pond will be upgraded to achieve an engineering certification that 08PR0231 Water Quality To the degree that the ability to perform required BMP maintenance is not compromised, the pond will be aesthetically enhanced Modification of the pond may occur if otherwise required by law or governmental regulation Proffered Condition 9 Since the existing private easement located within the property also conveys drainage through adjacent and upstream land areas discharging it onto the property, such easement needs to be converted to the County to ensure proper stormwater and Drainage development management The easement will be dedicated to the County in its present alignment or an altered alignment satisfactory to the County Proffered Condition 13 1815SN0656-2017FEB22-BOS-RPT CASE HISTORY Applicant Submittals 5/11/2015 Application submitted 8/13, 9/9, Revised proffered conditions, Textual Statement and exhibits were submitted. 9/24, 10/19, 10/26, 11/5, 11/10 & 11/24/2015 5/12, 7/28, Revised proffered conditions and Textual Statement were submitted 12/5/2016 1/5, 1/12 Revised proffered conditions, Textual Statement and exhibits were submitted and 1/13/2017 Community Meetings 6/22/2015 Discussion Market for additional grocery stores Traffic, stoplights and truck deliveries Potential affects from competitive pricing store(s) Safety of existing traffic circle on Winterfield Road Architecture for commercial portion deviation from what citizens negotiated in existing zoning case Concerned character and architecture/conceptual plans are not cohesive with uniqueness sought for Midlothian Village Buildings close to Route 60 with parking behind o Incorporate elements of village architecture into project o Second tier of buildings little architectural character o Lacks sense of place o No development preferred over development inconsistent with Village Concern with loading docks fronting interior public roads and pedestrian areas Bike and pedestrian access 9/10/2015 Discussion Screening of loading areas Street lighting and site lay-out Pedestrian design and public spaces around existing pond Owners have to keep record of occupants for age restricted apartments Redesign of round-a-bout on Winterfield Road Existing Midlothian Village Area Plan and pending revisions Maintaining Village character with this development Discussion of village boundaries Mixed opinions on whether proposed architecture is acceptable Importance of 4-sided pedestrian access to business success Prefer higher end businesses 1915SN0656-2017FEB22-BOS-RPT 12/5/2016 Discussion Applicants have modified design and architecture Road improvements will be required, including right turn lane onto Winterfield Road Apartments will be similar in architecture as Midlothian Town Center Apartments which are being developed in accordance with existing zoning conditions Concern development will not comply with pattern book approved under the existing zoning; does not have a village feel Concern development would not be pedestrian friendly; lacks connectivity Development would be more pedestrian friendly than other developments in village Effects of parallel parking on pedestrian safety Proposed architecture compliments industrial history of area Lack of cohesion between tiers Midlothian Turnpike traffic creates an issue for offering transition out of village; transition in tiers within development Support more modern look for buildings than Colonial-style buildings Prefer higher end businesses Market for another grocery store in area Signalized crosswalks are needed on Midlothian Turnpike Planning Commission Meetings 7/23/2015 Action 10/20/2015 Action 11/17/2015 Citizen Discussion In Opposition - Traffic increase and safety on subdivision streets Suggestion for 60 day deferral to allow applicant time to continue to work with area citizens and the Village of Midlothian Volunteer Coalition Case represents significant departure from Village of Midlothian standards relative to design, architecture and building materials Property will be in the Village boundaries with the upcoming Midlothian Area Plan revision Proposed architecture will not compliment the Salisbury neighborhood or the village In Support Uses would be needed convenience for area residential use Property is eye-sore now; looking forward to development Applicant will ensure quality development given track record in county Support building architecture and design Project is walkable and would increase tax base 2015SN0656-2017FEB22-BOS-RPT Commission Discussion With reduced density, this case would provide less traffic daily Winterfield Road which would potentially be the western boundary of the village Additional lane along Midlothian Turnpike is not necessary given it is unlikely that the road will be widened because of the railroad bridge just to the west Senior product will not generate students Offers mixed use integrated living Recommendation: APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Waller Second: Brown AYES: Gulley, Waller, Brown, Patton and Wallin Board of Supervisors 12/16/2015 Action DEFERRED TO JANUAR 1/27/2016 Action Planning Commission Meetings 4/21/2016 Action DEFERRED TO JUNE 21, 2016 TION WITH THE 6/21/2016 Action DEFERRED TO AUGUST 16, 2016 8/16/2016 DEFERRED TO OCTOBER 18, 2016 10/18/2016 DEFERRED TO JANUARY 17, 2017 1/17/2017 Citizen Comments: Several citizens spoke in favor of and in opposition to the request. Those in favor noted the request offered: A convenient, walkable and attractive project o A true mixed use development with a small-scale, village feel o Employment opportunities o Removal and replacement of blighted buildings o Tax revenue with no school impacts o Those in opposition noted: Project would add to traffic congestion o Encouraged support for area rail o While offering a neutral position, the Village of Midlothian Volunteer Coalition (VMVC) president expressed support for existing zoning conditions the group negotiated with the 2004 rezoning; thanked the applicants for working with the VMVC; and, in response to a question from Mrs. Freye, 2115SN0656-2017FEB22-BOS-RPT noted concerns with the current proposal relative to internal traffic design, lack of homogenous architectural style and piecemeal design quality. Commission Discussion: Mr. Jones noted remand of the case, he had numerous meetings with the applicants in which he conveyed the importance of the 2004 pattern book in creating a project with a relationship to Midlothian Turnpike, locating buildings close to the road. He added that as presented, the project does not have a relationship to this corridor nor to the interior project road, and the buildings within the proposed development tiers do not relate to each other. The proposal does not have a pedestrian appropriate transition to the village nor meet community expectations. Through questions of staff, the Commission noted: No age-restriction for residential uses above retail No commitment for a maximum level of development to insure mitigation of traffic impacts Support for community concerns regarding proposed architecture Recommendation - DENIAL Motion: Jones Second: Jackson AYES: Sloan, Jackson, Freye, Jones and Wallin The Board of Supervisors on Wednesday, February 22, 2017, beginning at 6:00 p.m., will consider this request. 2215SN0656-2017FEB22-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS January 13, 2017 The Owner-Applicant in this rezoning Case 15SN0656, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, Virginia, for itself and its successor or assigns, proffers that the development of the property will be developed as set forth below; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect. The Applicant hereby proffers the following conditions: 1.Master Plan. The Textual Statement last revised January 10, 2017 shall be considered the Master Plan. (P) 2.Access easements. Prior to any site plan approval, access easements acceptable to the Transportation Department shall be recorded from Winterfield Road and/or from Midlothian Turnpike as determined by the Transportation Department, across the Property to permit vehicular access to the parcels identified as Tax ID 725-709-7211 and Tax ID 725-709-5083. (T) 3.Access Winterfield. Direct vehicular access from the Property to Winterfield Road shall be limited to one (1) entrance/exit at the existing roundabout on Winterfield Road. The exact location of this access shall be approved by the Transportation Department. Nothing herein shall preclude access to the Property through other adjacent properties to Winterfield Road. (T) 4.Access Midlothian Turnpike. Direct vehicular access from the Property to Midlothian Turnpike shall be limited to two (2) entrances/exits. a.Eastern Access: The eastern access shall align with the existing crossover on Midlothian Turnpike located just west of the Winterfield Road/Le Gordon Drive/Midlothian Turnpike l be limited to left and right-turns-in and right-turns-out only and shall be designed as a divided boulevard with street trees and landscaped median and shall intersect with an east-west main street at a landscaped traffic circle. b.Western Access: The western access shall be located at the western Property line, and shall generally align with the existing crossover on Midlothian Turnpike that aligns Old Otterdale Road, located generally as shown on the Concept Plan. The exact locations of these accesses shall be approved by the Transportation Department. (T) 5.Burning ban. The Developer shall not use burning to clear or timber the Property. (P and F) 2315SN0656-2017FEB22-BOS-RPT 6.Transportation improvements. The Developer shall be responsible for the following improvements. The exact length and design of the following improvements shall be approved by the Transportation Department: a.Construction of additional pavement along the westbound lanes of Midlothian Turnpike at both the eastern and western access to Midlothian Turnpike, to provide separate right turn lanes for each such access. b.Construction of additional pavement along the westbound lanes of Midlothian Turnpike at the Winterfield Road intersection, to provide a separate right turn lane for such access. c.Construction of additional pavement along the eastbound lanes of Midlothian Turnpike at the existing crossover that serves the western access from Midlothian Turnpike into the Property to provide adequate left turn lane. d.Construction of additional pavement along the eastbound lanes of Midlothian Turnpike at the existing crossover that serves the eastern access from Midlothian Turnpike into the Property to provide an adequate left turn lane. e.Construction of a large raised median within the eastern access from Midlothian Turnpike into the Property to preclude vehicles exiting the Property from traveling east on Midlothian Turnpike. f.Full cost of traffic signalization of the western access/Old Otterdale Road/Midlothian Turnpike intersection, if warranted, as determined by the Transportation Department. g.Construction of a third lane westbound lane of Midlothian Turnpike along the frontage of the Property. h.Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements) required for the improvements identified above. In the event the Developer is --of-way that is necessary for any improvement identified above, the developer may request, in writing, that the County acquire such right-of-way as a public road improvement. All costs associated with the acquisition of the right-of-way shall be borne by the developer. In the event the County chooses or has chosen not to assist the --of-way, the developer shall only be required to provide road improvements within available right-of-way as determined by the Transportation Department. (T) 7.Road Improvement Phasing. Prior to any site plan approval, a phasing plan for the required road improvements, as identified in Proffered Condition 6, shall be submitted to and approved by the Transportation Department, or as may be revised and approved by the Transportation Department. In no case shall a certificate of occupancy for any of the dwelling units be issued prior to completion of construction of the items set forth in Proffered Condition 6(b) and 6(g). (T) 8.Open Space/Pedestrian Areas the ponds (described in Proffered Condition 9) shall include pedestrians paths and public spaces adjacent to the lake/pond. These pedestrian areas shall be designed to include amenities that add high visual interest, such as, but not limited to: decorative paving units; decorative pedestrian-style lighting; benches; landscaped areas; plantings; bike racks; plazas; water features; gathering areas; and other pedestrian elements. Pedestrian areas, trails, walks and amenities shall also be provided throughout the development as generally shown on the Concept Plan to provide pedestrian connectively 2415SN0656-2017FEB22-BOS-RPT throughout the entire development and in particular between buildings, all as generally shown on be approved by the Planning Director as part of plan approval. (P and EE) 9.Pond. The existing pond located on Tax IDs 724-709-7661 and 725-789-1125 shall substantially remain as it currently exists and is the intended stormwater compliance BMP for the development. It shall be upgrade Plan # 08PR0231. To the degree that the ability to perform required BMP maintenance is not compromised, the pond will be aesthetically enhanced. Modification of the pond may occur if otherwise required by law or governmental regulation. All stormwater management facilities shall be designed as visual amenities to create water views. Such facilities shall include fountain type aerators unless otherwise restricted by law or governmental regulation. (P and EE) 10.Sidewalks. Sidewalks, and crosswalks shall be constructed along the west side of Winterfield Road and north side of Midlothian Turnpike for the entire length of the Property adjacent to such roads. Such sidewalks shall be constructed to required VDOT standards and materials and shall be a minimum of five (5) feet in width. There also shall be an internal system of sidewalks and crosswalks within the development in the locations and constructed of decorative materials as generally shown on the Concept Plan. (P) 11.Landscaping. a.Midlothian Turnpike. A continuous hedgerow a minimum of 3 feet in height shall be installed along Midlothian Turnpike as approved by the Planning Director at the time of plan approval. b.Winterfield Road. If approved by VDOT, landscaping and ornamental features shall be installed within the round-about on Winterfield Road. (P) 12.Street Lights. Decorative goose neck street lights will be provided along the Property boundary as it adjoins Winterfield Road and Midlothian Turnpike with a spacing of approximately 80 feet on center. Goose neck street lights will also be provided along those internal roads designated on the Concept light fixture and spacing shall be approved by the Planning Director in conjunction with plan approval. The installation of the street lights may be phased as approved by the Planning Director based on the extent of the plan approval. (P) 13.Drainage Easement. To the extent that it is within the property subject to this case, and within 30 days of a request by the Environmental Engineering Department, the existing 16 foot drainage easement as shown on the plat by Jordan Consulting Engineers, dated January 19, 1993, as revised on March 26, 1993, shall be recorded as an easement dedicated to the County of Chesterfield on its present alignment or an altered alignment which is satisfactory to the County of Chesterfield. (EE) 2515SN0656-2017FEB22-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT Winterfield Crossing Case Number 15SN0656 Last Revised January 10, 2017 Re: Request to rezone property from C-3 with a Conditional Use Planned Development to C-3 with a Conditional use Planned Development. This Textual Statement shall include the following exhibits which by this reference are made a part hereof: ALTERNATE, WINT Exhibit B.1 c. and last revised September 7, 2016. Exhibit B.2 Exhibit B.3 2016. Exhibit B.4 Exhibit B.5 Exhibit C Elevations ent prepared by Winks, Snowa Architects, and dated August 20, 2008, and last revised December 9, 2008, containing Sheets A2.01-A2.12. Development of the Property shall comply with the Zoning Ordinance requirements except as outlined herein. I.General Requirements: A.Concept Plan Requirements. The site shall be designed as generally depicted on the Concept Plan (Exhibit A). However, the exact location of buildings, drive areas and parking may be modified provided that the general intent of the Concept Plan is maintained with respect to location of uses, internal road network and pedestrian environment. Development shall be divided into four (4) tracts as follows: i.Tier I Community Business Tier That area of the site identified on the Concept ii.Tier II Neighborhood Business Tier That area of the site identified on the 2615SN0656-2017FEB22-BOS-RPT iii.Tier III Multi-Family Tier That area of the site identified on the Concept Plan as iv.Tier IV General Commercial Tier That area of the site identified on the Concept B.Setbacks. All structures, parking areas, drive aisles and access roads (other than as shown on the Concept Plan as connecting to Midlothian Turnpike or Winterfield Road) shall (i) not have any setback requirements from interior property lines or the western exterior property line, and (ii) be setback a minimum of (a) 25 feet from Midlothian Turnpike, and (b) five (5) feet from Winterfield Road. C.Signage. All signage on the site shall comply with the Zoning Ordinance, except that: i.Mixed-Use Community Identification Signs: 1.One community identification sign shall be allowed on Midlothian Turnpike that is fifty (50) square feet of copy and a maximum of fifteen (15) feet in height. 2.One community identification sign shall be allowed on Winterfield Road that is ten (10) square feet of copy and a maximum of eight (8) feet in height. ii.Nonresidential Community Identification Signs: 1.One nonresidential community identification sign shall be allowed on Midlothian Turnpike that is fifty (50) square feet of copy and a maximum of fifteen (15) feet in height. 2.One nonresidential community identification sign on Winterfield Road shall be allowed that is ten (10) square feet of copy and a maximum of eight (8) feet in height. iii.Residential Community Identification Signs: 1.One residential community identification sign shall be allowed at each entrance to the residential project entrance that is thirty-two (32) square feet of copy and a maximum of fifteen (15) feet in height. 2.Two signs of the size set forth above in (iii)(1) above shall be permitted if each sign is attached to a decorative fence or wall located on opposite sides of the residential project entrance. iv.Outparcel Signs: 1.Any of the individual buildings in Tier-1 may have a monument style sign of twenty (20) square feet of copy and a maximum of eight (8) feet in height visible along Midlothian Turnpike. 2.If a restaurant use is located adjacent to the pond where there is no parking located between the building and the pond, the user shall be entitled to either an individual outparcel sign on Midlothian Turnpike or a 2715SN0656-2017FEB22-BOS-RPT prominent location on the Nonresidential Community Identification Sign. v.Internal Signs: 1.Internal directional signs not legible from Midlothian Turnpike may be constructed to help with internal wayfinding. vi.Building Mounted Signage: 1.One and one-quarter (1.25) square feet of signage copy for each One (1) lineal foot of building frontage with a minimum of twenty (20) square feet and a maximum of one hundred fifty (150) square feet shall be permitted. 2.Building frontages exceeding one hundred fifty (150) feet may increase the one hundred fifty (150) square foot maximum sign area by one (1) square foot of copy for each additional three (3) lineal feet of building frontage. 3.Individual sites or out parcels where freestanding signs are permitted and one is not installed, the building-mounted sign area may be calculated at one and three-quarters (1.75) square feet of copy for each One (1) lineal foot of building frontage. If individually mounted or painted letters are used the minimum area shall be increased to thirty (30) square feet of copy. 4.Such signs shall be located and shall have an architectural style generally compatible to conform with various building elements and site design. vii.Adjacent Property Signage: 1.A single freestanding sign may be placed within or adjacent to the western most entrance off of Midlothian Turnpike, such sign to be of an area and height not to exceed the area and height of the sign currently existing for the advertising of the business located on the parcel identified as GPIN 724709034600000. D.Screening. Drive-in windows and any service/wash/bay doors for any automobile related or similar uses shall be screened to reduce visibility from public streets. This screening shall be accomplished by building design, the use of durable architectural walls or fences with materials and a design compatible to the principal buildings, and berms or other landscaping features. Such screening shall be approved by the Planning Department in conjunction with plan approval. II.Tier I Community Business Tier: A.Uses. i.Except for the uses listed below, which shall be prohibited, permitted uses shall be limited to uses permitted by right, or with restrictions, in the Community Business (C3) District: 2815SN0656-2017FEB22-BOS-RPT a.Automobile sales and rental, including consignment lots b.Commercial kennels c.Funeral homes or mortuaries d.Halfway Houses e.Hospitals f.Indoor or outdoor flea markets g.Material reclamation and recycling centers h.Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation i.Veterinary hospital with outside runs ii.The following uses otherwise permitted in the Community Business (C-3) District shall be restricted as described below: a.Automobile service station shall be permitted so long as any vehicular bay doors do not face Midlothian Turnpike and are screened from view from Midlothian Turnpike as approved by the Planning Department in conjunction with plan approval. b.Gasoline sales incidental to a permitted use shall be permitted so long as any support columns for any gasoline and other canopies include a base and capital and incorporate masonry materials compatible with the principal building. Any fuel pump area shall be completely covered by a canopy. Precipitation off the canopy shall not drain into the fueling area. All drainage from the fueling area and the area of tractor trailer offloading of fuel shall drain through an oil/grit separator then to a system designed to remove petroleum products. c.Automobile wash as a primary or accessory use, screened as set forth herein. ii.Any restaurant that is located on the parcel adjacent to the pond shall have an outdoor patio and no parking shall be located between the restaurant use and the pond. B.Architecture. Buildings shall be generally compatible with respect to building materials and architectural style with the elevations shown on Exhibit B.1, Exhibit B.2, Exhibit B.3 and Exhibit B.4. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be inferior in quality, appearance or detail to any other exterior of the same building. C.Tenant Size. No individual tenant shall exceed 50,000 square feet of gross floor area, and only one tenant shall exceed 30,000 square feet of gross floor area. III.Tier II Neighborhood Business Tier A.Uses. Uses shall be limited to those uses permitted by right or with restrictions in the Residential Multi-family (R-MF) District, the Corporate Office (O-2) and Neighborhood 2915SN0656-2017FEB22-BOS-RPT Business (C-2) Districts, except as further allowed or restricted herein. The following uses shall be prohibited: i. Automobile sales and rental, including consignment lots ii. Commercial kennels iii. Funeral homes or mortuaries iv. Halfway Houses v. Hospitals vi. Indoor or outdoor flea markets vii.Automobile wash viii. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation ix. Veterinary hospital with outside runs x. Automobile service station xi.Gasoline sales B.Architecture. Buildings shall be generally compatible with respect to building materials and architectural style with the elevations shown on Exhibit B.5. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be inferior in quality, appearance or detail to any other exterior of the same building. All buildings shall incorporate equal four sided architecture such that no building exterior (whether front, side or rear) shall consist of inferior materials or be inferior in quality, appearance or detail to any other exterior of the same building. C.Building Height. i.Buildings shall be limited to four (4) stories in height. ii.Buildings shall be a minimum two story or have a two-story façade, provided, there shall be no requirement for the second-story to be occupied or built for occupancy. D.Parking. i.Parking for all uses within Tier II shall be required to have a minimum of four (4) spaces per one thousand (1,000) square feet of rentable commercial space. E.Residential Development Standards. i.Any dwelling units within Tier II shall be located on the 2 nd floor or higher. IV.Tier III Multi-Family Tier: Development shall comply with the RMF Standards except as outlined herein. A.Uses. Permitted uses shall be limited to uses permitted by right or with restriction in the Residential Multi-family (R-MF) District. B.Architectural treatment. The architectural treatment of and exterior materials for any buildings shall be similar in quality to the architectural elevations as shown on Exhibit C and as approved by the Planning Commission at the time of plan approval. 3015SN0656-2017FEB22-BOS-RPT C.Development Standards. i.Area. Tier III shall contain a maximum of 7.62 acres. ii.Height. No building may exceed a height of 50 feet or 4 stories. iii.Residential density. There shall be a maximum of two hundred fifty (250) dwelling units within Tier III. iv.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Act, and such other applicable federal, state or local legal require years of age shall reside therein. v.Dwelling Units Allocation. No more than 42 dwelling units shall be permitted on any one-floor level of a building, with no more than 175 dwelling units per building. vi.Setbacks and Location. Buildings shall not be required to front internal roads and shall be located at least 5 feet from any parking space. Buildings shall be set back a minimum of 10 feet from interior private driveways/drive aisles. D.Clubhouse and Amenities. Prior to the issuance of certificates of occupancy for more than one hundred (100) age-restricted dwelling units, amenities shall be provided to the residents of such dwelling units, including, but not limited to, a clubhouse and fitness center. The clubhouse and fitness center shall be permitted to be contained within one of the residential buildings or within a separate building. Both interior and external amenities shall be provided on the multi-family residential tract within and surrounding the residential buildings, such as one or more of the following: meeting rooms, community gathering space for residential group activities, media room and entertainment lounge, business center, and exterior gathering spaces, courtyards, outdoor game areas and paths. All such amenities to be provided shall total a minimum of 5,000 square feet in area and shall be completed prior to the issuance of the certificates of occupancy for more than two hundred dwelling units. V.Tier IV General Commercial Tier: A.Uses. Uses shall be limited to those uses permitted by right or with restrictions in the Residential Multi-family (R-MF) District, the Corporate Office (O-2) and Neighborhood Business (C-2) Districts, except as further allowed or restricted herein. Fast food restaurants shall be permitted except there shall be no drive thru permitted. The following uses shall be prohibited: i. Automobile sales and rental, including consignment lots ii. Commercial kennels iii. Funeral homes or mortuaries 3115SN0656-2017FEB22-BOS-RPT iv. Halfway Houses v. Hospitals vi. Indoor or outdoor flea markets vii.Automobile wash viii. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track or operation ix. Veterinary hospital with outside runs x.Automobile service station xi.Gasoline sales B.Architectural treatment. The architectural treatment of, and exterior materials for, any buildings shall be generally compatible with the development on the adjacent parcel designated as GPIN 725-709-7211. At the time of construction, if GPIN 725-709-7211 is vacant (other than currently existing structures), buildings shall be generally compatible with the then approved architectural standards for such adjacent property. The exact design and materials shall be approved by the Planning Department in conjunction with plan approval. C.Building Location. Buildings shall be generally located such that no parking or drives are between the buildings and Winterfield Road; however, the location of the buildings, parking and drives may be modified as approved by the Planning Director at the time of plan approval. D.Building Height. No building shall exceed four stories. E.Parking. i.Parking for all uses within Tier IV shall be required to have no more than four (4) spaces per one thousand (1,000) square feet of rentable commercial space. F.Residential Development Standards. nd i.Any dwelling units within Tier IV shall be located on the 2 floor or higher. 3215SN0656-2017FEB22-BOS-RPT ATTACHMENT 3 EXHIBIT A CONCEPTUAL PLAN FOR WINTERFIELD CROSSING 3315SN0656-2017FEB22-BOS-RPT ATTACHMENT 4 EXHIBIT B PEDESTRIAN CONNECTIVITY EXHIBIT 3415SN0656-2017FEB22-BOS-RPT ATTACHMENT 5 EXHIBIT B.1 3515SN0656-2017FEB22-BOS-RPT ATTACHMENT 6 EXHIBIT B.2 3615SN0656-2017FEB22-BOS-RPT ATTACHMENT 7 EXHIBIT B.3 3715SN0656-2017FEB22-BOS-RPT ATTACHMENT 8 EXHIBIT B.4 3815SN0656-2017FEB22-BOS-RPT ATTACHMENT 9 EXHIBIT B.5 WINTERFIELD CROSSING, CONCEPTUAL PLAN 3915SN0656-2017FEB22-BOS-RPT ATTACHMENT 10 EXHIBIT C MIDLOTHIAN TOWN CENTER APARTMENTS 4015SN0656-2017FEB22-BOS-RPT 4115SN0656-2017FEB22-BOS-RPT 4215SN0656-2017FEB22-BOS-RPT 4315SN0656-2017FEB22-BOS-RPT 4415SN0656-2017FEB22-BOS-RPT 4515SN0656-2017FEB22-BOS-RPT 4615SN0656-2017FEB22-BOS-RPT 4715SN0656-2017FEB22-BOS-RPT 4815SN0656-2017FEB22-BOS-RPT 4915SN0656-2017FEB22-BOS-RPT 5015SN0656-2017FEB22-BOS-RPT 5115SN0656-2017FEB22-BOS-RPT