04SN0150-Dec 17.pdfDecember 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
04 SN0150
Affordable Residences in Chesterfield, II
BermUda Magisterial District
Off the West line of Jefferson Davis Highway
RF. QI IF, ST:
Amendment to Conditional Use Planned Development (Case. 97SN0180) relative to
density, parking and~ maximum number of units permitted. Specifically, the
applicant is requesting a 1,8 milt per acre exception to themaximum 10 unit per. acre
density requirement, to allOw up to 11.8 units per acre; a 1.1 parking space
exception to the two(2) parking space per unit requirement, to allow 0.9 space per
unit; and that the-total number of dwelling units allowedbe increased from 240 to
310, to allow up-to seventy (70) additional units.
PROPOSED T,AND I IRE:
Multifamily residential uses are planned.
PT,ANNING CO~SSIONI REcoMMENDAT;:ON -.
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST AT THEIR
DECEMBER 16, 2003, PUBLIC HEARING. STAFF WILL ADVISE THE BOARD OF THE
COMMISSION'S RECOMMENDATION ON DECEMBER 17, 2003.
STAFF RF, COMMF, ND ATION
Recommend approval for the following reasons:
mo
The proposed density complies with the Jefferson Da~s.: Corridor Plan; which
suggests the property is appropriate for residential use of 7,01' units per acre or more.
ProViding a FIRST CHOICE Community Through Excellence in-Public Service.
Bo
The requested parking space exception should ensure provision of an adequate
number of parking, spaces, consistent with similar age-restricted projects.
With respect to the impact: on capital facilities, the total number of units proposed
· are less than the number that existed prior to the-revitalization. Therefore, there is
no net increase impact on capital facilities.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WEREAGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH,ONLY A "STAFF"' ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH'ONLY .A "CPC"ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE: PLANNING COMMISSION.)
CONDITION
(STAFF) The following exceptions shall be granted for any multifamily residential.
development on the' property:
a 1.8 anit per acre exception to the maximum ten (10) units per acre denSity
limitation; and
a 1.1 parking space per unit exceptiOn to the required two (2) parking: spaces
per unit requiremem: (P)
(Note: All other requirements for multifamily residential development, as approved
with Case 978N0180, shall be adhered to.)
PR OFFRRF, D CONDITION
(STAFF)
The number of dwelling units permitted shall be limited to 310 traits, provided
that 240 of those units shall be unrestricted in regards to the age of residents and
seventy (70) shall be restricted, except as otherwise prohibited by the Virginia
Fair Housing Law, the Federal Housing Law, and sUch:..other applicable federal,
state or local legal_requirements, to "housing for older perSons" as defmed in the
Virginia Fair Housing Law and shall have no persons under 19 years of age
domiciled therein ("~Age Restricted Dwelling Units"). (P & .B&M)
(Note: This condition supercedes Proffered Condition 4 of Case.97SN01801. All
other proffered conditions shall remain in effect.)
GF, NF, R Al, INFORMATION
T ,ocation:
North line of Alcott Road, west of Jefferson Davis Highway.. Tax ID 789~678-Part of 8292
(Sheet 18).
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04SN0150~DEC 17-BOS
(Staff Note: Since the application was filed, Tax ID 789-678-Part' of 8292 was voided by
Deed Book 5400-686 on ,09/30/03 and Tax ID changed to 790-679-0705 by Assessor's
Office on 10/21/03.)
Existing Zoning:
R-MF with Conditional Use Planned Development
26.3 acres
Existing I,and 1 lSe:
Multifamily residential or vacant
Adjacent Zoning and I.and 1 lse:
North - R-7; Single family residential or vacant
South - R-7; Single family residential, public/semi-public (church) or vacant
East - C,3; Commercial, multifamily residential or vacant
WeSt - R-7; Vacant
1 ITII JTIES
Public
Public
Water System:
There is an existing six (6) inch water line extending along the south side of Bensley
Commons. Boulevard. In addition, a six (6) inch water line eXtends along the sOuthern
boundary of the request, site. Use of the public Water system is. required: as a condition of
zoning. (Case 97SN0180, Proffered Condition 1)
The property owner is responsible for upgrading, replacing,-repairing or relocating existing
water lines damaged during demolition/constructiOn activitieS, or:that may-need to betaken
into the County system for maintenance. (Case 97SN0180, Proffered Condition 3)
Wa~qtewater System:
There is an existing eight (8) inch wastewater cOllector:line extending along a portiOn.of
Tower Road and to the west across the request site. Use of the public Wastewater system is
required as a condition for zoning. (Case 97SN0180, Proffered Condition 1)
The property owner is responsible for upgrading, replacing, repairing or relocating existing
wastewater lines damaged during demolition/construction actiVities~ or that may need-to be
taken into the County system for maintenance. (Case 97SN0180;Proffered;Condition:3)
04SN0150-DEC!7-BOS
RN-¥1RONMRNTAJ,
Drainage and.F, rosion:
The requested amendment will have no impact on these facilities.
Pl JBI,IC FACII,ITIF, S
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities plan, the Thoroughfare Plan and the Capital Improvement Pro~rram. The proposal .will
result in less units than that whiCh existed prior to revitalization. Therefore, there is no net
increased impact on capital facilities.
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by 2015, Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan. Based on seventy (70)-dwelling units,' this request will
generate approximately thirty-one (31) calls for fire and rescue services.each year.
The BenSley Fire Station, Company Number 3, a~d Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. 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.
Schools; T,ihraries and Parks and Recreation:
This request will have no impact on these facilities.
Transportation:
The subject property is a portion of the development known as Winchester Green
(formerly Park Lee Apartments). The property is currently zoned R,MF~With Conditional
Use Planned Development'(Case 97SN0180) and:an existing condition of.zoning limits
development to 240 total units. The applicant is requesting an additional seventy (70)
age-restricted units. Based on retirement community trip ratesi development-cOUld
generate approximately.330, average daily trips. These vehicles will be:distributedJalong
Jefferson Davis HighWays(Route 1/301), which had a 2003 traffic count of 26,420
vehicles per day. '
The property is located within the Jefferson Davis Highway Enterprise Zone. Based:on
the Board of Supervisors' Policy regarding development withinthe Enterprise Zone, road
improvements will not be required:by the County. Road improvementsmay be required
by the Virginia Department of Transportatiom
04SN0150-DEC17-BOS
At time of site plan review, recommendations will be provided regarding intemal
circulation.
Financial lmnact on Carfital Facilities:
PER UNIT
Potential Number of New Dwelling Units' 70* li00
Population Increase 190.40 2.72'
Number of New Students
Elementary 16:80 0:24
Middle 9.10 0~ 13
High 11.90 0:17
TOTAL ·37.80 0.54
Net Cost for·Schools 339,2904;847·
693
Net Cost for Parks 48,510
for brar
Net Cost Li ies 26,250 375
t C t for Fir 28~070
Ne o's e Stations 401
Average Net Cost for Roads ' 287,630 4,109
TOTAL NET COST I 729,750 10,425
* Based on a proffered maximum number of 310 units redUced by 240 units permissible under the
existing zoning. (Proffered Condition)
As noted, this proposed development will have an .impact on capital facilities, staff has
calculated the fiscal impact of every new dwelling unit;OnSchools, roads, parks, libraries andifire
stations at $10,425 per unit. The aPPiicant has been advised that a maximum Profferof $9,000
per unit would defray the cost of the cap!t,~ facilities necessitated by this proposed development.
Consis!ent..with the Board of SuperVisor s' Policy, and proffers accepted from other applicants,.
the applicant has not offered cash to assist in defraying the cost of this proposed zoning on 'sUch
capital facilities. The County's ability to provide these facilities will be adversely impacted..
The Planning Commission and Board of SuperVisors. should note certain circumstances relative
to this case. This request will allow for .the continued revitalization of. Park Lee~ now known as
Winchester Green Apartments. An increase of seventy (70) units, in .conjunction with the
Winchester Green Apartments, reduces the number of allowable dwelling units bY five (5)i~units
from that formerly allowed prior to the revitaliZation efforts. Furthermore, the applicant has
agreed to age' reStrict up to seventy (70) of the 310 units thereby, reducing the net increase-in the
impact on school capital facilities (Proffered Condition). Such proffers:'result in a net decreasein
04SN0150-DEC 17-BOS
the impact on capital facilities as would be calculated had the combined requests been submitted
as one (1) request.
The Planning Commission and the Board of Supervisors~ through theirs:consideration of this
request, may determine that there are:~que ckcUmstances relative' ~-to this request that 'may
justify acceptance of a cash proffer below:the maximum amount.
.AND
C. omprehen.qive Plan:
Lies within the boundaries of the-Jeffer.qon Davis Corridor Plan which.suggests the property
is appropriate for residential use of T,0t units per acre or more.
Area Development Trends:
Area development is characterized-by commerci, al uses along_the Jefferson Davis HighWay,-.
frontage and residential or Vacant. properties asy°u move awaY frOm the corridor. It is
anticipated that residential and commercial development will !continue in this area as
recommended by the Plan.
Zoning History.: _
On April 10, 1963, the Board of-SUpervisors granted zoning to allow the: development of
multifamily units on the request prOperty and adjacent property:to the west (Case 63'29).
Subsequently, Park Lee Garden Apartments were developed on the property.
On March 26, 1997, the Board of Supervisors, upona favorable:~recommendation from the.
Planning.Commission, granted.z°ning approval to ~alloW~the d~vel0pment of multifami!y
units °r~ the request property (C~e 97SN0180). iThe intent °f Case '9;TSN0180..was:~to
demolish the Park Lee Garden Apartments and. bUildanother; multif~lydevelOPme!!tl.g}
lower denSity. Subsequently, the-Winchester Green mulfifamily complex was devei6~:ed:i6n':
most of the property. With' this_ r~quest, seventy :(70) additioriali:~un~ts are; proposed~hiCh
will be'restricted to occupancy bY persons fifty-five (55) year~ 0f age:or oldbr.
Current Proposal'
As stated above, the previous zoning case (Case 97SN0!80) Permittec[-~development of
mulfifamily units on the proPerty.as,a redevelopment :pr0j~c~L~ :~ original!Park Lee Garden
Apartments included approximately 425 units. Case97SN0180 limited the number of units
to-240, required the use of public utilities, ensured ~transportatioa and utility improvemehts
and granted exceptions to multifami!y standards:relative to thCnumber or,ts permitted;on
one (1)floor of a building, buii~g:setbacks and:min/mum diSt~ce:,~req~ements be~en
buildings (Case 97SN01-80, Condition 1 and Proffered Conditions 1~ 4). 'All otherZ6ning
Ordinance standards for multifamily development-which addresses required parcel area :and_
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04SNO150~DEC 17~BOS
density, percentage of overall coverage, sidewalks, driveways and parking areas, roads,
required recreational area and compatibility with adjacent properties remained in effect.
Specifically, exceptions are requested as follows: a 1.8 unit per acre exception to,the· 10~
unit per acre maximum density requirement for multifamily-residential developments
(Condition); a 1.1 parking. Space exception to the 2:0 parking space requirement resUlting, in
0~8" Paring spaces per trait; and an increase in the maximum number or'units by seventy
(70) units to permit to total-of 310units (Proffered Condition). The Proffered ConditiOn
provides that the additional seventy (70) units Will be restricted to occupancy by the elderly.
CONC. T.I ~STONS
The proposed increase in density and number of units permittedcomplies with the Jefferson Davis
~, which suggests the property is appropriate for residential-use of 7.01. units per acre or
more.
The Zoning' Ordinance requires the provision of two (2) off-street parking spaces for each
residential dwelling unit. An exception is sought to permit 0:9 parking spaces for each dwelling
unit. Although some residents of this facility may not drive, parking .provisions muSt also
accommodate visitors and employees of the development. Based upon experience at the existing
age-restricted prOject within WincheSter Green, the requested reduction Should accommodate both
resident and nOn-resident parking needs.
CASE HISTORY
Staff (12/8/03):
The Commission is scheduled to consider this case on December 16, 2003.
advise the Board of the Commission's recommendation on December 17, 2003.
Staff will
The Board of Supervisors, on Wednesday3 December 17, 2003, beginning at 7:00 p.m., will take
under consideration this request.
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04SN0150-DEC17zBOS
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