15SN0656
CASE NUMBER: 15SN0656
APPLICANT: Marc Greenberg and Midlothian Land Partnership, LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
APRIL 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW M. CONDLIN (804-977-3373)
ct:
MARC GREENBERG (804-320-0442)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
25.4 Acres 14200 Midlothian Turnpike
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.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement, and exhibits in Attachments 1-10
SUMMARY
A mixed use development with commercial, office and multi-family residential uses are planned.
The Conceptual Plan divides the property into four (4
on 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. (Summarized on Pages 5-10).
case, multi-family residential use would be limited to a maximum of 250 units and located only within
Tier III of the development. A maximum density for commercial/office development is also offered.
The applicant has proffered to construct a right turn lane along Route 60 at the Winterfield Road
intersection and an additional lane of pavement along Route 60 for the property frontage to
he applicant also proffered to complete these
improvements prior to an occupancy permit for any residential unit.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
DENIAL
Proposal does not mitigate traffic impacts specifically attributable to the
COMMISSION
development
Architectural treatment and project design inconsistent with village character
PLANNING AND TRANSPORTATION APPROVAL
While the multi-family residential use does not comply with the commercial
uses recommended by the Comprehensive
STAFF
would appropriately integrate the use and offers high quality design and
architectural elements.
ding road
improvements
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 Community
PARKS AND
Parks, of 90 acres each, consisting of approximately 370 acres in total, all in
RECREATION
Midlothian; nearest this location. Land for these parks has not been
acquired.
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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
Map 3: 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
415SN0656-2017APR26-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.
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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
C-3 uses C-2 uses R-MF O-2 and C-2
permitted permitted dwellings uses
permitted on permitted
Automobile Automobile
maximum of
Automobile
sales/rental & sales/rental &
7.6 acres
other uses other uses sales/rental &
prohibited prohibited Residential 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
Uses
screened age-restricted prohibited
For restaurant
use on parcel
adjacent to
lake - No
parking
permitted
between
building and
lake
Textual
Textual Statement
Textual Statement
Textual Statement
Statement V.A
IV.A and IV.C.i
II.A
III.A
Occupancy
limited to seniors
No occupancy No occupancy
Age Restriction
limitation limitation
Textual Statement
4.c.
Clubhouse,
fitness center &
other
recreational
Clubhouse and
- - -
amenities
Amenities
(minimum of
5000 square feet)
Textual Statement
V.D
615SN0656-2017APR26-BOS-RPT
General Overview (Continued)
Requirements Tier 1 Tier 2 Tier 3 Tier 4
Community Neighborhood Multi-family General
Business Business Commercial
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
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
715SN0656-2017APR26-BOS-RPT
General Overview (Continued)
Requirements Tier 1 Tier 2 Tier 3 Tier 4
Community Neighborhood Multi-family General
Business Business Commercial
Sidewalks and Along Midlothian Turnpike, Winterfield Road and internal to project
Crosswalks Proffered Condition 10
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
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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
915SN0656-2017APR26-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
1015SN0656-2017APR26-BOS-RPT
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
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
was 35,855 vehicles per
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
1115SN0656-2017APR26-BOS-RPT
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
proffer states that in the event the developer is unable to acq-
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
1215SN0656-2017APR26-BOS-RPT
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
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
1315SN0656-2017APR26-BOS-RPT
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.
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.
1415SN0656-2017APR26-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 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.
1515SN0656-2017APR26-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
ond its traditional function as a
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
1615SN0656-2017APR26-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
1715SN0656-2017APR26-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
n conformance with approved site
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
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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
1/13 and
1/20/2017
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
1915SN0656-2017APR26-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
2015SN0656-2017APR26-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
1/27/2016 Action REMANDED TO THE PLANNING COMM
Planning Commission
4/21/2016 Action DEFERRED TO JUNE 21, 2016
6/21/2016 Action DEFERRED TO AUGUST 16, 2016
THE
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,
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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
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
Board of Supervisors
2/22/2017 Action DEFERRED TO APRIL 26, 2017 ON THEIR OWN MOTION WITH THE
The Board of Supervisors on Wednesday, April 26, 2017, beginning at 6:00 p.m., will consider
this request.
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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 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
Textual Statement as the Concept Pla
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)
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5.Burning ban. The Developer shall not use burning to clear or timber the Property. (P and F)
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
developer in the acquisition --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
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development is no greater than 592 AM peak hour trips and 921 PM peak hour trips, as determined by
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
Plan. The exact design, material and location of pedestrian elements shall
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
with the design as contained in the approved site plan
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.
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The installation of the street lights may be phased as approved by the Planning Director based on the
extent of the plan approval. (P)
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)
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ATTACHMENT 2
TEXTUAL STATEMENT
Winterfield Crossing Case Number 15SN0656
Last Revised January 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:
S and dated October 31, 2016.
Exhibit B.1
September 7, 2016.
Exhibit B.2
Exhibit B.3 Elevations labelled
2016.
Exhibit B.4
Exhibit B.5
2016 an
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
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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.
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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.
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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
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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
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.
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.
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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
requirements, any dwelling units within Tier III shall be
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
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:
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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.
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ATTACHMENT 3
EXHIBIT A
CONCEPTUAL PLAN FOR WINTERFIELD CROSSING
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ATTACHMENT 4
EXHIBIT B
PEDESTRIAN CONNECTIVITY EXHIBIT
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ATTACHMENT 5
EXHIBIT B.1
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ATTACHMENT 6
EXHIBIT B.2
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ATTACHMENT 7
EXHIBIT B.3
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ATTACHMENT 8
EXHIBIT B.4
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ATTACHMENT 9
EXHIBIT B.5
WINTERFIELD CROSSING, CONCEPTUAL PLAN
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ATTACHMENT 10
EXHIBIT C
MIDLOTHIAN TOWN CENTER APARTMENTS
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