04SN0151-Jan 28.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
January 28, 2004 BS
04SN0151
Charter COlony Senior Assoc., L.P.
Midlothian Magisterial District
Northwest quadrant of Woolridge and Coalfield-Roads '
REQUEST: Amendment to Conditional Use Planned Development (Case 94SN0138)
permit exceptions to MultifamilY Residential (R-MF) Dislrict standards.
PROPOSEDLAND USE:
An age-restricted apartment development consisting ofapproximately 113 units is
proposed. ExceptiOns:to-'Multifamily Residential (R-MF) standards relative to
units per floor, recreation, parking andaeeess ~proxriSi0ns are'requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT'TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
AYES:' MESSRS. LITTON,.CUNNINGHAM, GULLEY AND STACK~
ABSENT:' MR. GECKER.
STAFF RECOMMENDATION
I. Recommend approval of'the, exceptions to units per floor, recreation and parking
provisions. Recommend-acceptance of Proffered Condition 1.' This recommendation is
made for the following reasons:
Ao
The requested exceptions to the number of dwelling units,per floor and.minimum
recreational acreage-~provisions are appropriate, giVen~,~that this-development has
been Proffered as an age,restricted community.
Providing a FIRST CHOICE Community Through Excellence in Public Service..
The requested parking space exception should ensure provision of an adequate
number of parking spaces, consistent with similar age-restricted projects.
Recommend denial of the eXception to access provisions. Recommend that Proffered
Condition 2 not be accepted. This recommendation is madeforthe following reason:
The application' fails to provide sufficiem infOrmation to support relief to the
provision of a second means of public access to the property.
(NOTE: coNDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED 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/CPC)
The following exceptions to the Multifamily.Residential (R-MF) District
requirements of the Zoning Ordinance shall apply to multifamily
developmem on the subject property:
Dwelling units. There shall be no .maximum number of units
permitted on any one (1) floor level ora bnilding.
Recreation area required. 'There shall be no minimum acreage
provision for recreational facilities.
(Note: Section 19-III(f) requires the' provision of sidewalks for
multi-family development. The exact location and design;will be
reviewed during the site plan review process.)
Co
Parking. Parking shall be provided at a ratio of 1.2 spaces per
dwelling unit. (P)
(Note: This condition is in addition to the requirements of Case 94SN0138 Textual Statement
for Tract 2, Item 4, for the subject property only.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Except as otherwise prohibited by the Virginia Fair Hous~g LaW,
the Federal Housing Law, and such .other applicable feder~, state,
or local legal requirements, dWelling urdts shall be restricted to
"housing for .older persons" as defined in-the Virginia Fair Housing
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(cpc) 2.
Location:
Law and' shall have no persons under 19 .years of age domiciled
therein: (B & M)
EmergenCY, Access. In lieu ora second road access (public or
private), an emergency access shall be provided from Woolridge
Road in the location generallysh°wn onsite plan.04PR0208~ titled
"Charter Colony Senior Development"., ~dated October 31, 2003 as
prepared:bY Townes Site Engineering, P.C. prior to occupancy of
more than fifty (50) units. The' design and maintenance of'this
access shall be reviewed and approved bY the .Fire Depar~em: in
conjunction_ with site plan approval..0~)
GENERAL INFORMATION
Northwest quadrant of Woolridge and Coalfield Roads. Tax 'ID '726:702-Part. of 9236 .-
(Sheet 5).
Existing Zoning:
R,7 with-Conditional Use Planned Development
Size:
8.1 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North -' R-15; Public/semi-pUblic (Church)
South A and R-9 with Conditional Use Planned Development: Public/semi+public
,(YMCA) or vacant
East - .0-2; Vacant
WeSt - R-15; Public/semi-pUblic (Midlothian High SchoOl~
UTILITIES AND ENVIRON-MRNTAI.
This request will have no impact on these, facilities.
04SN0t 51-JAN28~BOS
PUBLIC FACILITIES
The need for fire, school, library,, park and. transportation facilities is identified in the Public
Facilities Plan. the Thoroughfare Plan and the Capital-ImproVement Program~ This application
will' not result in a net increase in the number of dwelling unitSi ConSequently, there will be no
net increase in the impact on capital facilities.
Fire Service:
The Zoning Ordinance-reqUires the construction of a .second public access prior to the
occupancy of more than fifty (50) units. This apPlieati0n.lproposes proVision.of a
restricted secOnd access to Woolridge Road (Proffered Condition 2). To proVide
adequate 'access spacing along Woolridge and Coalfield ..Roads, 'the Transportation
Department has recommended that access to Coalfield: Road be located at the northern
property line and that access to Woolridge Road be locatedat':ithe.westem proper~ line.
Dueto the topography, ~onStmction of a public aceesS.to:W0olridge Roadat this western.
location may be difficult. The applica{ion ,has failed!to'PrOVic~e documentatiOn that
indicates a second full access point is not pOssible on~ .W:oolridge-Road. The Fire
Department could accept the. use of the proposed emergenCY: access for. this development
provided no other alternative eXists. However, the apPliCation fails to:proVide s~ient
-information to support relief to the proVision of a second 'means of public access to the
property.
Parks andRecreation:
As an age-restricted development, the Parks and Recreation.Department is supportixte.of'~
eliminating the typical'recreational facilities required': ina :multifamily deVeloPment.
Pedestrian walkways outside the;facility and c0mmtmi~ .sPace inside'the facility;7:w0uld
proVide alternative recreational.space more.suited to this iagegroup.
Transportation:
The applicant is requesting seVeral exceptions .to :Multifamily Residential ~-MF)
standards, including an exceptiOn to the requirement for,a second public road access with
anY develoPment of more than fifty (50) units. '
The property is located in the northwest comer of the Woo~dgeRoad/Coalfield Road
intersection. This- intersection, is controlled :::by : a. traffic, si~_: Both Woolridge- and
Coalfield Roads are identified on the Thoroughfare Plan ~as: major 'merials; In Order to
provide adequate access spacing (approximately ~ major ~
access from the propertYto Woolridge Road' should
line, and to Coalfield Road should be located
topography along the western part. of the property, conS ~tmC~gan access to Wo01ddge
Road atthe western property line would be very difficult.~ For ~SXeasOn,:the applicant is
requesting an exception to the Ordinance requirement for. asecond public road access,
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and is offering to provide an emergency access only to Woolridge Road~ Because4t will
not be accessible by the public, staff supports an access, limited to emergency use only, to
Woolridge Road closer to the WooIridge Road/Coalfield Road intersection.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests the
property is appropriate .for office, medium-density housing {7:to 14 units per' acre),
personal services and community facilities that provide transition to the'Midlothian
Village area.
Area Development Trends:
Properties to the north, west and southeast are developed for public/semi'public uses
(church, Midlothian High School. and YMCA). Property to the'east is zOned Corporate
Office and is currently Vacant. Property to the south is zoned:'Residential (R-9) with
Conditional Use Planned Development as part of the Charter~Colony project-and is
currently vacant. Located at the. northeastern edge' of propeflies zoned .as part of the
Charter Colony development, the request .-property. represents~. ~: an infill' '~property
surrounded by existing agricultural, single family.residential and Public/semi,public uses.
It is anticipated that any redevelopment of properties-loCated t° 'the north ~wonld
incorporate uses that provide appropriate-transition to .the Midlothian' Village iarea, as
suggested .by the Plan.
Zoning:History:
On March' 26, 1980, the Board Of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning from Agricultural (A) m-Residential (R-15)
and Residential TownhoUse (R, TH) with Conditional Use .andConditional use-Planned
Development to allow a mix of residential types anddenSities :and Other use and bulk
exceptions on'an 890 acre tract (Case 78S170). This case inc0~orated the :request site.
On 'August 24, 1994, the Board' of Supervisors, upon a favorable recommendation frOm
the Planning Commission, approved rezoning from Residential: (R-15) and Residential
TOWnhouse (R-TH) .to Residential (R-9) and Community-BuSiness (C-3)-with
Conditional Use Planned Development to permit use and bulk~except'mns on an 822-acre
tract (Case 948N0138). A mixed use development,to inc!ude-residential,:~office,
commercial and_ public/semi-public uses was proposed. This case incorporated :the
request site, which was approved as part of Tract-2, Tract 2 permits ~multifamily,
townhouse, office and limited commercial uses. .
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Site Design:
This request would amend the Textual Statement for Tract 2, Item 4 of Case 94SN0138
for Multifamily Residential (R-MF) development. Specifically, with:the exception of
density, which is permitted at fourteen (14) units to the acre, multifamily development
must comply with the Ordinance requirements for Multifamily Residential (R-MF)
Districts. Exceptions are requested to standards that affect the number of units per floor
and recreational and parking provisions. Exceptions to .access requirements are discussed
within the Fire Department section of-this report.
Dwelling Units:
Currently, the Ordinance. limits the number of units on anyone O) floor to ten 00) for'
multifamily development. The purpose of this requirement is to avoid buildings having
large, bulky masses that may overcrowd the deVelopment. The Ordinance permits a
maximum building height of s'~x (6) stories or seventy (70) feet, whichever is less. The
applicant is requesting that this limitation be lifted (ConditiOn). As an age-reStricted
development limited to 113 units, the provision of additional housing units-at lower
building levels is appropriate.
RecreatiOn:
Currently, the Ordinance requires that not less than ten (10) percent of the gross acreage
of a multifamily project be.devoted to recreational use, with a!minimum provision of 1.5
acres.. The applicant is requesting'that this requirement'be eliminated (Condition). With
the ~deletion of this minimum acreage requirement, the Ordinaneewill cOntinue to.require
the provision of sidewalks for multifamily development. The-exact location and design
will be reviewed during the site plan review process. As'an age-restricted development,
the provision of passive recreation in the form of sidewalks WOuld be appropriate in lieu
of active recreational spaces.
Parking:
The Zoning Ordinance requires the Provision of two (2) off-street Parking spaces for each
residential dwelling unit. Anexception is sought to permit .1~2 Parking spaces for each
dwelling unit. Although some residents of this facility niay not drive, parking provisions
must also accommodate visitOrs and employees of'the development. Based: uponstatFS
experience with age-restricted projects, the requested reductiOn-should accommodate both
resident and non-resident parking needs.
CONCLUSIONS
The reqUested exceptions to the number of dwelling units per_ floor-and minimum recreational
acreage provisions are appropriate given that this development has been -proffered as an age-
restricted community. The requested parking space exception should 'ensure provision of an
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adequate number of parking spaces, conSistent with similar age-restricted projects. Given these
considerations, staff recommends approval of these exceptions and the acceptance of Proffered
Condition 1.
The application fails to provide sufficient information to support relief to the provision of a
second means of public access to' the property. Staff is recommending denial of the relief m
access requirement and that Proffered :Condition 2, addressing the provision of an emergency
access, not be accepted.
.CASE HISTORY
Applicant (12/16/03):
A revised proffered condition was submitted to identify the general.location of the
proposed emergency access from WoOlridge Road.
Planning Commission Meeting (12/16/03):
Mr. Gecker excused himself from consideration of this ease due to the potential conflict
of interest.
The applicant did not accept staff's recommendation, but accepted the Commission'~s
recommendation. There was no opposition present.
Mr. Gulley noted the steepness of the slope from Woolridge Road at-the location of the
required second access; the concern that the Corps of Engineers may not approve a permit
to cross the wetlands in-this area; that this was a unique situation; and that the emergency.
access would provide a safe and secure access for emergency vehicles.
Mr. Stack noted that the Fire Department had indicated agreater comfort in supporting
the emergency access provisions in commercial and multifamily projects with respect to
long-term maintenance ofsuch accesses.
On 'motion of Mr. Litton, seconded by Mr. Stack, the CommissiOn recommended
approval of this request subject to the Condition and acceptance of the proffered
conditions on pages 2 and 3.
AYES: Messrs. Litton, Cunningham, Gulley and Stack.
ABSENT: Mr. Gecker.
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The Board of Supervisors, on Wednesday, January 28, 2004,. beginning at 7:00 p.m., will take
under consideration this request.
04SN0151-JAN28-BOS
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