15SN0656
CASE NUMBER: 15SN0656
APPLICANT: Marc Greenberg and Midlothian Land Partnership, LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW M. CONDLIN (804-977-3373)
t:
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, buffers, 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 are located in Attachments 1-11
SUMMARY
A development (Winterfield Crossing) which would include a mix of commercial, office and 250
senior multi-family residential units is planned. The applicants have offered quality architecture
and site design to provide a pedestrian-focused development with seamless passage between uses,
commercial uses fronting an internal main street, public gathering spaces, and pedestrian
connections within the development and to adjacent properties.
Quality materials and building finishes, tree-lined streets, a main street, a lakeside promenade and
trails to serve as focal points for pedestrian activities, on-street parking, limits on tenant sizes and
s. (Summarized on Pages 5-10).
While the Transportation Department is not recommending construction of an additional lane along
Route 60 for the property frontage, the applicant has proffered to contribute cash payments or
construct a third lane along Route 60 across the property frontage
impact on roads.
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
pedestrian-focused quality site and architectural plans would achieve a well-
STAFF
designed, unique and viable high quality place to enhance the community.
The Plan encourages new high density and senior housing developments to be
located in proximity to supporting office and commercial services.
cash payments or
constructing 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
415SN0656-2017JUN28-BOS-RPT
PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number 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 (on the portion of the 34.5 acres not included in this request).
03SN0316
Conditions of approval included a design manual intended to guide the
Approved
development with specific site and architectural elements outlined. Approved
(5/2004)
conditions also 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
commercial uses along a main street
Proposal
According to the applicants, the development (Winterfield Crossing) is intended to host a community to
live, work, shop and recreate. The development will focus on public gathering spaces and walkability;
commercial uses fronting main street and the lake-front promenade; on-street parking; and quality
-feel that reflects features of the
Midlothian Village.
The applicants propose commercial, office and multi-family residential uses as identified in the proffered
conditions, Textual Statement and Exhibits A, B.1 B.6, C and D (Attachments 1 11). The Conceptual
Plan divides the property into five (5) development tracts Exhibit A
Attachment 3).
Ordinance Exceptions
Given their development proposal, the applicants are requesting exceptions to ordinance standards.
The Comprehensive Plan encourages flexibility in typical zoning standards to encourage creative
design and a quality development. The modifications requested to the standards of Emerging Growth
and Village District Areas and Multi-family Residential (RMF) requirements are provided in the Textual
Statement (Attachment 2) and outlined below:
Exceptions to permit the multi-family residential use; numbers of multi-family units per floor;
and multi-family project acreage
Signage (see page 9)
Reduced setbacks along the perimeter and throughout the development and reduced buffers
Reduced numbers of parking spaces
515SN0656-2017JUN28-BOS-RPT
Design
Uses - Generally
Permitted uses included uses permitted in the Community Business (C-3), Neighborhood Business
(C-2), Corporate Office (O-2) and Multi-family Residential (RMF) Districts with specific uses
identified for each Tier as outlined below. It is important to note that several automobile-oriented
uses such as gasoline and automobile sales and rental, as well as more intense Community
Business (C-3) uses, are not permitted. Limitations are established on drive-thru fast food
restaurant uses. In addition, any drive-thru windows or vehicular bay doors cannot face
Midlothian Turnpike and must be screened. (Textual Statement)
Site Layout/Design Generally
This mixed use project would be developed according to the Conceptual Plan (Exhibit A
Attachment 3). As evidenced by this plan, the development is proposed with an integrated
mixture of commercial/office and higher density residential uses with attention to design details
important to quality mixed use developments:
Public spaces, pedestrian areas/trails (open spaces designed with high visual interest and
o
amenities to encourage public gathering and overall walkability and bikeability throughout
development and between adjacent developments)
Sidewalks and crosswalks (along Midlothian Turnpike and Winterfield Road and internal to
o
project)
Decorative pedestrian-scale goose neck streetlights (along Midlothian and Winterfield
o
Road and internal to project)
Lake to be designed as an amenity, including fountain(s)
o
Landscaping throughout as required by ordinance and shown on Conceptual Plan and, if
o
approved, landscaping and ornamental features within the round-about on Winterfield
Road
Architectural Design - Generally
Architectural designs include features of the Midlothian Village, and provide a variety of
architectural elements, types, textures and colors, and common quality materials, finishes and
styles (Exhibits B.1 C, Attachments 4 10). All buildings will incorporate 4-sided equal
architecture with no building exterior inferior in materials, quality, appearance or detail to any
other building side. Unless otherwi
section below, buildings are limited to four (4) stories in height. In addition, buildings are
designed to be comparable throughout the development and complementary to the surrounding
community.
Special Design Considerations By Tier
Tier 1
Uses permitted in the Community Business (C-3) District except uses including, although
o
not exclusively, gasoline sales, automobile (including motorcycle) sales and rental, and
consignment lots, flea markets, greenhouse, and veterinary hospital with outside runs are
prohibited.
An automobile service station and automobile wash (only incidental to a permitted use)
o
may be permitted provided bay doors do not face Midlothian Turnpike and are screened
615SN0656-2017JUN28-BOS-RPT
No freestanding fast food drive-in/drive-thru restaurants and no gasoline sales to
o
discourage automobile oriented design
Only 1 fast food restaurant with drive-in or drive-thru permitted per building and the
o
building must contain 3 or more tenants. Fast food restaurants without a drive-in or drive-
thru would be permitted.
Grocery use located on western edge of tier; additional landscaping and design to screen
o
loading dock/areas
Reduced setbacks to increase presence along Midlothian Turnpike
o
Hedgerow and landscaping to reduce visibility of parking along Midlothian Turnpike
o
No tenant to exceed 50,000 square feet and only 1 tenant may exceed 30,000 square feet
o
Grocery store proposed at the western edge of Tier 1 would be consistent with Exhibits B.1
o
and B.2 Attachments 4 and 5.
Other buildings in Tier 1 would be consistent with Exhibits B.3 and B.4 Attachments 6 and
o
7, except that facades of buildings facing Main Street will be designed with a storefront
appearance (Exhibit B.5 Attachment 8)
Tier 2
Uses permitted in the Neighborhood Business (C-2) and Corporate Office (O-2) Districts
o
except uses including, although not exclusively, gasoline sales, automobile (including
motorcycle) sales and rental, and consignment lots, flea markets, greenhouse, and
veterinary hospital with outside runs are prohibited.
Commercial/office uses will front Main Street; include pedestrian entrances along Main
o
Street and no service or loading doors/areas along Main Street
Designed to facilitate a pedestrian presence and on-street parking along Main Street
o
Buildings will be a minimum of two (2) stories or have a two-story façade and at least one
o
building will be a minimum of three (3) stories
Buildings will be consistent with elevations shown on Exhibit B.6 Attachment 9
o
Tier 3
Uses permitted in Multi-family Residential (RMF) District
o
Maximum of 250 apartments designated for senior occupancy permitted
o
Clubhouse and amenities to be provided prior to occupancy of 101 st unit and phased with
o
remainder of units
Buildings close to and fronting internal roads
o
Pedestrian connections to commercial/office/recreational uses and amenities
o
Architectural design will be comparable with Exhibit C Attachment 10 (multi-family
o
development, known as Midlothian Towne Center Apartments, adjacent to the east of
proposed development).
Tier 4
Uses permitted in Neighborhood Business (C-2) and Corporate Office (O-2) Districts except
o
uses including, although not exclusively, gasoline sales, automobile (including motorcycle)
sales and rental, and consignment lots, flea markets, greenhouse, and veterinary hospital
with outside runs are prohibited
Fast food restaurants without a drive-in or drive thru would be permitted (the only
o
permitted C-3 use)
Buildings located so no parking and drives between buildings and Winterfield Road, unless
o
otherwise approved by the Planning Director
Architectural design will be compatible with Exhibit C Attachment 10 (components of
o
multi-family development adjacent to the north of Tier 4)
715SN0656-2017JUN28-BOS-RPT
Tier 5
Waterfront tier with lakeside promenade designed as a focal point to encourage
o
pedestrian activity
Uses permitted in Neighborhood Business (C-2) and Corporate Office (O-2) Districts except
o
uses including, although not exclusively, gasoline sales, automobile (including motorcycle)
sales and rental, and consignment lots, flea markets, greenhouse, and veterinary hospital
with outside runs are prohibited
The following would be permitted: fast food restaurants without a drive-in/drive-thru;
o
establishment with live entertainment and/or dancing (with or without alcohol sales); Craft
brewery and tasting room, as permitted in the C-3 district; liquor store; and maximum
10,000 square foot consignment/second hand store.
Architectural design compatible with consistent with Exhibits B.3 and B.4 Attachments 6
o
and 7
Customer/guest entrances shall be provided along the facades of buildings facing the lake
o
(which may include patios and dining areas); no loading docks permitted on the building
façade facing the lake
Map 4: Tiers 3 and 4 - Architectural Compatibility With Adjacent Multi-family
Development and Exhibit C
Adjacent Multi-family
development
Elevations in Exhibit C
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Signage
Signs will comply with the Zoning Ordinance requirements unless otherwise provided for in the Textual
Statement and Exhibit D Attachment 11. 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
Roads Current Proposal
Current Zoning
Area Area
Three signs 1 at
Primary Entrance - Two signs 1 at
250 Sq Ft & 25 Ft each entrance -
Midlothian 32 Sq. Feet & 50 Sq. Feet &
Tall and at 2 50 Sq. Feet & 15
Turnpike 8 Feet Tall 15 Feet Tall
Secondary ft. Tall
Entrances 50 Sq
Ft & 8 Ft Tall
30 Sq. Feet & 30 Sq. Feet &
10 Feet Tall 10 Feet Tall
Unless within 300 Unless within 300 1 sign - 75 Sq. 2 signs - 10 Sq.
Winterfield Road Feet of R or A Feet of R or A Feet & Feet & 8 Feet
then reduced to then reduced to 8 Feet TallTall
10 Sq. Feet & 10 Sq. Feet &
8 Feet Tall 8 Feet Tall
Additional signage is proposed:
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 below
Map 4: Replacement Sign for Mini-Storage to West (Tax ID 724-709-0346)
Providing replacement
sign for mini-storage
located here
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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 applicant has committed to a maximum commercial and residential development (Proffered
Condition 9 and Textual Statement IV. C. iii). Based on the trip generation rates for the maximum
development density (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.
Midlothian Turnpike is identified on the County 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 vehic
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 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
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.
1015SN0656-2017JUN28-BOS-RPT
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.
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.
An amendment to the Midlothian Community Special Area Plan is being drafted. Preliminary discussions
about the draft Plan suggest that the Village Core Area should be extended along Route 60 west of
Winterfield Road, incorporating this property. Typical road improvements for development proposals
within the existing Village Core Area are currently not recommended. Without improvements, roads
within the Village Core Area are anticipated to become more congested. Based on the possibility of
expanding the Village Core Area along with current practices/recommendations, staff has not
recommended the developer provide an additional lane of pavement along Route 60.
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.
The applicant has proffered to pay $2,924 per dwelling unit or construct an additional lane of
pavement along Route 60 for the entire property frontage (Proffered Condition 8). The total impact of
the proposed residential development under the Road Cash Proffer methodology is $728,500 (250 x
$2,914) compared to the estimated cost of $1,714,347 for the Route 60 road improvements. It should
1115SN0656-2017JUN28-BOS-RPT
be noted, however, that the actual cost to provide these improvements could be more or less than
this amount. Staff supports the request.
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
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@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.
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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.
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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.
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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
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
in the chart below:
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
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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
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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, 1/20,
3/7, 6/14,
6/15, and
6/20/2017
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
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Importance of 4-sided pedestrian access to business success
Prefer higher end businesses
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
6/21/2017 Meeting Scheduled
Planning Commission Meetings
7/23/2015 Action
10/20/2015 Action DEFERRED TO NOVEMBER 17, 2015 ON COMM
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
1915SN0656-2017JUN28-BOS-RPT
Project is walkable and would increase tax base
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
Planning Commission
4/21/2016 Action DEFERRED TO JUNE 21, 2016 ON COMMISSI
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
2015SN0656-2017JUN28-BOS-RPT
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,
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 that following the Boaremand 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 ITS OWN MOTION WITH THE
4/26/2017 Action DEFERRED TO JUNE 28, 2017 ON ITS OWN MOTION WITH THE
The Board of Supervisors on Wednesday, June 28, 2017, beginning at 6:00 p.m., will consider
this request.
2115SN0656-2017JUN28-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
June 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 June 20, 2017 shall be considered the Master
Plan. (P and BI)
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
eastern access shall 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.
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)
2215SN0656-2017JUN28-BOS-RPT
5.Burning ban. The Developer shall not use burning to clear or timber the Property. (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 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.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
--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 ha-
-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. (T)
8.Road Cash Proffer. The Developer shall elect to:
a. Pay $2,914 per dwelling unit to the County of Chesterfield for road improvements
within the service district for the property. Each payment shall be made prior to the
2315SN0656-2017JUN28-BOS-RPT
issuance of a building permit for a dwelling unit unless state law modifies the timing of
the payment; or
b. Construct a third westbound lane of Midlothian Turnpike along the entire frontage of
the Property. Prior to the issuance of a certificate of occupancy for any dwelling unit,
this improvement shall be completed as determined by the Transportation
Department.
Prior to any site plan approval for any residential development, the Developer shall notify the
County as to which item above (a or b) shall be accomplished. (T)
9.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
th
peak hour trips and 921 PM peak hour trips, as determined by the 9 Edition of the ITE Code
and/or based on actual traffic information submitted to and approved by the Transportation
Department. (T)
10.Open Space/Pedestrian Areas
public
spaces 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 the Concept Plan. The exact design, material and location of pedestrian elements shall be
approved by the Planning Director as part of plan approval. (P)
11.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
construction is in conformance with the design as contained in the approved site plan entitled
PR0231. 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, which shall include fountain type aerators, unless specifically prohibited or
2415SN0656-2017JUN28-BOS-RPT
restricted by law or government regulation, as determined by Environmental Engineering. (P
and EE)
12.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 and T)
13.Landscaping and Buffers.
a.Midlothian Turnpike. A buffer of at least fifteen (15) in width and containing 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 the Planning Director and VDOT, landscaping and
ornamental features shall be installed within the round-about on Winterfield Road. (P)
14.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 Plan as
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)
15.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)
2515SN0656-2017JUN28-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
June 20, 2017
Textual Statement
Winterfield Crossing Case Number 15SN0656
Last Revised June 20, 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
September 7, 2016.
Exhibit B.2 and dated December 1, 2016.
Exhibit B.3
December 1, 2016.
Exhibit B.4
Exhibit B.5 d dated June 1, 2017.
Exhibit B.6
Exhibit C IAN TOWN CENTER APARTMENTS, MIDLOTHIAN,
December 9, 2008, containing Sheets A2.01-A2.12.
Exhibit D
The development is intended to host a community to live, work, shop and recreate. Seamless
transitions from the commercial areas to the main streets, public common spaces, senior housing and
even to the adjacent properties shall be provided as generally shown on the Concept Plan.
Winterfield Crossing is a mixed use community with a focus on public gathering spaces and pedestrian
2615SN0656-2017JUN28-BOS-RPT
-rial and finishes and its
connection between all aspects of the project, while mirroring a design style similar to the Midlothian
Village. Architectural styles reflect the design features of the Midlothian Village by providing a variety
of architectural features, buildings types, textures, uses, and colors, as well as a commonality of
quality material, finishes and styles as generally reflected by this Textual Statement. 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 areas 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 criteria shall be divided into four (4) tracts
as follows:
i.Tier 1 Community Business Tier That area of the site identified on the
ii.Tier 2 Neighborhood Business Tier That area of the site identified on the
iii.Tier 3 Multi-Family Tier That area of the site identified on the Concept
iv.Tier 4 General Commercial Tier That area of the site identified on the
v.Tier 5 Waterfront 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:
2715SN0656-2017JUN28-BOS-RPT
i.Signage Concepts:
1.Free standing project signage shall be generally consistent with the
signage exhibits attached hereto as Exhibit D.
ii.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.
iii.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.
iv.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.
v.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 lake, the user shall be
entitled to either an individual outparcel sign on Midlothian Turnpike
or a prominent location on the Nonresidential Community
Identification Sign.
vi.Internal Signs:
1.Internal directional signs not legible from Midlothian Turnpike may
be constructed to help with internal wayfinding.
2815SN0656-2017JUN28-BOS-RPT
vii.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.
viii.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.
E.Parking.
(i) Parking for all uses within Tiers 1, 2, 4 and 5 shall be required to have a minimum
of four (4) spaces per one thousand (1,000) square feet of rentable commercial
space. Parking within Tier 3 shall be required to have a minimum of one (1) space
for each dwelling unit.
(ii) Parking spaces shall be provided pursuant to the provisions of I(E)(i) above
2915SN0656-2017JUN28-BOS-RPT
based on the collective sum of the calculation of each such use. Such parking must
be provided within the development as a whole but shall not be required on each
parcel/site or within the Tier a use is located. Parking along any street or drive
aisle within the project shall be counted towards the required parking. Through
plan review, a reduction in the required number of spaces may be granted if it is
determined by the Planning Department that uses will have different time
demands, or sidewalks or pedestrian ways will be provided between uses.
II.Tier 1 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.Feed store
e.Halfway Houses
f.Hospitals
g.Indoor or outdoor flea markets
h.Laundromat
i.Mortuary
j.Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track
or operation
k.Veterinary hospital with outside runs
l.Greenhouse
m.Gasoline sales
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.Automobile wash incidental to a permitted use shall be permitted so
long as any wash 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.
3015SN0656-2017JUN28-BOS-RPT
c.Any building with a fast food restaurant with drive in or drive
through service shall be limited to one such drive in or drive through
service for a fast food restaurant and may only be in a building with
three or more tenant spaces.
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, Exhibit B.4 and 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.
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 2 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. 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.Mortuary
x. Veterinary hospital with outside runs
xi. Automobile service station
xii.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. Any
building adjoining Main Street shall (i) have at least one principal entrance facing
Main Street and such building shall include fenestration facing Main Street as
3115SN0656-2017JUN28-BOS-RPT
shown on Exhibit B.6, and (ii) not include loading docks or service doors facing Main
Street.
C.Building Height.
i.Buildings shall be limited to four stories in height.
ii.Buildings shall be a minimum of two stories or have a two-story façade,
provided, there shall be no requirement for the second story to be occupied
or built for occupancy, and further provided that at least one building shall
be a minimum of three stories in height.
IV.Tier 3 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, exterior materials for and
design elements of any buildings shall be similar in quality to the architectural
elevations as shown on Exhibit C unless otherwise approved by the Planning
Commission at the time of plan approval. The exact design and materials of any
buildings within Tier 3 shall be approved by the Planning Commission in conjunction
with plan approval.
C.Development Standards.
i.Area. Tier 3 shall contain a maximum of 7.62 acres.
ii.Height. No building may exceed a height of four stories.
iii.Residential density. There shall be a maximum of two hundred fifty (250)
dwelling units within Tier 3.
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 3 shall be
Housing Law and no persons under 19 years of age shall reside therein.
v.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.
3215SN0656-2017JUN28-BOS-RPT
vi.Buffer. No buffer shall be required around the perimeter of Tier 3.
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.
Prior to the issuance of certificates of occupancy for more than two hundred (200)
age-restricted dwelling units, 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 as set forth herein shall total a minimum of 5,000
square feet in area.
V.Tier 4 General Commercial Tier:
A.Uses. Uses shall be limited to the following:
i.Uses permitted by right or with restrictions in the Corporate Office (O-2)
District;
ii.Uses permitted by right or with restrictions in the Neighborhood Business
(C-2) Districts, except the following uses shall be prohibited:
1.Automobile sales and rental, including consignment lots
2. Commercial kennels
3. Funeral homes or mortuaries
4. Halfway Houses
5. Hospitals
6. Indoor or outdoor flea markets
7.Automobile wash
8. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track
or operation
9. Veterinary hospital with outside runs
10.Automobile service station
11.Gasoline sales
iii.Fast food restaurants shall be permitted except there shall be no restaurant
drive in or drive thru permitted (provided a carry-out or pick-up area for a
restaurant shall be permitted).
B.Architectural treatment. The architectural treatment of, exterior materials for and
design elements of any buildings shall be similar in quality to the architectural
3315SN0656-2017JUN28-BOS-RPT
elevations as shown on Exhibit C. The exact design and materials of any buildings
within Tier 4 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.
i.Buildings shall be limited to four stories in height.
ii.Buildings shall be a minimum of two stories or have a two-story façade,
provided, there shall be no requirement for the second story to be occupied
or built for occupancy.
VI.Tier 5 Waterfront Tier Buildings within Tier 5 will be designed as a focal point of
pedestrian activity along the lake. This area will encourage pedestrian activity along the
lakeside promenade as shown on the Concept Plan.
A.Uses. Uses shall be limited as follows:
i.Uses permitted by right or with restrictions in the Corporate Office (O-2)
District;
ii.Uses permitted by right or with restrictions in the Neighborhood Business
(C-2) Districts, except the following uses shall be prohibited:
a. Automobile sales and rental, including consignment lots
b. Commercial kennels
c. Funeral homes or mortuaries
d. Halfway Houses
e.Hospitals
f. Flea markets
g.Automobile wash
h. Motorcycle, Go Cart, All-Terrain Vehicle, or similar type vehicle track
or operation
i. Veterinary hospital with outside runs
j.Automobile service station
k.Gasoline sales
ii.The following uses shall be permitted as restricted herein:
3415SN0656-2017JUN28-BOS-RPT
a.Fast food restaurants except there shall be no restaurant drive in or
drive thru permitted (provided a carry-out or pick-up area for a
restaurant shall be permitted)
b.Any establishment with live entertainment and/or dancing by the
public regardless of whether alcoholic beverages are served
c.Craft brewery or tasting room as permitted in the C-3 District
d.Liquor store
e.Consignment and second-hand store, including, but not limited to
sports equipment sales, limited to no more than 10,000 square feet
in area
B. Architectural treatment. Buildings shall be generally compatible with respect to
building materials and architectural style with the elevations shown on Exhibit B.3,
Exhibit B.4 and 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. Any building within Tier 5 shall include at least one entrance for a
customer or guest access point facing the water feature. Such customer entrance or
guest entrance shall be permitted to include a secured or unsecured patio or dining
area and such customer or guest entrance shall be permitted to be used as a service
entrance. No loading docks shall be permitted on the side of the building facing the
water feature.
C. Building Height. Buildings shall be limited to four stories in height.
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ATTACHMENT 3
EXHIBIT A
CONCEPTUAL PLAN FOR WINTERFIELD CROSSING
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ATTACHMENT 4
EXHIBIT B.1
BUILDING ELEVATIONS -GROCERY
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ATTACHMENT 5
EXHIBIT B.2
ARCHITECTURAL RENDERING -GROCERY
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ATTACHMENT 6
EXHIBIT B.3
BUILDING ELEVATIONS TIERS 1, 4 AND 5
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ATTACHMENT 7
EXHIBIT B.4
ARCHITECTURAL RENDERING TIERS 1, 4 AND 5
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ATTACHMENT 8
EXHIBIT B.5
FAÇADE FACING MAIN STREET TIER 1
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ATTACHMENT 9
EXHIBIT B.6
ARCHITECTURAL RENDERING TIER 2
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ATTACHMENT 10
EXHIBIT C
MIDLOTHIAN TOWN CENTER APARTMENTSTIERS 3 AND 4 COMPARABLE
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ATTACHMENT 11
EXHIBIT D
ENTRANCE SIGNAGE
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