04SN0151-Feb25.pdfFebruary 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
KECOMMENDATION
04SN0151
Charter Colony Senior Assoc., L..P.
Midlothian Magisterial District
Nm'thwest quadrant of WOolridge and Coalfield Roads
REQUEST: Amendment to Conditional Use Planned Development (Case 94SN0138)
permit exceptions-to Multifamily Residential (R-MF) District standards.
PROPOSED LAND USE:
to
An age-restricted apartment'development consisting of approximately 113 units is
proposed. Exceptions to Multifamily ReSidential (R-MF) standards relative to
units per floor, recreation, parking and access provisions 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
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:
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 commurtity..
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 made forthe following reason:
The application fails to provide sufficient 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
development on-the subject Property:
Ao
Dwelling units. There shall be no maximum number of units
permitted on any one (1) floor level of a building.
Recreation area required. There shall be no minimum acreage
provision for recreational facilities.
(Note: Section 19-111(0 requires-the provisi°n 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 additi°n 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 Housing Law,
the Federal Housing Law, and such other applicable federal, state,
or local legal requirements; dwelling units shall be restricted to
"housing for older persons" as defined in the Virginia Fair Housing
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Law and Shall haVe no persons under 19 years of age domiciled
therein. (B & M)
(cpc)
EmergenCy Access. In lieu of a second road access (public or
Private), an emergency access shall be provided from Woolridge
Road in the location generally shown on site plan 04PR0208, rifled
,charter Colony Senior DeVelopment", dated October 31, 2003 as
.prepared by Townes Site Engineering; P.C. prior to occupancy' of
more than fifty (50) units2 The design and maintenance of this
access' shall be reviewed and approved by:the Fire Department in
conjunction with site plan approval. (F)
GENERAL INFORMATION
Location:
· 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 ENVIRONMENTAL
This requestwill have no impact on these facilities,
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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 units. Consequently~ there -will be no
net increase in the impact on capital facilities.
Fire Service:
The Zoning Ordinance requires the constmcti°n of a second public access prior m the
occupancy of more than fitt3r (50) units. This application proposes provision of a
restricted second access to Woolridge Road (Proffered-.C0nditi0n 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 located.at:the :western property tine.
Due to the topography, c0nstmctiOn of a public access to W0o!ridge 'Road at this westem
location may be difficult. The applicati°n has~ failed :tq !provide .docUmentatiOn that
indicates a second full access point is not POssible On 'Woolridge:~Road. The Fire
Department could accept the use-of the .proposed: ~mergency access for~this development '
.pr~hded no 'other altehative exists:..Ho~Vever~ the'_apPlieati0n, fails t° :Provide ~s~Cient
..information to support relief to: the pr0Visi'tn~ ofai Second m~ans 0f. PUblic-acCesS to.the
'property.
Parks and Recreation:
As an age-restricted development, the Parks and Recreation-Department is su office of
eliminating the typical:recreational' .facilities. required :ina mulfifarnily development.
Pedestrian Walkways outside, the facility and' community spa¢~e inside the facility, would
.providealtemative recreational Space more suited to this age g~oup. . '
The applicant is reqUesting several exceptions to Multif~ly ReSidential (RjVIF):
standards, 'including an exception to the requirement for asecond public road access with
any'development of more than-fifty (50)!units. .
The property is located 'in the northwest comer o? the Woolfidge Road/Coalfietd Road
intersection. This intersection is controlled by fi traffic Signall. Both WO°lridge :. and
Coalfield Roads are. identified, on.the Thoroughf~e Plan as major arterials In order, to
' · ' · : , .' ,~ I- . : :- : - .,i: .-
prowde adequate access spacing (approxunately :500 fee0. along these major arterials,
access from the property:to Woolridge; Road shoed be loca~edat the~westcm proper~
line, and to Coalfield Koad should be located:at the nOrthemlprope~ l'ine...DU~-it~ t~
topography along-the western, part of the prope~, constructing an access'to WOOlridge
Road at the westem property line, would be cry :ditTicult.. For thisreason, .the apphcant-m
reqUesting an exceptiOn to the Ordinance requirement fora second public madaCcess,
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and is offering to provide an emergency access only to Woolridge Road. Because it will
not be accessible by the public, staff, supports an aeeess~ limited to emergency use only, to
Woolridge Road closer to the Woolridge 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 Trer~ds.:
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 properties 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 to the north~-would
incorPorate uses that provide appropriate transiti°n to .the Midlothian Village area, 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) to Residential' (R-1'5)
and Residential Townhouse (R-TH) with'ConditiOnal Use and Conditional Use Planned
Development to allow'a mix of residential. types iand 'denSities and other use and. bulk
exceptions on an.890 acre tract (Case 78S170). This case incorPorated the request site.
On August 24, 1994, the Board of Supervisors, upon' a favorable recommendation from
the Planning Commission, approved rezonlng.from Residential (R-15) and Residential
Townhouse (R-TH) to _Residential (R-9) anc~ Community'-~Bus'mess (C-3) with
Conditional Use Planned Development to permit use and bulk exceptionS on an 822 acre
tract (Case 948N0138). A mixed use development to' include 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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04SN0151-FEB25-BOS
Site Design:
This request would amend the Textual Statement f0r 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 acrc, 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..Exeeption~ to access requirements are discussed
within the Fire Department section of this report.
Dwelling Units:
Currently, the Ordinance limits the number of units onany one (1) floor to ten (!0) for
multifamily development. The'purpose of this requirement is to avoid, buildings having
large, bulky masses that may overcrowd the dex~elopment. The Ordinance permits a
maximum building height, of six:(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)L With
the deletion of this minimum acreage requirement, the Ordinance Will cOntinue to require
the provision of sidewalks for multifamily development. Theexact location-anddesign
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 lin lieu
of active recreational spaces.
Parking:
The Zoning Ordinance.requires the provision of triCo (2) off, street parking spaces for:each-.
residential' dwelling unit. An-exception:is sought fo pe~t. 1.2 parking spaces for :each
dWening.unit. Although-Some residents of this facilit~ maYnot drive, parkingpr°visi0ns
must also accOmmodate visitors and employees of the development. Based up°n-:staff's
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 unit, s 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
6 04SN0151 ~FEB25~BOS
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 to
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 case due to the potentialConflict
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 froTM Woolridge Road at the location of the
required second access; the concern that the Corps of Engineers may not apprOve aper~...'t
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-a greater comfort.in supporting
the emergency access provisions in' commercial 'and multifamily projects with 'respect to
long-term maintenance' of such 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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04SN0151-FEB25 -BOS
Board of SUpervisors Meeting (1/28/04):
On their own motion, the. Board deferred this ease to February 25, 2004, to' provide
additional time for the applicant to meet with area residents.
Staff (1/29/04):
The applicant was advised in writing that any significant, new or revised information
should be submitted· no later than February'3, 2004, .for consideration at' the Board's
February public hearing.
Staff (2/13/04):
To date, no new information has been submitted.
The BoardlofSupervisOrS~ .°ri. Wednesday,-February 25; 2004; beginning-at 7':00 p.m., Will take
under cOnsideration this request
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