04SN0151-Apr14.pdfApril 14, 2004 BS
ADDENDUM
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) to permit
exceptions to Multifamily Residential (R-MF) District standards.
PROPOSED LAND USE:
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.
On April 14, 2004, in an effort to address concerns expressed by area residents, the applicant
submitted an amendment to Proffered Condition 1 as well as several new proffers (Proffered
Conditions 3 through 8). These proffers address age restriction, density, architectural treatment,
Landscaping and pedestrian access for the proposed development.
Age Restriction:
Proffered Condition 1 further defines the age limitation for housing as persons fifty-five
(55) years of age or older.
Density:
The applicant has limited the number of permitted dwelling units to 113, consistent with
conditions of Case 94SN0138 which permits an overall tract density of fourteen (14) units
per acre. (Proffered Condition 6)
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Architectural Treatment:
The Ordinance permits a maxiraum building height of six (6) stories or seventy (70) feet,
whichever is less, for multifamily development. Proffered Condition 5 limits the height of
buildings to four (4) or fifty (50) feet, whichever is less.
Building elevations are required to be in substantial compliance with those attached to this
report (Proffered Condition 7). Specific architectural treatments for HVAC grilles, soldier
courses above and below windows and roof shingles are also addressed within this proffer.
Landscaping:
Initial landscaping for the development will generally conform to the plan attached to this
report (Proffered Condition 8). Further, the area west of, and including, the wetlands will be
left in an undisturbed state. (Proffered Condition 3)
Pedestrian Access:
Proffered Condition 4 provides for sidewalk connections to Woolridge Road and the adjacent
church property to the north, as generally identified on the landscape plan.
Staff continues to recommend approval of the exceptions to units per floor, recreation and
parking provisions, as well as the acceptance of Proffered Conditions 1 and 3 through 8, for
reasons noted in the "Request Analysis" as well as this addendum. Staff continues to
recommend denial of the exception to access provisions and that Proffered Condition 2 not
be accepted for reasons noted in the "Request Analysis".
(NOTE: SHOULD THE BOARD WISH TO CONSIDER THESE PROFFERS, THEY MUST
UNANIMOUSLY AGREE TO SUSPEND THEIR PROCEDURES, AS SUCH PROFFERS
WERE SUBMITTED SUBSEQUENT TO ADVERTISEMENT OF THE CASE.)
PROFFERED CONDITIONS
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 persons 55 years of age or older and shall have no
persons under 19 years of age domiciled therein. (B&M)
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The area west of and including the wetlands as shown on the site plan titled"Charter
Colony Senior Development", dated October 31, 2003 by Tomes Site Engineering,
P.C. shall be left in a natural and undisturbed state. The area between the wetlands
and the project improvements shall be initially replanted generally in conformance
with the plan title "Charter Colony Senior Apartments-Landscape Plan" dated
4/06/04 as prepared by Townes Site Engineering. This shall not preclude the
installation of utilities through these areas. (P)
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A pedestrian walkway system shall be constructed that connects the development to
Woolridge Road and also facilitates access to GPIN 727-704-9767, the adjacent
church property, as generally shown on the plan title "Charter Colony Senior
Apartments-Landscape Plan" dated 4/06/2004 as prepared by Townes Site
Engineering. (P)
Buildings shall have a maximum height of four (4) stories or fifty (50) feet,
whichever is the lesser of the two, measured from the average grade elevation along
the front of the building and the average height of the highest roof peak and its
associated gutter. (P)
A maximum of one hundred thirteen (113) dwelling units shall be permitted. (P)
The building elevations shall be in substantial compliance with sheet Al, dated
4/7/04, titled "Front Elevation, Atlantic Senior Development Charter Colony", By
Edward H. Winks - James D. Snowa Architects P.C. Further, the HVAC grilles shall
be of a material that blends with the brick veneer or siding to which the grille is
attached. The soldier courses of brick above and below the windows on the brick
veneer fagade shall be ora different yet complimentary hue to that of the brick veneer
fagade so as to provide architectural accent. Roof shingles shall be dimensional
shingles. (P)
Initial landscaping shall be installed generally in conformance with the plan titled
"Charter Colony Senior Apartments-Landscape Plan" dated 4/06/2004 as prePared by
Tomes Site Engineering. This proffered condition does not supersede the
requirements of the Zoning Ordinance. (P)
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April 14, 2004 BS
STAFF' S
REQUEST ANALYSI'S
RECOMMENDATION
04 SN0151
Charter Colony Senior Assoc., L.P.
Midlothian Magisterial District
Northwest quadrant of Woolridge and Coalfield Roads
Amendment to Conditional Use Planned Development (Case 94SN0138) to
permit exceptions to Multifamily Residential (R-MF) District standards.
PROPOSED LAND USE:
An age-restricted apartment development Consisting of approximately l 13 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 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.
Ii,
Recommend denial of the exception to access provisions. Recommend that Proffered
Condition 2 not be accepted. This recommendation is made for the 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:
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 19-11 l(f) requires the provision of sidewalks for
multi-family development: The exact location and design will be
reviewed during the site plan review process.)
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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 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
Law and shall have no persons under 19 years of age domiciled
therein. (B & M)
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(CPC) 2.
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, 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 shaltbe 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 S).
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 request will 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 construction of a second public access prior to the
occupancy of more than fifty (50) units. This application proposes 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 located at the western property line.
Due to the topography, construction of a public access to Woolridge Road at this western
location may be difficult. The application has failed to 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 emergency access for this development
provided no other alternative exists. However, the application fails to provide sufficient
information to support relief to the provision of a second means of public access to the
property.
Parks and' Recreation:
As an age-restricted development; the Parks and Recreation Department is supportive of
eliminating the typical recreational facilities required in a multifamily development.
Pedestrian walkways outside the facility and community space inside the facility would
provide alternative recreational space more suited to this age group.
Transportation:
The applicant is requesting several exceptions to Multi£amily Residential (R-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 Woolridge Road/Coalfield Road
intersection. This intersection is controlled by a traffic signal. Both Woolridge and
Coalfield Roads are identified on the Thoroughfare Plan as major arterials. In order to
provide adequate access spacing (approximately 500 feet) along these major arterials,
acceSs from the property to Woolridge Road should be located at the western property
line, and to Coalfield Road should be located at the northern property line. Due to the
topography along the western part of the property, constructing an access to Woolridge
Road at the western property line would be very difficult. For this reason, the applicant is
requesting an exception to the Ordinance requirement for a second public road access,
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and is offering to provide an emergency access only to Woolddge Road. Because it will
not be accessible by the public, staff supports an access, 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 Trends:
Properties to the north, west and southeast are developed got 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 transition 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-15)
and Residential Townhouse (R-TH) with Conditional Use and Conditional Use Planned
Development to allow a mix of residential types and 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 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 exceptions on an 822 acre
tract (Case-94SN0138). A mixed use development to include residential, office,
commercial and public/semi,public uses was .proP0sed. 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 any one (1)floor to ten (10)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 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
ora 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 Ordinance will 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. An exception is sought to permit 1.2 parking spaces for each
dwelling unit. Although some residents of this facility may not drive, parking provisions
must also accommodate visitors and employees of the development. Based upon 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 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 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 tothe 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 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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Board of Supervisors Meeting (1/28/04):
On their own motion, the Board deferred this case 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.
Board of Supervisors Meeting (2/25/04):
On their own motion, the Board deferred this case to April 14, 2004, to provide additional
time for the applicant to meet with area residents:
Staff (3/1/04):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than March 5, 2004, for consideration at the Board's April
public hearing.
Staff (3/23/04):
To date, no new information has been submitted.
The Board of Supervisors, on Wednesday, April 14, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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