18SN0527
CASE NUMBER: 18SN0527
APPLICANT: Castle Development Partners, LLC and Andy McGinty
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
FEBRUARY 28, 2018
BOS Time Remaining:
365 DAYS
ANDY MCGINTY (434-295-1542)
Applicant Agent:
ANDREW CONDLIN (804-977-3373)
Planning Department Case Manager:
122.7 Acres 701 Watkins Center Parkway
DARLA ORR (804-717-6533)
REQUEST
Amendment of zoning approval (Case 06SN0191) relative to master plan, uses, density,
development standards, and road improvements is planned. Specifically, the amendment is
proposed to modify the master plan to permit multi-family residential, commercial and office uses
within Tract F; delete conditions relative to stormwater retention facilities; and reduce the width
of an east/west road
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement, exhibits and approved zoning conditions are located in
Attachments 1-6
SUMMARY
Amendment to existing zoning (Case 06SN0191) is proposed to permit a mix of uses in Tract F,
being part of a 786-acre development often referred to as the Watkins Center (See Tract Plan on
Page 60). These new uses would be in addition to the Light Industrial (I-1) and medical clinic uses
permitted within the Tract by the existing zoning.
The applicant has presented a new development plan for this property. The development would
include a maximum of 450 multi-family residential units, limited Community Business (C-3) uses,
Neighborhood Business (C-2) uses, and recreational amenities.
Existing zoning conditions and those offered by the applicant will ensure a well-design, quality
development. (See Pages 5 and 6)
The existing zoning requires, among other things, construction of road improvements along Route
288, along Route 60 and along Watkins Centre Parkway. Many of the road improvements have
been completed. Staff will consider that the traffic impact of the proposed development will be
addressed by completion of all of the required road improvements.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
While the residential use is not suggested by the Comprehensive Plan, the
development provides a unique opportunity for integration of residential
and commercial uses with the larger mixed-use community to create an
urban lifestyle environment.
STAFF
Quality design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that will complement
the surrounding development.
providing road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school be located
in the vicinity of Old Hundred and Otterdale Roads, north of Genito Road
and south of Midlothian Turnpike. In October 2016 the Board of Supervisors
approved Case 17PD0105 for substantial accord to permit a elementary
school located at 1501 Old Hundred Road, and the school division has
SCHOOLS
acquired this property. Post 2020, the tƌğƓ also recommends a new high
school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek
Reservoir, however at this time a budget has not been developed for the
acquisition of land or construction of this school facility as recommended in
the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school be located
in the vicinity of Old Hundred and Otterdale Roads, north of Genito Road
and south of Midlothian Turnpike. In October 2016 the Board of Supervisors
approved Case 17PD0105 for substantial accord to permit a elementary
school located at 1501 Old Hundred Road, and the school division has
LIBRARIES
acquired this property. Post 2020, the tƌğƓ also recommends a new high
school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek
Reservoir, however at this time a budget has not been developed for the
acquisition of land or construction of this school facility as recommended in
the tƌğƓ.
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Comprehensive Plan
Classification: REGIONAL MIXED USE
This designation suggests the property is appropriate for corporate office, research and development, light
manufacturing and assembly uses. Under certain circumstances, within larger tracts, integrated supporting retail
and service uses would be appropriate.
Surrounding Land Uses and Development
Midlothian
Turnpike
Westchester Commons
Shopping Center
Office and medical use
Watkins Center
Route 288
Watkins Center
Parkway
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning of 786 acres to General Industrial (I-2) with conditional use planned
development to permit ordinance exceptions. A development (known as
06SN0191
Watkins Centre) containing a mix of office, industrial and commercial uses was
Approved
proposed based upon a tract plan.
(2/2006)
The subject property is Tract F of the development where light industrial,
corporate office and medical uses are permitted (See Tract Plan on Page 60)
Proposal
The proposed amendment to Case 06SN0191 would permit a mix of office, residential and
recreational amenities within Tract F. The light industrial and medical clinic uses permitted by
the existing zoning would be maintained. The Textual Statement and Conceptual Land Use Plan
serve as the Master Plan for the development. (Attachments 2 and 3 Textual Statement and
Exhibit A)
The development is planned with tree lined streets, on-street parking, buildings located closer
to the now planned two-lane East/West Road, and pedestrian connectivity and amenities
throughout. The development will be divided into 5 development areas with
permitted uses identified for each of those Parcels as follows:
Parcels A and B Neighborhood Business (C-2*), limited Community Business (C-3)
(entertainment-related uses), library and hospital uses.
Parcel C C-2*, limited C-3 (entertainment-related uses) and library uses
Parcel D 450 multi-family residential units
Parcel E Limited development due to environmental features; uses may include
pedestrian trails and similar recreational amenities
*
Permitted C-2 uses exclude automobile related uses such as automobile sales, service, rental
and washes; gasoline sales; commercial kennels, flea markets and similar more intense uses.
Recreational amenities to serve the multi-family residential use and the overall integrated
design of the development are permitted within each of the Parcels. Except for Parcel D (the
multi-family parcels), outdoor activities for community events such as performances, concerts,
amphitheaters and other community events would be permitted within the development.
Design for Non-Residential Use
Light industrial and medical clinic uses would continue to meet the development standards of Case
06SN0191 for such uses. Development of the other uses permitted in Parcels A-C and E would
meet the Neighborhood Retail Standards (Section III of Exhibit G of the existing zoning
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Attachment 6). This would require any commercial uses to be of the same quality and similar
design to the Westchester Commons Shopping Center, north of Route 60.
Residential Multi-family Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
The following provides an overview of design requirements offered as part of this request
(Attachments 1 -5 Proffered Conditions, Textual Statement and exhibits):
Architecture
Consistent with elevations depicted in Exhibit B, Attachment 4).
o
Similar quality for each building façade
o
Brick, stone, architectural masonry and cementitious siding on facades; no vinyl
o
siding is permitted
Buildings a maximum of five (5) stories
o
Tower feature designed to face Route 288.
o
Recreation
Minimum one-half acre (0.5) of active and passive recreational areas such as
walking trails, clubhouse, courtyards, pool, fitness center (Textual Statement
Item B.viii)
Site Design
Foundation planting beds
o
Sidewalks connecting residential development with non-residential uses
o
Mechanical units will be ground or roof mounted and screened from view
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions offered with this request include high quality design and architectural elements that
will complement the larger 786-acre development.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
In February 2006, the Board of Supervisors approved a pro-active rezoning case (Case
06SN0191) on 786 acres. With that rezoning, the 786 acres was assembled into separate tracts.
The property is included in one of those tracts; Tract F. As part of that rezoning, the Board of
Supervisors accepted a Textual Statement that establishes maximum development densities on
the various tracts. Some development has occurred in Tract F. The remaining development
density in Tract F could generate approximately 8,884 average daily trips. The applicant is
requesting the ability to develop additional land uses on the property, including a maximum of
450 apartments (Textual Statement Condition 2.B.ii). The request will not alter the current
maximum development density on the property. Traffic generated by development of the
property will be initially distributed to Watkins Centre Parkway.
Watkins Centre Parkway is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Watkins Centre Parkway is a four-lane roadway
between Midlothian Turnpike (Route 60) and the traffic circle at East West Road, and a 2-lane
road south of the traffic circle. In 2015, the traffic count on Watkins Centre Parkway south of
East West Road was 2,295 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. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant is requesting modification to Textual Statement Condition
VI.C.1(k) of Case 06SN0191 regarding the dedication and construction of an east/west road (the
current condition requires the dedication of a 90-foot wide right of way and construction of a 4-
lane divided facility. The applicant is requesting to dedicate an 80-foot wide right of way and
construct a 2-lane facility with pedestrian and bicycle accommodations for the East/West Road.
Based on the projected traffic volume for the East/West Road, staff supports this modification.
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
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.
An applicant may choose to address the deve
transportation network through dedication of property, construction of road improvements, or
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
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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 multi-family uses, which generate approximately 60% of the
traffic of single-family dwelling units. Because of this, the traffic impact could be addressed with
$5,640 (60% of $9,400) per dwelling unit. The traffic impact of the proposed development could
be valued at $2,538,000 (450 x $5,640).
As previously noted, the property was included in the 786-acre rezoning case (Case 06SN0191).
The approved Textual Statement requires, among other things, construction of road
improvements along Route 288, along Route 60 and along Watkins Centre Parkway. Many of
the road improvements have been completed.
Based on a similar rezoning request that was recently approved by the Board, staff will consider
that the traffic impact of the proposed residential development will be addressed by
completion of all the required road improvements. Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) 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 rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) 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 .17528 calls per dwelling, it is estimated that this development will
generate 79 annual calls for Fire/EMS services.
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Additional Fire and EMS Comments
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. The
proposed emergency access is the second access for the multi-family residential units (Parcel
D). The exact location and design will be approved at the time of plans review. Future
development will require the emergency access to become a full access. (Textual Statement
Item B.ix)
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 FY2018 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
FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 77 36 41 154
School Type
Schools Currently Serving AreaWatkins Midlothian Midlothian
Current Enrollment 1152 1281 1544
Building Capacity (2) 1175 1975 2075
2016-17
(3)
Functional Capacity 999 1376 1957
School Year
Enrollment Percent of Total 115% 93% 79%
Data
Functional Capacity
Total Number of Trailers 15 3 0
Number of Classroom Trailers 14 0 0
Note:
Based upon average number of students per multifamily dwelling unit countywide at 0.33 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
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Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit a elementary school located at 1501 Old Hundred Road, and the school division has
acquired this property. Post 2020, the tƌğƓ also recommends a new high school in the vicinity
of Genito and Otterdale Roads northwest of Swift Creek Reservoir, however at this time a
budget has not been developed for the acquisition of land or construction of this school facility
as recommended in the tƌğƓ.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) 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 Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new
facility should be constructed in the general vicinity at or near current site. Land for expansion
or replacement of this facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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UTILITIES
Staff Contact: Mike Larson, P.E. (748-1338) larsonm@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced? Lines Code?
Water No 16 Yes
Wastewater No Yes
This property is located in the mandatory water and wastewater connection area for residential
and non-residential development. The applicant has proffered to connect to public water and
wastewater in Zoning Case 06SN0191.
The applicant should note that portions of the property that naturally drain south (generally Area E
on the Conceptual Land Use Plan) cannot be served by gravity until the Tomahawk Creek Trunk
Sewer is extended to the site. A sewage pump station will not be supported by the Utilities
Department.
The proposed density of development is greater than what was initially proposed and will result in
higher water demands and wastewater flows than what was used in the basis of design for the
existing water and wastewater infrastructure. The water infrastructure has capacity to accept the
higher demands. The applicant has provided a preliminary analysis of the proposed flows and
capacity of the existing infrastructure to accept the proposed flow for review and approval by the
Utilities Department. Any revisions to the number and type of units to be served must be provided
to the Utilities Department for review and approval prior to submission of construction plans.
The hydraulic analysis contains recommendations for improvements to the existing sanitary sewer
system. The Applicant has proffered to upgrade the sanitary sewer system in accordance with the
hydraulic analysis as approved by the Utilities Department (Proffered Condition 2).
The applicant is reminded of the requirement in County Code 18-58 that apartments, office
buildings and other multi-unit developments shall have a master meter. The Capital Cost Recovery
charge for apartments is based on a multi-family per unit basis and not by meter size.
The Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject property drains south to an existing stream and pond, which then
drains west through an existing culvert under Watkins Centre Parkway and to Tomahawk Creek.
A small portion of the northwestern portion of the property drains west to an unnamed
tributary, through an existing culvert under Watkins Centre Parkway and to Tomahawk Creek.
The entire property is located within the Upper Swift Creek Watershed.
Natural Resources
As required by Section 19.1-542 of the Zoning Ordinance, a Natural Resource Inventory (NRI) for
the subject property was completed by the applicant, and reviewed and approved by the
Department of Environmental Engineering-Water Quality Section. The property contains Resource
Protection Area (RPA) along the stream and connected wetlands located in the southern portion of
the property, as well as along the stream in the northwestern corner of the property. In addition,
there are areas of interior non-tidal wetlands on the property, which cannot be impacted without
a permit from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental
Quality.
Erosion and Sediment Control
Steep slopes greater than 20 percent are difficult to stabilize when disturbed. Steep slopes may be
present on the southern portion of the property, adjacent to the RPA. Disturbance of these slopes
increases the potential for sediment to impact the downstream channels if erosion occurs. These
steep slopes should remain in their natural, undisturbed state to the maximum extent practicable.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
VSMP Regulations for water quality and quantity.
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CASE HISTORY
Applicant Submittals
7/10/17 Application submitted
11/30/17 Amendment to application submitted
8/9, 9/19, Revised proffered conditions, Textual Statement and exhibits were submitted
11/6, 11/9,
11/20,
11/21 and
11/30/17
1/9, 1/10 Revised proffered conditions, Textual Statement and exhibits were submitted
and
1/11/18
Community Meeting
11/6/17 Issues Discussed
Change from suburban office park; Propose mix of uses to create live,
work and play area
Adding 400-500 multi-family residential units in 4-story buildings with
elevators; introduce retail into light industrial area
East/west road extension under Route 288 still planned; plan reduced
width from 4 to 2 lanes with on-street parking and sidewalks/bike paths;
appropriate as extended east under 288 towards Midlothian Village
No plans to bring sewer trunk up Tomahawk Creek; not needed for
development of property north of railroad
Need better understanding of utility plans
Planning Commission
11/21/17 Action DEFERRED TO JANUARY 16, 2018 ON ITS OWN MOTION WITH THE
A
1/16/18 Citizen Comments:
No citizens spoke to this case.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jackson Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, February 28, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
January 10, 2018
The Owner-Applicant in this rezoning Case 18SN0527 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 the development of the approximately 122.7 acres
17-708-3867 under
consideration will be developed according to the following conditions; 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.
1. The Textual Statement dated January 10, 2018 shall be considered the Master Plan for
the Property. (P)
2. Existing sanitary sewer pipes on the property will be upgraded in accordance with a
hydraulic analysis as approved the Utilities Department. Such upgrades to the sanitary sewer
system shall occur at the time set forth in a utility phasing plan approved by the Utilities
Department. Existing sanitary sewer pipes off of the property and located south of Route 60
shall be upgraded (including pipes in a right-of-way), if an approved hydraulic analysis shows an
impact to such pipes resulting from development of the property. (U)
3. Pedestrian walks and amenities shall be provided and maintained between uses. These
pedestrian areas shall be designed to include amenities that add high visual interest, such as but
not limited to: decorative paving units; decorative pedestrian-style lighting; benches;
landscaped areas; plantings; bike racks; plazas; water features; display windows; gathering
areas; and other pedestrian elements. The exact design and location of pedestrian elements
shall be approved by the Planning Department Director. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised January 10, 2018
The applicant requests the following amendments to Case 06SN0191:
1.This Textual Statement shall include the following exhibits which by this reference are
made a part hereof:
A.Exhibit A
December 18, 2017, and prepared by Timmons Group , consisting of 2 pages
total.
B.Exhibit B -
WATKINS
NCEPT
ELEVATIONS, CDP
C.Exhibit C
2017, and prepared by Fugleberg Koch.
2.Section I.F shall be amended as follows:
A. Within Tract F, uses shall be limited to the following:
i.Those uses permitted by right and with restrictions in the Light Industrial (I-1)
District
ii.Medical clinic
iii.Those uses as are set forth in the remainder of this Section 2, as applicable to
each portion of Tract F.
Within the portion of the Property designated o
A.
the Residential Multi-Family (R-MF) District shall be permitted, which RMF uses
shall be subject to the following conditions:
i.Parcel D shall be developed as generally depicted on Exhibit C. However,
the exact location of buildings and parking may be modified as part of
the plan approval process provided that the general intent of the plan is
maintained with respect to creating a pedestrian environment along the
East/West Road (as hereinafter defined) and a focus on public gathering
spaces and pedestrian connections.
Providing a FIRST CHOICE community through excellence in public service
ii.No more than 450 dwelling units shall be permitted on Parcel D.
iii. The architectural treatment of and exterior materials for any buildings
within Parcel D shall be generally compatible in quality to the architectural
standards of the elevations as shown on Exhibit B. All buildings shall have
exterior wall surfaces constructed of brick, stone or cultured stone, architectural
masonry, and cementitious siding and trim, or other materials comparable in
quality as approved by the Director of Planning, all exclusive of windows, doors,
cornices, accent bands, and architectural treatments which may be constructed
of metal, fiberglass, E.I.F.S., stucco, or other materials comparable in quality as
approved by the Director of Planning. No vinyl siding shall be permitted. The
exposed portion of all exterior wall surfaces (front, rear and sides) of any
residential building shall be similar in quality as to architectural treatment and
materials.
iv. No building within Parcel D shall exceed a height of 5 stories.
v. No more than 10% of the multiple-family dwelling units actually
constructed shall have 3 bedrooms. No multiple-family dwelling units shall have
more than 3 bedrooms.
vi. Foundation planting is required along all building facades. Foundation
planting beds shall be a minimum of 4 feet wide measured from the building
foundation. Planting beds shall be defined with a trenched edge or suitable
landscape edging material. Planting beds shall include medium shrubs spaced a
maximum of four (4) feet apart. Building corners shall be visually softened with
vertical accent shrubs 4-5 feet in high at the time of planting or small evergreen
trees 6-8 feet high at the time of planting.
vii. Any mechanical units shall be ground mounted or roof mounted. Any
mechanical units that are ground mounted shall be screened with landscaping, a
masonry wall to match the masonry on the buildings, or an opaque fence. Any
mechanical units that are roof mounted shall be screened by architectural
features and materials which are compatible with the building façade
architecture. Screening shall be designed so as to block such mechanical units
from view by persons on any public streets immediately adjoining Parcel D. The
specific method of screening shall be approved at the time of plan review.
viii. A minimum of one-half (0.5) acre of passive and active recreational area
shall be provided for the multiple-family dwelling units and may include interior
gathering spaces and workout areas. Such recreational areas may be located on
adjacent property within Tract F (common trails and walkways), within any of the
buildings containing multiple-family dwelling units or as a stand-alone accessory
building. A stand-alone clubhouse for exclusive tenant and guest recreation shall
be provided for the multiple-family dwelling units and shall include interior and
exterior gathering spaces, pool, a resort style pool deck with outdoor lounging
area, café area, collaborative workspaces and a 24 hour fitness center to include
services such as but not limited to cardio, weights, yoga and group fitness. The
1718SN0527-2018JAN16-CPC
clubhouse will also include a great room that can be reserved by tenants for
social activities. The clubhouse shall be completed prior to the first certificate of
occupancy for any dwelling unit on the Property.
ix. An emergency access shall be provided to serve as a second point of
access for Parcel D. Such emergency access shall be constructed when required
by the Transportation Department and Fire Department and shall run from
Watkins Centre Parkway to serve Parcel D in the location as generally shown on
). The
Transportation Department and Fire Department shall approve the exact design
and location of the emergency access.
C.
permitted, subject to the following conditions:
i. Those uses permitted by right or with restriction in the Neighborhood
Business (C-2) District shall be permitted, except the following shall be
prohibited:
a. Automobile sales and rental, including consignment lots
b. Commercial kennels
c. Funeral homes or mortuaries
d. Halfway Houses
e. Indoor or outdoor flea markets
f. Automobile wash
g. Veterinary hospital with outside runs
h. Automobile service station
i. Gasoline sales
ii. The following uses shall also be permitted:
a. Any establishment with live entertainment and/or dancing by the
public regardless of whether alcoholic beverages are served
b. Craft brewery or tasting room as permitted in the C-3 District
c. Liquor store
d. Library, public or private
iii. Hotel use shall be permitted only on Parcel A and Parcel B.
D. Within the portion of the Property designated on Exhibit A as Parcel A, Parcel, B,
Parcel C and Parcel E, recreation establishments, commercial outdoor to be limited to
outdoor activities for community events such as performances, concerts, theatres,
amphitheaters, and other community events.
3. Section IV(B) shall be deleted in its entirety.
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4. Section VI(C)(1)(k) shall be amended as follows:
(k) Dedicating an eighty (80) foot wide right of way and constructing a minimum two
lane facility to VDOT standards with modifications approved by the Transportation
on the south
side of Route 60, from Watkins Center Parkway to the centerline of Route 288, as
Transportation Phasing Plan. The specific features of the East/West Road shall be as
gene
The Transportation Department shall approve the exact typical section/design of the
East/West Road.
5. Any uses permitted pursuant to Section C above shall be subject to Section III of Exhibit
G (Neighborhood Retail Standards).
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ATTACHMENT 3
EXHIBIT A
Conceptual Land Use Plan and Street Section
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ATTACHMENT 4
EXHIBIT B
Residential Building Elevations
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ATTACHMENT 5
EXHIBIT C
Residential Site Plan Concept
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ATTACHMENT 6
APPROVED CONDITIONS - CASE 06SN0191
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ATTACHMENT 8
APPROVED TEXTUAL STATEMENT CASE 06SN0191
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ATTACHMENT 9
APPROVED ZONING PLAN CASE 06SN0191
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