18SN0578
CASE NUMBER: 18SN0578
APPLICANT: Chesterfield County Board of Supervisors
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
FEBRUARY 28, 2018
BOS Time Remaining:
365 DAYS
KIRKLAND TURNER (804-748-1049)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
8.1 Acres 1300 Winterfield Road
REQUEST
Amendment of zoning approvals (Cases 03SN0316 and 17SN0760) relative to road improvements
is planned. Specifically, the amendment is proposed to delete Condition 8.e. of Case 03SN0316 and
Condition 1.B.2. of Case 17SN0760 to eliminate the requirement to construct an additional
lane of pavement along Route 60.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and existing zoning conditions are located in Attachments 1 3.
SUMMARY
A 238-unit multi-family residential development (being developed as Midlothian Towne Center
apartments) is planned, subject to specific design and architectural standards (Summarized on page
5). With the approval of Case 17SN0760, which amended Case 03SN0316, the property owner
offered to construct a right turn lane along Route 60 at Winterfield Road and an additional lane of
pavement along Route 60 for the length of the frontage of an adjacent property (Transportation
Improvements Map, Page 8) in lieu of a cash payment to address impacts on County roads.
The requirement to construct an additional lane of pavement (a third lane) along the westbound
lane of Midlothian Turnpike was eliminated with zoning approval on the adjacent property
(identified on Page 8). Subsequently, the Board initiated an application to eliminate the same for
the subject property. Existing zoning would still require the property owner to construct a right turn
lane along Route 60 at Winterfield Road. The property owner has offered to construct a raised
median and turn lanes at an access to the adjacent property and to provide landscaping and
ornamental features in the round-a-
impacts on roads.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
Quality design and architecture required by existing zoning conditions
and offered by the applicant in this case provide for a convenient,
STAFF attractive and harmonious community comparable in quality to that of
the surrounding community.
payments.
SUMMARY OF IDENTIFIED ISSUES
Department
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 an elementary school located at 1501 Old Hundred Road, and the
SCHOOLS school division has acquired this property. Post 2020, the tƌğƓ also
recommends a new middle school in the vicinity of Hull Street and
Otterdale Roads and 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 these school
facilities as recommended in the tƌğƓ͵
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be
LIBRARIES
expanded/replaced or a new facility shall be constructed in the general
vicinity at or near current site. Land for expansion or replacement of this
facility has not been acquired.
2
18SN0578-2018FEB28-BOS-RPT
3
18SN0578-2018FEB28-BOS-RPT
Comprehensive Plan MIDLOTHIAN AREA PLAN
Classification: Planned Transition Area
The designation suggests the property is appropriate for mixed use development offering transition
to Midlothian Village. Primary uses would include office, medium density residential (7-14
units/acre), commercial and public/semi-public uses.
Surrounding Land Uses and Development
Single-family uses
Commercial/retail
uses and vacant
Westfield
zoned C and I
Road
Winterfield
Road
Midlothian
Turnpike
4
18SN0578-2018FEB28-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 a 34.5-acre tract including the subject property to permit a
mixed use development including commercial, office and multi-family
residential use
Conditions addressed road improvements and specific design and architectural
03SN0316* standards
Approved
Proffered Conditions limited the multi-family residential units to a maximum of
(5/2004)
251 units and included a cash proffer to address the impacts
($5,025 per dwelling unit to be escalated by the Marshall and Swift Building Cost
Index)
The staff report for this case analyzed the impact of the proposed
development on public facilities and the to mitigate that
impact.
Amendment to Case 03SN0316 to eliminate cash proffer payments; Applicant
17SN0760*
offered road improvements to off-set the impacts on roads in
Approved
accordance with the Cash Proffer Policy
(3/2017)
Vinyl was omitted as a permitted siding material
*The staff reports for these cases analyzed the impact of the proposed development on public facilities and
Design Requirements of Cases 03SN0316 and 17SN0760
The following represents an overview of the approved design requirements referenced in attached
case information (Attachments 2 and 3):
Active and passive recreational areas to be provided, including sidewalks, a clubhouse and
pool
Vertical integration of commercial, office and residential uses
Urban design with buildings closer to roads and with no parking or drives between
buildings and Winterfield Road
Pedestrian scale decorative street lighting, landscaping and architectural elements
Relationship between building heights and public roads
Preservation of existing pond and public spaces to serve as focal points; public gathering
spaces including amenities such as benches and pavers
Comprehensive sign package
Architectural design elements includes vertical tower elements, porticos, balconies and
cupolas; architectural diversity and building details
Vinyl siding not permitted
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
5
18SN0578-2018FEB28-BOS-RPT
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.
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, existing conditions of
zoning include quality residential design and architectural elements that are comparable in
quality to the surrounding area.
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 adjustments to the
Co
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A proffer has been provided that will limit development on the property to 238 dwelling units
(Condition 1). Based on that density and applying trip generation rates for apartments, the
proposed development could generate approximately 1,566 average daily trips. Traffic generated
by development of the property would be initially distributed along Winterfield Road and
Midlothian Turnpike (Route 60).
Winterfield Road is a collector road with a recommended right of way width of 70 feet, as
identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Winterfield Road is a two-lane road. Sections of the
road have been improved and realigned in conjunction with residential development. Winterfield
Road is identified in the County Comprehensive Plan as a road that should be maintained in its
existing condition.
Route 60 is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ 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
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 development would contribute to an identifiable need for transportation and access
improvements. To develop the proposed apartment complex, a driveway will need to be
was rezoned by approval of Case 15SN0656) to Route 60. The following turn lanes and other
improvements along Route 60 and Winterfield Road have been offered:
6
18SN0578-2018FEB28-BOS-RPT
Transportation Improvements (Condition 2)
A right turn lane along Route 60 at an access to the Adjacent Property.
An adequate left turn lane along Route 60 at an existing crossover that will serve the
access to the Adjacent Property.
A raised median within the access to the Adjacent Property to preclude vehicles exiting
from traveling east on Route 60.
A separate right turn lane along Route 60 at the Winterfield Road intersection.
Landscaping and ornamental features within the roundabout on Winterfield Road.
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.
An applicant may choose to address the on the road 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 impact on the
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 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 $1,342,320 (238 x $5,640).
As previous noted, the applicant has proffered to construct specific road improvements along
Route 60 and Winterfield Road (Condition 2). The condition requires the applicant to complete
these improvements prior to issuance of an occupancy permit. The applicant has provided
information that the estimated cost of the road improvements is $1,408,948. Staff agrees with
vide these
improvements could be more or less than this amount.
rd
With the approval of Case 15SN0656, the construction of an additional lane of pavement (i.e., 3
westbound travel lane) along Route 60 for the property frontage was not required. Approval of
the request will eliminate the current requirement for construction of that same additional lane
along Route 60. Staff supports the request.
7
18SN0578-2018FEB28-BOS-RPT
Map Reference to Condition 2. Transportation Improvements.
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 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.
8
18SN0578-2018FEB28-BOS-RPT
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 42 annual calls for Fire/EMS services.
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.
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.
9
18SN0578-2018FEB28-BOS-RPT
Anticipated School Impacts
Elementary Middle High
Total (1)
Anticipated Student Yield by 40 19 21 80
School Type
Schools Currently Serving Area Watkins Midlothian Midlothian
Current Enrollment 1152 1281 1544
(2)1175 1975 2075
Building Capacity
2016-17
Functional Capacity (3)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)
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 an
elementary school located at 1501 Old Hundred Road, and the school division has acquired this
property. Post 2020, the tƌğƓ also recommends a new middle school in the vicinity of Hull Street
and Otterdale Roads and 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 these school facilities 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 Library
Midlothian
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
11
18SN0578-2018FEB28-BOS-RPT
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
12
18SN0578-2018FEB28-BOS-RPT
CASE HISTORY
Applicant Submittals
8/17/17 Application submitted
Property Owner Submittals
1/3/18 Property owner submitted proffered conditions.
Planning
Commission
10/17/17 Action
MOTION
11/21/17 Action DEFERRED TO DECEMBER
12/19/17 Action DEFERRED TO JANUARY 16, 2018 ON
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.
13
18SN0578-2018FEB28-BOS-RPT
ATTACHMENT 1
CONDITIONS PROFFERED BY THE PROPERTY OWNER
January 3, 2016
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the property owner.
The Owner that is the subject this zoning case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its
developed as set forth below; however, in the event the request is denied or approved with
conditions not agreed to by the Owner, these proffers shall be immediately null and void and of
no further force or effect.
Proffer 1.B.2 of Case 17SN0760 and Proffer 8.e. of Case 03SN0316 shall be deleted. Further, the
following shall be added to the conditions set forth in Case 17SN0760 and Case 03SN0316, all of
which shall remain in force and effect other than as set forth herein:
1.No more than 238 dwelling units shall be permitted on the Property. (P)
2.Prior to the issuance of an occupancy permit, the following improvements shall be
completed, as determined by the Transportation Department. The Transportation
Department shall approve the exact design of these improvements:
a.Construction of additional pavement along the westbound lanes of Midlothian
Turnpike at the eastern access of the property subject to rezoning Case 15SN0656
lane.
b.Construction of additional pavement along the eastbound lanes of Midlothian
Turnpike at the existing crossover that serves the eastern access to Midlothian
Turnpike into the Adjacent Property to provide an adequate left turn lane.
c.Construction of a raised median within the eastern access from Midlothian
Turnpike into the Adjacent Property to preclude vehicles exiting the Adjacent
Property from traveling east on Midlothian Turnpike.
d.Construction of additional pavement along the westbound lanes of Midlothian
Turnpike at the Winterfield Road intersection, to provide a separate right turn
lane.
e.Installation and maintenance of landscaping and ornamental features within the
round-about on Winterfield Road, as determined by the Transportation
Department and as approved by the Virginia Department of Transportation.
f.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. In 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
14
18SN0578-2018FEB28-BOS-RPT
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 has chosen not to
assist t--of-way, the developer
shall only be required to provide road improvements within available right-of-way
as determined by the Transportation Department. (T)
15
18SN0578-2018FEB28-BOS-RPT
ATTACHMENT 2
APPROVED CONDITIONS (17SN0760)
16
18SN0578-2018FEB28-BOS-RPT
17
18SN0578-2018FEB28-BOS-RPT
18
18SN0578-2018FEB28-BOS-RPT
19
18SN0578-2018FEB28-BOS-RPT
ATTACHMENT 2
APPROVED CONDITIONS (03SN0316)
20
18SN0578-2018FEB28-BOS-RPT
20
18SN0578-2018FEB28-BOS-RPT
21
1 18SN0578-2018FEB28-BOS-RPT
22
1 18SN0578-2018FEB28-BOS-RPT
23
1 18SN0578-2018FEB28-BOS-RPT
24
1 18SN0578-2018FEB28-BOS-RPT
25
1 18SN0578-2018FEB28-BOS-RPT
26
1 18SN0578-2018FEB28-BOS-RPT
27
1 18SN0578-2018FEB28-BOS-RPT
28
1 18SN0578-2018FEB28-BOS-RPT
29
1 18SN0578-2018FEB28-BOS-RPT
30
18SN0578-2018FEB28-BOS-RPT
31
18SN0578-2018FEB28-BOS-RPT
32
18SN0578-2018FEB28-BOS-RPT
33
18SN0578-2018FEB28-BOS-RPT
34
18SN0578-2018FEB28-BOS-RPT
35
18SN0578-2018FEB28-BOS-RPT
36
18SN0578-2018FEB28-BOS-RPT
37
18SN0578-2018FEB28-BOS-RPT
38
18SN0578-2018FEB28-BOS-RPT
39
18SN0578-2018FEB28-BOS-RPT
40
18SN0578-2018FEB28-BOS-RPT
41
18SN0578-2018FEB28-BOS-RPT
42
18SN0578-2018FEB28-BOS-RPT
43
18SN0578-2018FEB28-BOS-RPT
44
18SN0578-2018FEB28-BOS-RPT
45
18SN0578-2018FEB28-BOS-RPT
46
18SN0578-2018FEB28-BOS-RPT
47
18SN0578-2018FEB28-BOS-RPT
48
18SN0578-2018FEB28-BOS-RPT
49
18SN0578-2018FEB28-BOS-RPT
50
18SN0578-2018FEB28-BOS-RPT
51
18SN0578-2018FEB28-BOS-RPT
52
18SN0578-2018FEB28-BOS-RPT
53
18SN0578-2018FEB28-BOS-RPT
54
18SN0578-2018FEB28-BOS-RPT
55
18SN0578-2018FEB28-BOS-RPT
56
18SN0578-2018FEB28-BOS-RPT
57
18SN0578-2018FEB28-BOS-RPT
58
18SN0578-2018FEB28-BOS-RPT
59
18SN0578-2018FEB28-BOS-RPT