05SN0263-July27.pdfJuly 27, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0263
River Forest Development Company, LLC
Bermuda Magisterial District
Ecoff Elementary, Carver Middle and Bird High Schools Attendance Zones
North line of Carver Heights Drive
REQUEST:
Rezoning from Multifamily Residential (R-MF) and Community Business (C-3)
to Multifamily Residential (R-MF) with Conditional Use Planned Development
to permit exceptions to Ordinance requirements.
PROPOSED LAND USE:
A multifamily condominium development containing a maximum of ninety-six
(96) dwelling units is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
STAFF RECOMMENDATION
Recommend approval subject to the applicant adequately addressing the impact of this
development on capital facilities, setbacks for structures from commercial property to the north
and the project focal point. This recommendation is made for the following reasons:
The proposed zoning and land use conform to the Central Area Land Use Plan
which suggests the property is appropriate for community scale commercial
development (C-3) integrated with townhouse and multifamily residential uses.
Providing a FIRST CHOICE community through excellence in public service
The proposed zoning and land use are representative of existing and anticipated
area development.
Co
The proffered conditions do not adequately address the impact of this
development on necessary capital facilities, as outlined in the Zoning Ordinance
and Comprehensive Plan. Specifically, the need for schools is identified in the
County's adopted Public Facilities Plan, Thoroughfare Plan and Capital
Improvement Program and the impact of this development is discussed herein.
The proffered conditions do not mitigate the impact on school facilities, thereby
not ensuring that adequate service levels are maintained as necessary to protect the
health, safety and welfare of County citizens.
Do
The Textual Statement permits a reduced setback for structures bordering the
commercial zoning to the north. Retention of the full setback is necessary to
provide appropriate land use transitions between conflicting land uses.
mo
The minimum acreage provision within one (1) of the proffered focal points fails
to meet the typical standard for other cluster projects.
(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.)
PROFFERED CONDITIONS
The Owners and the Developer, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County (the "Zoning Ordinance"), for
themselves and their successors or assigns, proffer that the development of the property
designated as Chesterfield County Tax IDs 778-651-6195, 779-651-4095, 779-652-8201 and a
portion of 779-652-6471 containing a total of 24.6 acres (the "Property") under consideration
will be developed according to the following proffered conditions if, and only if, the request for
rezoning of the Property for RM-F with CUPD is granted. In the event the request is denied or
approved with conditions not agreed to by the Developer, the proffered conditions shall be
immediately null and void and of no further force or effect. If the zoning is granted, these
proffered conditions will supersede all proffers and conditions now applicable to the Property.
(CPC) 1.
Textual Statement. In conjunction with the approval of this
request, the Textual Statement dated March 23, 2005 shall be
approved. (P)
2 05SN0263-JULY27-BOS
(STAFF/CPC) 2. Dwelling Size and Building Materials.
(STAFF/CPC)
(CPC)
(STAFF/CPC)
o
°
a°
Each dwelling unit constructed on the Property shall have a
minimum gross floor area of one thousand three hundred
fifty (1,350) square feet.
Not less than sixty (60) percent of the exposed portions of
the exterior of each building constructed on the Property
shall be constructed of brick veneer with the remainder of
such exposed exterior portions being constructed of vinyl
siding or cement board siding or other materials approved
by the Planning Commission in connection with site plan
review. Roofs shall be of asphalt shingles or other
materials with a minimum life of 20 years. (P)
Density. A maximum of ninety six (96) dwelling units shall be
developed on the Property. (P)
Focal Point/Recreation Areas.
a°
Open space/recreation areas shall be provided on each of
the east and west sides of South Chalkley Road to provide
focal points as one enters each entrance to the Property
from South Chalkley Road and to provide passive
recreation areas. Such areas shall be "hardscaped" and
have benches and other amenities that accommodate and
facilitate gatherings and one of such areas will include a
clubhouse building with a minimum gross floor area of two
thousand (2,000) square feet. The two areas together shall
contain a total of not less than one and one half (1.5) acres,
the area including the clubhouse shall contain a not less
than one (1) acre and the other area shall contain not less
than one half (.5) acre. The exact design and location of
such areas shall be approved by the Planning Department at
the time of site plan review. Any clubhouse building shall
be developed concurrent with the first phase of
development.
bo
Common area recreational amenities included within the
Property shall be predominantly for adult use. Examples of
possible amenities include swimming pools, putting greens,
shuffleboard, park areas, picnic and barbecue areas and
gardens. (P)
Sidewalks. Sidewalks shall be provided on both sides of all rights
of way for Public Roads (as defined herein). To the extent allowed
3 05SN0263-JULY27-BOS
by VDOT, such sidewalks may be located within the rights of way
for the Public Roads (as defined herein). In addition, a system of
walking trails or pathways shall be provided within the Property
which trails or pathways shall have a minimum width of four (4)
feet and shall be hardscaped with asphalt. (P)
(STAFF/CPC)
6. Fence and Buffer.
A decorative fence shall be constructed along (i) the
boundaries of the Property adjacent to South Chalkley Road
(both sides) and (ii) along Branders Creek Drive for a
distance of approximately two hundred forty (240) feet
from South Chalkley Road. The exact design shall be
approved by the Planning Department at the time of site
plan review; provided, however, provision of a three (3) rail
vinyl fence shall be deemed to satisfy this proffer.
b°
A thirty (30)foot buffer shall be provided along the
northern property line of the portion of the Property located
east of Chalkley Road. This buffer shall comply with the
requirements of the Ordinance for Sections 19-520 through
522 except that plant density shall be increased to one and
one-half times that required for Perimeter Landscape C. A
solid wood or vinyl privacy fence, a minimum of six (6)
feet in height, shall be incorporated into this landscaped
buffer along this northern property boundary. (P)
(STAFF/CPC)
Street Trees. Street trees shall be installed along each side of the
Public Roads (as defined herein) and along each side of common
driveways within the Property. If existing trees are maintained,
they may be counted toward this requirement. The exact location,
spacing, size and species of plantings shall be approved by the
Planning Department prior to final site plan approval. (P)
(STAFF/CPC)
Landscaping. Landscaping shall be provided around the perimeter
of all buildings, between buildings and driveways, within medians
and within common areas not occupied by recreational facilities or
other structures. Landscaping shall comply with the requirements
of the Zoning Ordinance Sections 19-516 through 19-518(f).
Landscaping shall be designed to (i) minimize the predominance of
building mass and paved areas, (ii) define private spaces and (iii)
enhance the residential character of the development. The
Planning Department, at the time of site plan review, shall approve
the landscaping plan with respect to the exact numbers, spacing,
arrangement and species of plantings. (P)
4 05SN0263-JULY27-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(CPC)
o
10.
11.
12.
13.
14.
15.
16.
Driveways. All private driveways shall be hardscaped with
asphalt, concrete or aggregate. (P)
Garages. At least sixty (60) percent of the door openings of
garages within the Property shall be oriented in a manner so as not
to be directly visible from the Public Roads (as defined herein).
(P)
Utilities. The public water and wastewater systems shall be used.
(u)
Concrete Curb and Gutter. Concrete curb and gutter shall be
installed within the Public Roads (as herein defined). (EE)
Timbering. Except for Timbering approved by the Virginia
Department of Forestry for the purpose of removing dead or
diseased trees, there shall be no timbering on the Property until a
land disturbance permit has been obtained from the Environmental
Engineering Department. (EE)
Drainage. No impervious areas from buildings or paved areas used
for vehicular traffic shall drain across the eastern boundary of the
property adjacent to the Carver Home Sites subdivision. (EE)
Virginia Condominium Act. All dwelling units on the Property
shall be condominiums as defined and regulated by the Virginia
Condominium Act, and all common areas and improvements
therein shall be maintained by a condominium association. (P)
Cash Proffer. The applicant, subdivider, or assignee(s) shall pay
the amounts set forth below to the County of Chesterfield, prior to
the issuance of a building permit for each new dwelling unit for
infrastructure improvements within the service district for the
Property:
mo
For all dwelling units initially constructed with more than
two (2) bedrooms:
$11,500.00 per dwelling unit, if paid prior to July 1,
2005.
Thereafter, such payment shall be the amount
approved by the Board of Supervisors not to exceed
$11,500.00 per dwelling unit as adjusted upward by
5 05SN0263-JULY27-BOS
(STAFF/CPC)
17.
any increase in the Marshall and Swift Building
Cost Index between July 1, 2004 and July 1 of the
fiscal year in which the payment is made if paid
after June 30, 2005.
For all dwelling units initially constructed with two (2) or
fewer bedrooms:
$5,991 per dwelling unit, if paid prior to July 1,
2005.
Thereafter, such payment shall be the amount
approved by the Board of Supervisors not to exceed
$5,991.00 per unit (prorated as set forth below) as
adjusted upward by any increase in the Marshall and
Swift Building Cost Index between July 1, 2004 and
July 1 of the fiscal year in which the payment is
made if paid after June 30, 2005.
o
At the time of payment, the $5,991.00 will be
allocated pro-rata among the facility costs as
follows: $786.00 for parks and recreation, $402.00
for library facilities, $4,380.00 for roads, and
$423.00 for fire stations. Payments in excess of
$5,991.00 shall be prorated as set forth above.
Co
Building plans submitted for building permits shall
designate the number of bedrooms in each dwelling unit.
Do
Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. Should
Chesterfield County impose impact fees at any time during
the life of the development that are applicable to the
Property, the amount paid in cash proffers shall be in lieu of
or credited toward, but not be in addition to, any impact
fees in a manner as determined by the County.
Transportation.
a°
Prior to any site plan approval, forty-five (45) feet of right-
of-way on the north side of Carver Heights Drive, measured
from the centerline of that part of Carver Heights Drive,
immediately adjacent to the Property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield
County.
6 05SN0263-JULY27-BOS
bo
To provide for an adequate roadway system, the Developer
shall be responsible for the following:
Construction of two (2) additional lanes of
pavement along South Chalkley Road, to VDOT
Urban Minor Arterial (50 MPH) standards with
modifications approved by the Transportation
Department, from its current four (4) lane section to
Branders Creek Drive to provide a four (4) lane
divided facility.
Construction of a two (2) lane road for extension of
South Chalkley Road ("South Chalkley Extended"),
to VDOT Urban Minor Arterial (50 MPH) standards
with modifications approved by the Transportation
Department, from Branders Creek Drive to Carver
Heights Drive.
o
Relocation of the ditch along the north side of
Carver Heights Drive to provide an eight (8) foot
wide unpaved shoulder, with modifications
approved by the Transportation Department, from
South Chalkley Extended, eastward, for the entire
property frontage.
Construction of additional pavement along South
Chalkley Extended at each approved access to
provide left and right turn lanes, based on
Transportation Department standards.
o
Dedication to Chesterfield County, free and
unrestricted, of any additional right-of-way (or
easements) required for the road improvements
described above.
Prior to any site plan approval, a phasing plan for
the required road improvements, as identified
above, shall be submitted to and approved by the
Transportation Department.
Direct access from the Property to South Chalkley Road
shall be limited to one (1) public road on each of the east
and west sides of South Chalkley Road. The exact location
of these accesses shall be approved by the Transportation
7 05SN0263-JULY27-BOS
Department. No direct access shall be provided from the
Property to Branders Creek Drive or to Carver Heights
Drive.
do
All roads that accommodate general traffic circulation
through the Property (the "Public Roads"), as determined
by the Transportation Department, shall be designed and
constructed to VDOT standards and taken into the State
System. Setbacks from the Public Roads shall be as
identified for special access streets pursuant to Section 19-
505(b) of the Zoning Ordinance. (T)
GENERAL INFORMATION
Location:
North line of Carver Heights Drive, west of West Booker Boulevard. Tax IDs 778-651-
6195, 779-651-4095 and 779-652- Part of 6471 and 8201 (Sheet 26).
Existing Zoning:
C-3 and R-MF
Size:
24.6 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- C-3 and C-5; Commercial or vacant
A with Conditional Use and Conditional Use Planned Development and A;
Construction, demolition and debris landfill or vacant
- R-7; Single family residential
- R-MF; Multifamily Residential (under construction)
UTILITIES
Public Water System:
Existing twelve (12) inch water lines that extend along both Branders Creek Drive and a
portion of South Chalkley Road, adjacent to the northern boundary of this site. In
8 05SN0263-JULY27-BOS
addition, an eight (8) inch water line extends along the north side of Carver Heights Drive
and terminates adjacent to West Booker Blvd., approximately 525 feet east of this site.
Use of the public water system is intended (Proffered Condition 11). It is anticipated that
a water line connecting the existing twelve (12) inch water line in South Chalkley Road to
the existing eight (8) inch water line along Carver Heights Drive, will be required with
the development of this site.
Public Wastewater System:
This site is within the service area of the Piney Branch Wastewater Pump Station, which
is now under construction adjacent to Carver Heights Drive and the western boundary of
this site. Use of the public wastewater system is intended (Proffered Condition 11). The
proposed on-site wastewater collection system for this development will need to be sized
and installed at a depth that is adequate to serve the adjacent Carver Heights Subdivision
and the properties south of Carver Heights Drive, east of the landfill.
ENVIRONMENTAL
Drainage and Erosion:
The property drains southeast and then via tributaries to Swift Creek. The site is wooded
and should not be timbered without first obtaining a land disturbance permit. To insure
that proper erosion control devices are in place, the applicant has addressed postponing
timbering activity until a land disturbance permit has been issued and the approved
devices are installed. (Proffered Condition 13)
There are currently no on- or off-site drainage or erosion problems with none anticipated
after development; however, there are springs and a lack of on-site drainage through the
subdivision to the east, known as Carver Home Sites. The applicant has proffered that no
impervious areas from buildings or paved vehicular areas will drain across the eastern
boundary of the property adjacent to Carver Home Sites Subdivision. (Proffered
Condition 14)
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 development will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six (6) new stations, the Plan also recommends the expansion of five (5)
9 05SN0263-JULY27-BOS
existing stations. Based on ninety-six (96) dwelling units, this request will generate
approximately twenty-two (22) calls for fire and emergency medical service each year.
The applicant has addressed the impact of this development on fire and EMS. (Proffered
Condition 16).
The Chester Fire Station, Company Number 1, and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. 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 applicant has asked for an eight (8) foot exception to the twenty-four (24) foot
pavement width requirement for private streets and driveways provided that the street or
driveway is not designated as a fire lane (Textual Statement Item 8.b). When the
driveway or street is designated as a fire lane the width must be a minimum of twenty
(20) feet which is consistent with the Virginia Statewide Fire Prevention Code for fire
lane width requirements. Therefore, the exception is acceptable.
Schools:
Approximately forty-nine (49) students could be generated by this development.
This site lies in Ecoff Elementary School attendance zone: capacity - 782, enrollment -
789, Carver Middle School zone: capacity - 1,229, enrollment - 1,276 and Bird High
School: capacity - 1,722, enrollment - 1,828. The enrollment is based on September 30,
2004 and the capacity is as of 2004-2005. This request will have an impact on all schools
involved. There are currently four (4) trailers at Ecoff Elementary; nine (9) trailers at
Carver Middle; and five (5) trailers at Bird High.
A new middle school is in the current CIP that is proposed to open in the fall of 2009 that
will provide relief for schools in this area of the County. As a result of recent
redistricting which took effect in September of 2004, a number of students have been
moved from Carver Middle to Chester Middle. The anticipated growth with this case,
coupled with the existing zoning cases and tentative developments in this area, will
significantly impact both elementary and secondary schools.
The applicant has failed to adequately address the impact of this proposed development
on school facilities. (Proffered Condition 16)
Libraries:
Consistent with the Board of Supervisors' Policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. The
development noted in this case would most likely affect the Chester Library or the Central
Library. The Plan identifies a need for additional library space in the Chester area.
10 05SN0263-JULY27-BOS
The applicant has adequately addressed the impact of this proposed development on
library facilities. (Proffered Condition 16)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020. In addition, the Plan identifies the need for ten (10) new or expanded special
purpose parks to provide water access or preserve and interpret unique recreational,
cultural or environmental resources. The Plan also identifies shortfalls in trails and
recreational historic sites.
The applicant has offered measures to assist in addressing the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 16)
Transportation:
The Thoroughfare Plan identifies a proposed north/south major arterial (South Chalkley
Road), with a recommended right of way width of ninety (90) feet, extending from Route
10, through the 112.5 acres, across Carver Heights Drive to Bradley Bridge Road. In
conjunction with development of the 112.5 acres, the right of way for South Chalkley
Road was dedicated from Route 10 to Carver Heights Drive, and part of this road was
constructed as a four (4) and two (2) lane facility. In addition, right of way for an internal
collector road (Branders Creek Drive) from Route 10 to South Chalkley Road was
dedicated and part of the road constructed as a four (4) lane divided facility. The
remaining section of Branders Creek Drive from its terminus to South Chalkley Road has
recently been constructed as a two (2) lane facility as part of a multifamily residential
development within the 112.5-acre project.
In December 2004, the Board of Supervisors rezoned 23.8 acres of the subject property
(24.6 acres) to Multifarnily Residential (R-MF) with Conditional Use Planned
Development, to permit development of a residential condominium project. The applicant
is now requesting R-MF rezoning of an additional 0.8 acre, which will be incorporated
into the proposed condominium project.
The applicant has proffered a maximum density of ninety-six (96) dwelling units
(Proffered Condition 3). Based on townhouse trip rates, development could generate 620
average daily trips. The applicant intends to develop these units mostly for senior adults.
Based on senior adult housing (attached) trip rates, development could generate 340
average daily trips. These vehicles will be initially distributed along Carver Heights Drive
and along Route 10. Route 10 had a 2003 traffic count of 33,345 vehicles per day. The
capacity of the four (4) lane section of Route 10 between Branders Bridge Road and
Lewis Road is acceptable (Level of Service D) for the volume of traffic it currently
carries.
11 05SN0263-JULY27-BOS
The Thoroughfare Plan identifies Carver Heights Drive as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of Carver
Heights Drive, in accordance with that Plan. (Proffered Conditions 17.a.)
The applicant has committed to construct an extension of South Chalkley Road ("South
Chalkley Extended') through the subject property. Access to major arterials, such as
South Chalkley Extended and Carver Heights Drive, should be controlled. The applicant
has proffered that direct access to South Chalkley Extended will be limited to one (1)
public road on each side of that roadway (Proffered Condition 17.c.). Proffered Condition
17.c. also states that no direct access will be provided from the property to Carver Heights
Drive or to Branders Creek Drive.
As previously stated, the applicant intends to development a condominium project. Staff
recommends that all of the main streets in these types of developments be accepted into
the State Highway System. Having these streets accepted into the State Highway System
will insure their long-term maintenance. The applicant has proffered that all of the streets
that will accommodate general traffic circulation, will be designed and constructed to
State (i.e., the Virginia Department of Transportation) standards and taken into the State
System. (Proffered Condition 17.d.)
The traffic impact of this development must be addressed. The applicant has proffered to:
1) construct two (2) additional lanes of pavement along South Chalkley Road from its
current four (4) lane section to Branders Creek Drive to provide a four (4) lane divided
facility; 2) construct a two (2) lane road for South Chalkley Extended from Branders
Creek Drive to Carver Heights Drive; 3) relocate the ditch along the north side of Carver
Heights Drive to provide an adequate shoulder from South Chalkley Extended, eastward,
for the entire property frontage; and 4) construct additional pavement along South
Chalkley Extended at each approved access to provide left and right turn lanes, based on
Transportation Department standards (Proffered Condition 17.b.). If a senior adult
housing project is developed on the property, turn lanes are not anticipated to be
warranted along South Chalkley Extended at the public road intersections.
The applicant has also proffered to contribute cash, in an amount consistent with the
Board of Supervisors' Policy, towards mitigating the traffic impact of this development
(Proffered Condition 16). As development continues in this part of the County, traffic
volumes on area roads will substantially increase. Cash proffers alone will not cover the
cost of the improvements needed to accommodate the traffic increases. No public road
improvements in this part of the County are currently included in the Six-Year
Improvement Plan, except for a shoulder improvement project on Branders Bridge Road
from Carver Heights Drive to Bradley Bridge Road, scheduled for construction in
Summer 2007.
12 05SN0263-JULY27-BOS
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 96* 1.00
Population Increase 261.12 2.72
Number of New Students
Elementary 21.70 0.23
Middle 12.10 0.13
High 15.36 0.16
TOTAL 49.15 0.51
Net Cost for Schools 531,072 5,532
Net Cost for Parks 75,744 789
Net Cost for Libraries 38,784 404
Net Cost for Fire Stations 40,800 425
Average Net Cost for Roads 422,304 4,399
TOTAL NET COST 1,108,704 I 11,549
I
*Based on proffered conditions (Proffered Condition 3). The actual number of units developed
and corresponding impact may vary.
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire
stations at $11,549 per unit. The applicant has been advised that a maximum proffer of $11,500
per unit would defray the cost of the capital facilities necessitated by this proposed development.
The applicant has offered cash in the amount of $11,500 per unit for those having more than two
(2) bedrooms and $5,991 for units with two (2) or less bedrooms (Proffered Condition 16). The
reduced amount proffered for units with two (2) or less bedrooms does not adequately address
the impact of this development on schools. Accordingly, the County's ability to provide adequate
school facilities to its citizens will be adversely affected.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
Staff recommends that the applicant fully address the impact of this request on capital facilities in
the case of those units with two (2) or less bedrooms. The Planning Commission and the Board
13 05SN0263-JULY27-BOS
of Supervisors, through their consideration of this request, may determine that there are unique
circumstances relative to this case that may justify acceptance of proffers as offered.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the
property is appropriate for community-scale commercial development (C-3) with
integrated townhouse or multifamily residential uses.
A portion of the subject property, located east of South Chalkley Road, has been
incorporated into the Chester Village Plan amendment which will be considered by the
Board of Supervisors at their July 27, 2005 public hearing. The Plan, as recommended by
the Planning Commission, suggests that this portion of the property is appropriate for
community mixed use not to include new multifamily development, including
apartments, townhouses, as well as individual buildings with multiple units. While this
request is for multifamily development, the majority of the subject property (23.8 acres) is
currently zoned for such use. The purpose of the current request is to incorporate an
additional 0.8 acres into this existing R-MF tract for the purpose of spreading density
with no increase in the total number of dwelling units permitted under the existing R-MF
zoning.
Area Development Trends:
Properties to the north are zoned General Business (C-5) and Community Business (C-3)
and are developed as the Ironbridge Plaza Shopping Center, commercial uses or are
currently vacant. Property to the south is zoned Agricultural (A) and Agricultural (A)
with Conditional Use and Conditional Use Planned Development and is occupied by a
construction, demolition and debris landfill or is currently vacant. Property to the east is
zoned Residential (R-7) and is occupied by single family residential dwellings and
property to the west is zoned Multifamily Residential (R-MF) and is currently under
construction as the River Forest Apartments project. It is anticipated that development
around the intersection of the extension of Chalkley Road with Carver Heights Drive will
continue for commercial and high density residential development, as suggested by the
Central Area Land use Plan.
Zoning History:
On December 15, 2004, the Board of Supervisors, upon a favorable recommendation by
the Commission, approved the rezoning of a 23.8 acre tract from Light Industrial (I-1)
and Multifamily Residential (R-MF) to Multifamily Residential (R-MF) with Conditional
Use Planned Development to permit exceptions to Ordinance requirements (Case
04SN0326). A multifamily condominium development containing a maximum of ninety-
six (96) dwelling units was proposed.
14 05SN0263-JULY27-BOS
The current request incorporates this property as well as a 0.8 acre parcel currently zoned
Community Business (C-3) for the continued purpose of developing a multifamily
condominium development containing a maximum of ninety-six (96) lots on a total of
24.6 acres.
Site Design:
Currently, the Multifamily Residential (R-MF) portion of the request permits a
condominium development containing a maximum of ninety-six (96) dwelling units as
part of a Conditional Use Planned Development (Case 04SN0326). Except as modified
by Case 04SN0326, this development must conform to the requirements established in
the Zoning Ordinance for Multifamily Residential (R-MF) Districts. As part of Case
04SN0326, the applicant requested exceptions to several of these R-MF standards. These
same exceptions are noted in the current Textual Statement submitted with this
application (Proffered Condition 1) as applicable to both the R-MF and C-3 portions of
this request proposed for R-MF zoning. The R-MF Ordinance standards were designed to
address a typical, suburban high-density residential project. The majority of the requested
exceptions will allow flexibility in site design to accommodate a unique multifamily
project that has a character more in keeping with a single family development.
Density:
The applicant has proffered a maximum of ninety-six (96) dwellings yielding a maximum
density of approximately four (4) units per acre. (Proffered Condition 3)
Dwelling Size, Building Materials and Garages:
Proffered Conditions address a minimum dwelling size, specific building materials and
the minimization of the visual impact of garage doors upon the streetscape. (Proffered
Conditions 2 and 10)
Cluster Standards:
The requirements offered for cluster projects, such as hardscaped driveways, sidewalks,
street trees and landscaping around buildings are consistent with those typically required
by the Commission and Board of Supervisors on similar projects recently approved.
(Proffered Conditions 5, 7, 8 and 9)
Model Homes:
In residential districts, model homes (sales offices) are permitted provided that, in
addition to its permanent use as a dwelling, such home may be used as a temporary real
estate office. Within the R-MF District, model homes are not permitted. Therefore the
applicant is requesting an exception to permit model homes subject to the same
15 05SN0263-JULY27-BOS
restrictions applied to such uses within residential districts. (Textual Statement, Use
Exceptions, Item 2)
The applicant is also requesting the use of a temporary sales office to be located first
within a modular office unit and then within facilities housing recreational uses or a
model home on the request property. Given that the modular office unit nor the planned
recreational facilities are dwellings, sales would not be permitted. Conditions establish
this use as temporary and subject to all other restrictions applied to model homes within
residential districts, which will ensure the residential character of the surrounding area is
maintained. (Textual Statement, Use Exceptions, Item 3)
Recreation and Open Space:
The Ordinance requires that not less than ten (10) percent of the gross acreage of the
multifamily portion of the project be devoted to recreational use, with a minimum
provision of 1.5 acres. The applicant has proffered that these common recreational areas
will not include amenities primarily associated with children's play but at a minimum
include a clubhouse. (Proffered Condition 4.b)
Within smaller lot developments, focal points are provided in a central location to
visually announce a project upon entry and create green space at the entrance of a
development. Generally, focal points should be a minimum of .75 acres to provide usable
open space to accommodate hardscaping and facilitate the gathering of residents. The
applicant has proposed two (2) focal points, one (1) at each entrance to the property from
Chalkley Road. One (1) such focal point will contain a minimum of .50 acres while the
other focal point will contain a minimum of one (1) acre, for a cumulative minimum
provision of 1.5 acres (Proffered Condition 4.a.). Given the project's overall size and
density, the design should accommodate this minimum provision of .75 acres of focal
point acreage at each of the two (2) proposed entrances.
All common areas within the multifamily portion of the development must be maintained
by a condominium association. (Proffered Condition 15)
Buffers and Setbacks:
The Zoning Ordinance requires a minimum fifty (50) foot setback for structures from
project boundaries within a Multifamily Residential (R-MF) District. An exception is
requested to reduce the setback along the northern project boundary, east of Chalkley
Road and adjacent to the adjoining Community Business (C-3) District, from fifty (50) to
thirty (30) feet. (Textual Statement, Bulk Exceptions, Item 5)
Existing commercial development to the north was not required to provide a buffer
adjacent to this portion of the subject property as it is was previously zoned Light
Industrial (I-1). Further, the Ordinance does not require the provision of a buffer within
the R-MF property. The applicant has proffered a buffer combined with a solid fence, a
16 05SN0263-JULY27-BOS
minimum of six (6) feet in height, along this northern boundary adjacent to the C-3
District (Proffered Condition 6.b). Although the typical Ordinance requirement for
buffers between R-MF and C-3 Districts is a minimum width of seventy-five (75) feet,
the density of the proffered plant material is equivalent to that required for a fifty (50)
foot buffer. This vegetation, in combination with the proposed privacy fence, should
provide adequate visual mitigation from views of the neighboring commercial
developments. However, the proposed setback reduction from this commercial boundary
does not accomplish the full intent of the Ordinance in providing a physical separation
between residential and commercial uses. Therefore, staff does not support this setback
exception.
Adjacent property to the east is zoned Residential (R-7). The Ordinance requires a
minimum fifty (50) foot buffer along the eastern property boundary of the request site. At
the time of site plan review, the Planning Commission may modify this buffer under
certain circumstances.
Fencing:
Proffered Condition 6.a. addresses decorative fencing along South Chalkley Road and
Branders Creek Drive.
CONCLUSIONS
The proposed zoning and land use conform to the Chester Village Plan which suggests the
property is appropriate for a mix of neighborhood commercial and multifamily residential uses of
2.5 to 10.0 units per acre. The proposed zoning and land use are representative of existing and
anticipated area development.
However, the proffered conditions do not adequately address the impact of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the need for transportation, schools, parks, libraries and fire stations is identified in
the County's adopted Public Facilities Plan, Thoroughfare Plan and Capital Improvement
Program and the impact of this development is discussed herein. The proffered conditions do not
mitigate the impact on school facilities, thereby not ensuring that adequate service levels are
maintained as necessary to protect the health, safety and welfare of County citizens.
Proffered conditions do not adequately address the typical provision of acreage and locations for
project focal points. Further, exceptions to Ordinance standards for the setbacks of structures
bordering the commercial zoning to the north do not provide appropriate land use transitions
between conflicting land uses nor adequate separation from major arterial corridors.
Given these considerations, approval of this request is recommended subject to the applicant
adequately addressing the impact of this development on capital facilities, setbacks for structures
from commercial tracts and the project focal point.
17 05SN0263-JULY27-BOS
CASE HISTORY
Planning Commission Meeting (7/19/05):
The applicant did not accept staff's recommendation but did accept the Planning
Commission's recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of proffered conditions on pages 2 through 8.
AYES: Unanimous
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
18 05SN0263-JULY27-BOS
Textual Statement
for River Forest Development Company, LLC
March 23, 2005
Overall Description
Approval for rezoning of a total of 24.6 acres located on the east and west lines of South
Chalkley Road owned by River Forest Development Company, LLC and Dynamic Associates,
L.L.C., designated as Chesterfield County Tax IDs 778-651-6195, 779-651-4095, 779-652-8201
and a portion of 779-652-6471 (the "Property") is being requested fi:om RM-F with a
Conditional Use Planned Development and C-3 with a Conditional Use Planned Development to
R-MF with a Conditional Use Planned Development to allow a modification of the permitted
uses and development conditions of the R-MF District as more particularly described in this
Statement.
Use Exceptions
Up to two (2) buildings within the portions of the Property located on each of the east and
west sides of South Chalkley Road may contain as few as two (2) dwelling units.
Model homes shall, be permitted subject to the requirements of Section 19-65(a) of the
Zoning Ordinance.
o
One (1) temporary sales trailer shall be allowed during construction of the dwelling units
subject to the requirements of Section 19-65(a)(2) through (5) of the Zoning Ordinance.
Such unit shall be utilized for a maximum of two (2) years fi:om the date of site plan
approval. At the end of the two (2) years, the modular unit shall be removed and the
sales activities may be located within facilities housing recreational uses on the property.
Bulk Exceptions
A twenty-three (23) foot exception to the twenty-five (25) foot setback requirement for
structures fi:om driveways providing access exclusively to parking areas (including
garages).
A fifteen (15) foot exception to the twenty-five (25) foot setback requirement for
structures fi:om driveways other than those providing access exclusively to parking areas.
A forty (40) foot exception to the fifty (50) foot setback requirement for structures
adjacent to rights of way (Public Roads).
A fifteen (15) foot exception to the fifteen (15) foot setback requirement for structures
fi:om parking spaces.
A twenty (20) foot exception to the fifty (50) foot setback requirement for structures from
property lines along the northern line of the portion of the Property located east of South
Chalkley Road.
A ten (10) foot exception to the thirty (30) foot minimum distance between buildings.
An exception to the requirement that driveways and parking areas have concrete curbs
and gutters except as specified in the proffered conditions for the Property.
The following pavement width exceptions:
A six (6) foot exception to the thirty (30) foot pavement width requirement for
access roads.
An eight (8) foot exception to the twenty-four (24) foot pavement width
requirement for other private streets and driveways; provided, however, the
pavement width of any street or driveway designated as a fire lane in connection
with site plan review shall be not less than twenty (20) feet.
A ten (10) foot exception to the fifty (50) foot right of way width requirement for special
access streets.
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