18SN0836
CASE NUMBER: 18SN0836
APPLICANT: THALHIMER REALTY PARTNERS
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
DECEMBER 12, 2018
BOS Time Remaining:
365 DAYS
:
ANDREW CONDLIN (804-977-3373)
Planning Department Case Manager:
5.8 Acres 14008 Midlothian Turnpike
DARLA ORR (804-717-6533)
WINTERFIELD
REQUEST
Rezoning from Residential (R-7) to Neighborhood Business (C-2) of 2.8 acres and Residential
Townhouse (R-TH) of 3 acres plus conditional use planned development to permit exceptions to
ordinance requirements on the entire 5.8 acre tract. Specifically, exceptions are requested to use,
setbacks, buffers, parking, lot and building standards to accommodate over-shop housing in the C-
2 District and 50 townhomes in the R-TH District.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement, and exhibits are located in Attachments 1-6.
SUMMARY
A development including a maximum of 50 townhomes and neighborhood commercial uses with
up to 15 above shop multi-family residential units is planned. Development will occur as generally
depicted on the conceptual plan (Exhibit A, Attachment 4) with townhomes served by alleys, a
common green and commercial uses at the corner of Midlothian Turnpike and Winterfield Road.
The applicant has proffered design and architectural standards (discussed on pages 6 and 7) to
ensure a well-designed, quality development comparable with the surrounding area.
The applicant has proffered to realign the existing Winterfield Road roundabout and approaches
and install/maintain of landscaping and features within the Winterfield roundabout to off-set the
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING - APPROVAL
Proposal provides a mixed-use development suggested appropriate in the
Village Fringe area of the Midlothian Area Community Plan
Quality design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community that should enhance the
surrounding area.
TRANSPORTATION - APPROVAL
Dproviding road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school in the
vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir,
SCHOOLS
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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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
725-709-9433 1105 WINTERFIELD RD
725-709-9911 14030 WINTERFIELD LN
726-708-0495 14028 WINTERFIELD LN
726-708-1397 14022 WINTERFIELD LN
726-708-3588 14008 MIDLOTHIAN TPKE
726-709-0149 1109 WINTERFIELD RD
726-709-0434 1101 WINTERFIELD RD
726-709-0813 14024 WINTERFIELD LN
726-709-1718 14018 WINTERFIELD LN
726-709-2430 14012 WINTERFIELD LN
726-709-3003 14010 WINTERFIELD LN
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Comprehensive Plan Midlothian Area Community Plan
Classification: VILLAGE RESIDENTIAL AND VILLAGE FRINGE
This designation suggests the property is appropriate for mixed use development compatible with surrounding
neighborhoods, including office, residential, multi-family, community facilities and personal service uses using
special design standards to preserve pedestrian scale.
Surrounding Land Uses and Development
Winterfield
Road
Westfield Road
Commercial and multi-
family residential zoning
and land use
Single family residential use
or vacant
Midlothian Tpk
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Proposal
Rezoning is proposed from Residential (R-7) to Neighborhood Business (C-2) of 2.8 acres and
Residential Townhouse (R-TH) of 3 acres, as identified on the zoning map (Page 3), plus
conditional use planned development to permit exceptions to ordinance requirements on the
entire 5.8 acre tract. A 50-lot townhome development is planned on the portion of the
property proposed for rezoning to R-TH, and Neighborhood Commercial (C-2) uses with a
maximum of 15 over-shop multi-family residential units are planned on the portion of the
property to be zoned C-2.
Development would conform to the Conceptual Plan (Exhibit A, Attachment 4). Exceptions are
requested to ordinance requirements to accommodate the mixed-use design, as outlined below
and in the Textual Statement (Attachment 2):
Reduction in setbacks for buildings, parking and drives
Modification to permit on-street parking to count towards required spaces; parking
for over-shop multi-family residential units shared with commercial uses
Modification of R-TH District standards (Schedule 1, Attachment 3)
Elimination of the buffer and setbacks between C-2 and R-TH zoning boundary
Use exception of permit over-shop multi-family residential units and fast-food
restaurant without drive-in or drive-thru
Overall Design
The following provides an overview of design requirements offered as part of this request
(Attachments 1 -6 Proffered Conditions, Textual Statement and exhibits):
Community Design
Designed in general conformance with the Conceptual Plan (Exhibit A, Attachment 4)
o
Pedestrian scale decorative exterior lighting along Midlothian Turnpike
o
Sidewalks and crosswalks throughout development and along adjacent rights of way
o
Street trees along adjacent rights of way and both sides of internal drive aisles
o
Minimum of 0.5 acre of open space to serve the townhome and multi-family
o
residential uses planned; includes central green (Exhibit A, Attachment 4)
Wet stormwater management facility designed as a visual amenity including
o
pedestrian areas and fountain
Residential Townhome 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.
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The following provides an overview of R-TH design requirements offered as part of this
request (Attachments 1- 4 and 6) Proffered Conditions, Textual Statement, Schedule 1,
and Exhibits A and C):
Lots
Maximum of 50 townhomes permitted
o
o
Sodded front and corner side yards and foundation planting beds
o
All units served by alleys
o
Buildings and Architecture
Architectural treatment comparable to Exhibit C (Attachment 6)
o
Exterior facades constructed of brick, stone or cultured stone and cementitious
o
siding or comparable materials approved by Planning; no vinyl
Variety of frontal elevations, roof lines and setbacks to maintain visual interest
o
along the streetscape
Up to 12 attached townhomes in a group; Maximum of 3.5 stories or 41 feet
o
Foundations of brick or stone extending a minimum of 18 inches above grade for
o
units constructed on slab; raised front façade porches (minimum finished floor
elevation of 15 inches above grade); porch foundations and exposed piers faced
with brick or stone
30-year roof materials (standing seam, architectural dimensional shingle or
o
better)
No front-loaded garages; all garages served by alleys
o
Screening of mechanical equipment
o
Commercial Design
Development of commercial uses will comply with Midlothian Special Design District
standards, except as outlined in the Textual Statement. In addition, the following design
standards have been offered as part of this request. Attachments 1 2 and 4 5)
Proffered Conditions, Textual Statement and Exhibits A and B):
Maximum 45,000 square feet of commercial space; No individual tenant size shall
exceed 15,000 square feet of gross floor area
Buildings located with no parking between or drives between buildings and public
roads
Architectural treatment of buildings comparable to Exhibit B (Attachment 5)
Buildings to incorporate 4-sided equal architectural treatment; maximum height of 3
stories
Buildings constructed of brick, stone, cultured stone or cementitious siding or
comparable materials as approved by Planning
No loading docks permitted; no service doors facing Midlothian Turnpike or
Winterfield Road unless screened
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions offered with this request include quality design and architectural elements
comparable to that of the surrounding community.
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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
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The applicant has committed to a maximum commercial and residential development
(Proffered Condition 15 and 17, and Textual Statement III.A.). Based on the trip generation rates
for the maximum development density (50 townhome units, 15 multi-family units, and 45,000
square feet of retail/shopping center), the proposed development could generate
approximately 3,850 average daily trips. Traffic generated by development of the property will
be initially distributed along Winterfield Road to Midlothian Turnpike (Route 60).
Winterfield Road is a collector road with a recommended right of way width of 70 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Winterfield Road is a two-lane road. Sections of
the road have been improved and realigned in conjunction with residential development.
maintained in its existing condition.
Midlothian Turnpike (Route 60) is identified 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
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 mixed-use development would contribute to an identifiable need for transportation
and access improvements. The applicant has offered:
Right-of-Way Dedications (Proffered Condition 9):
Sixty (60) foot right-of-way for an East West Local Road through the property.
Thirty-five (35) foot right-of-way from the centerline of Winterfield Road.
Vehicular Access Control (Proffered Condition 10):
Limited to two (2) entrances/exits to Winterfield Road.
No direct access to Route 60.
Road Improvements (Proffered Condition 11):
Construction of two lanes for the East West Local Road through the property. (a)
Separate right turn lane along Winterfield Road to serve the south access. (b)
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Raised median within Winterfield Road to preclude left turns at the south access. (c)
Sidewalks along Route 60, Winterfield Road, and the East West Local Road. (d)
Abandon and removal of existing Winterfield Lane on the property. (e)
Construction of cul-de-sac or turnaround at new terminus of Winterfield Lane. (f)
Realignment of the existing Winterfield Road roundabout and approaches. (g)
Installation/maintenance of landscaping & features within the Winterfield roundabout. (h)
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.
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
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 townhome and multi-family (apartment/condominium) uses, which generate
approximately 63% and 60% of the traffic of single-family dwelling units, respectively. Because of
this, the traffic impact could be addressed with $5,922 (63% of $9,400) per townhome dwelling
unit and $5,640 (60% of $9,400) per multi-family dwelling unit. The traffic impact of the proposed
development could be valued at $380,700 (50 x $5,922 + 15 x $5,640).
As previously noted, the applicant has proffered to construct specific off-site road
improvements along Winterfield Road (Proffered Conditions 11.g and 11.h). The condition
requires the applicant to complete all road improvements prior to issuance of an occupancy
permit. The applicant has provided information that the estimated cost of the off-site road
improvements is $396,000
however, that the actual cost to provide these improvements could be more or less than this
amount. Staff supports this request.
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.
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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.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Midlothian Fire Station, Company Number 5
EMS Facility The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .175 calls per dwelling, it is estimated that this development will
generate 11 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 FY2019 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 Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester Middle
School is planned for construction on the existing school site, and the Beulah Elementary
School, Providence Middle School, and Monacan High School projects are complete. Additional
school construction projects include a Matoaca Middle School addition on the east campus site,
and the new Matoaca Elementary School will be constructed on the existing west campus site.
Upon completion of the east campus addition, the current west campus building will be
demolished, and Matoaca Middle School will operate as a single, unified campus. Information
on the CIP and School Board approved construction projects can be found in the financial
section of the CCPS Adopted Budget for FY2019.
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Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 10 6 7 23
School Type
Schools Currently Serving Area Watkins Midlothian Midlothian
1,230 1,328 1,629
Current Enrollment
2017-18
Design Capacity (2) 1,022 1,400 2,155
School Year
120% 95% 76%
Enrollment Percent of Design
Capacity
24 3 0
Total Number of Trailers
Number of Classroom Trailers 23 0 0
Note:
Based upon average number of students per townhome dwelling unit countywide at 0.35 and average number of
(1)
students per multifamily dwelling unit countywide at 0.34. Student Generation Factor (2017) is the actual total number of
students by grade level divided by the actual total number of housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
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 and construction is in progress.
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.
UTILITIES
Staff Contact: Mike Larson (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 Yes 12, 24 Yes
Wastewater Yes 8 Yes
The property is located in the mandatory water and wastewater connection area for residential
and non-residential development per Sections 18-60 A and B of the County Code.
Public water is available through a 12-
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Winterfield Ln. Any new structure(s) proposed for the site would be required to use the public
water and wastewater system.
The applicant is reminded of the Utilities Department Standards to provide a second water feed for
residential developments with more than 25 lots. The Utilities Department will also require that
the Developer design and construct the water and wastewater lines, properly sized and at an
appropriate location, to permit future extensions to the east of this development.
The applicant has proffered the use of public water and wastewater (Proffered Condition 8). The
Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties generally drain form northeast to southwest to an existing culvert under
Winterfield Road and into the existing pond within the Midlothian Town Center development.
The properties are all located within the James River Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) must be submitted to and confirmed by the
Environmental Engineering Water Quality Section prior to the approval of any site plans,
preliminary plats, and/or construction plans. Any areas of wetlands shall not be impacted
without prior approval from the U.S. Army Corps of Engineers and/or the Virginia Department of
Environmental Quality.
Stormwater Management
The development of the subject properties will be subject to the Part IIB technical criteria of the
VSMP Regulations for water quality and quantity.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
6/8/18 Application submitted
10/9 and Application amended
11/13/18
8/16, 8/21, Revisions to Proffered Conditions, Textual Statement and exhibits submitted
9/13, 10/10,
10/11,
10/12,
10/15,
10/18,
10/31, 11/7,
11/9 and
11/13/18
Community Meeting
10/15/18 Issues Discussed:
Overall development design and architecture
Area traffic impacts and concerns; road improvements to be made with
development
Roundabout on Winterfield not designed well; Potential in this case to
improve roundabout design
Planning Commission
1/20/18 Citizen Comments:
Development in village impacts Westfield Road community; history of area
Important to engage Westfield area as developments and Plan proposed
Buffers as transition to single family residential use
Support for architecture and design
ld Road community but will meet
did participate in community meeting
Commission Discussion:
Mr. Jones noted he agrees that the historic importance of the Westfield Road
community is important to area. He added that the proposed owner-occupied
townhomes would be compatible with residential use east of Winterfield Road.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Jackson
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, December 12, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
November 13, 2018
Note: The Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The Owner-Applicant in this rezoning Case 18SN0836, 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 that the development of the Property will be
developed as set forth below; 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.
The following proffers shall apply to the entirety of the Property:
Master Plan. The Textual Statement last revised November 13, 2018, shall be considered
1.
the Master Plan. (P)
Concept Plan Requirements. The site shall be designed as generally depicted on
2.
and
parking areas may be modified provided that the general intent of the Concept Plan is
maintained with respect to location of uses, internal road network and pedestrian
environment. (P)
Common Area. The common area shown on the Concept Plan in the center of the
3.
Property shall serve as a focal point upon entry into the Property and shall serve both
the residential and commercial portions of the Property. The common area shall
include public spaces designed to include amenities that add high visual interest, such
as, but not limited to: hardscaped areas; decorative paving units; decorative
pedestrian-style lighting; benches; landscaped areas; plantings; bike racks; plazas;
gathering areas; and other similar pedestrian elements. (P)
Street Lights. Decorative goose neck street lights will be provided along the Property
4.
boundary as it adjoins Midlothian Turnpike with a spacing of approximately 80 feet on
center. The specific light fixture and spacing shall be approved by the Planning Director
in conjunction with plan approval. The installation of the street lights may be phased
as approved by the Planning Director based on the extent of the plan approval. (P)
Street Trees. Street trees shall be provided along Midlothian Turnpike and Winterfield
5.
Road along the entire property frontage at a minimum of 40 feet on center unless
there are conflicts with utilities, sightlines, and/or driveway areas and as otherwise
15 18SN0836-2018DEC12-BOS-RPT
approved by the Planning Director at time of plan approval. Street trees shall also be
provided within the site along both sides of drive aisles (not including alleys) planted
every 40 feet on center unless there are conflicts with utilities, sightlines, and/or
driveway areas and as otherwise approved by the Planning Director at time of plan
approval. (P)
Sidewalks. There shall be an internal system of sidewalks and crosswalks within the
6.
development to provide pedestrian connections within the site and to the sidewalks
provided along the adjoining roads. Sidewalk connections to adjoining properties shall
be made along the East West Local Road, as hereinafter defined, and near the terminus
of Winterfield Lane. The design, materials and exact location of such sidewalks and
crosswalks shall be approved by the Planning Director at the time of plan review. (P)
Burning ban. The Developer shall not use burning to clear or timber the Property. (F)
7.
Utilities. Public water and wastewater systems shall be used. (U)
8.
Dedication. The following rights-of-way on the Property shall be dedicated, free and
9.
unrestricted, to Chesterfield County prior to any site plan approval, in conjunction with
the recordation of the initial subdivision plat, or within sixty (60) days of a written
request by the Transportation Department, whichever occurs first.
a.A sixty (60) foot wide right-of-
line or in an alternative location acceptable to the Transportation Department.
The exact location of this right-of-way shall be approved by the Transportation
Department.
b.Thirty-five (35) feet of right-of-way, on the east side of Winterfield Road,
measured from the centerline of that part of Winterfield Road immediately
adjacent to the Property. (T)
Access. Access to and from the Property shall be as follows:
10.
a.Direct vehicular access from the Property to Winterfield Road shall be limited to
the East--West Local
-turns-in and right-turns-out only
Transportation Department.
b.There shall be no direct vehicular access from the Property to Midlothian
Turnpike (Route 60). (T)
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Road Improvements. Prior to issuance of an occupancy permit on the Property, the
11.
developer shall be responsible for the following road improvements. The exact design
and length of the improvements shall be approved by the Transportation Department:
a.Construction of two lanes of the East West Local Road, to VDOT Urban Local
Road standards, with modifications approved by the Transportation Department,
from Winterfield Road to the eastern property line. The exact location of the
East West Local Road shall be approved by the Transportation Department.
b.Construction of additional pavement along the northbound lanes of Winterfield
Road at the approved South Access to provide a separate right turn lane.
c.Construction of a raised median within Winterfield Road from the Winterfield
Road roundabout to just south of the South Access to preclude left turns at the
South Access.
d.Construction of VDOT standard sidewalks along the entire property frontage to
Route 60, Winterfield Road, and the East West Local Road.
e.Abandonment and removal of existing Winterfield Lane on the property, if
approved by VDOT and the Transportation Department.
f.Construction of a cul-de-sac or other acceptable turnaround or other treatment
approved by VDOT, at the proposed terminus of Winterfield Lane on the
Property towards the eastern Property line, with modification approved by the
Transportation Department.
g.Realignment of the existing Winterfield Road roundabout and approaches to
provide symmetric alignment with Winterfield Road.
h.Installation and maintenance of landscaping and ornamental features within the
Winterfield Road roundabout, as determined by the Transportation Department
and as approved by the Virginia Department of Transportation.
i.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. (T)
The following proffers shall apply to the area of the Property zoned C-2:
Architecture. Buildings shall be generally compatible with respect to building materials
12.
and architectural style with the elevations attached hereto as Exhibit B and dated
October 5, 2018. All buildings shall have exterior wall surfaces constructed of brick,
stone or cultured stone, and cementitious siding, exclusive of windows, doors, cornices,
and accent treatments, or other comparable or better materials as approved by the
Director of Planning. All buildings shall incorporate equal four sided architecture such
that no building exterior (whether front, side or rear) shall consist of inferior materials
or be inferior in quality, appearance or detail to any other exterior of the same building.
No loading docks shall be permitted. No service doors shall face Midlothian Turnpike or
Winterfield Road unless they are screened from view of public roads by landscaping, or
low maintenance material, such as an opaque fence or wall, as approved by the
17 18SN0836-2018DEC12-BOS-RPT
Planning Director. (P and BI)
Building Height. Buildings shall be limited to a maximum of three stories in height. (P
13.
and BI)
Building Location. Buildings shall be generally located such that no parking or drives
14.
are between the buildings and Midlothian Turnpike and Winterfield Road; however, the
location of the buildings, parking and drives may be modified as approved by the
Planning Director at the time of plan approval. (P)
Density. No more than 45,000 total square foot of commercial space shall be permitted
15.
on the area of the Property zoned C-2. No individual tenant shall exceed 15,000 square
feet of gross floor area. (P and BI)
Water Features. Any wet stormwater management facility shall be designed as a visual
16.
amenity to create water features, which shall include pedestrian areas and fountain
type aerators, unless specifically prohibited or restricted by law or government
regulation, and as determined by Environmental Engineering. Any commercial building
adjoining any such water feature shall include at least one entrance for a customer or
guest access point facing such water feature, which shall be permitted to be a secured
or unsecured patio or dining area. (P and EE)
The following proffers shall apply to the area of the Property zoned R-TH:
Density. No more than 50 townhouse dwelling units shall be permitted on the area of
17.
the Property zoned R-TH. (P)
Front Walks. A minimum of a 42-inch-wide concrete front walk shall be provided to the
18.
front entrance of each townhouse unit, to connect to drives, sidewalks or streets. (P)
Landscaping:
19.
a.Except for foundation planting beds, front and corner side yards shall be sodded
and irrigated.
b.Foundation planting is required along the entire front façade of all townhouse
units, and shall extend along all sides facing a street. Foundation planting beds
shall be a minimum of 3 feet wide from the dwelling 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, and may include spreading groundcovers. Dwelling corners shall be
18 18SN0836-2018DEC12-BOS-RPT
-n height at the time of
planting). Planting bed deviations may be approved by the Planning Director at
time of plan review due to unique design circumstances. (P)
Architecture and Materials:
20.
a.Townhouse units shall be generally compatible with respect to building materials
and architectural style with the elevations shown on the rendering attached
hereto as Exhibit C and dated October 5, 2018. All buildings shall have exterior
wall surfaces constructed of brick, stone or cultured stone, and cementitious
siding, exclusive of windows, doors, cornices, and accent treatments, or other
comparable or better materials as approved by the Director of Planning.
b.Townhouse units with the same elevations and color palette may not be located
adjoining to or directly across from each other on the same street or access road.
In either case, this requirement does not apply to dwellings on different streets
or access roads backing up to each other.
c.If the townhouse unit is constructed on a slab, brick or stone shall be employed
around the base of the dwelling a minimum eighteen (18) inches above grade as
to give the appearance of a foundation. Front façade porches shall have a
minimum finished floor elevation of not less than 15 inches above grade at the
- line. All exposed portions of the foundation and exposed piers
supporting front porches of each townhouse unit shall be faced with brick or
stone veneer.
d.Rooflines for each townhouse unit shall vary from adjoining, connected
dwellings. Roofing materials for townhouse units shall be standing steam metal
or dimensional architectural shingles or better with a minimum 30-year
warranty. (P and BI)
Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. Heating,
21.
ventilation and air conditioning (HVAC) units and generators shall be screened from
view of public roads by landscaping, or low maintenance material, such as an opaque
fence or wall, or parapet wall, all as approved by the Planning Director. (P)
Alley Access. All garages for townhouse units shall be served by an alley, as generally
22.
shown on the Concept Plan, unless otherwise approved by the Planning Director at the
time of plan review. (P)
19 18SN0836-2018DEC12-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised November 13, 2018
Re: Request to rezone property to C-2 and R-TH with a Conditional use Planned Development.
The development is intended to create a mixed use community containing commercial uses
fronting on Midlothian Turnpike with for sale single family attached townhomes providing a
transition to the single family detached homes along Winterfield Road. The design of the
development will include road improvements to provide connection to Winterfield Road and
properties to the east of the site. Development of the Property shall comply with the Zoning
Ordinance requirements except as outlined herein.
I.General Requirements:
A.Parking.
i.Parking for all uses within the C-2 zoned area of the Property (the
minimum of four (4) spaces per one thousand (1,000) square feet of
rentable commercial space. Parking for all dwelling units on the RTH
zoned area of the Property shall be required to have on the Property
a minimum of two (2) spaces for each dwelling unit, which may
include those spaces located in a garage and in the driveway. No
parking is required for any dwelling unit in the C-2 zoned area of the
Property. Parking along the east/west local road from Winterfield
Road through the property to the eastern property line may be
counted toward the parking required herein.
ii.Parking spaces shall be provided pursuant to the provisions of I(A)(i)
above based on the collective sum of the calculation of each such use.
Such parking must be provided within the development as a whole
but shall not be required on each parcel/site or within any particular
area of the Property. Parking along any street or drive aisle within
the project shall be counted towards the required parking. Through
plan review, a reduction in the required number of spaces may be
granted if it is determined by the Planning Department that uses will
have different time demands, or sidewalks or pedestrian ways will be
provided between uses.
B.Buffer. No buffer shall be required between the C-2 and R-TH zoned portions
of the Property.
Providing a FIRST CHOICE community through excellence in public service
II.R-TH Standards:
A.Table 19-111. Development of the portion of the R-TH portion of the
Property shall comply with the R-TH Zoning Ordinance with the exception of
Table 19.1-111 of the County Zoning Ordinance, which shall be replaced with
the attached Schedule 1, dated November 9, 2018.
III.Commercial Standards:
A.Uses. Uses shall be permitted as follows:
i.Uses permitted by right or with restrictions in the Neighborhood
Business (C-2) Districts, except the following uses shall be prohibited:
a.Automobile sales and rental, including consignment lots
b.Automobile service stations
c.Automobile wash
d.Check cashing
e.Flea markets
f.Funeral homes
g.Gasoline sales
h.Halfway Houses
i.Hospitals
j.Kennels, commercial
k.Mortuary
l.Motorcycle, Go Cart, All-Terrain Vehicle, or similar type
vehicle track or operation
m.Pawnbroker
n.Veterinary hospital with outside runs
o.Video rental and sales store
p.Worship, place of
ii.Fast food restaurants, except there shall be no restaurant drive in or
drive thru permitted.
iii.Multiple-family dwelling units shall be permitted provided that any
such dwelling units are located above the first floor and no more than
15 dwelling units shall be permitted.
2118SN0836-2018NOV20-CPC-RPT
B.Setbacks. Structures, parking areas, drive aisles and access roads shall not
have any setback requirements from interior property lines or the eastern
(rear) property line.
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ATTACHMENT 3
Schedule 1
November 9, 2018
DIVISION 11. R-TH RESIDENTIAL TOWNHOUSE DISTRICT
Sec. 19.1-110. Purpose and Intent of R-TH District. Reserved.
Sec. 19.1-111. Required Conditions R-TH District for Subdivision Recorded on or after
11/13/1985 and Which Did Not Have Valid Preliminary Plat Originally Approved Prior to
11/13/1985.
.
A.Subdivision Standards
Table 19.1-111. A. Required Conditions R-TH
District-Subdivision Standards
Notes for Table 19.1-111. A.
\[1\]
A. Subdivision Size 2.5 acres
\[1\]Minimum acreage requirements do
B. Density 50 dwelling units
not apply to the Enon and Chester
C. Private Pavement Setbacks
Special Design Districts.
1. Major arterial 20 feet
\[2\]Within required common area, except
2. Other road 5 feet
where lots abut a public street, a 5
foot wide common area shall be
20% of subdivision
\[2\]\[3\]
D. Common Area
provided around the perimeter of each
acreage
group of attached lots.
E. Maximum Number of Attached Lots
12
\[4\]
in Each Group
\[3\]Within the common area of the
project, a minimum of .5 acres shall
be provided for passive and active
recreational use and community
space, including pedestrian areas,
the central common area shown on
the Concept Plan and other uses
deemed appropriate during plan
review. Unless a phasing plan is
approved through preliminary plat
review, construction shall be
completed prior to issuance of
building permits for individual
townhouse units. An approved
phasing plan may include
limitations on the issuance of
building permits for individual
townhouse units.
\[4\]The number of lots in each group of
attached lots shall be varied
throughout the subdivision.
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B.Other Required Subdivision Standards.
1.Common Areas Ownership. Areas which are not contained in roads or in lots
that are conveyed to individual owners shall be maintained by, and be the sole
responsibility of, the developer and/or owner of the townhouse development,
unless and until the developer and/or owner conveys such areas to a nonprofit
corporate owner, whose members shall be all of the individual owners of
townhouses in the development, or to a nonprofit council of co-owners as
provided under the Code of Virginia. The land shall be conveyed to, and be held
by, the nonprofit corporate owner or the nonprofit council of co-owners and used
for the recreational and parking purposes of the individual townhouse lot owners.
If the developer and/or owner makes the conveyance to a nonprofit corporate
owner, deed restrictions and covenants, in a form and substance satisfactory to
the county attorney, shall provide, among other things, that any assessments,
charges and costs of the maintenance of such areas shall constitute a pro rata lien
against the individual townhouse lots, inferior in dignity only to taxes and bona
fide duly recorded deeds of trust on each townhouse lot. An applicant seeking to
subject property to townhouse development under this section whose ownership
or interest in the property is held by a valid lease, shall provide for an initial term
of not less than 99 years in such lease.
2.Roads and Private Pavement. All roads and private pavement shall have concrete
curb and gutter, except for alley access roads that access the rear of the dwelling
unit.
3.Architecture. Buildings shall be designed to impart harmonious proportions and
avoid monotonous facades or large bulky masses. Townhouse buildings shall
possess architectural variety while at the same time have an overall cohesive
residential character. Residential character may be achieved through the creative
use of design elements such as, but not limited to, balconies, terraces,
articulation of doors and windows, sculptural or textural relief of facades,
architectural ornamentation, varied rooflines, or other appurtenances such as
lighting fixtures and planting.
4.Architectural and Landscaping Plans. In conjunction with construction plan
submission, landscape and architectural renderings or elevations shall be
submitted for approval.
2418SN0836-2018NOV20-CPC-RPT
.
C.Lot and Building Standards
Table 19.1-111.C. Required Conditions R-TH District-
Lot and Building Standards
A. Lot Standards
1. Lot area (square feet)
a. Internal lot 1040
b. End lot in row of less than 5 attached lots 1040
c. End lot in row of 5 or more attached lots 1040
2. Lot width (feet)
a. Internal lot 16
b. End lot in row of less than 5 attached lots 16
c. End lot in row of 5 or more attached lots 16
3. Lot coverage (maximum %) 65
B. Road Frontage for Townhouse Units \[1\]
C. Principal Building Setbacks (feet) \[2\]
1. Major arterial all yards 20
2. Front yard \[3\]\[4\]
a. Non cul-de-sac 10
b. Permanent cul-de-sac 10
3. Side yard
a. End unit in a row of less than 5 attached lots 5
b. End unit in a row of 5 or more attached lots 5
4. Corner side yard 5
5. Rear yard
a. Non through lot 5
b. Through lot 5
D. Principal Building Height (maximum) \[5\]
1. Midlothian Core and
Lesser of 3.5 stories or 41 feet
Chester Corridor East Special Design Districts
2. Other Lesser of 3 stories or 40 feet
E. Accessory Building Requirements Subject to Section 19.1-304
Notes for Table 19.1-111.C.
\[1\]All lots shall have frontage on a road. If approved by the director of transportation, lots
may front on private pavement which has direct access to a public road when the private
pavement is designed and constructed in accordance with the provisions of Chapter 17 for
alleys and private pavement.
\[2\]Setbacks may be impacted by Buffer, Setbacks --Generally, Permitted Yard
Encroachments for Principal Buildings, Floodplain, Chesapeake Bay or Upper Swift
Creek Watershed regulations.
\[3\]Minimum setbacks shall be increased where necessary to obtain the required lot width at
the front building line.
\[4\]The front yard setback of each unit shall be varied at least 2 feet from the adjacent unit
and every third unit shall be varied at least 4 feet from the adjacent unit.
\[5\]Height limits are subject to Article IV, Division 2.
2518SN0836-2018NOV20-CPC-RPT
ATTACHMENT 4
EXHIBIT A
Conceptual Plan
2618SN0836-2018NOV20-CPC-RPT
ATTACHMENT 5
EXHIBIT B
Commercial Elevations
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2818SN0836-2018NOV20-CPC-RPT
ATTACHMENT 6
EXHIBIT C
RESIDENTIAL ELEVATIONS
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3018SN0836-2018NOV20-CPC-RPT