19SN0529
CASE NUMBER: 19SN0529
APPLICANT: 6801 Woolridge Road Moseley LP
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
NALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 12, 2018
BOS Time Remaining:
365 DAYS
Applicant Agent:
Jim Theobald (804-771-9513)
106.1 Acres 17308 Hull Street Road
Planning Department Case Manager:
THE SUMMIT AT MAGNOLIA GREEN
DARLA ORR (804-717-6533)
REQUEST
Amendment of zoning approval (Case 89SN0343) relative to master plan, uses, density,
development standards, and building heights is planned. Specifically, the amendment is proposed
to modify the master plan to permit a senior development including multi-family residential,
commercial and group care facility use (defined as a Life Plan Community for the continuing care
of seniors) within Tracts CC-6 and CC-7.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B.
A condition, Textual Statement, exhibits and approved zoning conditions are located in Attachments 1-12.
SUMMARY
Amendment to zoning approval (Case 89SN0343) for the Magnolia Green community is proposed
to permit a Life Plan Community in Tracts CC-6 and CC-7. A life plan community, as defined in this
case, is a residential facility designed for the continuing care of the elderly including independent
dwelling units, assisted living and skilled nursing and/or memory care living units with associated
personal services, therapeutic care and convenience commercial uses. These new uses would be
an alternative to the Regional Business (C-4) uses permitted by the existing zoning.
The applicant has presented a new development plan for this property (Exhibit A, Attachment 3).
The development would include a maximum of 1,130 multi-family (independent) residential units
and a 192-bed group care facility use (assisted and skilled care beds), commercial and service
uses, and recreational amenities. The 1,130 multi-family units would be in addition to the 4,886
overall dwelling units (an increase in the 1,446 multi-family residential units) currently permitted.
Existing zoning conditions and those offered by the applicant (See Pages 6 - 8) will ensure a well-
design, quality development comparable in quality to the surrounding area.
The existing zoning requires, among other things, construction of road improvements along Route
360. The Lower Magnolia Green Community Development Authority (CDA) was established to
address road improvements related to the development of Magnolia Green, such as the widening
of Woolridge Road from the Swift Creek Reservoir to the Otterdale Road. These road
improvements have been completed or are underway. Staff will consider that the traffic impact of
the proposed development will be addressed by completion of these road improvements.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye and Jones ABSTENTIONS: Jackson and Stariha
PLANNING APPROVAL
Proposed land use provides urban design standards to achieve a high
intensity and density, innovative, and quality development as suggested
by the Comprehensive Plan
Quality design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community that is comparable
to the surrounding development.
TRANSPORTATION APPROVAL
providing road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tƌğƓ recommends a new library in the vicinity of Otterdale Road and
Hull Street Road to address service gap and demand issues related to
LIBRARIES increases in population anticipated in this area of the county. Land for
expansion or replacement of this facility or new facility has not been
acquired.
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Comprehensive Plan
Classification: REGIONAL MIXED USE
The designation suggests the property is appropriate for an integrated mixture of corporate office, commercial,
light industrial/research and development and higher density residential uses with public spaces. Urban and
traditional design standards should be used to ensure integration of uses and to achieve high intensity and density
development. Flexibility should be used to encourage innovative and creative design and high-quality development.
Surrounding Land Uses and Development
Ledo Rd
Magnolia Green
Future
Powhite Pkwy
Magnolia
Single family
Green Pkwy
residential
Grange Hall
Elementary
Hull Street Rd
4 19SN0529-2018DEC12-BOS-RPT
PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning of 3,892.5 acres to Residential (R-9) with conditional use planned
development to permit ordinance exceptions. A development (known as
Magnolia Green) containing a mix of land uses on individual development
tracts ranging from single and multi-family residential uses to commercial,
recreational, community center and open space tracts.
Maximum of 4,886 dwelling units permitted (including 1,446 multi-family
units); 1.86 million square feet of retail and office space permitted in
Community Center and Activity Center Tracts
The subject property is the CC-6 and CC-7 tracts of the development where
Regional Business (C-4) uses (which included multi-family residential uses
89SN0343
limited to 30% of the overall tract) were permitted (See Tract Plan
Approved
(Attachment 12)
(12/1991)
The approved Textual Statement contains use limitations and development
standards for the overall development and by specific Tracts. (Attachment 11)
Development within CC tracts was required to meet Emerging Growth District
Standards plus additional standards discussed below.
Specific road improvements were proffered to address road impacts and a
cash proffer of $1,200 per dwelling unit and/or dedication of land and in-kind
improvements to address impacts on schools, parks, libraries and fire stations.
The staff report for this case analyzed the impact of the proposed
impact.
Proposal
The proposed amendment to Case 89SN0343 would permit 1,130 multi-family (independent)
dwelling units, 192 group care (assisted living and memory care) beds, and 40,000 square feet
CC-6
and CC-7 Tracts. As outlined in the Textual Statement (Attachment 2), a Life Plan Community is
independent living, assisted living, skilled nursing a
necessary for the personal and therapeutic care of residents would be permitted, such as dining
room, physical therapy facilities, recreation, retail and personal service facilities (i.e.
administrative offices, beauty or barber shop, cleaners, retail sales, medical office and bank),
and private visitation rooms.
It is important to note that the Regional Commercial (C-4) uses permitted in these CC tracts by
Case 89SN0343 would still be permitted if a Life Plan Community is not developed. There is no
ability to develop these tracts for a both C-4 uses and a Life Plan Community without an
amendment to the proposed zoning. Development of the property for C-4 uses would be
subject to the standards of the Textual Statement approved with Case 89SN0343 (Attachment
11).
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Design Standards of Case 89SN0343 for Community Center (CC) Tracts (Attachment 11)
Incorporates village green or town square type space and village design; include civic uses (such
as fire stations, libraries, daycares, churches);
Limits permitted retail and office square footages (Total 20,000 square feet of retail and office;
with maximum tenant space of 5,000 square feet) with limited hours of operation (not open
past midnight); limits on retail sales of goods produced onsite
Development and uses conform to Emerging Growth District Standards for C-4 uses;
Open space between tracts; buffers per C-1 District separating tract from adjacent residential or
agricultural uses; multi-family residential use permitted
Uniform signage throughout Magnolia Green development
Pedestrian access planned and shown on plans to minimize conflicts with vehicles, be safe and
clearly marked
Parking complies with Ordinance except possible 10% reduction
No outside storage permitted
Architectural standards (human scale, avoid unrelieved and monotonous facades or large
building masses)
Minimum setbacks; adequate access to all dwellings and other buildings
Roads, driveways and parking area hardscaped
20% of tracts reserved in open space
Life Plan Community
Amendments to Textual Statement approved with Case 89SN0343 for Community Center (CC)
Tracts CC-6 and CC-7:
Development of the Life Plan Community is also subject to the standards of the Textual
Statement approved with Case 89SN0343 (above), unless modified with this current proposal
(Condition and Textual Statement, Attachments 1 and 2). With this request the applicant seeks
to amend the following items of the Textual Statement approved with Case 89SN0343:
Condition 1 (footnote**) Add 1,130 multi-family dwelling units (independent dwelling
units) as part of a Life Plan Community. These 1,130 multi-family units would be in
addition to the 4,886 overall dwelling units (and the 1,446 multi-family residential units)
permitted in Magnolia Green
Condition 3.A.3.d. (uses) Add Life Plan Community as a permitted use in CC-6 and CC-7
tracts;
Condition 5.A. (heading, Charts 1 and 2 and Add footnotes 12 and 13) Add Life Plan
Community as a permitted use with chart notes and footnotes relative to lot coverage,
density and building height within the Life Plan Community
Condition 5.D. (Permitted Uses) and (Required Conditions Add Condition 17) Add Life
Plan Community as a permitted use (includes definition of use and list of accessory
uses); Add specific development conditions for the Life Plan Community (as outlined on
the following page):
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Design:
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
The following provides an overview of design requirements offered as part of this request
(Attachments 1 - 10 Condition, Proffered Conditions, Textual Statement and exhibits):
Site Design and Use
Conceptual Plan and Village Green - Development consistent with Conceptual Plan
o
(Exhibit A, Attachment 3); Arranged, designed and landscaped to evoke sense of
village, town or place with defined village square (minimum of 1.5 acres) with overall
design theme (Village Green, Exhibits B-3 and B-4, Attachments 5 and 6)
Group Care Facility Beds - 192 group care facility beds permitted in addition to the
o
1,130 independent dwelling units
Non-Residential Use - Retail, office and commercial use open to general public
o
40,000 square feet; individual tenant maximum of 10,000 square feet; Retail use not
open to public after midnight; Permitted non-residential uses include convenience
commercial and office uses as listed (Textual Statement Item 8)
Recreation Wide variety of personal and therapeutic service and convenience
o
business uses proposed; Minimum 20,000 square feet of recreational uses
completed prior to issuance of certificate of occupancy for second building (includes
clubhouse, fitness room and community meeting space; other uses provided
throughout development
Parking - Comply with Zoning Ordinance; on-street parking to count towards
o
numbers of spaces; Minimum 30% of required parking for independent units to be
underground
Open Space - 35% of development in open space
o
Density and Upper Story Residential Use - Maximum of 15 dwelling units per acre;
o
Residential units permitted over-shop (in upper stories with
commercial/office/recreational use on first floor);
Setbacks and Buffers Internal setbacks for buildings, parking and drives; Setbacks
o
for residential buildings from Powhite Parkway (200 feet, except for Building J which
would be setback a minimum of 90 feet from Powhite Parkway); includes 40 foot
buffer adjacent to Powhite Parkway; other buffers per existing zoning
Pedestrian Connectivity and Hardscape Pedestrian connectivity throughout and
o
hardscaped drives, parking, roads and pedestrian walkways
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Architecture
Architectural design, appearance and materials consistent with elevations depicted
o
in Exhibits B-1, B-2, B-5, B-6 and B-7, Attachments 4, 5, 8 10); Complimentary with
the architectural appearance, design and materials of Magnolia Green welcome
center and golf clubhouse
Brick, stone, cementitious siding, engineered wood on facades; no vinyl siding
o
permitted or painted wood trim; 35% in aggregate of front facades to be brick, stone
or stone veneer
Buildings a maximum of 6 stories with 1 level of underground parking; independent
o
living buildings maximum of 50,000 square feet per floor
Buildings designed to impart a sense of human scale, avoid unrelieved and
o
monotonous facades and large bulky masses; Varied building facades; reinforce
pedestrian/human scale with elements such as balconies, porches, articulation of
windows and doors, lighting, and roof forms and proportion
Roof treatment - 30 year architectural/dimensional shingles
o
Minimum 24 inches of brick or stone above grade for building on-slab
o
Building J Exterior wall and windows parallel to Powhite Parkway with added sound
o
attenuation construction
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proposal includes
quality design and architectural elements comparable to that of 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
COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-751-4461) AdamsSt@chesterfield.gov
In December 1991, the Board of Supervisors approved a rezoning case (Case 89SN0343) on
3,892.5 acres. With that rezoning, the property was assembled into separate tracts. The
property is included in two of those tracts: Tracts CC-6 and CC-7. As part of that rezoning, the
Board of Supervisors accepted 1) Textual Statement 3.C.1 that establishes a maximum
development density for the entire case and 2) Textual Statement 3.A.3.d that permits
residential and commercial uses on Tracts CC-6 and CC-7. No development has occurred on
Tracts CC-6 or CC-7. Based on permitted uses under Case 89SN0343 and applying trip
generation rates for office, light industrial, and shopping center, development of CC-6 and CC-7
(106.1 acres) could generate approximately 8,700 average daily trips. The applicant is
requesting to develop a Life Plan Community, consisting of 1,130 Life Plan Community (continuing
care/independent) dwelling units, 192 assisted living units, 30,000 square feet of retail, and
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10,000 square feet of office (Textual Statements 8.a. and 8.m.). Based on that density and
applying trip generation rates for continuing care (independent living), assisted living, shopping
center, and medical-dental office, development could generate approximately 6,200 average
daily trips. The request will not alter the current maximum development density on the
property. Traffic generated by development of the property will initially be distributed along
Magnolia Green Parkway.
with a recommended right of way width of 90 feet. This section of Magnolia Green Parkway will
be constructed in conjunction with adjacent development and will be a two-lane road.
Noise from the traffic along the future Powhite Parkway, a limited access facility per the
development. The applicant has proffered to provide a minimum 200-foot setback for all
residential buildings from the Powhite Parkway right-of-way, except for Building J, which will be
setback a minimum of ninety (90) feet from the Powhite Parkway right-of-way (Textual
Statement 8.k.iii.).
Powhite Parkway right-of-way, the applicant has proffered to design Building J with sound
attenuation features within the exterior wall and windows parallel and adjacent to the Powhite
Parkway (Textual Statement 8.k.iv.).
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 6, which encompasses a large area in the western part of the
County. Many of the 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 residential 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.
As previously noted, the property was included in Case 89SN0343. The approved Textual
Statement requires, among other things, construction of road improvements along Route 360
at the Magnolia Green Parkway and Magnolia Market Avenue intersections. Also, the Lower
Magnolia Green Community Development Authority (CDA) was created in 2007 to help finance
transportation improvements related to the Magnolia Green community, which includes the
Woolridge Road Widening project from two (2) to four (4) lanes from the Swift Creek Reservoir
to Otterdale Road. Per Section 3.02(i), the CDA Agreement states:
Further, the County and the Authority agree that the Improvements to be
constructed will be deemed to be in-kind contributions pursuant to the
zoning conditions applicable to the Lower Magnolia Green Property, the
cost of which will be applied to the $1,600.00 per residential lot cash
proffer for road improvements as provided in the zoning conditions. In
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addition, such improvements will be accepted by the County in satisfaction
of all requirements, if any, applicable to the Lower Magnolia Green
Property relating to the construction of (i) any portion of the extension of
the Powhite Parkway and (ii) any offsite improvements other than those
improvements specifically described in Section 3.C.(4) of the Textual
Statement.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address 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
amended residential development is limited to senior housing (attached) dwelling units which
generate approximately 31% of the traffic of single-family dwelling units. Because of this, the
traffic impact of the senior housing (attached) dwelling unit could be addressed with $2,914
(31% of $9,400) per dwelling unit. The traffic impact could be valued at $3,292,820 ($2,914 x
1130).
Based on a similar rezoning request that was approved by the Board, staff believes that the
traffic impact of the proposed residential development has been addressed by the completion
of the proffered road improvements and the CDA Improvements. The value of these road
improvements exceeds the cash proffer value for senior housing (attached) units as noted
above. Staff supports the 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.
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
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Public Facilities Plan
A new Fire/EMS facility will be constructed near the intersection of Woolridge Road and
Otterdale Road. Land for this facility has been acquired. The Magnolia Green Fire Station,
Station #25 is projected to begin serving this property beginning in early 2020.
Anticipated Fire & EMS Impacts/Needs
Based on an average of .208 calls per dwelling, it is estimated that this development will
generate 235 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 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
FY2019.
11 19SN0529-2018DEC12-BOS-RPT
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 0 0 0 0
School Type
Schools Currently Serving AreaWinterpock Tomahawk Creek Cosby
Current Enrollment 966 1505 2054
Building Capacity (2) 1050 1675 1950
2016-17
Functional Capacity (3) 951 1301 1918
School Year
Enrollment Percent of Total 102% 116% 107%
Data
Functional Capacity
Total Number of Trailers 1 5 9
Number of Classroom Trailers 1 4 9
Note:
Based upon average number of students per dwelling unit countywide.
(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)
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may have
minimal impact on school facilities. Recent research on the actual student yield from age-restricted
housing reported in April 2016 revealed that there was a small yield (four elementary students out
of the total school population) from all age-managed dwelling units. It is possible however, that
over time this case combined with other proposed residential developments and other zoning
cases in the area will continue to push schools to their capacity and therefore impact the capacity
of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Countywide Library Needs
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Clover Hill Library
Additional Library Comments:
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill 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 or new facility is being acquired. The tƌğƓ additionally recommends
a new library in the vicinity of Otterdale Road and Hull Street Road to address service gap and
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demand issues related to increases in population anticipated in this area of the county. Land
for expansion or replacement of this facility or new facility has not been acquired.
UTILITIES
Staff Contact: William Payne, P.E. (804-748-4336) PayneW@chesterfield.gov
The applicant is requesting an amendment to Case 89SN0343 to allow for the development of a
Life Plan Community within the Lower Magnolia Green development. Connection to public
water and wastewater is required by County Code and the applicant has stated their intent to
connect to the public water and wastewater systems (Textual Statement Item 8.o.i). All water
and wastewater design and construction must comply with the current Chesterfield County
A revised Utility Master Plan is required, which accurately reflects all current conditions and
anticipated revisions concerning the proposed water and wastewater utilities. The applicant has
stated their intent to provide a revised utility plan and submit it for review and approval prior to
submittal of the initial plans for the development. (Textual Statement Item 8.o.ii.)
Looping of waterlines for reliability and redundancy and to minimize dead-end waterlines is
required by the Virginia Department of Health Waterworks Regulations and the Utilities
Department. To facilitate the reliability and redundancy requirement, the applicant has stated
waterline in, or adjacent to, Hull Street Road. (Textual Statement Item 8.o.iii.)
Upon request by the County, the applicant has stated their intent to provide access to the
property and easements at no cost on standard County documents, in a location consistent with
the revised Utility Master Plan, for the construction of public waterlines and wastewater lines
independent of the timing of this development. (Textual Statement 8.o.iv.)
The Utilities Department supports this case.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The mainstem tributary to Blackman Creek bisects the subject properties and drains north to
Blackman Creek. Blackman Creek is a tributary to Deep Creek, which drains directly to the Swift
Creek Reservoir. The Swift Creek Reservoir is a 1,700-acre drinking water source for Chesterfield
County. The subject properties are all located within the Upper Swift Creek Watershed.
Natural Resources
As required by Section 19.1-542 of the Zoning Ordinance, a Natural Resource Inventory (NRI) for
the subject properties was completed by the applicant and reviewed and approved by the
Department of Environmental Engineering Water Quality Section. The properties contain non-
tidal wetlands and Resource Protection Areas (RPAs) along the mainstem tributary to Blackman
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Creek and onsite perennial feeder streams. In addition, there are areas of non-
connected/contiguous wetlands on the properties, which cannot be impacted without a permit
from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental Quality.
The NRI identified the presence of fine sand and sandy loam soils which exhibit severe to very
severe erosion potential within and adjacent to the stream valleys on the properties. During site
plan review, documentation must be provided demonstrating that the post-development 2-year
peak discharge to these soils will not exceed the permissible velocity of 2.5 feet per second for
unlined earthen channels with soil types consisting of fine sand and sandy loam, as outlined in
Table 5-22 of the Virginia Erosion and Sediment Control Handbook.
Erosion and Sediment Control
The subject properties drain to Blackman Creek and ultimately to Swift Creek Reservoir
(approximately 4 miles distant). The transport of sediment during active construction of the
proposed development has an increased potential to impact the water quality of the reservoir. As
a result, enhanced erosion and sediment control measures are needed during the ongoing
construction to minimize the potential for sediment to escape from the construction activities
during normal and heavy rain events. The applicant has offered Condition 8.n.i, ii, and iii to
address this impact.
Steep slopes greater than 25 percent are difficult to stabilize when disturbed. The steep slopes on
the subject properties are located immediately adjacent to streambanks and within adjacent
onsite gullies; therefore, disturbance of these slopes will result in the increased potential for
sediment to impact the onsite streams and channels if erosion occurs. These steep slopes should
remain in their natural, undisturbed state to the maximum extent practicable. The applicant has
offered Condition 8.n.iv to address this impact.
Stormwater Management
The properties are currently covered by an active State General Construction permit; therefore,
the development is subject to the Part IIC technical criteria of the Virginia Stormwater
Management Program Regulations (VSMP) Regulations for both water quality and water quantity
until July 1, 2024, unless otherwise extended by state regulation.
The Part IIC flooding criteria of the VSMP Regulations require that the post-development 10-year
peak discharge does not exceed the pre-development 10-year peak discharge. The applicant has
offered Condition 8.n.v to satisfy this requirement.
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.
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CASE HISTORY
Applicant Submittals
7/10/18 Application submitted
10/15/18 Application revised
9/21, 10/4, Revised proffered conditions, Textual Statement and Exhibits submitted
10/12,
10/18,
10/31,
11/1, 11/5,
11/6, 11/8
and
11/14/18
Community Meeting
9/25/18 No citizens attended
Planning Commission
11/20/18 COMMISSIONER DEFERRAL TO JANUARY 15, 2019
Citizen Comments:
Residents unaware of this large project; needs vetting like other area cases
Move project along and address additional citizen meeting(s), if necessary,
prior to the Board of Supervisors meeting
Applicant Comments:
Opposed to deferral; If not heard, could result in applicant withdrawing
case; currently seeking funding for development
Applicant understands remaining issues expressed by Matoaca District
Commissioner, but does not intend to address these in their proposal
Applicant believes community outreach has been sufficient
Commission Discussion:
Mr. Stariha noted the importance of transparency as he considers cases in the
Matoaca District. He added additional community outreach is necessary as the
adjacent
to Powhite Parkway were not clearly and fully identified at previous
community meetings.
Mr. Sloan and Mr. Jones ex
a deferral may result in withdrawal of the project and felt the Commission may
be overreaching its authority if a deferral results in a final action on the case as
a withdrawal. They both indicated that the Board should have the opportunity
to hear the case. Mr. Sloan and Mrs. Freye noted it was unclear how a deferral
would resolve concerns Mr. Stariha has raised relative to road impacts, uses
and buildings adjacent to Powhite Parkway because the applicant has
indicated no additional changes would be made to the case.
Mr. Jackson expressed support for deferral. He noted applicants should
understand the Commission may determine deferral of cases is appropriate
15 19SN0529-2018DEC12-BOS-RPT
Planning Commission (continued)
11/20/18 COMMISSIONER DEFERRAL TO JANUARY 15, 2019
Commission Discussion (continued):
and prepare contingencies accordingly.
Motion
Motion Stariha Second - Jackson
Ayes: Jackson and Stariha Nays: Sloan, Freye and Jones
THE MOTION TO DEFER THE CASE TO JANUARY 15, 2019 DID NOT PASS. THE
CASE WAS PLACED ON DISCUSSION AGENDA AS SUMMARIZED BELOW.
PUBLIC HEARING ON ZONING AMENDMENT
Citizen Comments:
Proposed development offers alternative housing opportunity for seniors
Applicant Comments:
Extensive outreach in marketing project; support from Magnolia Green
residents
Quality development offering housing option for seniors; $300 million
investment by applicant
Road improvements constructed and Community Development Authority
(CDA) address impacts on roads
200-foot setback from Powhite Parkway is part of subdivision ordinance for
single family dwellings, not multi-family; The 1 residential building within
200 feet of Powhite will have sound attenuation construction; sound wall
at Powhite will not reduce noise upper stories of a 6-story building
Commission Discussion:
In response to questions from Mr. Jackson, Steve Adams (Chesterfield
Transportation Department) explained assessment of road impacts based on
traffic density cap approved with existing zoning. He noted that the life plan
In response to questions from Mr. Sloan, Matt Harris (Deputy County
Administrator) explained that through the mechanics of the CDA the applicant
pre-paid for needed area road improvements.
Mr. Stariha indicated he would abstain from the vote as he believes additional
discussions with citizens are necessary as the proposal will result in significant
change in area. Mr. Jackson indicated he would also abstain from the vote in
desire for additional citizen involvement.
Recommendation APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT
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Motion: Freye Second: Jones
AYES: Sloan, Freye and Jones ABSTENTIONS: Jackson 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
CONDITION
(Acceptable to the Applicant)
Note: The Planning Commission and staff recommend imposition of the following condition,
acceptable to the applicant.
The Textual Statement dated 11/14/18 and attached hereto replaces and amends the following
in the approved Textual Statement of Case 89SN0343 for the development of a Life Plan
Community in CC-6 and CC-7 Tracts. All other conditions of Case 89SN0343 shall remain in force
and effect:
Condition 1 (footnote**); Condition 3.A.3.d.; Condition 5.A. (heading, Charts 1 and 2 and Add
footnotes 12 and 13); Condition 5.D (Permitted Uses, Condition 2) and Condition 5.D Required
Conditions (Add Condition 17) (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised November 14, 2018
1. The Applicant hereby amends footnote ** of Textual Statement Condition 1. of Case
89SN0343 to read as follows:
** Residential units are permitted in these tracts but are not included for clarity. In
any event, the total number of dwelling units in the development shall not exceed 4886
plus 1130 multifamily (independent) dwelling units as part of a Life Plan Community (as
defined in Textual Statement Condition 7 herein) to be located in tracts CC-6 and CC-7.
Nor shall multiple family units exceed 1446 plus the above-referenced independent
multifamily dwelling units as part of a Life Plan Community to be located in tracts CC-6
and CC-7.
2. The Applicant hereby amends Textual Statement Condition 3.A.3.d. of Case 89SN0343 to
read as follows:
d. tracts CC-6 & 7 shall be reserved for C-4 uses or a Life Plan Community as
provided herein only;
3. The Applicant hereby amends the heading of Textual Statement Condition 5.A. of Case
89SN0343 as follows:
A. RESIDENTIAL: Uses, Bulk Exceptions, and Conditions (R-9 District)*; (Chart III)*;
(see footnotes 1-13)
4. The Applicant hereby amends the first chart of Textual Statement Condition 5.A. of Case
89SN0343 to add a last line under ACC & CC as follows:
LAND USE & (1) MAX MINIMUM (2) MAXIMUM % LOT
HOUSING TYPE DENSITY LOT SIZE COVERAGE BY
STRUCTURES
INCLUDING
ACCESSORY
BUILDINGS
CC Life Plan Community within a (12) N.A. 40% (10)
Community Center
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5. The Applicant hereby amends the second chart of the Textual Statement Condition 5.A.
of Case 89SN0343 to add a last line under ACC & CC as follows:
MIN. (3) MIN. (4) FRONT MIN. (5) MIN (6) HEIGHT
LOT WIDTH YDS ON NON-SIDE YDS. ON REAR YARDS
STREET CORNER LOTS NON-CORNER
LOTS
CC (11) (11) (11) (11) 6 stories
Life Plan (13)
Community
within a
Community
Center
6. The Applicant hereby adds new footnotes 12 and 13 to Textual Statement Condition 5.A.
of Case 89SN0343 as follows:
12. Density for the Life Plan Community shall in no case exceed fifteen (15) dwelling
units per acre.
13. The maximum building height is six stories plus one level of underground
parking. A minimum of thirty (30) percent, on a cumulative basis, of the required
parking for independent residential dwelling units shall be underground.
7. The Applicant hereby amends Textual Statement Condition 5.D. Uses Permitted
Condition 2. of Case 89SN0343 to read as follows:
Except as set forth below, for those tracts noted as CC-6 and CC-7 the uses and
2, C-4 Regional Business
9, Development Requirements Emerging Growth
Chesterfield County Zoning Ordinance except as otherwise provided
herein. A Life Plan Community shall also be permitted as an alternative in lieu of the
foregoing uses. The definition of a Life Plan Community is a residential facility for the
continuing care of the elderly, planned to provide housing including independent living
memory care living units. Such facility shall provide services integral to the personal and
therapeutic care of the residents thereof and may include: dining room, and area for
food preparation and storage; physical therapy room; recreation room; library or sitting
areas; arts, crafts and activities areas; retail and service facilities, including, but not
limited to, administrative offices, barbershop and beauty shop, cleaners, clothing sales,
gift and flower shop, drugs, food and sundries, book store, bank and medical office;
lobby and day room; and private visitation rooms; and shall be licensed and regulated as
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a home for adults under Code of Virginia, title 63.1, as amended, or any successor
legislation. The included services to be located within a building shall be completed
prior to the issuance of a permanent Certificate of Occupancy. There shall be a
minimum of 20,000 square feet of such services in the aggregate upon the issuance of a
permanent Certificate of Occupancy for the second residential building. A portion of
such minimum square footage shall be within a clubhouse to include an indoor pool, a
fitness room and community meeting space. The facility shall be administered in such a
manner as to restrict occupancy of independent residential dwelling units only to
persons 62 years of age or older. When two persons desire to live together as a family
in a Life Plan Community dwelling unit, only one of such person must satisfy the 62
years of age or older requirement. No persons under the age of 19 shall reside in a Life
Plan Community dwelling unit.
8. The Applicant hereby amends Te
to add new Condition 17 as follows:
Required conditions for a Life Plan Community are as follows:
a.Total retail, office and commercial square footage open to the general public
shall not exceed 40,000 square feet; retail uses shall not exceed 30,000 square
feet; no individual office or retail use shall exceed 10,000 square feet.
b.No retail use shall be open to the public between 12 a.m. and 6 a.m.
c.Buildings shall be designed to impart a sense of human scale and to avoid
unrelieved and monotonous facades or large bulky masses. Building facades and
masses shall be varied to achieve the desired character, and human and
pedestrian scale which shall be reinforced through appropriate uses of design
elements such as balconies, porches, articulation of doors and windows,
sculptural or textural relief of facades, brick belt courses, roof form and
proportion, or other appurtenances such as lighting fixtures, or landscaping.
d.All roads, driveways, and parking areas shall be hard surfaced, properly drained,
and the edges defined by durable means. Pedestrian walkways adjacent to
buildings, roadways and parking areas shall be hard surfaced.
e.Parking spaces shall be provided in accordance with the Chesterfield County
Zoning Ordinance. Parking shall not be required on each parcel or site where the
use is located, but rather may be provided off-site, including on-street parking
subject to approval at the time of plans review, which may include requirements
for easements. If on-street parking is permitted, those spaces shall be counted
towards the required number of parking spaces for all uses. Parking for
accessory uses for the primary benefit of residents shall not give rise to separate
required parking but rather subsumed within the required parking for the
primary use.
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f.A minimum of thirty-five percent (35%) of the development shall be devoted to
common open space exclusive of buildings and paved vehicular areas. Portions
of the tracts devoted to pavement for pedestrian use, water areas and other
landscape elements, whether functional or aesthetic in nature, may be included
as open space.
g.Life Plan Community dwelling units may be located contiguous to, or on top of,
non-residential land uses, provided that adequate vehicular and pedestrian
access, parking, and enjoyment of common open spaces are provided. Such
dwelling units shall be located, designed, and constructed so as not to be subject
to offensive or hazardous odors, noises, vibrations, dust, smoke, or traffic.
h.The following uses are permitted in a Life Plan Community:
i.Antique shop.
ii.Art school, gallery, or museum.
iii.Bakery goods store.
iv.Banks and savings and loan associations.
v.Barber or beauty shop.
vi.Bicycle rental.
vii.Book or stationery store.
viii.Candy store.
ix.Churches and other places of worship.
x.Drug store/pharmacy.
xi.Dry goods store.
xii.Life Plan Community as defined herein.
xiii.Florist shop.
xiv.Libraries.
xv.Nursery schools, child or adult day care centers and kindergartens.
xvi.Offices; businesses, governmental, medical and professional.
xvii.Real estate sales/information centers and associated offices.
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xviii.Recreational facilities and grounds appurtenant thereto (including clubs,
pools, tennis courts, gymnasiums, community centers, health clubs,
picnic areas/shelters, gazebos, horseback riding, bike trails, golf courses,
paddle tennis, lawn games such as croquet and badminton, tot lots,
playgrounds, miniature golf, ice skating, those activities normally
associated with schools, etc.).
xix.Restaurants, not including fast food, but including carry out and sidewalk
cafes provided such uses are in areas designed for such use and adequate
pedestrian ways are maintained.
xx.Temporary vending, outdoor displays, art shows, and
recreation/neighborhood events provided such uses are in areas
designed for such uses and pedestrian ways are maintained.
xxi.Underground utility uses when such uses are located in easements or
public rights of way.
xxii.Tourism office or business.
Any or all of the above permitted uses shall be arranged, designed, and landscaped to evoke a
sense
vehicular circulation (and parking) in a non-suburban manner (yet respecting the needs of
continuity, identity, and cohesiveness and shall include street lights, paving materials, signage,
landscape design, and materials, building design and materials, and may include other site
features such as fountains, benches, gazebos, sidewalk cafes, bollards, fencing, etc. as may be
uses from being located in other buildings on the Property outside of a village square for the
convenience of the residents.
i.The Property shall be developed in general conformance with the plan entitled
access points, pedestrian areas, the relationship among independent dwelling
units, assisted living units and nursing home-type and/or memory care units, and
the location of a village green as a focal point. The Village Green is generally
defined as the entry area that extends from the Property line at the main
entrance drive/entry landscaping, extending in the to the Clubhouse Building A
arrival plaza and continuing into the U-shaped space defined by Buildings A, B,
and D. Freestanding pavilions/buildings may be part of or along that space, in
conjunction with exterior amenity spaces within residential buildings. Minimum
of the space within the Village Green as delineated above shall be a minimum of
1.5 acres.
j.Elevations/Exterior Facades. Development of the Property shall be in general
conformance with the architectural design, appearance and materials shown on
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-1) prepared
by KGRW & Associates LLC; (ii) Summit at Magnolia Green Clubhouse Building
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3-
(Exhibit B-5); (vi) Exhibit B-6; and (vii) Exhibit B-7 attached hereto, which
architectural appearance, design and materials shall be complementary with the
architectural appearance, design and materials of the existing Magnolia Green
welcome center and golf clubhouse. Provided, however, the Planning
Commission may approve alternate treatment and materials if requested by the
Developer during plans review provided the alternative meets the spirit and
intent of the above requirement relative to design and building material quality.
i.Roof materials shall be 30 year architectural/dimensional asphalt
composition shingle.
ii.Acceptable building materials shall be brick, stone, composition,
hardiplank, engineered wood (e.g. LP Smartside) and horizontal lap
siding. Horizontal lap siding shall be manufactured from natural wood or
cement fiber board. Plywood, vinyl and metal siding are not permitted.
Painted wood trim is not permitted. A minimum of thirty-five (35)
percent in the aggregate, of the exterior portions of the front building
wall surfaces of each building, excluding windows, doors, breezeways,
gables and architectural design features, shall be of brick, stone or stone
veneer construction.
iii.There shall be a minimum vertical height of twenty-four (24) inches of
brick, stone or stone veneer above grade utilized on slab-on-grade
foundations visible from public and private streets and from internal
public spaces.
iv.Other buildings developed within any Life Plan Community shall generally
be complementary in architectural style and materials to the elevations
in Condition 17.n. above.
v.The maximum size of an independent living building shall be 50,000
square feet per floor.
k.Any Life Plan Community shall have the following setbacks:
i.The principle structures shall be setback a minimum of fifteen (15) feet
from all internal private drives or public streets with on street parking
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(where permitted during site review), and a minimum of ten (10) feet
from parking areas and lanes designed for fire access only.
ii.Accessory buildings (including garages) and courtwalls or fences shall be
set back a minimum of four (4) feet from access drives and seven (7) feet
from parking areas.
iii.All residential buildings shall be setback a minimum of 200 feet from the
Powhite Parkway right-of-way, except for Building J (Residential Building
2.3) which will be set back a minimum of 90 feet from the Powhite
Parkway right-of-way as shown on the master Plan. The setback for
Building J shall be set forth in the disclosure materials provided to each
future resident. All clubhouses shall be setback a minimum of 90 feet
from the Powhite Parkway right-of-way. All ancillary buildings (i.e.
maintenance), parking areas, roadways and recreation areas shall be
setback a minimum of 40 feet from the Powhite Parkway right-of-way.
iv.The exterior wall of Building J parallel and adjacent to the proposed
Powhite Parkway shall be standard construction, with the addition of an
RC-1 so Windows
installed in these walls will have a minimum sound transmission
coefficient rating of 32. A cross-sectional detail, reviewed and approved
by a certified architect or engineer as to the methodology accomplishing
the sound coefficient rating, shall be included in the building permit
application.
l.Buffers and Landscaping for any Life Plan Community shall be as follows:
i.A 40 foot buffer strip shall be established and maintained adjacent to Powhite
Parkway right-of-way exclusive of easements except for those that may pass
through the buffer in a generally perpendicular manner. Prior to approval of
any final site plan or recordation of any plat on which a buffer is required, the
developer shall flag this buffer strip for inspection by the Planning
Department. The area of this buffer strip shall either be left in its natural
state, if sufficient vegetation exists to provide adequate screening; or at the
request of the developer, be regraded and/or bermed and planted in
accordance with a landscape plan approved by the Planning Department.
Only access(es) approved by the Transportation Department shall be
permitted through this buffer strip. This buffer shall be noted on any final site
plans.
m.There shall be no more than 1,130 independent living dwelling units and 192 units
consisting of a combination of assisted living, skilled nursing and memory care units
developed on the Property.
n.The following environmental standards shall be provided. The Environmental
Engineering Department shall approve the exact design and implementation of
these standards.
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i.Super Silt Fence, or an alternative, as approved by the Department of
Environmental Engineering, shall be provided as a perimeter control.
ii.Sediment traps and basins sized at least 25% larger than the minimum
provided.
iii.Application of Anionic PAM to denuded areas during construction and
final stabilization shall be provided.
iv.Development on slopes 25 percent or greater shall be limited to the
maximum extent practicable.
v.SWM/BMP facilities designed to provide 10/10 pre-post development
detention shall be provided.
o.The following utility standards shall be provided.
i. The applicant shall connect to Public water and wastewater systems.
ii. A revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan
shall be submitted for review and approval by the Utilities Department
prior to the submittal of the initial plans for the development.
iii.Consistent with the revised Lower Magnolia Green Conceptual Plan -
Overall Utility Plan and the Amended Lower Magnolia Green Water Line
connected to a public waterline in, or adjacent to, Hull Street Road.
iv.Upon request by the County, access to the property and easements shall
be provided, at no cost on standard County documents, in a location
consistent with the Lower Magnolia Green Conceptual Plan - Overall
Utility Plan, for the construction of public waterlines and wastewater
lines independent of the timing of this development.
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ATTACHMENT 3
EXHIBIT A Conceptual Plan
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ATTACHMENT 4
EXHIBIT B-1
Building Elevations - Residential Building Rendering
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ATTACHMENT 5
EXHIBIT B-2
Building Elevations - Clubhouse Building Rendering
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ATTACHMENT 6
EXHIBIT B-3
Village Green
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ATTACHMENT 7
EXHIBIT B-4
Village Green
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ATTACHMENT 8
EXHIBIT B-5
Building Elevations Summit Vista Clubhouse Exterior
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ATTACHMENT 9
EXHIBIT B-6
Building Elevations Magnolia Green Clubhouse
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ATTACHMENT 10
EXHIBIT B-7
Building Elevation Magnolia Green Clubhouse
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ATTACHMENT 11
APPROVED CONDITIONS - CASE 89SN0343
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ATTACHMENT 12
APPROVED TRACT PLAN - CASE 89SN0343
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