06SN0191-Feb22aviEtD�
February 22, 2006 BS
ADDENDUM
06SNO191
Chesterfield County Board of Supervisors
Midlothian and Matoaca Magisterial Districts
North and South lines of Midlothian Turnpike, East of Route 288
RE VEST: Rezoning from Agricultural (A) and Corporate Office (0-2) to General Industrial (I-
2) with Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
Commercial, Office and Industrial uses are planned
APPLICANT'S REVISED PROPOSAL:
On February 17, 2006, the applicant's representative submitted revisions to the Textual Statement
relative to setbacks and phasing of the "Main Street" in the lifestyle center (Tract B). The revisions
are shown with "strikes and underlines" in the attached Textual Statement dated February 17, 2006.
Those revisions include: (1) requesting reduction of setbacks along Watkins Centre Parkway for
Tracts B and C from seventy-five (75) feet to twenty-five (25) feet; (2) establishing a minimum
square footage of 300,000 gross square feet for the "Main Street" area in Tract B; and (3) before
more than 400,000 gross square feet of uses in areas other than the "Main Street" area are granted
M certificates of occupancy, the entire "Main Street" area must be brought to rough grade and at a
minimum some assurance provided that 100,000 gross square feet of "Main Street" area will be
completed within eighteen (18) months.
In addition, the Environmental section of the Textual Statement has been modified regarding
Regional Best Management Practices (BMP) facilities. Specifically, for that portion of the property
that does not drain through a planned regional BMP, temporary sediment basin or new BMPs are to
be constructed and maintained until the regional BMPs in the Tomahawk subwatershed have been
constructed. This is a more stringent requirement than proposed originally.
In addition, the.revisions eliminate the requirement for the developer of Tract B to provide a bond or
other surety for removing any roundabouts on Watkins Center Parkway, between the northern
Providing a FIRST CHOICE community through excellence in public service
access to Route 288 and Route 60, and replacing them with conventional traffic signalized
intersection if the roundabouts do not satisfactorily perform.
Lastly, the Design Guidelines which are to be recorded as restrictive covenants have been amended
to require bicycle access along Otterdale Road Extended to connect to existing/future trails in
Midlothian Village, if possible. It should again be noted that the Design Guidelines will be recorded
as restrictive covenants and not enforced by the County.
Staff continues to recommend approval of this request as amended by the applicant's representative
on February 17, 2006, for the reasons outlined in the "Request Analysis."' Staff does not, however,
support the requested reduction of the setbacks along Watkins Centre Parkway. With. the adoption
of the Route 288 Plan, the Zoning Ordinance was amended to address specific, development
standards for the Regional Employment Center. The intent of those adopted standards was to create
visual open space which is "generously landscaped"' along the major corridors. The requested
reduction would not satisfy this goal. Staff appreciates the desire to create an "urban" setting for the
lifestyle center, but is of the opinion that such character should be achieved internal to the project,
consistent with the recommendation of the Plan. With these changes, the recommended condition in
the "Request Analysis" should be amended to reflect the revised Textual Statement.
CONDITION
(STAFF) The Textual Statement dated January 20, 2006, as revised February 17, 2006, shall
be considered the Master Plan. (P)
PLANNING COMMISSION'S RECOMMENDATION
On February 21, 2006, the Planning Commission, on motion of Mr. Gecker, seconded by Mr.
Gulley, recommended approval of this request subject to seven (7) conditions, some of which
supersede or are in addition to requirements of the Textual Statement. Those conditions are
outlined below. Thevote was as follows:
AYES: Messrs. Wilson, Gecker, Gulley and Litton
ABSENT: Mr. Bass
There was support and opposition present. Those in support indicated the proposal offers an
economic development opportunity for the County. Those in opposition expressed concerns
relative to the amount of retail square footage and the transfer of sale from elsewhere in the
County versus creation of new retail dollars and new employment opportunities.
Mr. Gecker expressed his concerns that the application failed to successfully accomplish the
recommendation of the Route 288 Plan. He therefore recommended imposition of conditions to
provide for a. meaningful definitive of main street and infrastructure to encourage regional
employment center development with the initial phase of construction.
2 (,)6SNo191-FEB22-:ADDENDUM-BOS
CONDITIONS AS RECOMMENDED BY THE PLANNING COMMISSION:
1. The Textual Statement dated January 20, 2006, as revised February 17, 2006, shall be
considered the Master Plan. (P)
2. . Site Plans which include documentation of compliance with the design standards required
by Textual Statement II.E. for Tract B shall be submitted to the Planning Commission for
review and.approval. (P)
3. Requirements for Main Street Area. Within the Main Street Area, the following
additional requirements shall be met:
(a) All development shall incorporate "main street" .characteristics including, but not
limited to, uses fronting, and adjacent to, sidewalks having street trees,
pedestrian -scale street lights, benches and other pedestrian features; on -street
parking; landscaped pedestrian streets lined with restaurants and shops; and plazas
and open spaces with benches and fountains;
(b) A public gathering area shall be provided for public and semi-public uses, such as
area civic association events, special commercial events and cultural activities,
with adjacent uses that adjoin, front on, or are adjacent to at least two sides of the
public gathering area;
Oc A minimum of 300,000 gross square feet shall be developed within the Main
Street Area. Development of this area may be phased in accordance with the
requirements of these conditions:
Prior to issuance of any building permits for more than 300,000 gross
square feet of uses located outside of the "main street" area, a minimum of
175,000 gross square feet of the "main street" ("initial main street") shall
have been issued building permits and at a minimum the 175,000 gross
square feet shall have substantially completed foundation(s) and/or slab(s)
to accommodate the "initial main street";
ii Prior to the issuance of any building permit for more than 300,000 gross
square feet located outside of the "main street" area, the Developer shall
have provided adequate assurance of the development of at least a
minimum of three (3) restaurants that are not fast-food or carry -out
restaurants, cinema or other entertainment use and a bookstore plus a user
having a minimum of 30,000 gross square feet other • than the
aforementioned uses that is not at the time located within Chesterfield
County. Such assurance shall be provided with documentation from the
Developer to the Director of Economic Development that the Developer
has executed, arms -length agreements for aforementioned users to occupy
within eighteen (18) months from the date of documentation and the
remaining "initial main street" square footage to be occupied' within
eighteen (18) months from the date of documentation. In accordance with
the requirements of the Virginia Freedom of Information Act, Va. Code §
2.2-3705.6(3), any such information provided to the Director.of Economic
3 06SNO191-FEB22-ADDENDUM-BOS
Development shall be subject to a confidentiality agreement that will
protect against any disclosure by the Economic Development Department
of the identity of the tenants or other information from which the identity
of the tenants could be determined.
i Except for a cinema, other entertainment use, bookstore or one f I l user not
located within Chesterfield County, no single user shall exceed 30,000
gross square feet, provided however, that users having a maximum of
100,000 gross square feet shall be permitted, but shall not be credited
toward the minimum required initial or ultimate square footage buildout
requirements stated herein for the "main street". (P)
(NOTE: THIS CONDITION SUPERCEDES TEXTUAL. STATEMENT II.B.3)
4. Sediment Basin/BMPs. For those portions of the Property that drain southward through a
planned regional BMP and into the Swift Creek Reservoir, temporary sediment basins
shall remain in place and/or new BMPs shall be constructed to achieve the .45
phosphorus standard until the downstream regional BMP into which the development
will drain has been constructed. For those portions of the Property that drain southward
toward the Swift Creek Reservoir but do not drain through a planned regional BMP,
temporary sediment basing shall remain in place and/or new BMPs shall be constructed to
achieve the .45 phosphorus standard until all the Regional BMPs in the Tomahawk
subwatershed of the Upper Swift Creek Watershed have been constructed. Unless
otherwise approved by the Planning Commission, the sediment basins and/or new BMPs
that are to be used to achieve the .45 phosphorus standard shall be designed as amenities.
(EE)
(NOTE: THIS CONDITION SUPERCEDES TEXTUAL. STATEMENT IV.B.)
5. Rail Station. Upon request by the Transportation Department, a maximum of five (5)
acres north of the rail line and within the boundaries of the Initial Development Parcels
shall be dedicated to and for Chesterfield County free and unrestricted for the purpose of
a rail station and accompanying park and ride facilities. Prior to any site plan approval
within 1500 feet of the rail line, the site shall be identified and the site shall be reserved
for a minimum of fifteen (15) years. The exact location of the site shall be approved by
the Transportation Department. (T)
6. Emergency Services Site. Prior to site plan approval of any development in Tract B, a
minimum of eight (8) acres within the boundaries of the Initial Development Parcels for a
fire/rescue station shall be. reserved. until 2022 or until an alternate site is identified and
chosen by the county for the West Salisbury Fire/Rescue Station identified in the Public
Facilities Plan adopted April 14, 2004, whichever occurs first. The exact location of the
site shall be approved by the Fire Department. Upon request by the Fire Department, the
site shall be dedicated to and for Chesterfield County free and unrestricted. (F)
4 06>N0191-FEt22-ADDENDUM-BOS
7. Transportation
A. Traffic Study
Prior to any site plan approval for any development within the Initial
Development Parcels, a traffic study acceptable to the Transportation Department
and including among other things calculations of storage lane lengths at locations
requested by the Transportation Department, shall be submitted to and approved
by the Planning Commission. Additional road improvements, above those
specified in the Textual Statement . paragraph VI(C)(1), as indicated in the
approved traffic study shall be provided by the developer(s) or the densities
specified in Textual Statement paragraph VI(B) for Tract B, Tract C and for the
Initial Development Parcels included in Tract A shall be reduced to the extent that
acceptable levels of service are provided, as determined by the Planning
Commission. The required improvements specified in the Textual Statement
paragraph VI, with the exception of the improvements required for the
development of Tract B, may be reduced by the Planning Commission to the
extent the traffic study demonstrates that full development of the Property will be
adequately served by such lesser improvements and that acceptable levels. of
service are provided.
B. Road Improvements/Dedications for the Initial Development Parcels
1) The improvements and dedications outlined in the Textual Statement
under Item VI.C.1) shall include constructing, from northbound Watkins
Center Parkway to northbound Route 288, direct access (i.e., a grade
separated fly -over), including collector distributor lanes onto Route 288. .
2) Phasing Plan. Prior to site plan approval for any development within the
Initial Development Parcels, a phasing plan for the
improvements/dedications described above shall be submitted to and
approved by the Transportation Department.
(a) Phasing Plan for Tract B.
(i) The approved phasing plan for any development in Tract B
shall require, among other things, the developer to provide,
prior to issuance of any building permit in Tract B, a bond
or other surety, in an amount and form acceptable to the
Transportation Department, for the improvements
identified in the Textual Statement conditions VI(C)(1)(a)
(only section from east of the Route 288 interchange to
approximately 1,000 feet west of Watkins Center
Parkway), VI(C)(1)(b), VI(C)(1)(d), VI(C)(1)(f) (any
section located within Tract B), VI(C)(1)(g) (only section
located within Tract B); VI(C)(1)(h), VI(C)(1)6),
VI(C)(1)(c), VI(C)(1)(e) and Condition 7.B.1) and the
5 06SNO191-FEB22-ADDENDUM-BOS
completion of these improvements, as determined by the
Transportation Department, prior to the issuance of any
occupancy permits in 'Tract B. The exact location, length,
and design of these improvements shall be approved by the
Transportation Department.
C. Funding Mechanism.
To the extent certain road improvements, other than 'Textual Statement
VI(C)(1)(b) and Condition 7.13.1) required herein are financed .through a
Community Development Authority or other funding mechanism approved by the
Board of Supervisors and are constructed within the timeframes identified herein,
the requirements contained herein for the specific road improvements that are the
subject of the approved funding mechanism shall be deemed satisfied. (T)
(NOTE: THIS CONDITION SUPERCEDES CONDITIONS VI(A), VI(C)(2), AND VI(F)
OF THE TEXTUAL. STATEMENT.)
6 06SN0'191-FEB22 ADDENDUM-BOS
Textual Statement
All properties subject to this rezoning ("the Property') shall be zoned General Industrial
(I-2) with Conditional Use Planned Development to permit use and bulk exceptions as specified
herein. The Property is shown in the Zoning Plan dated January 12, 2006, which also delineates
the general location of various tracts referred to in this Textual Statement. The boundary
between Tracts B and C shall be located at the approved alignment of Watkins Center Parkway.
In addition, certain requirements of this Textual Statement are applicable to a group of parcels
referred to herein as the "Initial Development Parcels", which are shown on the Initial
Development Parcel plat dated January 12, 2006.
I. Uses
A. Uses Within Tract A
Within Tract A, uses shall be limited to those uses permitted by right or with restrictions
in the Light Industrial (I-1) District plus the following:
1) Electric transforming stations;
2) Electrical transmission and distribution equipment, electrical industrial apparatus and
other electrical machinery, equipment and supplies manufacturing;
3) Furniture and fixtures manufacturing;
4) Greenhouses, hot houses and plant nurseries;
5) Ice manufacturing;
6) Macaroni, spaghetti, vermicelli, rigatoni and noodles manufacturing;
7) Mass transportation;
8) Other fabricated metal products manufacturing not otherwise listed in the Zoning
Ordinance;
9) Other food preparations manufacturing not otherwise listed in the Zoning Ordinance;
10) Signs and advertising displays —manufacturing; and
11) Satellite dishes for communication purposes.
B. Uses Within Tract B
Within Tract B, uses shall be limited to those permitted by right or with restrictions in the
Regional Business (C4) District, except that the following permitted or restricted uses
shall not be allowed:
1) Greenhouses or nurseries;
2) Home centers;
3) Indoor flea markets;
4) Secondhand and consignment stores;
5) Taxidermies;
6) Material reclamation receiving centers;
7) Motor vehicle sales and rental;
8) Warehouses; and
9) Residential multifamily and townhouses.
C. Uses Within Tract C
Within Tract C, uses shall be limited to those permitted by right or with restrictions in the
Neighborhood Business (C-2) District except that uses on a minimum of ten (10) acres
located generally on the western portion of Tract C shall be limited to those uses
permitted by right or with restrictions in the Corporate Office (0-2) District plus a hotel.
D. Uses Within Tract D
Within Tract D, uses shall be limited to those uses permitted by right or with restrictions
in the Neighborhood Business (C-2) District. Tract D shall be limited to:
1) Tax ID 712-710-2733 ("Tract D-1"); and
2) That portion of Tax ID 710-708-9532 located within 1,000 feet of the west line of
Dry Bridge Road ("Tract D-2).
E. Uses Within Tract E
Within Tract E, uses shall be limited to those uses permitted within Tract A plus (1) a
medical clinic, or (2) a bank or savings and loan association provided that such use is
located within a building occupied by another permitted use and that such use does not
exceed thirty (30) percent of the gross floor area of such building.
F. Uses Within Tract F
Within Tract F, uses shall be limited to those uses permitted by right and with restrictions
in the Light Industrial (I-1) District plus a medical clinic. No outside storage shall be
permitted within Tract F.
H. Development Requirements
A. Development Requirements Applicable to All Tracts
Except as otherwise specified herein, development on the Property shall comply with the
Light Industrial (I-1) District standards of the Zoning Ordinance, as modified by the
Employment Center District standards of the Zoning Ordinance.
B. Development Requirements Within Tract B
2
1'IT
j� 4*Development %4fl =fiT-"" shall be oriented away from Route 60 to create an
internal focus and to avoid typical "strip commercial" characteristics.;
C21 2-Development i i shall have an onen-air confimiration and shall be
designed as a lifestyle/entertainment center similar to design elements of the
Summit in Birmingham, Alabama, and/or Phillips Place in Charlotte, North
Carolina.
design €ea#s<es:
PWestrian connections shall be nrot„ded among the various uses in_cludi� retail
„BPS opIU a MQU and narking areas:
Outp rcel or nad siJU gall be arranged in an urban design layout with adiac�nt
Undscaped nede.0 anways With the incornnration of such esign lJona
portions 2f Watkins Centre Parkway Adjacent to Tract B _ setbacks IM that road
sba11 be reduced to twenty-five ithese setbacks- landscaping shall
be installed in accordance with' :'meter 1 ndscan ng H" with low shrubs and
ground ever used appropriately in treeand/or shrub beds and at entrances.
17, 1 1/ % 1 1
(a) An open eenfigufafien ineefrefatin, - A tl development shall 'ncoroorate
"main street"hesieg characteristics wkieh ineledejncjyding, but eF¬ limited
to, uses fronting, and adjacent to, sidewalks having street trees, pedestrian -scale
street lights, benches and other pedestrian features; on -street parking; landscaped
pedestrian streets lined with restaurants and shops; and plazas and open spaces
with benches and fountains;
(b) A
stefes;
(e) rimblic gathering area for public and semi-public
uses, such as area civic association events, special commercial events and cultural
activities, with adjacent uses that adjoin, front on, or are adjacent to at least two
sides of the public gathering area;
minimum of 300.000 ms_ s souare feet shall be develoved and hip the Main
Street Area- Development of this area may be pha§ed in accordance with the
reouirements of these conditions: and
(d) ,
and pwkiag meas_Prior to issuance of any certificates of ggMancy for a
ou_m__ulative total of more than 400.000 gross square feet in the Other Retail Area,
the Developer shall meet the following reaui_ ements for the Main Street Area:
yet Md
rl - ►, 1 1 gal � lit: , : 1 - 1 (. � 1 . 1 - / • 1 i 1 - �. ,�1 1 l
MROMMM "I.
C. Development Requirements Within Tract C
1) Development within Tract C shall be oriented away -from Route 60 to create an
internal focus and to avoid typical "strip commercial" characteristics.
2) Uses within the eastern, commercial portion of Tract C shall be limited to an overall
maximum of 8,000 gross square feet per acre, and no individual user may exceed
70,000 gross square feet;
3) Commercial uses within Tract C shall have an open-air configuration, with design,
ambience, and amenities compatible with those of the lifestylelentertainment center
located within Tract B-1
dl Outoarcel or nad cites shall be arranged in an urban design layout with adjacent
L-gIdg=2 nedestrianways: with the inomoration of such design all along those
nortio s of Watkins ['a+trP Parkway adjacent to Tract C. setbacks from that road shall
be reduced to twenty-five (25) feet. Wi hin these setbacks, landscaning shall be
installed in accordance with "perimeter landscaping H" with low shrubs and ground
cover used annronriately in tree and/or shrub beds and at entrances.
D. Development Reauirements Within Tract D
1) Within Tract D, development shall incorporate design features compatible with
Hallsborough Tavern, Chapel Hill and Bethel Baptist Church, including building
scale and architectural treatment with pedestrian access and sidewalks.
2) Prior to any development in either. Tract D-1 or D-2, an overall Conceptual Plan for
that sub -tract (D-1 or D-2) depicting the general location of buildings, parking, access
and other improvements shall be submitted to the Planning Department for review
and approval. Such plan shall be subject to appeal in accordance with the provisions
of the Zoning Ordinance for Site Plan appeals.
E. Restrictive Covenants Within Tracts B. C. E. and F
Prior to or in conjunction with site plan approval for the first site plan within Tracts B, C,
E, or F, restrictive covenants shall be recorded that reflect each type of development
proposed. The covenants shall provide for an architectural review committee("ARC').
The recorded restrictive covenants shall incorporate the language set out in the ,
Guidelines attached as Exhibit G dated February 14.2006. These Guidelines shall not be
changed for a period of ten (10) years from the date of the issuance of the first building
permit on the portions of the Property subject to this condition. Notice of the ARC
approval shall accompany plans submitted to the County for building permit approval.
The ARC shall include, in addition to the developers' representatives and property
owners, one member selected by the Village of Midlothian Volunteer Coalition and one
member who is a licensed architect. In addition to the sign package required by the
Chesterfield County Zoning Ordinance, additional design standards for signs shall be
included in the covenants, and all signs shall be reviewed and approved by the ARC.
k,
F. Project Sims Alone Route 288
The Planning Commission may modify the requirements of the Chesterfield County
Zoning Ordinance regarding project signs along Route 288 to ensure legibility by
motorists based upon the
the sign setback and the speed limit along Route 288.
HI.Phasine
A. Prior to issuance of a certificate of occupancy for any use within Tract B, the following
requirements shall be met:
1) All transportation requirements specified in paragraph VI(C) for Tract B shall be met;
and
2) The Michaux Creek trunk sewer shall be extended, at a minimum, through the
existing sleeve under Route 60 to the south line of Route 60.
IV. Environment
A. Timbering. Except for timbering approved by the Virginia State Department of Forestry
for the purpose of removing dead or diseased trees, there shall be no timbering on the
Property until a land disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been installed.
B. Temporary Sediment Basin/BMPs. For those portions of the Property that drain
southward through a planned regional BMP and into the Swift Creek Reservoir,
temporary sediment basins shall remain in place and/or new BMPs shall be constructed to
achieve the .45 phosphorus standard until the downstream regional BMP into which the
development will drain has been constructed. For those portions of the Property that
drain southward ward the Swift Creek Reservoir
but do not drain through a planned regional BMP, temporary sediment basins shall
remain in place and/or new BMPs shall be constructed to achieve the .45 phosphorus
standard until
Regional BNiPs in the Tomahawk subwatershed of the Upper Swift Creek Watershed
Plea is i9S'a@dbLYjJ222QSdM&t0LQW.
V. Utilities
A. Water and Wastewater Systems Plan. Prior to final approval of the first site plan or
construction plan for any portion of the Initial Development Parcels, an Overall Water
and Wastewater Systems Plan and a Utilities Infrastructure Phasing Plan shall be
submitted to the Utilities Department for review and approval. The plans shall be
prepared in accordance with the requirements outlined in Appendix 12 of the Chesterfield
County Water and Sewer Specifications and Procedures. The Plans shall include the
following water lines:
1) A 16" line along Watkins Center Parkway/Otterdale Road from the existing 24" line
along Route 60, to the southern boundary of the Property.
2) An appropriately sized line, to be approved by the Utilities Department, that will
allow a looped connection between water lines on Huguenot Springs Road and Route
60, either directly or through interconnection with another on -site water line.
3) An appropriately sized line, to be approved by the Utilities Department, that will
allow a looped connection between water lines on Watkins Center Parkway and Dry
Bridge Road.
7
B. Extension of Tomahawk Creek Trunk Sewer. All portions of the Property south of Route
60 shall be served by gravity flow. The developer of any portion of the Property south of
Route 60 shall be responsible for extension of the Tomahawk Creek trunk sewer and any
tributary lines necessary to serve that portion of the Property, except that the portion of
the Property that has already been approved for service by gravity flow across Route 60
and to the Michaux Creek trunk sewer, as depicted on the map entitled "Gravity Sewer
To Serve Watkins Center", prepared by Timmons, dated May 17, 2000, aka County
Project File No: 00-0153, on file with the Utilities Department, shall be exempt from this
requirement.
C. Water Line Easement. If requested by the Utilities Department prior to approval of the
first site plan or construction plan for Tax. ID 720-704-3574, the developer of that parcel
shall, prior to such approval, dedicate to the County a permanent water line easement and
construction easement, in a location and fbrm acceptable to the County, to allow for
interconnection of future water lines on Otterdale Road and North Woolridge Road.
VI. Transportation
A. Traffic Studv
Prior to any site plan approval for any development within the Initial Development
Parcels, a traffic study acceptable to the Transportation Department and including
among other things calculations of storage lane lengths at locations requested by the
Transportation Department, shall be submitted to and approved by the Transportation
Department. Additional road improvements, above those specified in paragraph
VI(C)(1), as indicated in the approved traffic study shall be provided by the
developer(s) or the densities specified in paragraph VI(B) for Tract B, Tract C and for
the Initial Development Parcels included in Tract A shall be reduced to the extent that
acceptable levels of service are provided, as determined by the Transportation
Department. The required improvements specified in Paragraph VI, with the
exception of the improvements required for the development of Tract B, may be
reduced by the Planning Commission to the extent the traffic study demonstrates that
full development of the Property will be adequately served by such lesser
improvements and that acceptable levels of service are provided.
B. Maximum Densitv
The maximum permissible density shall be 1,620,000 square feet of light industrial,
348,400 square feet of general office, 1,998,400 square feet of office park, 1,760,000
square feet of shopping center, and 171,600 square feet of warehouse, or equivalent
density as determined by the Transportation Department., which density shall be assigned
as follows:
8
1) Tract B: 1,106,000 square feet of shopping center, or equivalent density as
determined by the Transportation Department;
2) Tract C: 275,000 square feet of shopping center, or equivalent density as determined
by the Transportation Department;
3) Tracts E and F: 1,100,000 square feet of office park;
4) The Initial Development Parcels included in Tract A: 898,400 square feet of office
park, 348,400 square feet of general office, and 171,600 square feet of warehouse, or
equivalent density as determined by the Transportation Department;
5) Each Site Plan Within Tract D: 8,000 square feet of shopping center per acre, or
equivalent density as determined by the Transportation Department; and
6) Each Site Plan Within Tract A That Is Not Included in the Initial Development
Parcels: 8,000 square feet of light industrial per acre, or equivalent density as
determined by the Transportation Department.
C. Road Improvements/Dedications for the Initial Development Parcels
1) Improvements and Dedications. To provide for an adequate roadway system at the
time of complete development of the Initial Development Parcels, the developer(s)
shall be responsible for the following improvements, the exact location, length, and
design of which shall be approved by the Transportation Department:
(a) Widening Route.60 to eight (8) lanes from Route 288 to the western boundary of
the Initial Development Parcels;
(b) Constructing, to the north of Route 60, direct access (i.e. on and off ramps) from
southbound Route 288 to Watkins Center Parkway, including auxiliary and turn
lanes along Route 288;
(c) Constructing, to the south of Route 60, direct access (i.e. on and off ramps) from
southbound Route 288 to Watkins Center Parkway, including auxiliary and turn,
lanes along Route 288 and Watkins Center Parkway;
(d) Dedicating a minimum of a ninety (90) foot wide right of way for Watkins Center
Parkway from Route 60 northward to Route 288, and constructing Watkins Center
Parkway therein as a six lane divided facility transitioning to a two lane divided
facility, to VDOT Urban Minor Arterial Standards (SOMPIT) with modifications
approved by the Transportation Department, as determined necessary by the
Transportation Department;
N
a U!
(e) Dedicating a minimum of a ninety (90) foot wide right of way for Watkins Center
Parkway from Route 60 southward to the southern boundary of the Initial
Development Parcels;
(f) Dedicating a ninety (90) foot wide right of way and constructing a four lane
divided facility, to VDOT Urban Minor Arterial Standards (50MPH) with
modifications approved by the Transportation Department, as determined
necessary by the Transportation Department, for the proposed east/west major
arterial, located on the north side of Route 60, from Watkins Center Parkway to
Huguenot Springs Road;
(g) Constructing adequate left and right turn lanes, constructing roundabouts, and
providing traffic signals at each approved access; as required by the
Transportation Department, along Route 60, Watkins Center Parkway and all
other roads within the Initial Development Parcels; and
(h) Dedicating any additional right of way or easements necessary for the required
road improvements.
(i) Closing existing crossovers and constructing new crossovers, if approved by
VDOT and the Transportation Department, with turn lanes in both the eastbound
and westbound directions along Route 60 from the Watkins Center Parkway
intersection to the western boundary of the Initial Development Parcels, as shown
on the Route 60 Crossover Plan, dated January 18, 2006;
(j) Widening Watkins Center Parkway to a four lane divided facility from Route 60
to the southern boundary of the Initial Development Parcels;
(k) Dedicating a ninety (90) foot wide right of way and constructing a four lane
divided facility, to VDOT Urban Minor Arterial Standards (50MPH) with
modifications approved by the Transportation Department, for the proposed
east/west major arterial, located on the south side of Route 60, from Watkins
Center Parkway to the centerline of Route 288;
(1) Dedicating a ninety (90) foot wide right of way and constructing a four lane
divided facility, to VDOT Urban Minor Arterial Standards (50MPH) with
modifications approved by the Transportation Department, for the proposed
east/west major arterial, located on the south side of Route 60, from Watkins
Center Parkway to the western boundary of the initial Development Parcels.
2) Phasing Plan. Prior to site plan approval for any development within the Initial .
Development Parcels, a phasing plan for the improvements/dedications described
above shall be submitted to and approved by the Transportation Department.
(a) .Phasing Plan for Tract B.
10
(i) The approved phasing plan for any development in Tract B shall require,
among other things, the developer to provide, prior to issuance of any building
permit in Tract B, a bond or other surety, in an amount and form acceptable
to the Transportation Department, for the improvements identified in
conditions VI(C)(1)(a) (only section from east of the Route 288 interchange to
approximately 1,000 feet west of Watkins Center Parkway), VI(C)(1)(b),
VI(C)(l)(d), VI(C)(l)(f) (any section located within Tract B), VI(C)(l)(g)
(only section located within Tract B), VI(C)(l)(h), and VI(C)(I)O) (only
section approximately 1,000 feet south of Route 60) and the completion of
these improvements, as determined by the Transportation Department, prior to
the issuance of any occupancy permits in Tract B. The exact location, length,
and design of these improvements shall be approved by the Transportation
Department.
(ii) The approved phasing plan for any development in Tract B shall also require,
among other things, the developer to provide, prior to issuance of any building
permit in Tract B, a bond or other surety, in an amount and form acceptable to
the Transportation Department, for the improvements identified in conditions
VI(C)(l)(c), VI(C)(1)(e), and VI(C)(1)(h) and for the completion of these
improvements,- as determined by the Transportation Department, prior to
issuance of any occupancy permits in Tract B, unless alternative provisions
for the timing of such road improvements are approved by the Planning -
Commission. The exact location, length, and design of these improvements
shall be approved by the Transportation Department.
3) Site Plans.
(a) All site plans shall conform, as determined by the Transportation Department, to
the approved traffic studies.
(b) Prior to any site plan approval, a schematic road plan acceptable to the
Transportation Department shall be submitted to and approved by the
Transportation Department. Such plan shall include, among other things, lane
drop details, storage lane lengths, access locations and roundabout dimensions.
(c) Prior to any site plan approval, a preliminary geometric road design plan for
access to Route 288 and Watkins Center Parkway, acceptable to the
Transportation Department shall be submitted to and approved by the
Transportation Department.
._�.-ZTMTV
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11
M !x- -Z -TIT :ailu
D. Road Imarovements for the Remainder of the Property.
1) Prior to any site plan approval for any development within Tract D or within the
portion of Tract A that is not included within the Initial Development Parcels, and
which is anticipated to generate 10,000 vehicles per day or more as determined by the
Transportation Department, a traffic study, acceptable to the Transportation
Department, shall be submitted to and approved by the Transportation Department.
Additional road improvements, above those specified in paragraph VI(D)(2), as
indicated in the approved traffic study shall be provided by the developer or the
densities specified in paragraph VI(B) for Tract D or within that portion of Tract A
that is not included in the Initial Development Parcels shall be reduced to the extent
that acceptable levels of service are provided, as determined by the Transportation
Department.
2) For any development within Tract D or within the portion of Tract A that is not
included within the Initial Development Parcels, the developers shall be responsible
for the following improvements and dedications. The exact location, length, and
design of these improvements shall be approved by the Transportation Department:
(a) Dedicating forty-five (45) feet of'right of way from the centerline of Dry Bridge
Road for the entire frontage of the Property,
(b) Dedicating forty-five (45) feet of right of way from the centerline of Huguenot
Springs Road from Huguenot Springs Road Relocated to the northern boundary of
the Property;
(c) Dedicating forty-five (45) feet of right of way from the centerline of Old Hundred
Road for the entire frontage of the Property,
(d) Dedicating a forty-five (45)feet of right of way from the centerline of Watkins
Center Parkway from the southern boundary of the Initial Development Parcels to
the southern boundary of the Property,
(e) Widening Watkins Center Parkway to a four lane divided facility from the
southern boundary of the Initial Development Parcels to the southern boundary of
the Property,
(f) Dedicating a ninety (90) foot wide right of way and constructing a four lane
divided facility, to VDOT Urban Minor Arterial Standards (50MPH) with
modifications approved by the Transportation Department, as determined
necessary by the Transportation Department, for the proposed east/west major
arterial; located on the south side of Route 60, from the eastern boundary of Tax
ID 7137084574 to the westernmost boundary of the Property;
12
(g) Dedicating a ninety (90) foot wide right of way and constructing a four lane
divided facility, to VDOT Urban Minor Arterial Standards (50MPH) with
modifications approved by the Transportation Department, as determined
necessary by the Transportation Department, for Huguenot Springs Road
Relocated from Huguenot Springs Road to Route 60 at the Dry Bridge Road
intersection;
(h) Constructing an additional lane of pavement along the eastbound and westbound
lanes of Route 60 from the Old Hundred Road intersection to the western
boundary of the Initial Development Parcels;
(i) Reconstructing Huguenot Springs Road, to VDOT Urban Minor Arterial
Standards (50MPH) with modifications approved by the Transportation -
Department, as a two lane facility with twenty-four (24) feet of pavement and
seven (7) foot wide shoulders on each side from the northern boundary of the
Property to Huguenot Springs Road Relocated;
(j) Widening Dry Bridge Road to a four lane divided facility from Route 60 to the
southern boundary of the Property;
(k) Constructing adequate left and right turn lanes and providing traffic signals at
each approved access as required by the Transportation Department along Route
60, Huguenot Springs Road, Old Hundred Road, Dry Bridge Road, and all other
roads within the Property;
(1) Closing existing crossovers and constructing new crossovers, if approved by
VDOT and the Transportation Department, with turn lanes in both the eastbound
and westbound directions along Route 60 from the western boundary of the Initial
Development Parcels to the Old Hundred Road intersection, as shown on the
Route 60 Crossover Plan, dated January 18, 2006; and
(m)Dedicating any right of way or easements necessary for the required road
improvements.
Prior to site plan approval for any development within Tract D or within the portion
of Tract A that is not included within the Initial Development Parcels, a phasing plan '
for the required improvements and dedications shall be submitted to and approved by
the Transportation Department.
E. Access
Vehicular access to. the Property shall generally conform to the Access Plan dated
January 18, 2006, unless otherwise approved by the Transportation Department.. The
exact location and type of each access shall be approved by the Transportation .
Department.. Upon request by the Transportation Department, access easements,
13
acceptable to the Transportation Department, shall be recorded across the Property to
provide shared use of these accesses with adjacent properties.
F. Funding Mechanism
To the extent certain road improvements required herein are financed through a
Community Development Authority or other funding mechanism approved by the Board
of Supervisors and are constructed within, the timeframes identified herein, the
requirements contained herein for the specific road improvements that are the subject of
the approved funding mechanism shall be deemed satisfied.
VII. Recordation of Notice of Zoning Restriction
There are multiple properties under different ownership in this zoning case establishing
different uses and requirements for these properties. Accordingly, the County shall
record the following in the land records for each of these properties within ninety (90)
days of final :zoning approval.
NOTICE OF ZONING RESTRICTION
This property, along with other properties, is subject to the requirements of
Zoning Case 06SNO191 approved by the Chesterfield County Board of
Supervisors. All owners and future owners are hereby notified that this property
or any portion thereof, and any other property or portion thereof subject to Case
06SN0191, may be subsequently rezoned by the Board pursuant to a duly
advertised application for a zoning amendment and that such a rezoning may
change the uses or requirements established by Case 06SNO1 91.
14
Exhibit G
February 14, 2006
WATIGNS CENTRE
ARCHITECTURAL AND DESIGN GUIDELINES
I. OVERALL.
A. Provide a compatible project design including guidelines for architecture,
lighting, street furniture, landscaping, open space, signage, and pedestrian
accesses and to assure that Watkins Centre develops as a community of quality
architecture, site development, and landscape design in accordance with the Route
288 Corridor Plan.
B. Ensure that the various components of Watkins Centre are integrated and can be
read as a `project" with similar elements and details.
C. Address both the monumental and pedestrian scale.
D. Provide traffic calming measures in the project where pedestrian concentration is
anticipated.
E. Service areas and loading docks for commercial, office, and industrial areas
should be oriented away from major streets and entrances and screened from
public view.
F. These guidelines are to ensure design aesthetics that will enhance property values
without unduly restricting the freedom of the designer or the tenant. An
architectural review committee ("ARC") will be established under the covenants
and will be responsible for reviewing all proposals for site plan development
within Watkins Centre.
G. These guidelines are provided to supplement the requirements set forth in the
Employment Center District set forth in the Chesterfield County Zoning
Ordinance and where necessary provide for certain exceptions to those
requirements.
Exhibit G
Febnmry 14, 2006
II. LIFESTYLE RETAIL (TRACT B).
A. Building Form. All of the architectural elements included in the Lifestyle Retail
area (Tract B) will carry through as an architectural theme in the Neighborhood
Retail area (Tract C), and, to extent possible, to Residential areas neighboring
Watkins Centre. The architecture of the buildings will feature the following
elements:
1. The buildings shall express an abstraction in massing, ornamentation, and
organization of forms that allude to classical forms and that may include,
but shall not be limited to arches, columnar porticos, colonnades, arcades,
friezes, plinths, cornices, and articulated base course.
2. Buildings shall express a base, middle, and top. If multi -story, the first
floor expression should be taller than any implied upper floors.
3. Strong cornice lines shall be provided on key or important Lifestyle
buildings in strategic locations such as corners or entries.
4. Provide a balance between the requirements of the major and national
tenant expressions of corporate identity with continuity of architectural
style and other design elements.
5. The building form shall incorporate a pleasing rhythm and articulation,
horizontally and vertically as conceptually shown on Attachment 1, that
interrupts the linear form, mass, and overall scale of any one building or
group of buildings
6. Windows, facades and fenestration should be sized and oriented in an
appropriate fashion.
7. Landscaped passageways that address both the street and the parking lots
are encouraged.
B. Facades. Each tenant facade should be designed to incorporate the following
elements:
1. The scale and massing of the building shall be pleasing with all elements
in proportion to one another.
2. Consistent architectural elements such as masonry pattern and cornice
design will be provided to reinforce the architectural theme.
3. Background wall designs shall incorporate similar articulation including
grid patterns, canopies, and cornices to maintain continuity between
2
Exhibit G
February 14, 2006
tenants plus, where appropriate, ornamentation such as pilasters, engaged
columns, rustication, or quoining.
4. Entry features such as clearstories, porticos, cross gables, or other vertical
forms may be included as key design components to serve as identification
for various tenants and offer relief to the background wall Variation of
parapet height and building facade will be employed to interrupt the
massiveness of the building. Each major tenant entrance feature will be
treated as an individual design element to provide the opportunity for
corporate identity through signage, scale, massing, and color.
5. Side and rear facades visible from public streets will be attractive on all
sides and may incorporate complimentary architectural elements to
provide continuity of the design theme. Service areas, utilities, loading
areas and trash containers will be screened with appropriate architectural
and landscape treatment as provided in the Zoning Ordinance.
C. Building Materials.
1. Buildings should utilize long lasting materials that weather well such as
stone, painted or unpainted brick, other masonry, wood or quality
synthetic wood materials (e.g., Hardi Plank), metal, precast concrete,
synthetic stucco, composite tilt -up concrete for building structures; and
glazing in metallic frames for windows and storefront entrances. Roof top
units shall be screened where visible from public view.
2. All building materials and their application shall give the impression of
structure and relief.
3. Specific materials and colors of each building or group of buildings will
be determined at the time of architectural review by the ARC.
4. Overall designs will include alternating neutral color schemes for the
building background, with complimentary colors to enhance the entry
feature design. This does not require all buildings to be built of the same
color or material, and, in fact, a mix of materials and colors should be
considered as one manner to break up building massing.
5. Accent colors will be permitted to represent individual corporate
identification.
3
Exhibit G
February 14, 2006
III. NEIGHBORHOOD RETAIL (TRACT Q.
A. Building Form. The architectural elements included in the Lifestyle Retail area
(Tract B) will carry through as an architectural theme in the Neighborhood Retail
area (Tract C) including the building elements and features set forth above.
B. Facades. Each tenant facade should be designed to incorporate the following
elements:
1. The scale and massing of the building shall be pleasing with all elements
in proportion to one another.
2. Consistent architectural elements such as masonry pattern and cornice
design will be provided to reinforce the architectural theme.
3. Background wall designs shall incorporate similar articulation including
grid patterns, canopies, and cornices to maintain continuity between
tenants plus, where appropriate, ornamentation such as pilasters, engaged
columns, rustication, or quoining.
4. Side and rear facades visible from public streets will be attractive on all
sides and may incorporate complimentary architectural elements such as
the background wall design elements delineated in the Lifestyle Retail
area to provide continuity of the design theme. Service areas, utilities,
loading areas and trash containers will be screened with appropriate
architectural and landscape treatment as provided in the Zoning
Ordinance.
C. Building Materials. The building materials shall be the same outlined above for
the Lifestyle Retail area.
IV. OFFICE (TRACTS E AND F).
A. Building form.
1. Buildings are encouraged to have a clear relationship to the street,
pedestrian areas, landscaping, or hardscaped features.
2. Multistory office buildings should be placed in prominent positions and at
terminating major axis as a focal point.
3. Towers, spires, porticos, and other vertical forms are encouraged for major
office buildings.
4
Exhibit G
February 14, 2006
4. Entrances to the buildings should be visible from the street, well -lit, and
easily accessible by employees and visitors. They should be conveniently
located to visitor parking. Canopies, lighting, and roof forms are
encouraged for marking entrances.
5. Through -lobbies or breezeways that address both the street and the
parking lots are encouraged.
6. Streetside, windowless building elevations are discouraged.
7. Individual window fenestration shall be encouraged instead of strip
glazing.
8. Buildings shall reflect a clear base, middle and top.
B. Building materials. Materials shall include brick, precast concrete, precast
concrete fabricated to emulate natural stone, and/or natural stone materials with
elements of architectural aluminum to emphasize entries and walkways.
V. LIGHT INDUSTRIAL/R&D (TRACTS E AND F).
A. Building form.
1. Buildings are encouraged to have a clear relationship to the street,
pedestrian areas, landscaping, or hardscaped features.
2. The building form shall incorporate a pleasing rhythm and articulation,
horizontally and vertically as conceptually shown on Attachment 1, that
interrupts the linear form, mass, and overall scale of any one building or
group of buildings
3. Side and rear facades visible from public streets will be attractive on all
sides and may incorporate complimentary architectural elements such as
the background wall design elements delineated in the Lifestyle Retail
area to provide continuity of the design theme. Service areas, utilities,
loading areas and trash containers will be screened with appropriate
architectural and landscape treatment as provided in the Zoning
Ordinance.
4. Entrances to the buildings should be visible from the street, well -lit, and
easily accessible by employees and visitors. They should be conveniently
located to visitor parking. Canopies, lighting, and roof forms are
encouraged for marking entrances.
5. , Streetside, windowless building elevations are discouraged.
5
Exhibit G
February 14, 2006
6. Individual window fenestration shall be encouraged instead of strip
Plug•
7. Buildings shall reflect a clear base, middle and top.
VI. LIGHTING.
A. Lighting systems shall be appropriate in scale to the surrounding buildings and
shall provide an adequate spread of ambient lighting to aver parking areas and
pedestrian walkways. Such lighting systems shall be complimentary in their
design between the retail, residential, and office uses.
B. Lighting should be located at all corners of street, along sidewalks.
C. The lighting will provide a uniform, comfortable level of illumination.
D. Exterior lighting for internal roads, private streets, entrance drives, and parking
areas, shall be designed to provide uniform illumination with low glare, using
equipment that is architecturally neutral in daytime appearance. Fixtures shall be
coordinated will be mounted on a uniform support system.
E. Special lighting may be employed in pedestrian areas and building entrances,
including lighting fixtures attached to the buildings to provide ambient lighting,
direct lighting for pedestrians, or to accentuate or enhance the architecture or
architectural features.
VII. STREET FURNITURE.
A. Benches and trash receptacles shall be incorporated throughout the "main street"
and at strategic location for the various areas.
B. These design elements shall continue throughout the various development tracts
and shall incorporate a common design theme but such elements do not have to be
identical.
VIII. LANDSCAPING.
A. Medians and Boulevards. A landscaped area shall be required for all major
arterials (including Midlothian Turnpike, Watkins Centre Parkway, and the
East-West roads).
1. Within the setback, deciduous trees will be installed in a regular pattern
and spacing to create a rhythm.
2. Trees and shrubs will be provided in accordance with the landscaping plan
to be developed at the time of site plan submission.
0
Exhibit G
Febmary 14, 2006
B. The main entrances to the various sections of Watkins Centre shall be identified
with landscaping, signage, or architectural features.
C. Secondary entrances should be identified with landscaping or signage.
D. Streetscape landscaping should create a rhythm with the use of street trees.
IX. PEDESTRIAN WAYS.
A. Watkins Centre will have an overall pedestrian way plan connecting the various
parts of the development, as feasible.
B. Variation in paving patterns and colors may be used to differentiate and identify
the pedestrian ways. These patterns shall be carried throughout the retail,
residential, and office areas to provide continuity of design.
C. Bicycle access designed to connect to an existing/future bicycle trail through
Midlothian Village shall be provided, if possible, along the east -west road that
crosses under Route 288, near the railroad tracks.
X. SIGNAGE.
A. In addition to the sign package required by the Chesterfield County Zoning
Ordinance, additional design standards for signs shall be included in the
covenants. All signs shall be reviewed and approved by the ARC prior to
approval by Chesterfield County. Such approval shall not guarantee approval of
the signage by Chesterfield County.
B. All sign shall be designed to ensure continuity of design theme, respond to use of
the property, and shall be consistent with and complementary to the building
design.
Mfiv uosoin.s
7
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February0i. ■
STAFFS
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO 191
Chesterfield County Board of Supervisors
Midlothian and Matoaca Magisterial Districts
North and south lines of Midlothian Turnpike, east of Route 288
REQUEST: Rezoning from Agricultural (A) and Corporate Office (0-2) to GeneralIndustrial (I-
2) with Conditional Use Planned Development to permit exceptions -to Ordinance
requirements.
PROPOSED LAND USE:
Commercial, Office and Industrial uses are planned
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON
FEBRUARY 21, 2006. ON FEBRUARY 22, 2006, STAFF WILL ADVISE THE BOARD OF
THE COMMISSION'S RECOMMENDATION.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Route 288 Corridor Plan
which suggests the property is appropriate for a regional employment center
consisting of Light Industrial (I-1) uses as well as General Industrial (I-2) uses
subject to appropriate access, buffering and land use transitions. Further, the Plan
suggests that a life styl e/entertainment center is appropriate at the northwest
quadrant of the Route 288/ Midlothian Turnpike interchange under certain
circumstances. The Plan also suggests that properties located at the intersections
Providing a FIRST CHOICE community through excellence in public service
of Midlothian Turnpike, Huguenot Springs Road and Dry Bridge Road are
appropriate for Neighborhood Business (C-2) uses.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
(NOTE: CONDITIONS MAYBE IMPOSED.)
CONDITION
The Textual Statement, dated January 20, 2006, shall be considered the Master Plan. (P)
GENERAL INFORMATION
Location:
North line of Midlothian Turnpike between Route 288 and Huguenot Springs Road; south
line of ' Midlothian Turnpike between Route 28 8 and Dry Bridge Road; and the West line of
Huguenot Springs Road, north of Route 60. Tax IDs 710-708-3025, 5217 and 9532; 712-
709-9100; 712-710-273 3, 8193 and 95 57; 712-711-1562 and 2690; 712-712-2923; 713 -708-
4574; 713-712-Part of 8031; 714-707-6311 and 9182; 714-712-9323; 715-705-2469; 715-
706-5039; 715-710-0250 and 8459; 715-711-0444 and 4043; 715-712-3508; 716-710-0846,
1325, 1707 and 2342; 716-713-Part of 5414; 717-708-Part of 2972; 717-711-0537 and
0707; 718-705-6022; 718-706-3636; 719-703-5024; 720-703-7536; and 720-704-Part of
3574 (Sheet 5).
Existing Zoning:
A and 0-2
Size:
786.4 acres
Exi stinci Land Use:
Single family residential, fraternal or vacant
Adjacent Zoning and Land Use:
North, South and West — A; Single family residential or vacant
East - Route 288
2 06SNO191-FEB22-BOS
T TTTT JTTF�
Public Water System:
The request site is currently served by an existing twenty-four (24) inch water main
located along Midlothian. Turnpike, a twelve (12) inch water main along Huguenot
Springs Road, and by the Huguenot Springs storage tank. A twenty four (24)
inch sixteen (16) inch water main is to be constructed along Dry Bridge Road and Old
Hundred Road in conjunction with the "Hallsley" Subdivision. The use of the public
water system is required by County Code.
Textual Statement V.A. relates to a required Water and Wastewater Systems Plan, which
is to include a future sixteen (16) inch along Watkins Centre 'Pkwy/Otterdale Road, and
appropriately sized water mains along future connector roads between Route 60 and
Huguenot Springs Road, and between Watkins Center Parkway and Dry Bridge Road.
Completion of these water lines will provide a network which will support the domestic
and fire flow demands of future development proposed by this application. Textual
Statement V.0 provides for dedication of an easement should the County determine in the
future that a connection is needed between water lines along Otterdale Road and North
Woolridge Road.
Public Wastewater System:
The request site lies within the Michaux Creek and Tomahawk Creek drainage basins.
That portion of the request site north of Route 60, bounded by Huguenot Springs Road
and Route 288, as well as two areas located south of Route 60, and a very small area
located west of Huguenot Springs Road are within the service area of the existing
Michaux Creek trunk, which is located east of Route 288 (see attached map). During
construction of Route 288, and improvements along Route 60 related to the Route
288/Route 60 interchange, casing pipes were placed in several locations to facilitate
future gravity line extensions from the Michaux Creek trunk. Property located north of
Route 60, and bounded by Huguenot Springs Road and the Chesterfield
County/Powhatan County line will require the future construction of a pump station,
related gravity collector lines, and a force main to discharge wastewater flows across
Route 60 and into the future Swift Creek Trunk ---- Nelsons Branch.
That portion of the request site south of Route 60, with the exception of the two areas
referenced above, is within the service area of the Tomahawk Creek trunk, which
currently terminates approximately 3.5 miles south at Water Mill Parkway. The use of the
public wastewater. system is required by County Code.
With respect to the area south of Route 60, which can be served by the Michaux Creek
trunk line, the Textual Statement requires that the trunk line be extended, at a minimum,
under Route 60 to the south line of Route 60 prior to certificates of occupancy for any use
within Tracts B and C (Commercial Tracts/Lifestyle Center). This requirement is
intended to facilitate development of the regional employment center.
3 06SNO191-FEB22-BOS
Textual Statement V.B of the Textual Statement requires extension of the Tomahawk
Creek trunk and any necessary tributary lines, and requires that all wastewater service be
by gravity flow, thereby prohibiting the use of pump stations for inter -basin transfer of
wastewater flows. The existing downstream facilities in both the Michaux Creek and
Tomahawk Creek basin have adequate. capacity to support future development within
their respective service areas as proposed by this application.
ENVIRONMENTAL
Drainage and Erosion and Water Quality:
Overall:
The ground cover varies from semi -open fields and planted trees and shrubs to
some that are heavily wooded. To insure that adequate erosion control measures
are in place, there should be no timbering of the properties until a land
disturbance permit has been obtained. (Textual Statement IV.A)
The perennial streams are subject to the 100 foot conservation area, inside of
which uses are very limited.
Draina e Area 1:
The properties west of Huguenot Springs Road drain to the west through
Powhatan County to the James River. There are currently no on- or off -site
drainage or erosion problems known in this area and none are anticipated after
development.
Drainage Area 2 :
The portion of the case south of Route 60 drains to Swift Creek Reservoir.
Overall, there are currently no on- or off -site drainage or erosion problems known
of at this time and none are anticipated after development.
Allperennial streams have been located in this drainage area. There are two (2)
regional Best Management Practices (BMP's) to be constructed within the zoning
request area, with most of the proposed parcels east of Dry Bridge Road draining
through a proposed on- or off -site regional facility.
To address the possibility of the development preceding the construction of the
down stream regional facilities, the developer has proffered that he would
construct new BMPs or maintain the sediment basins ' such that they are able to
maintain the .45 phosphorous standard until those facilities into which they drain
are constructed or, for those that.bypass any regional facilities, until the permit or
construction of the initial facility contained in the Upper Swift Creek Plan is
4 06SNO191-FEB22-BOS
issued (Textual Statement IV.B). A pro rata fee for construction of Regional
BMPs will be required at time of land disturbance permit issuance.
It should be noted that the Planning Commission is currently studying the
conditioning of drainage that might bypass regional facilities. As Textual
Statement IV.B is currently worded, the County already has one (1) regional BMP
permitted and under construction by the private sector and therefore the area that
bypasses regional facilities can be removed when the area draining to the basin is
stabilized.
Draina e Area 3:
The property north of Route 60 and east of Huguenot Springs Road, drains to the
northeast under 288 to Michaux Creek on the east side of Route 288 and then via
Michaux Creek into Powhatan County and the James River: There are currently
no known on- or off -site drainage or erosion problems and none are anticipated
after development.
In this drainage area perennial stream determinations have recently been
performed by ' a private consultant and approved by Environmental Engineering.
There are several perennial streams on the properties in the vicinity of Route 288
that will be subject to the Chesapeake Bay Regulations.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5 and Forest View Volunteer Rescue
Squad, currently provide fire protection and emergency medical service. This request will
have minimal impact fire and EMS.
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.
.
Transportation:
The proposed mixed use development consists of approximately 786 acres and is
expected to generate, based on our understanding of proposed densities to be included in
the forth coming traffic study, approximately 107,000 vehicles per day (33,000 from the
life style center, 74,000 from the remainder of the pro -active zoning area). The
maximum density, is limited to approximately 1.8 million square feet of shopping- center,
2.3 million square feet of office and 1.8 million square feet of light industrial.
Staff has requested the largest land owner to provide a traffic study for , the property
which is the subject of this application. At this time, staff has only been provided the
initial data used to prepare the study. A complete analysis of the traffic impacts of the
5 06SNO191-FEB22--BOS
development cannot be determined until an acceptable study is provided. In absence of
an acceptable study, the textual statement allows staff and / or the Planning Commission
opportunities to insure sufficient road improvements are provided or densities reduced so
that traffic impacts will be addressed. (Textual Statement VI)
The textual statement includes a requirement for the submission - and approval of an
acceptable traffic study and phasing plan of road improvements prior to site plan
approval for any significant development levels, establishment of a maximum density,
major widening of Route 609 construction of additional access to Route 288 and new
thoroughfare plan roads. Requirements also include road improvements, in advance of
traffic demands, to assist in the county's economic development efforts.
T . AND T TSF
Comprehensive Plan:
Lies within the boundaries of the Route 288 Corridor Plan which suggests the property is
appropriate for a regional employment center consisting of Light Industrial (I-1) uses as
well as General Industrial '(I-2) uses subject to appropriate access, buffering and land use
transitions. Further, the Plan suggests that a lifestyle/entertainment center is appropriate
at the northwest quadrant of the Route 288/ Midlothian Turnpike interchange provided
such use is integrated with, and complimentary to, the regional employment center uses
and possesses a unique character relative to uses, design and architecture that differs from
a typical regional mall.
The Plan also suggests that properties located at the intersections of Midlothian Turnpike,
Huguenot Springs Road and Dry Bridge Road are appropriate for Neighborhood Business
(C-2) uses which incorporate design characteristics of area historic structures.
Area Develo ment Trends:
Area properties west of Route 288 are characterized by Agricultural (A) parcels which are
occupied by single family dwellings, agricultural uses or are currently vacant. With the
completion of Route 288, it is anticipated that this area extending west along Midlothian
Turnpike from Route 288 to the Powhatan County line and south along the western line of
Route 288 to Woolridge Road will be a prime location for basic sector employment, as
suggested by the Plan. The Plan further anticipates residential development to the ' north of
the regional employment/lifestyle center. An application has been filed for rezoning of that
property for residential purposes.
Site Design:
The property is divided into six (6) development tracts. Uses will be located and developed
as depicted on the Zoning Plan prepared by the Chesterfield County Planning Department
dated January 12, 2006 (Attachment), as described in the Textual Statement (Attachment).
6 06SNO191-FEB22-BOS
Unless specifically regulated by the Textual Statement, the development of all Tracts must
comply with the requirements of the Employment Center District standards for Light
Industrial (I--1) Districts (Textual Statement II.A). The purpose of these standards is to
recognize specified areas of the County as unique and to enhance patterns of development in
those areas. Except as addressed by the Employment Center District standards and the
Textual Statement, development of the site must conform to the Emerging Growth District
requirements . of the Zoning ordinance. Together, these standards address access, parking,
landscaping, architectural treatment, setbacks, building height, signs, buffers, pedestrian
access, lighting, utilities and screening of dumpsters, loading areas and outside storage.
Uses and Special Development Standards: Specific Tracts:
Tract A:
Tract A represents the majority of the acreage included in the application. Within
Tract Al uses would be limited to those permitted by right or with restrictions in the
Light Industrial (I-1) District as well as a limited number of General Industrial (I-2)
uses that are considered compatible with a light industrial/office environment.
(Textual Statement I.A)
Tract B:
Tract B, located at the northwest quadrant of the Midlothian Turnpike/Route 288
interchange, is proposed for development as a lifestyle/entertainment center. As
recommended by the Plan, the center will employee design elements of the Summit
in Birmingham, Alabama and/or Phillips Place in Charlotte, North Carolina. Within
this Tract, uses would be limited to those permitted by right or with restrictions in
the Regional Business (C-4) District, with the exception of several uses -that are
considered representative of a lifestyle center project. (Textual Statement I.B)
Design standards consistent with those recommended by the Plan have been
proposed to assist in integrating this lifestyle center with the regional employment
center and to create a commercial development that is different from a typical
regional mall. These standards include an internal focus oriented away from
Midlothian Turnpike; an open-air configuration incorporating "main street"
characteristics such as street trees, pedestrian -scale lighting and sidewalks.; a
minimum gross square footage committed to retail space; public gathering areas;
pedestrian connections; and a commitment to restaurant and entertainment uses
(Textual Statement II.B). Further,. restaurant and entertainment uses, consistent with
the theme of typical lifestyle centers are to be incorporated into the initial site plan.
Tract C:
Tract C. which represents a transition west from the lifestyle/entertainment center to
the proposed industrial/office uses, would be limited to those uses permitted by right
or with restrictions in the Neighborhood Business (C-2) District. Further, uses within
7 06SNO191-FEB22-BOS
the westernmost ten (10) acres of this Tract would be limited to uses in the
Corporate Office (0-2) District and a hotel. (Textual Statement I.C)
As with the proposed lifestyle/entertainment center on Tract B, design standards
within Tract C have been proposed to assist in integrating this center with the
regional employment center and to create a commercial development that is different
from a typical "strip center". These standards include an internal focus oriented
away from Midlothian Turnpike; an open-air configuration; and a maximum gross
square footage for all commercial uses as well as individual users. (Textual
Statement II . C )
Tract T)
Tract D, which is focused around the intersections of Midlothian Turnpike,
Huguenot Springs and Dry Bridge Roads, would be limited to uses permitted by
right or with restriction in the Neighborhood Business (C-2) District. (Textual
Statement I.D)
Tract F.
Tract F
The Plan encourages development in these areas to incorporate design characteristics
of area historic structures to preserve the historic character of the area and create a
sense of place at these intersections. Conditions would require that development
incorporate design features such as building scale and architectural treatment that are
compatible with the surrounding Hallsborough Tavern, Chapel Hill and Bethel
Baptist Church, to include pedestrian access and sidewalks. An overall conceptual
plan identifying the location of improvements in these tracts must be reviewed and
approved by the County prior to development. (Textual Statement II.D)
Tract E, which is located at the southwest quadrant of the intersection of
Midlothian Turnpike and Watkins Center Parkway, would be limited to those uses
permitted within Tract A. In addition, a medical clinic or a bank or savings and
loan would be permitted if restricted to not more than thirty (30) percent of the
gross floor area of a building occupied by another permitted use.
Tract F, located at the interchange of Route 288 and Midlothian Turnpike, represents
the .eastern gateway to the proposed regional employment center. As such, uses
have been limited -to those permitted by right or with restrictions in the Light
Industrial (I-1) District, thereby providing transition from the project's eastern edge
to more intense uses proposed within the core of the employment center. Further, no
outside storage would be permitted within this Tract. In addition, an exception is
requested to permit a freestanding medical clinic within this Tract.
8 06SNO191-FEB22-BOS
Architectural Treatment and Restrictive Covenants:
Currently, within the Employment Center District Area no building exterior can consist of
architectural materials inferior in quality, appearance or detail to any other exterior of the
same building. Textual Statement II.E. further requires that building facades visible to any
through street within the project, whether public or private, be substantially similar tQ that of
the entrance facade.
' Textual Statement II.F requires the recordation of restrictive covenants that address
architecture and design guidelines for the development of Tracts B, C, E and F. It should be
noted that the County will not be responsible for enforcing the restrictive covenants, only
that they be recorded. Once recorded, the restrictive covenants may be changed.
Si ns:
Currently, the Ordinance permits project identification signage along major arterials not to
exceed an area of 100 square feet and a height of twenty (20). Textual Statement II.G
provides for the Commission's modification of this requirement along Route 288 to ensure
legibility by motorists in consideration of sign setbacks and speed limits.
CONCLUSION
The proposed zoning and land uses conform to the Route 288 Corridor Plan which suggests the
property is appropriate for a regional employment center consisting of Light Industrial (I-1) uses
as well as General Industrial (I-2) uses subject to appropriate access, buffering and land use
transitions. Further, the Plan suggests that alifestyle/entertainment center is appropriate at the
northwest quadrant of the Route 288/Midlothian Turnpike interchange under certain
circumstances. The Plan also suggests that properties located at the intersections of Midlothian
Turnpike, Huguenot Springs Road and Dry Bridge Road are appropriate for Neighborhood
Business (C-2) uses.
The proposed zoning and land uses are representative of, and compatible with, existing and
anticipated area development. .
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/15/05):
At the request of the applicant, the Commission deferred this case to January 17, 2006.
9 06SNO191-FEB22-BOS
Staff (12/16/05):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than December 20, 2005, for consideration at the Commission's
January 17, 2006, public hearing.
Staff (1/14/06):
The applicant's representative requested a deferral to February 21, 2006. To date, no new
information has been submitted.
Planning Commission Meeting (1/17/06):
At the request of the applicant, the Commission deferred this case to their February 21,
2006, public hearing. .
Applicant (1/20/06).
A revised Textual Statement was submitted.
Staff (2/15/06):
The Commission is scheduled to consider this case on February 21, 2006.
The Board of Supervisors, on Wednesday, February 22, 2006, beginning at 7:00 p.m., will tale
under consideration this request.
10
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