07SN0140
October 17,2006 CPC
No~'/embcr 16, 2006 CPC
Deceulber 13,2006 .BS
STAFF'S
REQUEST ANALYSIS
AND
.RECOMMENDA TION
07SN0140
GRCRE, LLC
and
LATC,LLC
.Midlothian Magisterial District
Watkins Elementary, Midlothian Middle and Midlothian High Schools Attendance Zones
Northwest line of North Woolridge Road
REQUEST: Amendment to Conditional Use Planned Developm.ent (Case 91SN0172) relative
to setbacks, uses and building height requirements~
PROPOSED LAND USE:
Commercial, office and residential uses are proposed.~ This amendment would
permit: 1) reduced building, parking and driveway setbacks along Coalfield Road
consistent with Midlothian Village Core requirements; 2) building height of three
(3) stories in the Co.mmunity Business (C-3) tract; 3) reside.ntial uses above first
story office and c.ommercial uses in the Community Business (C-3) tract; and 4)
limited commercial uses in the Corporate Office (0-2) tract~
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITION ON PAGES 2 AND 3.
AYES: MESSRS. WILSON, GE.CKER, BASS AND LITTON.
~~.BSENT: MR. O.ULLE.Y ~
STAFF RECOMMENDATION
.Recommend approval for the following reasons:
Providing a f?IRsrr (~I-I0I(~I;: community through excellence in public service
A. The proposed zoning and land uses conform to the Midlothian Area Community
Plan which suggests the property is appropriate for village square, village fringe
area, planned transition area and passive recreation/conservation area uses,
promoting a mix of neighborhood retail, office, service, residential and public
uses..
B. As c.onditioned, the proposed amendments provide an opportunity to prom.ote the
ch.aracter, identity and pedestrian scale of the village enviromnent wllile
maintaining appropriate transitions to established residential development along
Coalfield and North Woolridge Roads.
c~ The proffered conditions adequately address the impacts of this development on
necessary capital facilities~ as outlined in the Zoning Ordinance and
Comprehensive Plan. Specifically, the needs for roads~ schools, parks, libraries
and. fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan
and the Capital Improvement Program, and the impact of this development is
discussed herein. The proffered conditions mitigate the impact on capital
facilities, thereby insuring adequate service levels are maintained and protecting
the health., safety and welfare of County citizens~
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MA Y
PRO.FFER CONDITIONS.. THE CONDITIONS NOTED WITH HSTAFF/CPCn WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITli ONLY
A ftSTAFFH ARE RECOM.MENDED SOLELY BY STAF.F~ CONDITIONS WITH ONLY A
"CPCH ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION. )
CONDITION
(ST AFF/CPC)
The Textual Statement, dated October 25, 2006, shall b.e considered the
Master Plan~ (P)
PROFFERED CONDITION
TIle applicant in this rezoning case, pursuant to Section 15~2-2298 of the Code of Virginia (1950)
(as amended) and the Zoning Ordinance of Chesterfield C.ounty, for itself and its successors or
assigns (the "Applicanf~), proffers that the property under consideration (the. "Property") will be
de.veloped according to the following proffers if~ and only if, the rezoning request submitted
here\vith is grante.d with only those conditions agreed to by the Applicant In the event this
request is denied or approved with conditions not agreed to by the Applicant, the proffers shaH
immediately be null and void and of no further force or effect:
(ST AFF/CPC)
1.
The l\pplicant, subdivider, or assignee(s) shall pay, prior to the
issuance of each residential building permit, the following to the
County of Chesterfield for infrastructure improvements within the
servic.e district for the .property:
2
07 SN 0140- I) 12(: 13 -11() S
a~ If payment is made prior to July 1 ~ 2007, $15,600700 per
dwelling unit At time of payment, $15,600.00 \vill be
allocated pro-rata amon.g the facility costs as follows:
$60.2~OO for parks and recreation, $348~OO for library
facilities, $8,915.00 for roads and $404.00 for fire stations
and $5,331 ~oo for schools; or
b~ If payment is illade after June 30, 2007, th.e amooot
approved by the Board of Supervisors not to exceed
$15,600.00 per dwelling unit pro-rated as set forth in
Proffered Condition 5(a) above and adjusted upward by any
increase in the Marshall and Swift Building Cost Index.
between July 1, 2006, and July 1 of the fiscal year in which
the payment is made.~
c~ Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law~
dv If Chesterfield County imposes impact fees at any time
during the life of the development that are applicable to the
Property, the amount paid in cash proffers shall be in lieu
of or credited toward, but not in addition to, any impact
fees~ in a manner as determined by the County. (B&M)
GENERAL INFORMATION
Location:
Northwest line of North Woolridge Road, east and west of Grove Hill Road and east line
of Coalfield Road, north of North Woolridge Road~ Tax IDs 728-704-9939; 730-704-
0475 and 6470; and 731-705-0120 an.d 2856.
Existing Zoning:
0-2 and C-3 with Conditional Use Planned Development
Size:
61 w3 acres
Existing Land Use:
Vacant
3
07 SN 0140- I) }~:C 13~ I) () S
Adjacent Zoning and Land U.se:
North and East- A and A, R-MF, R...TH~ all with Conditional Use Planned Development;
Public/semi-public, multifamily residential or vacant
South ... A with Conditional Use and R-TH with Conditional Use PlaJlned Development;
.Public/semi-public and residential townhouse
West - R-9 with Conditional Use Planned Development and R-15; Residential
multifamily or public/semi-public
UTILITIES
Public Water and Wastewater Systems:
This request will not inlpact the public water and wastewater systems. The use of the.
.public water and waste\vater systems is required as an existing condition for zoningK
(Case 91S.N0172, Proffered Condition 3)
ENVIRONMENT AL
The proposed amendnlents will have no impact on Environmental Engineering facilities.
PUBLIC FACILITIES
rrhe need for fi-re, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. The residential
portion of this developlnent will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected. to increase 44 to 78 percent by 2022. Six (6) new fire/rescue stations are.
recommended for construction by 2022 in the Plan~ In addition to the six new stations,
the Plan also recommends the ex.pansion of five (5) existing stations~ Based on thirty (30)
dwelling units, this request will generate approximately five (5) calls for fire and
emergency medical service each year. The applicant has addressed the impact on fire and
EMS fac.ilities. (Proffered Condition 1)
The Midlothian Fire Station, Company Number 5, and .Forest Vi.ew Volunteer Rescue
Squad currently provide fire protection and emergency medical service~ \\!hen the
property is developed, the number of hydrants, quantity of water needed for fire
protection~ an.d access requirements will be evaluated during the plans review process~
Schools:
Approximately sixteen (16) (Elementary: 7~ Middle: 4, f-ligh: 5) students will be
generated by this development
4
07SNO 140-.D}~(= 13-13()S
Currently, this site lies in the Watkins Elementary School attendance zone: capacity-
752, enrollment - 743; Midlothian Middle School: capacity - 1~301~ enrollment - 1~424;
an.d Midlothian J.1igh Sellool: capacity - 1,589, enrollment - 1 ,520~ The enrollment is
based on September 29,2006 and the capacity is as of 2005-2006. This request will have
an impact on the elementary and: middle schools. There are currently eight (8) trailers at
Watkins Elementary and ten (10) trailers at Midlothian Middle~
The current Capital Improvements Plan and Public Facilities Plan contain no new
facilities in this area. Increased capacity for this area will be provided by additions to
these schools by 2012~ This case combined with other residential developments and
zoning cases in the zones, Vv~ill continue to push these schools over capacity ~
Necessitating some form of additional relief in the future. The applicant has addressed
the impact of the development on schools. (Proffered Condition 5)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population grovvth, the Public
Facilities Plan identifies a need. for additional library space throughout the County.
Development of this property will impact the existing Midlothian Library. The applicant
has addressed the impact on library facilities~ (Proffered Condition 1)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020~ In addition, the Public Facilities Plan identifies th.e need for ten (10) new or
expanded special purpose parks to provide water access or preserve and interpret unique
recreational, cultural or environmental resources. The Plan identifies shortfalls in trails
and recreational historic sites~
The applicant has offered measures to assist in addressing the impact of this pro.posed
development on these parks and recreation facilities~ (Proffered Condition 1)
Transportation:
The applicant is requesting amendments to Case 91 SN0172 relative to setbacks, uses and
building height re.quirements~ Proffered Condition 1 7 of 91 SNO 1 72 established a
maximum density for the overall development Because the applicant is not requesting to
modify this maximum density, this request will have no impact on the traffic antic.ipated
to be generated by this development
Area roads need to he improved to address safety an.d accommodate the. increase in traffic
generated by this development The applicant has proffered to COlltribute cash, in an
amount consistent with the Board of Supervisors' Policy, towards mitigating th.e traffic
5
07 SN 0 140-1) I:~(: 13- 13 () S
impact of this development (Proffered Condition 1)~ Cash proffers alone will not cover
the cost of the road improvements needed in this area~ There are n.o projects in th.e
VDOT Six-Year Improvement Program for this area~ Reconstruction of Old Buckingllam
Road between. Mill Forest Drive and OIde Coalmine Road was recently cornpleted~ The
county has a bond-funded project to widen Woolridge Road to four lanes from. Charter
Colony Parkway to Coalfield Road~ Preliminary engineering is under\vay an.d
construction is anticipated to begin in 2007~ As part of the county's 2004 Bond
Referendum, $2 million was also approved for the construction of sidewalks in this area.
:Financial Impact on Capital Facilities:
PER UNIT
I Potential Number of New .Dwelling Units I 30* ! 1.00 I
l 2.721
Population Increase 81 ~60 !
Number of New Students
Elementary 6.99 O~.23
Middle 3~90 O~ 13 I
l
I High 5~O7 O~17 I
1 ~
l
I TOTAL 1 5.96 0.53
Net Cost for Schools $160,440 $5,348 '
Net Cost for Parks 18,120 604
Net Cost for Libraries 10,470 349. j
!
Net Cost for Fire Stations 12,150 405
Average Net Cost for Roads 268,260 8,942
l
I TOT AL NET COST $469,440 $15,648 l
l 1 }
~ ~ ~
* Based on the Textual Statement, a maximum of thirty (30) dwelling units would be permitted.
The actual number of dwelling units and corresponding impact may vary~
As noted, this proposed development will have an impact on capital facilities. Staff has alculated
the fiscal impact of every new dwelling unit on schools~ roads, parks, libraries, and fire stations
at $15,648 per unit The ap.plicant has been advised that a maximum proffer of$15,600 per unit
would defray the cost of the capital facilities necessitated by this proposed developmellt.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants,
the applicant has offered cash to assist in defraying the cost of this proposed zoning 011 such
c.apital facilities~ (Proffered Condition 1.)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determi.ned that it is appropriate to accept the maximum cash proffer in this case*
6
()7SN0140-DEC13~B()S
LAN.D USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests the
property is appropriate for village square~ village fringe area, planned transition area and
passive recreation/conservation area uses~ promoting a mix of neighborhood retait office,
service, residential and public uses.
Area Development Trends:
Area properties are developed ancVor zoned for public/semi-public uses (Midlothian
Library, Watkins Elementary School, Grove Shaft Park~ YMCA and church); a mix of
residential uses as part of the Grove and Charter Colony developments;. or are vacant
properties zoned for residential to\Vuhouse development a
Zoning History:
On March 12, 1997, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved a rezoning to Residential (R-9 and R-12), Residential Townhouse
(R- TH), Residential Multifamily (R- TH)~ Corporate Office (O~2) and Community
Business (C-3) with Conditional Use Planned Developn1ent on a 440-acre tract to permit
a mixed use project known as '~The Grove" (Case 91 SN0172). This case incorporated the
subject property, known as Parcels 1 and 8~ (Reference attached "Zoning Plat")
Uses: Parcell:
Conditions of Case 91SN0172 limit uses in Parcell to those permitted by right or with
restrictions in the Corporate Office (0-2) District plus banks an.d savings and loan
associations. Within the 0-2 District, projects containing more than twenty-five (25)
acres may in.elude supporting Convenience Busin.ess (C-I) uses under certain restrictions~
Such uses cannot exceed thirty (30) percent of the gross floor area of permitted by-right
uses and must be located internally to the proj.ect.
Exceptions are requested to permit limited Neighborhood Business (C-2) and C.ommunity
Business (C-3) uses in Parcel 1 provided they are located a minimum of 200 feet from
Coalfield Road. Further, all commercial uses, to include C-I uses, would be located
within a building oc.cupied by 0-2 uses; would occupy no more than fifty (50) percent of
the floor area of these structures; and would not exceed between 3,000 and 5,000 gross
square feet in area for any single user (Textual Statement (Parcell) Item 2)~ These
restrictions would permit limited flexibility in the provision of commercial services
within the 0-2 development while maintaining their role as supporting uses. Further, by
co-locating within structures occupied by 0...2 uses, these commercial uses could be
placed along the periphery of a project without adversely impacting land use transitions
offered by office uses.
7
07SN0140~DE(=13-13()S
Setbacks: Parcell:
Parcel 1 lies within an Emerging GraVlth District Area~ As such, development must
conform to the Emerging Gro\Vth District requirements to include setbacks for buildi.ngs~
parking and driveways~ Atl exception is requested to permit setbacks. from Coalfield Road
to com.ply \vith Midlothian Village Core Standards (Textual Statement (Parcell) Item 1).
These standards are intended to maintain and. reinforce the character, identity and pedestrian
scale of the village~ Specifically, buildin.gs are moved closer to rights of way with parking a
driveways located to the side or behind the buildings~
The Plan, adopted in 1989, designated properties along Coalfield Road, south of Midlothian
Turnpike, as transitional areas between the pedestrian focused commercial core of the
Village to existing and planne.d residential neighborhoods to the south and west Given the
location of the elementary school and library to the north, in coulbination with the intill
development. potential along Coalfield Road between Midlothian Turnpike an.d North
Woolridge Road, it may be appropriate to view this area as extension of this pedestrian
focus. However, it should be noted that application of Core setbacks could set a. precedent
for other properties to the north along Coalfield Road: to seek similar ex.ceptions~
Uses and Building Height: Parcel 8:
Conditions of Case 91 SN0172 limit uses in Parc.el 8 to those permitted by right or with
restrictions in the Community Business (C~3) District plus residential, outdoor recreation
and public/semi-public uses. Exceptions are requested to permit a maximum of thirty
(30) dwelling units above the ground floor commercial/office uses (Textual Statem.ent
(Parcel 8) Item 2)6 These thirty (30) units would be in addition to the residential cap
established for the. remaining portion of the Grove development zoned as part of
91SN0172~ The proposed integration of upper story housing within the commercial areas
would promote the character, identity and pedestrian scale of the village environment
Conditions of Case 91 SN0172 required development within Parcel 8 to adhere to
Midlothian Village Core standards~ These standards restrict the height of buildings to
two and one-half stories or thirty (30) feet, whichever is less~ To accommodate upper-
story housing, an amendment is requested to permit a maximum building height of three
(3) stories or forty-five (45) feet, whichever is less~ (Textual Statement (Parcel 8) Item 1)
CONCLUSIONS
The proposed zoning and land uses conform to the Midlothian Area Community Plan \\rhich
suggests the property is appropriate for village square, village fring.e area, planned transition area
and passive recreationlconse.rvation area uses, promoting a mix of neighborhood retail, office,
service~ residential and public uses~ As conditioned, the proposed amendments provide an
opportunity to promote the character, identity and pedestrian scale of tIle village environment
wllile maintaining appropriate transitions to established residential development along Coalfield
an:d North Woolridge Roads.
8
07SN0140-DE:(=13~BOS
The proffered conditions adequately address the impacts of this development on nec.essary
capital facilities~ as outlined in the Zoning Ordinance and Comprehensive Plan~ Specifically~ the
l1eeds for roads, schools, parks, libraries and fire stations is identified in the Public Facilities
Plan, th.e Thoroughfare Plan and the Capital Improvement Program~ and the impact of this
development is discussed herein~ The proffered conditions mitigate th.c impact on capital
facilities, thereby insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
Given. th.ese considerations, approval of this request is recommendedA
CASE HISTORY
Planning Commission Meeting (10/7/06):
At the request of the applicant, the Commission deferred this case to November 16, 2006~
Staff (10/18/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than October 23, 2006, for consideration at the
Commission's November 16,2006, public hearing.
Also, the applicant was advised that a $230.00 deferral fee must be paid prior to the
Commission's public hearing.
Applicant (10/27/06):
Revised Proffered Conditions and Textual Statement were submitted~
Applicant (11/8/06):
The deferral fee was paid~
Planning Commission Meeting (11/16/06):
-The applicant accepted the recommendation~ There was no opposition present~
On motion of Mr~ Gecker, seconded by Mr. Bass, the Com.mission recommended
approval subject to the condition and acc.eptance of the proffered condition on pages 2
and 3 a
9
07SN0140-DI~C13~B()S
AYES: Messrs. Wilson, Gecker, Bass and Litton~
A.BSENT: Mr. Gulley~
The Board of Supervisors, on Wednesday, December 13>; 2006~ beginning at 7:00 p~m~, will take
under consideration. this request
10
07SN0140-DE(=13~13()S
October 25, 2006
GRCRE Textual Statement
r-[he requirements of the Textual Statement approved as part of Case 91 SNO 172 shall
apply, except as modified herein.
Parcell
1 w Setbacks from Coalfield Road~ Setbacks. for buildings, parking and driveways
from Coalfield Road shall comply with Ordinance requirements for the
Midlothian Village Core, except that~ at the intersection of Coalfield Road and
Woolridge Road, no maximum setback shall apply~
2. Uses~
a. Uses permitted in the Convenience Business (C-I) District provided that
L Such uses shall be located within a structure occupied by
Corporate Office (0-2) uses and shall occupy no more than
fifty (50) percent of such structure.
lL No single user shall exceed 3,000 gross square feet.
b~ Fast food restaurants without drive in windows, printing shops and
lnailing services uses provided that
L Such uses shall be located a minimrnu of 200 feet from the
ultimate right of way of Coalfield Road.
ll~ Such uses shall be located within a structure oc.cupied by
Corporate Office (0-2) uses and shall occupy no more than
fifty (50) percent of such structure.
111. With the exception of two users, each limited to 5,000 gross
square feet, no single user shall exceed 3,000 gross square
feet
Parcel 8
1 ~ Building Height Building heights shall not exc.eed three (3) stories or
forty-five (45) feet~ whichever is less.
2. Uses. A maximum of thirty (30) dwelling units shall be permitted,
provided that such dwelling units are not located on the ground floor, but
are located above uses otherwise permitted in Parcel 8~
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APPROVED ZONING PLAT
CASE 91SN0172
0, SNOl40-1