19SN0615
CASE NUMBER: 19SN0615
APPLICANT: Watkins Associates LLC and Watkins Land LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
AUGUST 28, 2019
BOSTime Remaining:
365DAYS
Applicant’s Contacts:
SCOTT COLLINS (434-293-3719)
Planning Department Case Manager:
18.3Acres–701 Watkins View Drive
TYLER WALTER(804-318-8893)
Watkins Centre Apartments
REQUEST
Conditional Use Planned Development to permit reductions in the number of required parking
spaces for multifamily development.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Condition, textual statement, and approved textual statement (Case 18SN0527)are located in
Attachments1-3.
SUMMARY
Development of 450 multifamily residential units (known as Watkins Center Apartments) is
planned. The Zoning Ordinance requires 2.0 parking spaces per unit for multifamily development.
Basedon 450 units, a total of 810 parking spaces (2 spaces per unit, with a 10% reduction offered
during plans review for pedestrian connections) are required. Theapplicantis proposing a total of
765 parking spaces on the site, at a ratio of 1.7 parking spaces per dwelling unit. A reduction of 45
parking spaces is requested.
The applicant has offered a minimum provision of one-bedroom units (40percent) to substantiate
this parking reduction.(Textual Statement Item 2)
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
APPROVAL
Parking space reductions approved for other multifamily developments
STAFFwith no known adverse impacts
Limitations on number of bedrooms assists in reducing parking
demands.
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: CORPORATE OFFICE/RESEARCH & DEVELOPMENT/LIGHT INDUSTRIAL
The designation suggests the property is appropriate for corporate office, research, laboratories, and
light manufacturingand assembly uses that are dependent on raw materials first processed elsewhere.
Surrounding Land Uses and Development
Midlothian
Turnpike
Shoppes at
Westchester
East West
Commons
Road
Route 288
Watkins
Centre Pkwy
Southern
Railroad
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PLANNING
Staff Contact: Tyler Walter(804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
Rezoning of 786 acres to General Industrial (I-2) with conditional use planned
development to permit ordinance exceptions. A development (known as
06SN0191
Watkins Centre) containing a mix of office, industrial and commercial useswas
Approved
proposed based upon a tract plan.
(02/2006)
The subject property is Tract F of the development where light industrial,
corporate office and medical uses are permitted
18SN0527
Amendment of 2006 case to permit a mix of uses in Tract F, to include 450
Approved
multi-family residential units, limited Community Business (C-3) uses,
(02/2018)
Neighborhood Business (C-2) uses, and recreational amenities.
Proposal
The Zoning Ordinance requires 2.0 parking spaces per multi-family dwelling unit. Based on 450
units, a total of810parking spaces (2 spaces per unit, with a 10% reduction offered during
plans review for pedestrian connections), would be required. The applicant is proposing a total
of 765 spaces on site, at a ratio of 1.7 parking spaces per dwelling unit. A reduction of 45
parking spaces is requested.
The applicant has indicated that the request for a reduced parking ratio is based on the
minimum provision of 40 percent one-bedroom units(180dwelling units), thus requiring fewer
parking spaces(Textual Statement, Item 2). Further, conditions of zoning (Case 18SN0527) limit
the number of 3-bedroom units to no more than 10 percent of the units constructed, with no
units having more than three (3) bedrooms(Attachment 3, Condition 2.B.v).The applicant
indicates current industry parking standards for apartment complexes are closer to 1.5 parking
spaces for a one-bedroom unit to 2 spaces for a two to three-bedroom unit, resulting in a
parking ratio between 1.7 to 1.8 spaces perunit. Further, an additional 51 on-street parking
spaces are proposed as part of the apartment project along the East West Road extension
which are not included in parking calculations.
Staff supports the exceptions to the number of parking spaces. Reductions in the number of
parking spaces for multi-family residential use have been approved with no apparent adverse
impact.Further, limitations on the number of bedrooms assist in reducing parking demands.
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COUNTY TRANSPORTATION
Staff Contact: Steve Adams(804-748-1037) adamst@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
PARKS AND RECREATION
Staff Contact: Janit Llewellyn(804-751-4482) llewellynja@chesterfield.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward(804-748-1028)wardr@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
3/28/2019 Application submitted
6/3and Textual statement submitted.
7/11/2019
Planning Commission
07/16/2019Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT
1
Motion: Freye Second: Sloan
AYES: Jackson, Freye,Sloan and Stariha
ABSENT: Jones
The Board of Supervisors on Wednesday, August 28, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITION
Note: The following conditionis recommended by the Planning Commission and staff.
The Textual Statement, dated July 11, 2019, shall be considered the Master Plan. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
July 11, 2019
With approval of this request, the following parking provisions shall apply:
1.Parking. Residential units shall provide parking based on 1.7 parking spaces per dwelling
unit, with no further reduction in the required number of parking spaces allowed.
2.Number of bedrooms. With a reduction in parking below 2 spaces per dwelling unit, a
minimum of forty percent (40%) of the multi-family dwelling units shall be one-bedroom
units.
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ATTACHMENT 3
TEXTUAL STATEMENT–18SN0527
The applicant requests the following amendments to Case 06SN0191:
1.This Textual Statement shall include the following exhibits which by this reference are
madea part hereof:
A.Exhibit A –“WATKINS CENTRE, Conceptual Land Use Plan – SP011”, dated
December 18, 2017, and prepared by Timmons Group , consisting of 2 pages
total.
B.Exhibit B-Elevations entitled “EXHIBIT B”, prepared by Fugleberg Koch, dated
November 2, 2017 and entitled “BUILDING ELEVATIONS, CDP –WATKINS
CENTRE” (2 pages) and dated November 20, 2017, and entitled “CONCEPT
ELEVATIONS, CDP –WATKINS”.
C.Exhibit C –“SITE PLAN CONCEPT, CDP –WATKINS CENTER”, dated November 20,
2017, and prepared by Fugleberg Koch.
2.Section I.F shall be amended as follows:
A.Within Tract F, uses shall be limited to the following:
i.Those uses permitted by right and with restrictions in the Light Industrial (I-1)
District
ii.Medical clinic
iii.Those uses as are set forth in the remainder of this Section 2, as applicable to
each portion of Tract F.
Within the portion of the Property designated on Exhibit A as Parcel D (“Parcel
A.
D”), in addition to the above, those uses permitted by right or with restriction in
the Residential Multi-Family (R-MF) District shall be permitted, which RMF uses
shall be subject to the following conditions:
i.Parcel D shall be developed as generally depicted on Exhibit C. However,
the exact location of buildings and parking may be modified as part of
the plan approval process provided that the general intent of the plan is
maintained with respect to creating a pedestrian environment along the
East/West Road (as hereinafter defined) and a focus on public gathering
spaces and pedestrian connections.
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ii.No more than 450 dwelling units shall be permitted on Parcel D.
iii.The architectural treatment of and exterior materials for any buildings
within Parcel D shall be generally compatible in quality to the architectural
standards of the elevations as shown on Exhibit B. All buildings shall have
exterior wall surfaces constructed of brick, stone or cultured stone, architectural
masonry, and cementitious siding and trim, or other materials comparable in
quality as approved by the Director of Planning, all exclusive of windows, doors,
cornices, accent bands, and architectural treatments which may be constructed
of metal, fiberglass, E.I.F.S., stucco, or other materials comparable in quality as
approved by the Director of Planning. No vinyl siding shall be permitted. The
exposed portion of all exterior wall surfaces (front, rear and sides) of any
residential building shallbe similar in quality as to architectural treatment and
materials.
iv.No building within Parcel D shall exceed a height of 5 stories.
v. No more than 10% of the multiple-family dwelling units actually
constructed shall have 3 bedrooms. No multiple-family dwelling units shall have
more than 3 bedrooms.
vi.Foundation planting is required along all building facades. Foundation
planting beds shall be a minimum of 4 feet wide measured from the building
foundation. Planting beds shall be defined witha trenched edge or suitable
landscape edging material. Planting beds shall include medium shrubs spaced a
maximum of four (4) feet apart. Building corners shall be visually softened with
vertical accent shrubs 4-5 feet in high at the time of planting orsmall evergreen
trees 6-8 feet high at the time of planting.
vii. Any mechanical units shall be ground mounted or roof mounted. Any
mechanical units that are ground mounted shall be screened with landscaping, a
masonry wall to match the masonry on the buildings, or an opaque fence. Any
mechanical units that are roof mounted shall be screened by architectural
features and materials which are compatible with the building façade
architecture. Screening shall be designed so as to block such mechanical units
from view by persons on any public streets immediately adjoining Parcel D. The
specific method of screening shall be approved at the time of plan review.
viii.A minimum of one-half (0.5) acre of passive and active recreational area
shall be provided for the multiple-family dwelling units and may include interior
gathering spaces and workout areas. Such recreational areas may be located on
adjacent property within Tract F (common trails and walkways), within any of the
buildings containing multiple-family dwelling units or as a stand-alone accessory
building. A stand-alone clubhouse for exclusive tenant and guest recreation shall
be provided for the multiple-family dwelling units and shall include interior and
exterior gathering spaces, pool, a resort style pool deck with outdoor lounging
area, café area, collaborative workspaces and a 24 hour fitness center to include
services such as but not limited to cardio, weights, yoga and group fitness.The
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clubhouse will also include a great room that can be reserved by tenants for
social activities. The clubhouse shall be completed prior to the first certificate of
occupancy for any dwelling unit on the Property.
ix. An emergency access shall be provided to serve as a second point of
access for Parcel D. Such emergency access shall be constructed when required
by the Transportation Department and Fire Department and shall run from
Watkins Centre Parkway to serve Parcel D in the location as generally shown on
page 1 of Exhibit A as “PAVED EMERGENCY ACCESS POINT (GATED). The
Transportation Department and Fire Department shall approve the exact design
and location of the emergency access.
C. Within the portion of the Property designated on Exhibit A as Parcel A (“Parcel
A”), Parcel B (“Parcel B”) and Parcel C(“Parcel C”), the following additional uses shall be
permitted, subject to the following conditions:
i. Those uses permitted by right or with restriction in the Neighborhood
Business (C-2) District shall be permitted, except the following shall be
prohibited:
a. Automobile sales and rental, including consignment lots
b. Commercial kennels
c. Funeral homes or mortuaries
d. Halfway Houses
e. Indoor or outdoor flea markets
f.Automobile wash
g. Veterinary hospital with outside runs
h. Automobile service station
i. Gasolinesales
ii.The following uses shall also be permitted:
a.Any establishment with live entertainment and/or dancing by the
public regardless of whether alcoholic beverages are served
b.Craft brewery or tasting room as permitted in the C-3 District
c.Liquor store
d.Library, public or private
iii.Hotel use shall be permitted only on Parcel A and Parcel B.
D. Within the portion of the Property designated on Exhibit A as Parcel A, Parcel, B,
Parcel C and Parcel E, recreation establishments, commercial outdoor to be limited to
outdoor activities for community events such as performances, concerts, theatres,
amphitheaters, and other community events.
3.Section IV(B) shall be deleted in its entirety.
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4.Section VI(C)(1)(k) shall be amended as follows:
(k) Dedicating an eighty (80) foot wide right of way and constructing a minimum two
lane facility to VDOT standards with modifications approved by the Transportation
Department, for the proposed east/west road (“East/West Road”), located on the south
side of Route 60, from Watkins Center Parkway to the centerline of Route 288, as
generally shown on Exhibit A as “EAST/WEST RD” pursuant to the approved
Transportation Phasing Plan. The specific features of the East/West Road shallbe as
generally designated on Exhibit A, titled “EAST/WEST ROAD TYPICAL STREET SECTION”.
The Transportation Department shall approve the exact typical section/design of the
East/West Road.
5.Any uses permitted pursuant to Section C above shall be subject to Section III of Exhibit
G (Neighborhood Retail Standards).
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