91SN0249
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November-r9,-t991-6P€
Beeember-9;-x99i-6P€
Beeember-lli-l99i-BS
February 26, 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0249
HMK
Midlothian Magisterial District
North and south lines of Jahnke Roadp
east and west lines of Boulders Parkway.
east and west lines of Powhi te Parkway, and
eastern terminus of Whittington and Yarmouth Drives
REQUEST: Rezoning from Residential (R-1S) to COlDlDlmity Business (C-3) with
Conditional Use Planned Development on 5.62 - acres and from
Agricultural (A) of 3.17 acres. and Residential (R-15) of 1.6 acres to
Regional Business (C-4) with Conditional Use. Planned. Development. plus
amendment to Conditional Use Planned Development (Case 855135) on an
adjacent 149.38 acre tract zoned. Office Business: (0) and Convenience
Business (B-1).
Specifical~y, the applicant seeks the following:
1 · Rezoning and Conditional Use Pl ;:annpd Development,. plus
amendment to Condi tiona.l Use Planned Development. on those
portions of the property lying south of Jahnke Road to
parmi t Communi ty Business ( C - 3) uses, which would be
developed in accordance with the C-J standards of the Zoning
Ordinance with modifications" Further, until such time that
the property can be redeveloped, the applicant seeks to
utilize existing residences in this area (Glen Hcho Place,
Bloclcs A and B) for cODDDercial uses with minimmD- site
improvements .
2. Rezoning on that portion of the request property lying at
the eastern terminus of Yarmouth Drive to permit. cOllv~sion
of an existing single fami~y residence to mul.ti -fam:i.ly or
non-residential uses,- incorporation of the western portion
of this property, adjacent to Crestwood Farms Subdivision,
into proposed buffers, and incorporation of the eastern
portion of this property into the mixed use tract in
Sub-Area I..
3. Amendments to Conditional Use Planned Development (Case
855135) relative to Master Plan approval, development
densities, accesst buffers, transitions, building heights,
uses~ open space, parking, setbacks, drainage and erosion.
uti 1 i ties J notif ication of adj acent property owners,
architectural treatDlent, structural mass ing , views J noise
attenuation and site security, as outlined herem.
PROPOSED LAND USE:
A mixed use development with - multi-family residential, townhouse
residential, office and commercial uses are planned.
PLANNING COMMISSION RECOMMENDATION
THE CDMMISSION RECDMMENDED APPROVAL .oF THIS APPLICATION S1J.BJECT TO CONDITIDNS 1,
4 , 5, 6 , 7, 8 AND 9 AND ACCEPTANCE .oF THE PROFFEBED CDNDITIONS .oUTLINED H KH'lITN ·
IN LIEU .oF CONDI TIDNS 2 AND 3 AS RECOMMENDED BY STAFF , THE COMMISSION
RECDMMENDED IMPOSITIDN OF THE. FOLLOWING CONDITIONS 2 AND 3 NOTED BY "CPC" WlIIcn
W.oULD INCREASE THE BUFFER TO 100 FEET AND LIMIT THE HEIGHT .oF BUILDINGS IN THE
2.00 FOOT TRANSITIDN AND LOW RISE ZONES TO ONE (1) STORY UNLESS AN INCREASE IS
APPROVED BY THE PLANNING COMMISSION BASED .oN A 5TUDY WHICH PRaVES THE TOP lLOORS
.oF THE BUILDINGS WaULD NOT BE VISIBLE TO CRES'l'WOOD FAmfS SUBDIVISION DUBING
WINTER CONDITIONS. ALS.o, THE COMMISSION RECOMMENDED IMPOSITION .oF THREE (3)
ADDITIaNAL CONDITIaNS (CONDITIaNS 1.0, 11 AND 12 NOTED BY "CPCtt).
STAFF RECOMMENDATION.
(NOTE: Proffered Carutitian 9, suJ.itt;ed. 011 !e.kuALY 11, 1992.., sta:t:es that: the
proffered. CDPclit-fnn. ri1.1. be null and void. if ~on"..t-t- axe. :imposed. lIhichare
not agreed to by the appH,...m-. Staff: rlll- me. '" ....-'td (iAft.f., of. this I.-=4d81d:. ti
all proffers do DOt remain in effect.... Therefore. should. the. Board wish to
approve. this request sub~ect to cCIDd1t~~~ the. Boani mast receiw. the
a;;;]ir8ll~ts ~ to the c~H"'-l-- for tba JlII.~,ffeI"Ad c""'".'ti~ to ~ft
in effect..
Recommend approval subject to the conditions and acceptance. of the proffered.
conditions outlined. herein. 'the details of this application are incorporated
into the attached documents entitled Board of Supervisors Conditions - Case
855135 as Amended hI ProEosed Case 91SN0249 , and Textua.l 5t~TPmPnt - Case 8551.35
as Amended by Proposed. Case 91SN0249. These documents incorporate. the
amendments to. Case 858135 and the proposed areas for rezoning and Conditional
Use Planned Development that are the subject of this request.
Where staff has recommended approval, the requested alJI...-nm-nts, rec.ommendPd
conditions and proffered conditions are generaJ.ly consistent with the Zoning
Ordinance adopted April 12, 1989, as amended. and the conditions imposed or
accepted by the Board of Supervisors on the original rezoning request Case
855135. Where staff has recnmmenn~n denia.1., conditions are recommended. to
address concerns and to bring the proposal into confonnance with the Zoning
.ordinance adopted. A.pril 12~ 1989, as il'1"puded and to address concerns relative to
the impact on adjacent residential development, land use compatibility and land
use transition.
(NOTE: THE CONDITIONS NOTED WITH IISTAFF!CPCt1 WERE AGREED UPON :BY BOTB S'IAFF AND
TBF. COMMISSION. CDNDITIONS wrm ONLY A "STAFF" AD. RECQHMP.NDED SOLELY FI STAn'.
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91SN0269/PC/FEB26H
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CONDITIONS WITH ONLY A "CPC" .ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
CONDITIONS
(STAFP/CPC)
1.
The following conditions notwithstanding,. the 'Textual.
Statement,. dated November 5, 1991, as atn~ndPd November 14,
1991, November 19, 1991, and November 22. 1991. with
Exhibits AA, BB, CG>> DD and 1m. shall be consideJ:ed the
Master Plan. (P)
(NOTE.: This conditions supersedes Condi tiou 1 of Case
858135.)
(STAFF)
2. A 75-foot buffer shall be provided along the western
boundary of Sub-Area I as shown on Exhibit BB and shall be
subject to Article 4~ Division 4, Section 21.1-226 through
21.1- 22.9 of the Chesterfield County Zoning Orrfin.:anr-=s adopted
April 12,. 1989 , as ~manned ,. except as modified.. herein.
Wi thin the buffer, prior to construction ( other than
res idential. improvements to the existing residence, located.
on Tax Hap 11-13 (3) (A) (A) Lot 1) in Sub-Area I., an eight
(8) foot high bla.clt vinyl chain-link fence. with. barbed. wire
on top or an eight (8) foot high wood, fence shall be
installed.. and maintained by the owner I developer .
Notwithstanding the foregoing, the existing. house. an Tax Map
11-13(3)(A)(A) Lot 1 may be used for those uses p~tted in
the transition zone.; however, so long as the btlilif1ng is
used fOl: single family residentiaL purposes. the. fence ~h::ll1
be located to the east of the building; if it is used. for
any other use the fence. shall be located to the. west of the
bUilding.. The exact location and treatment of the fence
shall be approved at the time.. of schematic or site plan
approval. The fence- requirement may be modified at the time
of site or sch,::.matic plan review if noise b~iers~ which
accomplish the screening and security measures of the
required fence and which are acceptable to the. Pl;:tnnirtg and.
Transportation .Departments,. are provided. Further., the road
system ne.c.essary to access Powbite. Parkway may encroach into
the buffer provided noise atteauation devices acceptable to
the Planning. and Transportation Departments are.- provided.
Noise attenuation devices shall be permitted. within the
buff.er. ( p)
(CPC)
2. A IOO-foot buffer shal~ be provided a10ng the western
boundary of Sub-Area I as shown on Exhibit BB and shall be
subject to Article 4, Division 4, Sections 21.1-226,
21.1-227 (a)J (b), (c), (d), (e), (f), (g), (h), 21.1-228
and 21.1-229 of the Chesterfield County Zoning Ordinance
adapted April 12, 1989 ~ as amended,. exce.pt as modified
herein. Within the buffer, prior to construction (other
than residential improvements to the existing residence
located on Tax Map 11-13 (3) (A) (A) Lot 1) in Sub-Area I,
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91SN0269!pc/FEB26H
(STAFF)
(NOTES:
an eight (8) foot high black vinyl chain-link fence with
barbed wire on top or an eight (8) foot high wood fence
shall be installed and maintained by the owner/ developer.
Notwithstanding the foregoing. the existing bouse on Tax Map
11-13 (3) (A) (A) Lot 1 may be used for those uses permitted
in the transition zone; however, so long as the building is
used for single family residential purposes. the fence sball
be located to the east of the bui1di.n.g; if it is used for
any other use the fence shall be located to the west of the
building. The exact location and treatment of the fence
shall be approved at the time of schematic or site plan
approval. The fence requirement may be modified. at the time
of site or schematic plan review if noise barriers. which
accomplish the screening and security measures of the
required fence and which are acceptable to the Planning and
Transportation Departments. are provided. Purther. the road
system necessary to access powhite Parkway may encroach into
tbe buffer provided noise attenuation devices acceptable- to
the Planning and Transportation Departments are provided.
Noise attenuation devices shall. be pennitted within the
buffer. (CPC)
aa
The ro.ad system necessary to access Powhi te parkway may
encroach into the -required buffer only as necesc::n-y to
a.chieve acceptable road al.i~ts in accordance with
the Transportation Depa.rt::meDt and VDOT stsTlrll'lTds. Once
acceptable alignment is achie.ved... the road. must be
located outside the required buf.fer.
b. Only those noise attenuation devices necessary to
achieve the criteria specified in Condition 4 will be
required.. )
3.
A transition and low rise zone of 200 feet shall be provided
adj acent to the western property line of Sub-Area I.
Further. the area lying between the required buffer and. the
northlsouth road in Sub-Area I shall also be a transition
and low rise zone and shall be subjec.t to the uses and
restrictions stated herein except that parking associated
with the uses permitted in the mixed use zone shall also be
permitted.. Uses. requirements and limitations in the
transi tion zone shall be as shown on Exhibit CC and as
further desCI:ibed herein.. If the developeJ: requests
modificat.ions t'o the uses, requirements and li.mi.tations
herein and on Exhibit CC. the pIEanning COl1P;Ji;;sion may modify
such in accordance wi th the uses, requirements and
limi tations of the mixed use zone at the time of schematic.
or site plan approval provided that adequate buffering ·
screening, land use compatibility and transition are
achieved.. The maximum building height wi thin the 200 foot
transition and low rise zone adjacent to the western
property line of Sub-Area I shall be three (3) stories or
forty-five (45) feet whichever is greater unless the results
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91SN0269/PC/FEB26H
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(CPC)
(STAFF/CPC)
C.
C. ,
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of a study indicates that the top floor of a higher building
will not be visiblet as determined by the Planning
Commission. fram. Crestwood Faxms Subdivision during- winter
condi tions , in which case. the height ~y be increased. in.
accordance with the study. Heights for buildings lo<-aTPd
within the remainder of the low rise transition zone shall
be governed by Condition 20,. as 01)1- 1 .; npd in Case. 91SN0249.
(p)
3. A transition and low rise zone of 200 feet shall be provided.
adjacent to the western property line of Sub-Area I.
Further. the area lying between the required buffer and the
northl south road in Sub-Area I shall also be a transition
and low rise zone. and shall. be subj act to the uses and
restrictions stated herein except that pa.l:k:ing associated
with the uses permitted in the mixed. use zone shall also be
permitted. Uses, requirements and limitations' in the
transition zone shall be as shown on Exhibit CC and as
further described herein. If the _ developer requests
modifications to the uses~ 1:equir~n't' ~ and. limitations
herein and on Exhibit CC, the. PJ ;:rnnillg Comm.i.ssi.on may modify
such in accordance with the uses,. requirements and
limitations of the mixed use zone at the time of schematic,
or site plan approval, provided that.. adequate. bufferi:ag ,.
screening, land us.a compatibil'ity and transition are
achieved. The m:::lvimt11l'l. building height within the 200 foot
transition and low rise zone adjacent to the western
property line.. af Sub- Area I shall be one story unless the
results of a study indicates: that the top floor of a higher
building will. not be visible~ as detennined by the Planning
Commission, from Crestwood Fa:cllS Subdivision during winter
conditions, in which case the. height may be increased. in
accordan.ce with the study. Heights for buildings. located-
within the remainder of the low rise transi.tion zone shall.
be governed by Condition 20" as outlined in Case. 91SN0249.
(CPC)
4. Within Sub-Area. I, facilities sha.l..l be designed. such that
traffic and ather activities do not generate noise levels,
above 65 dBa for more. than six (6) minutes during any hour
(65 dBaL10(h)) between the hours of" 7:00 a.m. and 7:00 p.m.,
measured at the western. property boundary at the point
closest to the source of noise. During all other times,
facilities shall be designed such that traffic and. other
activities do not generate noise levels above 55 dBa for
more than six (6) minutes during any hour (55 dBaLIO(h)),
measured at the lieste:rn. property boundary at the point
closest to the source of noise. In conjunction with site
plan or tentative subdivision plan submission for any
development within Sub-Areas I and II. a noise study
acceptable to the Planning Department,. which predicts the
noise generated by traffic. and other activities. from the
overall development of these Snb-Areas~ and which provides
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91SN0269/PC/FEB26H
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
for the phasing of noise attenuation as necessary to achieve
the criteria outlined herein, shall be submitted to the
Planning Department for approval. The owner/developer shall
be responsible for the installation of any improvements
indicated by the study necessary to aChieve the noise levels
specified herein. (p)
(NOTE: The noise levels specified herein are exclusive of
ambient background noise.)
5. Whenever used in the Textual Statement, the Conditions or
this Amendment, the words "Cb.esterf.iel.d County Zoning
Ordinancett shall mean the Ordinance in effect on December
11., 1985, as amended and as modified by this Conditiona.1.. Use
Planned Development; exce.pt for Sub-Area Ill-~, that portion
of Sub-Area I to be rezoned to C-4, and multi-family
res idential., all of which shall be regulated by the
Chesterf ield County Zoning Ordinmce adopted .April 12, 1989 I
as amended and as modified by this Conditional Use Planned
Development. (p)
6. In conjunction with schematic plan submission, an
illustrative conceptual plan shall be submitted for
approval, depicting buildings~ and parking areas at the
max~ approved densities. (p)
7 . The architectural treatment of all buildings shall comply
with Section 21. 1- 248 of the Chesterfi.e1d County Zoning
Ordinance, adopted April 12, 1989, as amended~ (p)
8. All required setback areas shall be landscaped and/ or comply
with tree preservation requirements in accordance with
Emerging Growth District standards of the Chesterfield
County Zoning Ordinance., adopted April 12., 1989,' as aJlIPnn~ J
for of rice, commercial and industrial districts. (p)
9. Where any residential building is proposed on the
developer's property within 1,000 feet of Powhite Parkway or
Chippenham Parkway, prior to any site p1an. approval for any
such residential buildings or tentative subdivis.ion approval
for any such residential buildings. if required by the
Transportation Department, a noise impact study in
accordance with :Federal Highway Anm;n; q.tratian Noise
Abatement Criteria llith modifications as the developer. may
deem appropriate, provided the same shall be submitted to,
and approved by, the Transportation DepartJOent. Wi thin such
area, the study shall identify the need for noise
attenuation. if any. for the residential buildings in the
development adjacent to Powhite Parkway or Chipp~'hmn
Parkway. The developer shall be responsible for
implementing any required mitigation mea.sures. Prior to any
final check plat approval or prior to any site plan approval
for any residential use for any residential building within
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91SN0269!PC/FEB26H
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(CPC)
(CPC)
(CPC)
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1,000 feet of Powhite Parkway or Cbippenham Parkway~ a
phasing plan for the required mitigation measures Shall be
submitted to, and approved by. the. Transportation
Department. Upon request of the developer, the pl ~nTt-tng.
Commission may modify the. requirements herein. (T)
10.
Improvements shall be provided so as to block the. view of
headlights. of vehicles tJ:ave1ling al.ong any portion of the
road system. necessary .to access Powhi te Parkway, from
adjacent properties to the west of Sub-Area I. Such
improvements may include, but shall not be limited to:l
required buffering, fencing, topographical features, and
noise attenuation devices. Such improvements may be phased
as necessary to achieve the criteria our 1 ; nt:Jn herein.. The
exact improvements shall be approved.. by the pl:;anning
CODDDission through the schematic. or site plan review
process. (CPC)
11.
Site plans for any development in Sub-Area I. shall. be
submitted to the Pl~nn;ng Cnmmi~~ian for review and
approval. The developer. shall notily the CrestWood Fanus.
Residents 1. Association and property awn&rS'" adJacent t.o the.
required western buffer in. Sub-Area I of the time. and date
of the Planning Commission' s. consideration of any si t.e plan
in Sub-Area I. Cepe)
12.
The developer shall not:iIy the property owners adjacent. to
the required. western. buffer in Sub-Area I of the time. and
date of the Planning CODJDission I s consideration of any
schematic plan in Sub-Area I.. (CPC)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/cpc)
1. The transportation plan. dated Novmoher 7, .1991, submitted
wi th the application shall be considered the master road
plan · Approval of the transportation plan by the County
does not imply that the County gives fin.a.l approval of any
particular road ~';~mQflt or section.
2. The maxi.mmn density of this development shall be: in Sub
Area I 1,400,000 gross square feet of retail (not to exceed
1 , 190 , 000 gross leasable square. feet of retail) , a 60 , 000
square feet of general offi.ce,. 600 ho~ rooms and 450
apartments; in Sub Area II. -270.1000 square. feet of general
office and 300 hotel rooms; and in Sub Area III 50,000 gross
square feet of retail and 215,000 square feet. of general
office; or equivalent densities as approved by the
Transportation Department. Densities. in Sub Areas I and II
may be interchanged provided acceptable levels of service
are provided as approved by the Transportation Department.
This condition shall supersede all other density conditions
in the textual statement and zoning conditions. This
condition shall. not be deemed to limit or amend the uses
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91SN0269/PC/FEB26H
(STAFF/CPC)
(STAFF/CPC)
permitted elsewhere in the textual statement and zoning
conditions.
3a
The developer shall dedicate, in accordance with tbe
approved phasing plan described in proffered condition 5, to
the County of Cbesterf ield, free and unrestricted., all
additional right of way (or easements) required for all of
the ~provements, on a phased basis, identified in proffered
condition 4 and in the traffic impact studies prepared by
Dexter R. Williams dated October 11, 1991, November 7, 1991
and November 20, 1991, arid supplemental traffic impact
studies required in proffered condition 5.
4.
To provide for an adequate roadway system at the time of
complete development of the proposed project, the developer
shall be responsible for the following:
(a) Preparation of road construction plans for the
following:
i) A collector/distributor system as generally shown
on the transportation plant dated November 7 ,
1991 , such system including, but not limi t.ed to ,
east and west bound collector/distributor roads on
the powhite Parkway beginning south of the Jahnke
Road/Powhite Parkway interchange and extending
north of the Chippenham Paxkway/Powhite Parkway
interchange; eastbound and westbound on - .and
off-ramps from the Powhi te collectorl distributor
roads into Sub Areas I and II; and a loop in the
northeast quadrant of the Chipppnh~m
Parkway/Powhite Parkway interchange. The exact
term;nAl. of the collector/distributor system will
be dete1:Dlined by VDOT and the Transportation
Department upon submission of design plans.. The
developer may. provide alternative road
improvements if such improvements provide
acceptable levels of service as dete-rm; n~d by the
Transportation Department.
ii) Additional pavement along. Jahnke Road. to provide:
1) a four (4) lane section between the powhite
Parkway interchange and the Chippenham. interchange
as shown on the Dexter R. Williams study dated
November 20 , 1991, and a continuous right tuxn
lane on westbound Jahnke Road beginning at a
transition from the Chippenham Parkway interchange
and ending at a separate right turn lane from
Jahnke Road westbound to Powhite Parkway
northbound. 2) eastbound dual l.eft tUI:ll lanes at
the north/south road/Boulders Parkway
intersection.
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91SN0269/PC/FEB26H
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(STAFF/CPC)
(STAFF}CPC)
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iii) A four (4) lane divided northl south road. from.
Jahnke. Road through. the subject property as
generally shown on the transportation plan dated
November 7, 1991.
iv) Traffic signal installation or modification (it
warranted prior to complete development. of the
property as d.ete.rm.ined by the. Transportation
Department) and intersection improvements on
Jahnke Road, Boulders Parkway and the north south
road, such installation. modifica.t.i.ons. and
improvements identified on the Transportation Plan
dated November 7 f 1991 and in the traffic studies.
by Dexter R. Williams dated. October 11. 1991,
November 7 j 1991 and November 20, 1991, and
subsequent. studies required in proffered cOndition
5.
v) Traffic signal installation or modification ( if
warranted prior to complete development of the
property as dete.nni.ned by the Transportation
Department) on Jahnke Road at the ramps to and
from Chippenham. Parkway southbound. and at the
ramps to and from Powhi.te Parkway northbound and
southbound.
These construction. plans shall. be submitted to and
approved by the Transportation Department in accordance
with the phasing plan described in proffered condition
5.
(b) Construction of the improvements. identified in
proffered condition 4 in accordance with the phasing
plan identified in proffered condition 5. Such
construction shall be in accordance with the
Transportation Department approved road construction
plans outlined in proffered condition 4.(a).
5.
Prior to any site plan or tentative subdivision plan
approval, whichever occurs first, to the extant affected by
such site plan or subdivision plan, a phasing plan for the
preparation of the developer-prepared road constrtlC.tion
plans, required right of. way dedications and. road
improvements identified in proffered conditions 3 and 4,
with supporting traffic analysis in accordance with
Transportation Department regulations and these. proffers.,
shall be submitted to and approved by the Transportation
Department.
6.
Access to J abnke Road shall be limited to the northl south
road and Boulders Parkway. Prior to any tentative
subdivision plan. approval .or site plan. approval, whichever
occurs first, a plan showing affected portions of proposed
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91SN0269/PC/FEB26H
(STAFF/CPC)
(STAFF/CPC)
accesses to Powhite Parkway, the north/south road, and
Boulders Parkway shall be submitted to and approved by the
Transportation Department. Access for the development shall
conform to the approved access plan.
7.
Access shall be prohibited fram the subject property to the
area north of the railroad tracks, unless a traffi.c analysis
prepared by the developer is submitted to and approved by
the Transportation Department showing that acceptable levels
of service will be provided.
8.
Specif ic roadway improvements set forth in thes.e
transportation proffers are required prior to full
development of tbe maximum permitted density and are to be
constructed in ac.cordance with p-roffered condition 4 and
the phasing plan identified in proffered condit'ion 5 as
approved by the Transportation Department. Upon completion
of each phase" if required by the Transportation
Department, roadway improvements required of the developer
shall be increased as necessary to achieve acceptable levels
of service or decreased as d.etp,-",; npd by the Transportation
Department, if the traffic generation rates and
distributions produced solely by this deve~opment are
materially different from projections set forth in the
traffic studies prepared by Dexter R. Williams dated Octo-ber
11, 1991, November 7, 1991 and November 20, 1991, and
subsequent studies required in proffered condition 5. If
s'atisfactory road improvements are not provided or committed
as determined by the Transportation Department for such
phase(s), the Planning Commission may reduce the permissible
densities for subsequent phases' to the extent that
acceptable levels of service are achieved as determined by
the Transportation Department.. For purp~ses of these
proffers, the study area for traffic studies and supportIng
traffic analyses shall be defined as the Jahnke
Road/north-south road intersection, the Jahnke Road/Powhite
Parkway ramp intersections.t all intersections on the
north-south road, the Boulders Parkway/Sub Area III
intersection, and the collector/distributor road system a
9. The property owner and applicant in this - rezoning case.t
pursuant to Section 15.1-491.2: 1 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield
County, for themselves and their successors or assigns t
proffer that the development of the property under
consideration will be developed according to the foregoing
proffers if J and only if, the rezoning request' and request
to amend the Conditional Use Planned Development submitted.
in case 91SN0249 are granted with only those conditions
agreed to by the applicant. In the event Case 91SN0249 is
denied or approved with conditions not agreed to by the
applicant. the proffers shall immediately be null and void
and of no further force or effect.
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GENERAL INFORMATION
Location:
Fronts the north and south lines of Jahnke Road, at its intersection with
Boulders Parkway, also fronts on the west line of ChippAnh~m Parkway, the
east and west line of Powhite Parkway and Boulders Parkway. and. lies. at the
eastern terminus of Whittington and Yannauth Drives.. Tax Map 11-5 (1)
Parcel 10; Tax Map 11-9 (1) Parcel 2; Tax Map 11-13 (1) Parcels 15. 16, 21
and 28; Tax Map 11-13 ( 3) McKinney t s Acre and Six Tenths,. Section A, Block
A, Lot 1; Tax Map 19-1 (1) Parcels 5 through 8 and 11 through 14; and Tax
Map 19-1 (4) Glen Echo Place, Block A, Lots 1 through 10,. Block. B,. Lots 1
through SA; Block C, Lots lA, 1, 2 and. 2A (Sheets 4 and 9).
ExistinJt ZoninA;:
A and R-1S, and 0 and B-1 with Conditional Use Pl;lnn~ Development
Size:
159.77 acres
ExistinR Land Use:
Single family residential or vacant
Adjacent Zoning & Land Use:
North City of Richmond
South - 0 with Conditional. Use Planned Devel.opment.; Offi.ce or vacant,
East - City of Richmond and A; Single. family residential or vacant
Wes t - R - 7 and R -15; Single family residential and publici semi. -public.
(Crestwood, ElPmr:anr:=rry. School.)
PUBLIC F ACTT . TTTR~
Utilities:
The public water and wastewater" syst.em."s" are available and. the use of these.
systems are required by Ordinance. The applicant has proposed ;lm~riing
Condition 16 ~ imposed with approval. of Case 855135, re.1at.i..ve to
extending/using the public water and wastewater systems. This amendment: is
acceptable to staff. (Amendment #25)
Draina~e and Erosion:
Terrain is nearly level to moderately steep and, when cleared. has slight
to severe chance for erosion. Large areas ex:per,ience flooding and eros.ion
hazards when cleared.
Property drains to Powhite Creek. Property. to east in the City of Richmond
drains through the request site via three (3) drainage channels to Powhite
Creek. On-site tributaries are experiencing accelerate~ erosion and
11
91SN0269/PC/FEB26H
degradation. Based on the most recent U. S. Corp of Engineers' floodplain
information, Sub-Area II lies .within the 100 year backwater/floodplain
limits. Development of the request property could affect the floodplain.
Since a new floodplain may be created by man-made improvements, the
developer must guarantee that the main channel will not substantially
change the size, shape, and height of floodplain. Further, it may be
necessary to obtain relief from other requirements of the Floodplain
Management Ordinance upon submission of more detailed plans.
To insure that water quality is maintained through the life of on-site
lakes, ownership of the lakes should be clearly established to insure that
any associated dams are properly maintained. an indemnification agreement
should be submitted to the County.
Lake Page lies upstream from the subject property. The construction plans
for Lake Page were never approved by any regulatory agencies~ Therefore,
to protect the proposed development,. the Lake Page dam sbould be analyzed
for dam. failure and the associated dam failure limits should be shown on
final site plans or subdivisions for any affected area.
The conditions of zoning approval for Case 855135, as amended by this
application, address the concerns outlined herein. In addition, on
November 15, 1991, the Chesapeake Bay regulations became: effective..
Powhite Creek and the small stream that is a tributary of powhite from lake
Page are considered perf'tlDh1 streams. As such, 100 foot natural
conservation areas will be required along the boundaries of these streams
and development must comply with Chesapeake Bay regulations relative to
drainage.
Fire Service:
Buford Fire Station, Company 119. Provide County water and fire hydrant
placement for fire protection purposes in complianc.e with nationally
recognized standards (i. e. ,. National Fire Protection Association and
Insurance Services Office) . Fire lanes must be provided as per the
Chesterf,ield Fire Preven.tion Code, Section 313.
Commercial development in excess of the previously approved 2,000 , 000
square feet of office! commercial use and 900 hotel rooms will generate the
need for additional. fire protection services. Cash proffers have been
submitted to address this need.' (Amendment 1127)
Schools :
With tbe conversion of tbe residentially zoned and developed. portions of
the request property for non-residential use and the construction of
approximately 450 multi -family residential or townhouse residential units,.zapproximately 245 additional school age children could be generated by this
development. However, with the approval of this request, there would be no
increase in potential student. generation over that generated with the
approval of Case SSS 135 ·
12
91SN0269!PC/FEB26H
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The request property lies in the Crestwood Rl ~mpntary School attendance.
zone: capacity - 675, enrollment - 627; Robious Hiddle Schaol attpnl'12nrA,
zone: capacity - 1 J 235 , enrollment. - 1, 167; and Mon2~an. High Scho.Q~
attendance zone: capacity - 1,750, enrollment - 1,833.
Trans"Portation:
When. the zoning for the subject property was granted. in 1985, a Board
imposed condition established the maximum permissible density for the
property as follows: In Sub-Areas I and II -- 450 resident.ial units,
1,233~040 gross square feet of office~ 578~863 gross square feet of retaLl
and 900 hotel roo~; and in Sub-Area III -- 25,000 square feet af retail
and 163,097 square feet of office. If the property is developed. to this
maximum density, approxi.mate~y 62,277 trips per day (4,927 a.m. peak trips
and 6, 109 p.m. peak. trips) will be generated... The applicant has now
proffered a maximwn density of: In Sub-Area I -- 1,400,000 gross square
feet of retail. 860,000 square feet of general office, 600 hotel rooms and.
450 apartments; in Sub-Area II -- 270,000 square feet of general office. and-
300 hotel rooms; and in Sub-Area In -- 50,000 gross square feet of retail
and 215,000 square. feet of general office.. This density is expected to
generate approximately 63,.203 trips per day (3,310 a.UL peak trips and
6,108 p.m. peak trips) (Proffered Condition 2). The requested density is
expected to generate slight~y higher daily trips., lesser a.m. peak. trips,.
and approximately the. same p.m.. peak trips as the dens.ity approved. by the
Board in 1985. The distribution of the a.m. and p.m. peak how: trips for
the requested density will, however. produce different. traffic. impacts from
the densities. approved by the Board- of Supervisors.
The trips generated from. the requested densi.ty will be distributed over
Powhite Parkway, Chipp~nh;:a~ Earkway and J;tlmk~ Road. which had 1990 average.
daily counts of 36,485, 57,740 and. 15,943, respective1y. The applicant bas
proffered density controls (Proffered Condition 8) and road. improvements,.
consisting primarily of collector/distributor roads. on the Powhite Parkway
(from. Chippenham. Parkway' to Jahnke Road.) with eastbound. and. westbound on
and off ramps; a new four-lane divided northl south road; and a loop in the
northeast quadrant of the Chipp~h~m Parkway/Powhite Parkway interchange
(Proffered Condition 4). The density controls and road improvements will
provide accept..a.ble levels of service. for the d.eve.lopmentls' traffic. within
the study area. Access to J abnke Road. will be limited to the northl south
road intersection (Proffered. Condition 6). The developer has proffered to
widen Jahnke. Road to provide eastbound. duel left-turn. lanes at the.
north/south road/Boulders Parkway intersection and a westbound free~flaw,
right-turn lane, and. provide and/or modify traffic si.gnals along. Jalmke-
Road and the northl south_ road. (Proffered Condition 4)
Construction of the road improvements will be phased.. in a.c.c.o:cda.n.c..e. with
Transportation Department requirements; ge.nerall.y road improvements lDIlSt be
either completed or construction committed prior to occupancy (Proffered
Condition 5). Additional traffic studies and detailed cons.truction plans
for the impro.vements must be approved by the. Transportation Department with
each phase of the development.. Existing. constraints (topography, wetlands,
existing roads and ramps, zoning conditions:t etc.) limi.t the alternatives
available. for a road. network that will provide. acceptahle. levels of
13
91SN0269/PC/FEB26H
service. Detailed construction plans will have to be prepared to ensure
the proffered collector distributor system can actually be constructed.
These plans will have to be approved by VDOT and the Richmond Metropolitan
Authority (RMA), as well as the County. Neither VDOT, nor RMA, has
completed their review of the rezoning as of this date. The applicant has
proffered to give the County the ability to reduce permissible densities
f or subsequent phases of development if the road improvements Camlot be
constructed and if acceptable levels of service are not provided.
(Proffered Condition 8)
Access from the subject property across the railroad track is currently
prohibited by a condition of zoning. The applicant is requesting a
modification of this condition to allow access across the railroad if
traffic analyses show acceptable levels of service will be provided.
(Proffered Condition 7)
Existing Condition 15 of Case 85S135 which requires right of way dedication
to adj acent property to tbe east rpmA ; n~ in effect wi th the currently
proposed amendments. Further, access to Whittington Drive is prohibited.
Access to Yarmouth Drive is restricted such that it can only be used if the
McKinney Property is used for single fam.il.y residential. use..
To insure that any residential units in the proposed development are not
adversely impacted by noise from the Powhite Parkway and Chipppnnam
Parkway, Condi tion 9 should be imposed. This condition will require the
developer to submit a noise study and provide acceptable mitigation if
required.
With proffered road improvements and proffered density controls by the
applicant, acceptable levels of service will be provided for this
development wi thin the study area and staff recommends approval of this
request.
It should be noted that even with acceptabl.e transportation proffers, other
area roads ( i. e., Powhi te P arltway , Chi ppenham Parkway, J ahnk.e Road, RMA
toll plaza, etc.) will need to be widened and improved in the futm:"e with
public funds to accommodate projected traffic from this and ot.he.t:
developments in the area.
LAND USE
General Plan:
Lies within the boundaries of the Jahnke/Chip-penham Deve.10~lt Land Use
Plan, which designates the property for office, office business, office
park, mixed use and high density residential uses.
Area Development Trends.:
Properties to the north, across the Southern Railroad line., and to the
northeast, across Chippenham: Parkway, lie within the City of Richmond and
are characterized- by large tracts of vacant 1and~ Property to the south is
zoned and is being developed for sites wi thin the BCR,l nArs mixed use
14
91SN0269/pc/FEB26H
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development. Property to the southeast and west are. zoned residentially
and agriculturally and have been developed for single fam.i~y residential
uses, publici semi -public uses (Crestwood Elementary Schoo~) or remain
vacant.
ZoninJt History:
On December 11 , 1985, the Board of Supervisors, upon a favorable
recommendation by the Planning Commission,. approved rezoning., from
Agricultural (A) to Office Business (0) and Convenience. Business (B-1) with
Conditional Use Planned. Development to penuit a m;ypd use development. on
the majority (149.38 acres) of the request property (Case 855135:. HMK).
Conclusions:.
Approval of this application subject. to the conditions and acceptance. of
the proffered conditions is recomm~nrl~da Many of the amendments requested
by the applicant conform. to the Zoning Orn; n::mr-e, adapted April 12,. 1989,
as amended. Where such <J1l7~rlnu:.,"ts do not confOl:Dl to the new Zoning
Ordinance, staff has reconmend..e.cl imposi.tion. of conditions to- bring the
request in general conformance with the Zoning. Orrlin::an~e. Purther,
condi tions have been recommended to address the impact on adj acent
residential development,. land use compatibi~ity and land. use transition.
Those reCnTntQel1dAti.ons are outlined herein and in the at1-~~'h-=-d document.
CASE HISTORY
Applicant (7/15/91):
The application. and Textual Statement was submitted.
Applicant (8/91):
~e applicant requested that the case. not be scheduled. for the Planning
Commission I s S.e.ptembe.r public hearing. to allow time. to resolve
transportation issues.
Applicant (9/91):
The applicant requested that. the case nat be scheduled for the Planning
Commission's October public hearing to allow time to resolve transportation
issues.
Applicant and Planning Staff (10/11/91):
A meet was held to review the request~
15
91SN0269/PC/FEB26H
Applicant (10/23/91):
A revised Textual Statement and amendments were submitted and additional
property included.
Applicant and Planning Staff (10/29/91):
A meeting was held to review the amended application.
Applicant (11/5/91):
The applicant submitted amendments.
Applicant and Planning Staff (11/13/91):
A meeting .was held to discuss the latest amennm~t~.
Applicant and Planning Staff (11/14/91):
A meeting was held to discuss the last rev is ions and additional amendments
were submitted..
Appli.cant (11/15/91):
Additional ~mpnnmpnts ,were submitted.
Applicant (11/18/91):
Tr ansporta tion proffered conditions were submitted...
Applicant (11/19/91):
Additional amendments were submitted..
Planning Commission Keet.ing (11/19/91):
The Commission deferred this case to a special meeting on December 9, 1991.
Applicant (11/25/91):
Revised transportation proffered conditions were submitted.
16
91SN0269/PC/FEB26H
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Applicant and Staff (11/25/91):
A meeting was held to discuss the recommended conditions.
Applicant, Staff, Area Property Owners and Midlothian District Commissioner
(11/25/91):
A meeting was held to review the application.
Staff (11/27/91 and 12/2/91):
Following meetings with the applicant and area residents, plus further'
evaluation of the recnmn]pnned conditions ,. modif ications were made to
staff's recommended Conditions 1, 2, 3 and 4~ as reflected. herein were
made. Condition 9 was added as a result of the Transportation Department's
completion of their review. Condition 1 was ::Impnoed to reflect the
applicant's revisions dated November 19 and 22. Condition 2 was modified
to clarify that Zoning Ordinance standards as' amended. in the future. would
be applicable.. Fw:ther ~ Condi tion 2 was mod ; f; pd to clarify that noise
attenuation devices would be. permitted in the buffer and that such devices.,
if provided, would be in. lieu of required fencing where the devices provi..de
screening and security.
Condition 3 was amended to allow building heights in the 200 foot low rise
and transition zone to be modified if further study indicates that the
buildings would not be visible to Crestwood Farms~ Subdivision during winter
conditions. Further, Condition 3 was amended to allow building. heights in
the remaining area of the low rise and transition z.one t.o conform to height
limitations, specified in Condition 20.
Condition 4 was amended to delete references to the facilities being
operated at specified noise levels and to clarify that the specified noise
levels are those generated by this development and not bac.kgroUIl.1i noise
levels. After consultation with the County's Environmental Coordinator, it
was detennined that the most effective way to enforce the. noise l.i.mitations
is through the initial. design of the development and. the. site plan review
and approval process. Further, once constructed, the de.veloper will not
have control over the operations of certain faciliti.es. such as public
roads · The noise. levels will be predicted through the, site plan review
process. simi 1 ;r~ to the manner in which predictions are made relative. to
traffic and drainage. The condition has also been modilied to require.
submission of a noise impact study and. to clar'ily that noise attenuation
may be provided in phases.
Following discussions with VDOT and the County1s Environmental Coordinator,
plus additional research,. the noise levels specified... in Condition 4 were
modified to take into consideration traffic noise impacts and to reflect
fluctuation in noise levels. In addition, this modification takes into
account random~ unique and infrequent incidents and, therefore~ references
to these incidents was el~ted.
17
91SN0269!Pc/FEB26H
Planning Commission Meeting (12/9}91):
The applicant accepted the recommendation. There was opposition present~
Concerns were expressed relative to the density of the development, noise,
impact, traffic impact, water quality impact and proposed buffers.
Messrs. Warren and Miller suggested a deferral to allow time to address the
issues and concerns in greater detail. Mrs. Boisineau indicated that sbe
felt the facts were available.
On motion of Mrs. Boisineau, seconded by Mr ~ Belcher, the Commission
recommended approval of this request subject to the conditions on pages 3,
4, 5, 6 and 7 and acceptance of the proffered conditions on pages 7, 8, 9
and 10.
AYES: Messrs. Perkins, Belcher and Mrs. Boisineau.
ABSTENTIONS: Messrs. Warren and Miller.
Board of Supervisors Meeting (12/11/91):
On motion of Mr . Sullivan, seconded by Mr. Danie~, the Board deferred this
case to February 26, 1992.
AYES: Messrs. Sullivan. Applegate and Daniel..
NAY: Mr. Currin.
ABSTENTION: Mr. Mayes.
Applicant~ Staff. Crestwood Farms Residents and Midlothian District Commissioner
(1/16/92, 1/23/92 and 2/10/92):
Meetings were held to discuss the request and concettLS of area residents.
Applicant (2/5/92 and 2/11/92):
Proffered Condition 9, on page 10, was submitted and subsequently revised.
Staff (2/12/92):
Staff's analysis of Proffered Condition 9 is stated under the "Staff
ReCODDDendation" on page 2.
Also. subsequent to the Board's December public hearing. there have been
some questions as to the interpretation of condition regarding the road
18
91SN0269/PC/FEB26H
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system within the buffer and associated noise attenuation devices. Notes. A
and B have been inserted under Condition 2 to clarify the. intent..
The Board. of Supervisors on Wednesday,. February 26, 1992, beginning.. at 7:00
p.m., will take under consideration this request.
19
91SN0269/pc/FEB26H
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THIS DOCllKENT IS TBB REQUESTED AMENII1ENTS AS SlJBMI'ITRD BY THE APPLICA.NT.
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A~E~D~E~T 5 is amended as fol:c~S:
A~.lE:\D~E~T 3. E~:n::::l:'-s A. 8. Cane Dare delet.ed and
Exhibit AA. attached to ~nci ~ade a part. of ~his Amenci~en~.
is adopted in their place. aeferences in the Te~tual
Statement, the Condi~ions and this Amendmen~ to E~hibi~ A
and/or Exhibit B are ~a be read as Exhibit. AA. Exhibits BB.
~.~ ce. DD and EE are a:so a~tached to and made a part of
this ..~me:"ldment..
A~E~O~E~T 6 is amended as follo~s:
A~E~D~E~r 6. The follo~ing provisions are superseded
by this amendment and are therefore deleted: Condition
2; Condition 18; Condit'ion 19~.... [ili:ote: the balance
of Amendment 6 remains unchanged.]
A~E~D~E~T 9 is amended as follows:
A~E~DME~T 9. The iollo~ing provisions are superseded
by this amendment and are therefore deleted: Section
III A.2.lblliila] of the Textual Statement (page ll)i
Section III A.2.{dliild] of the Textual St,atement (page
19-20); Section III B.2.b.~l of the Textual Statement
(Page 26); Condition 21. The language in Condition 20
is deleted in its entirety. and the follo\~ing lan;uage
is substitut.ed so t.hat Condition 20 now reads in its
entirety as follo~s:
20. Except as provided in Amendment 7, heights of
buildings shall be as permitted by Chasterfield Coun~Y
Zoning Ordinance. except that office. hotel and multi-
f~mily buildings may be built to a ma~imuro height of :1
stories or 120 feet \.-hiche\"eI" is less. and in the
mixed-use zone buildin-qS ma\" be built to the hei~ht.s
illustrated in Exhibit DO. and that furt.her increases
in buiidin~ heigh:s shall be allo~ed by the ?lnnnini
Commission throu-;h schema:ic OI" site plan approva11. ~
"!:.:.." _..:.~..: t:......:. unles!i the results of a studr indicates
that the top flocI" 0: su::h buildins.;: is r".Ow ~_..--~::':.'
visible, as deteroinec by t.he Planni~~ Commission, fI"om
r. co e s ".: \,00 d F ~ r m s s u ~ c i \. is:' 0 n C. ~l r i n -; I, i r: t e r :: 0 :. d i -: i 0 r. s ·
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..~~!EXD~!E~"T 1 i is de l~:ed and. is sho\.tn as fc ~ lo~.s :
.~~!E:\D~J E>:T 1 7 .
iLEFT aLA~K T~T~~TrO~A~LY~
AMEXD~E~T IS is amended as follows:
A~EXD~E~T 18. The follo~ing pro\-isions are superseded
b~ this amendment and are therefore deleted: Section
III A.2.(d) ii) a] of the Textual Statement (page 18);
Section III B~2.b.l) of the Textual Stateme~t (page
25); Section IV A~5. of the Textual Statement (paie
3D); Conditions ~ll, 12, 13, li-+;-and 28. ~
f 0 1 :. ~ ~ i fO . ~ .:. .3 ..3 ~ ~.! t .: t :... t ~ ~ ~ 3 S ~ _ t .: ~ .a. : 1~. :.:. CJ: :. .4o (.
T e 4" ~ ~ ~ 1 : t ~ ~ - ~ - .." t {p ~ ; G ,j 2 ) I 3 0 t 1.. ~ t t ~ .: .3 ~ ;r 0 . ':'.3 i 0 fl f". ~ \..
r~4c3 :11 it.J ~fltir_~) 4.3 follo...3..Section IV' B.1.
thrcu~h IV B.4. of the Textual Statement (oa<<es 31-33)
are deleted.
(: ~)~~;: ~C~:}.~ I:J:-: ~~~r:--:~s TO :1: I~::r:':T:j ::=~::
A~fE)':D~fE~;T 20 is deleted and is ShOl..il as follo~.s:
A~E~DME~T 20. [LEFT BLAXK I~TE~TIOXALLrl
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The followin~ Amendments are hereby ma~e ~o ~he rezoning from
Agricultural A to Office Business (O) and Con~enience Business
(B-1) with a Conditional Use Planned Development (Case ~85S135l
adopted by the Chesterfield County Board of Supervisors on
December 11, 1985. As used herein, ~CUPD" means the Conditional
Use Planned Development adopted by the Chesterfield County Board
of Supervisors on December 11, 1985; "Proffer" means ~hose
proffers which were accepted as part of the CUPD; ~Condit.ion"
means the conditions numbered 1 through 29 adopted as part of the
ct;PD; "Textual Statement" means that par~ of the textual
statement in the original rezoning application which was adopted
as part of the CUPD.
AME~D~E~T 1. The properties located at the end of Yarmouth
Drive, being T.~. 11-13(3l(A)(A) Lot 1 and 11-13(1) Parcel 21 are
hereby rezoned from R-15 Residen~ial and A Agricultural to C-~
Regional Business District as provided in Article 3f Division 21
of the Chesterfield County Zoning Ordinance adopted April 12,
1989, and such property is incorporated into the CUPD as part of
Sub Area I of the ~aster Plant and the use and de,"elopment shall
be in accordance ~ith the terms and conditions of the C-~
District but as modified by ~he CCPD as amended. except that
single family residential shall be a permitted use on T.~. 11-
13(3}(a)(a) lot 1.
" .
Permitted uses shall also include those
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listed in Section III B.2.a. of the Tex~ual Statement (pages 22-
25) plus C-4 uses not included therein. All uses shall be
subject to the Transition and Lo~rise Zone. The conditions in
Sections III B.2.b.2 and III B.2.b.3 of the Te~tual Statement
(pages 25-26) as amended shall be applicable.
AMENDMENT 2. The property located in the southwest" quadrant of
the intersection of Jahnke Road and Boulders Parkw&TJ being T.M.
19-1(4) Glen Echo Place, Bloek .4.., Lots 1,2, 3,4,5,6, i, 8,.9
and 10, and Block C, Lots it lA, 2, and 2A, is hereby rezoned
from R-15 Residential to C-3 Community Business District as
provided in Article 3, Division 20 of the Chesterfield County
Zoning Ordinance adopted April 12, 1989, and such property is
incorporated into the CUPD as Sub Area !II-B of the Master Plan,
and the use and development of such property shall be in
accordance with the terms and conditions of the C-3 District and
the CUPD as amended together with the following additional uses:
churches and other places of worship; private and public schools
and colleges, propagation and cultivation of crops, flowers,
trees and shrubs which are not offered for sale; mass
transportation facilities; outdoor recreation facilities; civic
or social clubs and lodges; motels. The Planning Commission may
reduce the setbacks from public roads to accomodate structural
features of parking facilities which bridge any roadways provided
that safety, sight distances, and other such factors are
considered and incorporated into the design.
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~ovember 5, 1991
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.J.~!E):D~E~T 3. t\he~e':e!" use~ in the Te~:-:.~~a~ Stg,te!Ile:1t, the
Conditions .0:- this Amendment, the lIOords "Chest.erfield Coun~Y
Zoning Ordinance" shall mean the Ordinance in effect on December
11. 1985. e~:cept for Sub Area III-B, t~at portion of Sub Area I
to be rezoned to C-~, ana mul~i-familr resicien~ial, all of _hich
are regulated by the Chesterfield County Zoning Ordinance adopted
April 12, 1989 as modified by this CUPD.
AMENDME~T 4. Sections I, II, III through III A.1., III B.l., II!
B.2.c., Iv~n.3., and IV D.4. are deleted in their
entirety. The following is substituted as Section I:
SECTIO~ I. The purpose and intent of this CCPD is to
encourage an integrated development cont.aining regional
shopping facilities, employment centers, major office/ligh~
industrial parks and/or high density residential
development. Urban design standards will be applied ~ithin
individual phases of development and access will be designed
to limit conflict points along major arterial roadways. An
integrated system of vehicular/pedestrian circulation will
be provided within individual phases of development.
Development will be designed to insure maximum compatibility
with, and minimal impact on, existing and future residential
development in the area.
AMENDME~T 5. Exhibits A, Bt C and D are deleted and Exhibit AA,
attached to and made a part of this Amendment, is adopted in
their place. References in the Textual Statement, the Conditions
and this Amendment to Exhibit A and/or Exhibit B are to be read
as Exhibit AA. Exhibits BB and CC are also attached to and made
a part of this Amendment.
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:~~!E~:D~tEXT e. Th~ ~:)llo~...i:1g p::-o\-isions are supe:-sedec! b:. ~his
amendment and are therefore deleted: Condition 2: Condi~ion 18;
Condition 25; Condition 27. The language in Sec~ion III A.2.(a}
of the Textual Statement (pa;es S-lO) ~s deleted and the
follo\l;in.g language is suostitut.eci, 30 that t~i3 pro\."isiou no;,;
reads in its entirety as follows:
(a) Buffer Zone
A 75-foot buffer shall be provided along the western
boundary of Sub Area I as shown on Exhibit BB and shall be
subjec~ to Article 4, Division 4. Section 21.1-226 through
21.1-229 of the Chesterfield County Zoning Ordinance adopted
April 12, 1989, except as modified herein. Within the
buffer, prior to construction {other than residential
impro~ements to the existing residence located on rl~' 11-
13 ( 3 ) (...1..) ( ,,-\) Lot 1) in Sub .Area I J an 8' high black v'in}.l
chain link fence with barbed wire on top or an 8' high wood
fence shall be installed and maintained by the
owne~/de,~loper. ~otwithstanding the foregoingt the
existing house en Tax Map 11-13(3)(A)(A) Lot 1 may be used
for those uses permitted in th~ transition zone; however, so
l~n; as the building is used for single family residential
purposes, the fence shall be located to the east Qf ~he
building; if it is used for any other use the fence shall be
located to the west of the building. The exact location of
the fence shall be approved at the time of schematic or site
plan approval and the location shall be no closer than 3;.5'
to the easterly side of the buffer unless the developer so
elects. The choice as to chain link or wood shall be
reserved to the developer. If the developer requests
mcdifications to the requirements and limitations herein and
on Exhibit B8, the Planning Commission may modify such a~
the time of schematic or site plan approval provided that
adequate buffering, screening, land use compatibility and
transition are achieved. In lieu of See 21.1-227(a) and (b)
of the Chesterfield County Zoning Ordinance adopted April
12, 1989 the following shall apply: "Existing mature
vegetation located within required buffers shall be
maintained unless removal is approved by the Planning
Commission for those uses requiring schematic plan approval
and the Director of Planning or Planning Commission for
those uses requiring site plan approval. Further, preserved
vegetation shall be substituted for requir~d landscaping
materials by the Planning Commission for those uses
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requirin; schematic plan approval and the Planning
CommissiQn or the Direc~or of Plannin; :or those uses
requiring site plan approval.- I~ lieu of Sec. 21.1-227Ihl
the following shall applr: "The only uses permitted by right
in buffers shall be landscapingt screening and fencing as
permitted hereint and any existing improvements including
repair and replacement of same. Ho_evert the Director of
planning or Planning Commission may permit stormwater
management facilities; harming; wetland mitigation measures;
signs; utilities which run generallY perpendicular through
the buffer; pedestrian walk~ays; or similar uses provided
the spirit and intent of the requirement is maintained."
The following provisions of Division 3 Sec. 21..1-224 of the
Chesterfield County Zoning Ordinance adopted April 12t 1989
shall not be applicable in those locations where a ~ood
fence is used: (g)(l)c. and d.; (gl(2)c. and d.;(g)(4)c. and
d.
AMENDME~T 7. Section III A.2.(b)(ii) c] of the Textual Statement
(page 11) is deleted in its entirety. Section III A.2.(b) and
Section III A.2.(c) of the Textual Statement (pages 10-12) are
deleted in their entirety and the following language is
substituted as Section III A.2.(b)t so that this provision now
reads in its entirety as follows:
lb) Jransition a~d ~ow Rise Zone
A transition and low rise zone of 200 feet shall be provided
adjacent to the western property line of Sub Area I. Cses,
requirements and limitations in the transition zone shall be
as shown on Exhibit CC and as further described herein. If
the developer requests modifications to the useSt
requirements and limitations herein and on Exhibit cet the
Planning commission may modifY such at the time of schematic
or site plan approval provided that adequate buffering,
screening, land use compatibility and transition are
achieved. The maximum building height within the transition
and lowrise zone shall be 3 stories or 45t whichever is
greater.
Ji) Uses Permitted.
Uses permitted in the Transition and Lowrise zone shall
be those uses permitted .in Section III A.2.(d) of the
Textual Statement, except that retail uses shall be
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~;o'-.embe r 5 I 1991
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limited to banks, savin~s and loans, child care, and,
on t~e parcel identified as r.~. 11-!3(3)(AI(AI Let I,
single famil: residential.
AME~D~EXT 8. The following language i~ added to Section IV B.5.
of the Textual Statement (p. 33-3~): "except that access to t~e
parcel identified as T.M. 11-13(3)(A)(A) Lot 1 shall be permitted
from Yarmouth Drive during the time this parcel is used for
single family residential use.
AMEND~ENT 9. The following provisions are superseded by this
amendment and are therefore deleted: Section III A.2.(b)(ii)a] of
the Textual Statement (page 11); Section III A.2.(d)ii)d] of the
Te~tual Statement (page 19-20); Section III B.2.b.4) of the
Textual Statement (Page 26); Condition 21. The language in
Condition 20 is deleted in its entirety, and the follol;ing
language is substituted so tha~ Condition 20 now reads in its
entirety as follows:
20. Except as provided in Amendment 7, heights of
buildings shall be as permitted by Chesterfield County
Zoning Ordinance, except that office, hotel and multi-
family buildings may be built to a maximum height of 12
stories or 120 feet whichever is less, and that further
increases in building heights shall be allowed by the
Planning Commission through schematic or site plan
approval to the extent that the results of a study
indicates that the top floor of such building is not
generally visible, as determined by the Planning
Commission, from Crestwood Farms subdivision during
winter conditions.
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Xovembe ~ 3, 1991
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A~E~D~E~T 10. Section II! A.2.(dl of the Te~tual Statement (page
12) is amended to delete the ~ords "Adjacent to the lo~ rise zone
and" and the words "the ~e~ainder of" and add the words "except
as provided in Exhibits Ba and CC and ~mendments 6 and ;" in the
first sentence, so that this sentence noW reads in its entiret;
&s follows:
(d) ~ixed Use Zone
For Sub Area I, except as provided in Exhibits BB and
Cc and Amendments 6 and 7, a mixed use zone to
accommodate more intense uses shall be provided.
A~E~DME~T 11. The first sentence of Section III B.2. of the
~-
Textual Statement under the heading "~ixed Use Develonment -
Office District (0)" (page 22) is amended to delete the words
"those Sub Areas desi~nated as Sub Areas II and III" and
substitute the words "that Sub Area designated as Sub Area II"
and change Exhibit B to Exhibit AA so that this sentence now
reads in its entirety as folloWS:
For that Sub Area designated as Sub Area lIon Exhibit
.~ uses shall be as permitted by Article XIV of the
Chesterfield County Zoning Ordinance except as herein
provided.
AMENDMENT 12. Existing residential buildings may be used as
business and professional offices subject to approval of the
Planning Commission. through schematic or site plan review, except
that the requirements set forth in the CUPD as amended pertaining
specificallY to the use of the building on T.M. 11-13(3)(A)(A)
Lot 1 for non-residential uses shall not be ~aived. The Planning
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~ovember 31 199~
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Commission may waive parking, loading, yard and setback
requirement~ at the time of site plan approval, but may impose
conditions to minimize the impact of such ~aivers. Use of
existing buildings shall not require the submission of an overall
schematic plan or traffic anal~sis.
AME~DMENT 13. Section III B.2.a.14) of the Textual Statement
(page 24-25) is amended to add the words ""For Sub Area II only)"
at the. beginning of the first sentence and add the words "or
site" in the first a~d last first sentences) so that this
provision no~ reads in its entirety as follows:
14) For Sub Area II only, a maximum of 25,000 square
feet unless increased by the Planning Commission at
schematic or site plan approval may be included for
retail shops incidental to and in suppor~ of permitted
uses, but not to e~ceed a maximum of 2000 square feet
per shop. Uses such as small gift shops, florists,
office supply store, small printing shops using xerox
type equipment, book stores, etc. shall be permitted.
The intent of retail uses in this area of the
development is to provide limited service to the
occupants of buildings on the site and not to generate
off site patrons. Accordingly, at the time of
schematic or site plan review the developer shall
submit specific retail uses and illustrate their
location within the project.
AMENDMENT 14. Condition 29 is superseded by this Amendment and
is therefore deleted. Section III B.2. of the Textual Statement
is amended to add the following provision as Section III B.2.a.
18) (page 25):
18) For that Sub Area designated as Sub Area III-A on
Exhibit AA, uses shall be as permitted in Article XIV
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Xovember 5, 1991
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of the Chesterfield County Zonin~ Ordinance in effect
on December 11, 1985 (Office District 0) and Sec~ion
21.1-1~9 through 151 of the Chesterfield County Zoning
Ordinance adopted April 12, 1989 as modified by this
CUPD and additional permitted uses as set forth in
Section III B.2.a. of the Textual Statement (pa~es 22-
25).
AMENDMENT 15. Section III B.2.b.2} of the Textual Statement
word "schematic" in the first and second sentences; and to delete
(pages 25-26) is amended to substitute the word "site" for the
the words "the Planning Commission may reduce the setbacks" and
substitute the words "setbacks mar be reduced"; and add the words
"There shall be no setback requirements where Sub Area I!I-A
abuts Sub Area III-B." so that this provision noW reads in its
entirety as followS:
2) Other than required setbacks from public roads, and
a thirty feet setback from Sub Area boundaries there
shall be no minimum setback requirements within the
Subareas provided that an overall plan for cohesive
development for each tract has received site plan
approval. However, at site plan review, setbacks may
be reduced from public roads to .accommodate structural
features of parkin~ facilities which bridge any
road~aYs provided that safety, sight distances, and
other such factors are considered and incorporated into
the design. There shall be no setback requirements
where Sub Area III-A abuts Sub Area III-B.
AMENDMENT 16. Section IV A.5. of the Textual Statement (page 31)
is amended to delete the word "forty" and substitute the word
"thirty" in the first sentence; delete the word "30%" in the
second sentence and substitute the word "25%"; insert the
follo~ing as a new third sentence "The above percentages may be
reduced by the planning commission at the ti~e of site plan
9
.
~o~ember 5, 1991
Ie
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approval based on a finding that such reduced percentages would
adequately protect the public health, safety and welfare.~;
delete the words "Portions of the development area" and
substitute the word "Areas" at the beg~nninl of the third
sentence; insert the ~ords "buffer zones" bet~een the wcrds
"water areas" and "and other landscape elements" in the third
sentence; add the words "or common open space" at the end of the
third sentence; and delete the words "e~cept in Sub Area Iff at
the end of the fourth sentence, so that this provision now reads
in its entirety as follows:
... -
6. A minimum of thirty percent of the total development
area shall be devoted to common open space exclusive of
buildings and parking areas. A minimum of 25% of Sub
Area I shall be open space exclusive of building,
parking and roads. The above percentages may be
reduced by the Planning Commission at the time of site
plan approval based on a finding that such reduced
percentages would adequately protect the public health,
safety and welfare. Areas devoted to pavement for
pedes~rian use, water areas, buffer zones, and o~her
landscape elements, whether functional or aesthetic in
nature, may be included as open space or common open
space. Any useable or landscaped roof top areas -ithin
the development may be included and considered as part
of the common open space.
,/
AMENDME~T 17. Condition 10 is amended to delete the words
"'HMK Properties - Access and Land Use Plan,' Exhibit A~ and
substitute the words "Exhibit AAf', so that this condition now
reads in its entirety as follows:
10. The plan submitted with this Amendment titled
Exhibit AA, shall be considered the Master Road Plan.
Approval of the plan by the County does net imply that
the County gives final appro~al of any particular road
alignment..
10
x 0 ..~ - e m be r 3. 1 9 9 1
(,
( - .
c-. .
AMENDME~T lB. The following provisions are superseded by this
amendment and are therefore deleted: Section III A.2.(d) ii) &]
of the Textual Statement (page 1B); Section III B.2.b.1) of the
Te~tual Statement (page 25); Section ~y A.5. of the Te~tual
Statement (page 30); Conditions 11, 12, 13, 15 and 2B. The
following is substituted as Section IV B.2. of the Textual
Statement (page 32), so that this provision now reads in its
entirety as follows:
[TRANSPORTATION PROFFERS TO BE INSERTED HERE]
AMENDMENT 19. Section III B.Z. of the Textual Statement is
amended to add the following language (page 25): "17) Multi-
famil). res idential and/or townhouse residential lots."
AH:END~E)lT 20.
unless modified by the Planning Commission at the time of
Condition 14 is amended to delete the words
..,,,,'
.:"\.
schematic plan review" and substitute the words ~'AA' and right
turn movements into and out of Sub Areas II and III. If
requested by the developer, the Planning Commission may modify
the requirements and limitations herein and shown on Exhibit AA
at the time of schematic or site plan review."; and delete in its
entirety the second sentence, so that this Condition now reads in
its entirety as follows:
14. AccesS to Jahnke Road shall be limited to the four-
way intersection of the proposed north/south collector
as illustrated on Exhibit nAAn and right turn movements
into and out of Sub Areas II and III. If requested by
11
.
~o'tember 5, 1991
c:
c
the developer, the Planning Commission may modify the
requirements and limitations her~in and shown on
Exhibi~t AA at the time of schematic or site plan
re"liew.
AMENDMENT 21. Section III A.2.(d) i) 56) of the Textual
~.
S-tatement (page 15) is amended to delete the words "but not
drive-in or drive-through"; Section III A.2.(d) i) 16) of the
Textual Statement (page 17) is amended to delete the words
"(limited to financial institutions)"; Condition 26 is deleted in
its entiret)...
AMENDMENT 22. LEFT BLANK INTENTIONALLY .
AMENDMENT 23. Condition 5 is amended to delete the words t'any
schematic plan approval" and substitute the words "final site
plan submission"J so that this Condition now reads in it~
entirety as follows:
.."... .
s. Prior to final site plan submission for any building
in Sub-Area II, engineering and construction plans,
which provide for the conveyance of Powhite Creek
through the property, shall be approved by
Environmental Engineering and all other applicable
agene ies . (EE)
12
.
:--J' 0 ".. e m be r 5 J 199 1
("
f
C..'
I 10
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AME~DME~T 24. Condition 8 is amended to insert the \Oords "or
site" after. the word "schematic'., so that this Condition now
reads in its entirety as follows:
8. At the time of schematic or site plan review, The
Planning Commission may grant exceptions from the
requirements of the Flood Plain Management Ordinance in
accordance with the criteria specified in Section 21-
77.12 of the Ordinance if construction plans for the
ultimate location of Powhite Creek have been approved
by Environmental Engineering, State Water Control
Board, Corps of Engineers and/or VDH&T. (EEl.
AMENDMENT 25. The language in Condition 16 is deleted in its
entirety and the following language is substituted so that this
Condition now reads in its entirety as follo-s:
16. a) The required overall plan of the
water/wastewater system shall be submitted at least 30
days prior to submittal of the first tentative
subdivision or site plan for the development.
b) Easements of standard width shall be dedicated
to the County along the north and south sides of Jahnke
Road and through the property now or formerly kno~n as
the "Glen Echo Place Subdivision" as deemed necessary
by the County for future extensions of the public water
system.
c) The conversion of existing residential
structures for nonresidential uses will require that
the structure be connected to the public wastewater
system. Such connection shall be made by a properly
designed and approved system connecting to the existing
42" Powhite Trunk, or to the line feeding into it along
the stream at the end of Lake Page.
AMENDMENT 26: The language in Condition 24 is deleted in its
entirety and the following language is substituted so that this
Condition now reads in its entirety as follows:
13
.
November 5, 1991
C'
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24. Development of any multi-family residential shall
compl~ with those requirements for a ~ulti-Family
Residential District as set forth in Chapter 21.1 Article 3
Division 12 and Article 3 Division 21 Section 21.1-167(a) of
the Chesterfield County Zoning Ordinance adopted April 121
1989. Development of townhouse re~idential shall comply
with Article 3 Division 11 of the Chesterfield County Zoning
Ordinance adopted April 12, 1989. However, at the time of
schematic or site plan review the Planning Commission may
modify specific requirements and density, provided the
spirit and intent of the requirements is accomplished
through architectural and/or site design featur~s. (P)
(NOTE: THIS CONDITION SUPERSEDES TEXTUAL STATEMENT IV.
PROFFERS AND CONDITIONS, E. MULTIFAMILY AND TOWNHOUSE
FOR SALE REQUIRED CONDITIONS, PAGES 40-52)
AME~DMENT 27: For commercial development beyond the previously
approved hotel(s} incorporating 900 rooms and 2,000,000 square
feet of office/commercial, prior to obtaining a building permit,
on such additional construction, one of the following shall be
accomplished for fire protection:
A. The owner, developer ~r assignee{s) sha~l pay to the
County on an incremental basis 5150 per additional 1,000
square feet of gross floor area adjusted upward or downward
by the same percentage that the Marshall Swift Building Cost
Index increased or decreased between June 30, 1991 and the
date of payment. With the approval of the County's Fire
Chief. the owner, developer or assignee(s) shall receive a
credit toward the required payment for the cost of any fire
suppression system not otherwise required by law which is
included as a part of the development.
14
November 5, 1991
. . ....... . .... ~ . ..- . -..~ .... .... .. ..............
r -., C.
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OR
B. The' owner, developer or assignee(s) shall provide a fire
suppression system for the additional square footage no~
othervise required by law which th~ County's Fire Chief
determines substantially reduces the need for County
facilities otherwise necessary for fire protection.
AM[~D~ENT 28: Parking on any particular tract(S) may at the
option of the developer comply with Article 4 Division 2 of the
Chesterfield County Z~ning Ordinance adopted April 12, 1989.
15
November 3, 1991
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91SN0249
MR . EASTER
The following conditions were drafted at Mr. Easter 1 s request~ The following
Conditions 2 and 3 would be in lie~ of Conditions 2 ~ 3 ~ec~nn~ by staff
and the Planning Commission. Condition 10 would be in lieu of Condition 10
Tecommended by the Planning Commission.
Conditions 13 and 14 would be
additional conditions. All other recommended conditions would. remain. intact.
2. A iSO-foot buffer shall be provided along the weste1:I1 bmmdary of
Sub-Area I, measured north and east of the northeast corner of Tax Map
11-9 (2) Crestwood Farms, Section D, Block B, Lot 33 and continuing
south to the Powhite Parkway right of way. A seventy-five (75) foot
buffer shall be. provided along the remaining. west.ez:n boundary of
Sub-Area I. These buffers sha.1l be subject to Article 4, Division 4,
Sections 21.1-226, 21.1-227 (a), (b), (c), Cd), (e).J (f), (g), (h),
and 21.1-228 of the Chesterfield County Zoning Orrt;n~n""e adopted April
12, 1989, as amended, except as modified herein.
Wi thin these. buffers, prior to constructi.on (other than residenti.a..l
improvements to the existing residence located on Tax Map 11-13 ( 3 )
(A) (A) Lot 1) in Sub-Area I, a minimum eight (8) foot high woad fence
shall. be installed and maintained by the owner; developer. The exact
treatment of the fence shall be approved by the Planning Commission at
the time of schematic plan review. The fence sball be no closer than
37.5 feet to the western property boundary.
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Notwithstanding the foregoing, the existing house on Tax Map 11-13 (3)
(A) (A) Lot 1 may be used for office use; howe-ver, so long as' the
building is used for single family residential. purposes,. the fence:
shal.l be located to the east of the. bn;' n; "g; if it is used for office
use the fence shall be located to the west of the building.
At f\-J.. (<J,gu.,ut- o~ ~lJtbf1'tt(( AI c(,J () 1#6 \ CJG PrhON)
A The requiremen~ for the fence ..s~~e modif'ied by the Planning
Commission at the time of site or scb~mAtic plan review if noise:
barriers or other measures, which accomplish the screening, sound:
attenuati.on and security mea..sures of the reqni..l:ed fence are provided.
Further, except as stated.. herein,. the roati system.. necessary to access
Powhi te Parkway may encroach. into the buffers provided such
encroachment comes no closer than. seventy-five (75) feet to the
western property boundary and provided. noise. attenua:t.ion devices
acceptable to the Planning and Transportation DepdLbw::.uts are
provided.. At the time af' site or schematic plan review:, the Pl.:lTTning.
Commission sb.a.l.l. allow the 1:oad system.. necessary to access Pawhite.
Parkway to encroach further into the bnff'ers provided such.
encroachment comes no closer than. fifty (50) feet to the westex:n
property boundarJr and.. provided noise attenuation devices. acceptab.la to
the Planning Commission are provided. Noise attenuation devices shall
be permitted within the buffer.
(NOTES:
a.
The road system necessary to access. Powh'ite Parkway may
encroach into the required buffer only as necessary to
achieve acceptable road alignments in accordance with the
2
PC/249E
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Transportation Department and VDOT standards. Once
acceptable alignment is achieved,. the l:oad must be located
outside the required buffer.
b.. Only those noise attenuation devices" necessary to achieve
the criteria specified in Condition 4 will be required.)
3., A transition and low rise zone: of 20a feet sha.ll be provided adjac.ent
to the western property line of Sub-Area I.
In that portion of the 200 foot transition. and low rise zone,. south of
the centeJ:l.ine of Wbittington Dri.ve.,. buildings- s.ball be restJ:icted. to
office uses and customary access.ory uses, with the exception that: the
existing house on Tax.. Map 11-13 (3) (A.) (A) Lot 1 may alsa be used as
a single family res) rl':'n~p.. The rooftop elevation of office bui 1 n; ng~
shall not" exceed the chimney elevation of the existing house located
on Tax Map 11-13 (3) (A.) (A) Lot 1. Roof-top elevations sbal.l. be
exclusive of mechanical equipment and. asSQ~i ~TPrl screening devices. for
such mechanical equipment. Within six1:y (60) days or the ap!-,~uycU of
this request J the owner J developer shall provi.de verification of
chimney elevation of the existing. house.
In that portion of the 200 foot transi.tion and low rise zone north of
the center~e of Whi.ttington Drive, uses, requirements and
limitations shall be as set forth in the. Textual Statement for the
transi tion and loW' rise zone plus parking associated wi th the uses
permitted in the mixed use. zone shall also be permitted; and the
3
PC/249E
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he.ight of any buildings in this portion of the transition and low rise.
zone shall be limited to three (3) stories or forty-five (45) feet,
whichever is less provided,. however:l that me.rn.qn; r-;:a 1 equipment and
associated screening:- deviceS" far such. mecha:nic:al. equipment: shaJ..1 not
be included in the building height. restrictions..
Fw: the r. , the area in Sub-Area I lying between. the. 200 foot tzansi1:i.aa
and low rise zone and' the nor.t::IrJ south road shall. also be a transition'
and low rise zone. Exce.pt as stated b.erein~ uses, requirements:. and
limitations shall. be as set. forth in, the Te.x:tual Statement far the
transition and low rise . zone plus parking associated with the uses
pet:mitted in the mixed use zone shall alsa be perm:i:.1:ted... Heights. for
buildings. located. within this. p.ortion of the b:ansitian and. low rise
zone' shall be governed by Condition 13. If the developer requests
modifications to the uses,. requirements. and limitations, specified
herein for this portion of' the transition and.. law rise zone,.. the
Planning Commission may modify such in accordance with the uses,.
requirements. and limitations of the mixed use zone at the time of
schematic or site plan... approval provided.. that adequ.ai:..e: buff tn: in.g.,.
screening, land use compatibility and transit.icn are achieved..
1Q. lmp:rovements shall be provided so as to preclude hean1 i ghts of
vehicles travelling along ~y portian. of the road system necessary to
acces's Powhi te Parkway which is. located wi thin. 250 feet or the western
property bolnldary- from proj ecting directly into the windows of
existing residences located on adjacent properties to the west of
Sub-Area I. Such improvements may include, but shall not be limited
4
PC/249E
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to buffering,. fencing,. topographical. features.,. and noise attenuation
devices.. Such improvements may be phased as necessary to achieve the
criteria outlined herein... The exact improvements shall be approved by
the Planning Commission t.ln:ough the schematic or site. plan review
process..
13 . Except as provided in Condition 3, heights of buildings shall be as
permitted by ChesteJ:field.. County Zoning. Orrl;n~n,..~~ except that office~
hote~ and multi-family. buildings may be built to a m;:t,;mtnn" height of
twelve (12.) stories or 120 feet whichever is less. In the. mixed use
zone and that portion. of the transition and low rise z.one lying 200
feet off the western property boundaIY, b11i l,;;ngs may be- built to the
heights illustrated in Exhibit DD. Further ~ except in. the 200 foot
transition~ and law rise zone,. i.n.c.l:eases. in bui 1 nine heigb:ts. c:h~ll be.
allowed by the Planning Commission tbrough schematic: or site plan
approval, but only if the p1 ~nning Commission d.e~P-,.,m.'M~~,. an the basis
of a study provided by the owner/ developer, that the line-af-sight
visibility of a higher bui1.di.ng,. as viawed.. from. C:restwood. Fa.:cns.
Subdivision. during winter cond.itions~ wottld. be: subs1""';:I-ni-i ~11 Y broken by
high story vegetation or other features. (StIch as- topography).
(NOTE: This condition supersedes the Textual State:meut, Condition
20.)
14. For that portion of the property zoned Convenience Business (B-1), all
exterior lights shall be arranged and insta..1led so that the dire.ct or
reflec.ted ill<nmin:\"t.ion does not exceed 0.5 foot candles above
5
PC/249E
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background measured at the western property boundary of Sub-Area I.
Lighting standaJ:d.s shall be of a directional type capable of shielding:
the light source from direct view from any adj oining resident.ial
district or public right of way.
(NOTE: Properties zoned C-3 and C-4 are subject to the lighting
standards of Chapter 21.1., Section 21. 1- 240 · )
6
PC/249E
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4. Within Sub-Area I, south of the centerline of Whittington Drive, facilities
shall be designed such that traffic from roads and parking areas does not
generate noise. levels above', 65 dBa for more than six (6) minutes during any
hour (65 dJ3aL10(h)) between the hour~. of^7-=.Ofl-~:m;._and 10:j)OfP.m'L"~e~~~
tJ.-6 ~ ~ ~.a:6 ~ trlA..Jl ~~~_<!--.--'.Lt?
at the western property boundary ^ During. all other times, facilities shall
be designed such that traff'ic f1:om roads and parking areas does not
generate nOistevels above 55dBa for more than six (6) minutes during ~y
hour (55 dBaL10(h)), me~d at the western property boundary~~
~6dD'I-W~(.:O~
Within Sub-Area. I north of the centerline of Whitting.ton Drive., facilities. shall
be designed such that traffic from roads' and, parking areas does not generate
noise levels above 65 dBa for more than six (6) minutes during any hour- (65
dBaL10(h)).r"'~J~ ~ ~~ ~~d~ ~~
f"~ ~~VZe So-UrL.e-i ~~ . U
In conjunction with site plan or tentative, subdi.vision plan. submission for any
development within Sub-Area I, a noise study acceptable. to the Plann'ing-
Department, which predicts the noise genera.ted by traffic from roads and
parking areas within this Sub-Area" and which provides for the phasing of noise
attenuation as necessary to achieve the criteria outlined herein,. shall be
submitted to the Planning Department for approval. The owner/developer shall
be responsible. for the installation. of any improvements. indicated by the study
necessary to achieve the noise levels specified herein.
The noise leve~
specified herein are exclusive of ambient background noise.
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At the request of the owner/developer, the P ~"'ing' C~~';E at the time or
!,~~-He)
^ site plan or tentative subdivision plan fubmisson for any development within
~c:.c:D &'b ~~ p.",\o\-(,~,""",\ ~ ~O\ '5A- ~ui~~
Sub-Area I may modify the f'p t-~'tita outlined herein provided. such modification ,
lA..Q. ~ 't.-V.... .5 #- ~ -1
~cuwr'lhLe~ the ~Firi t :IIl4. intent of the criteria specif.ied. herein.
(+L- ho\~
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COMMONWEALTH OF VIRGINIA
HOUSE OF DELEGATES
RICHMOND
JOHN W.A.TKI NS
, 500 J ,~UDLaTHJ 4N TU tit "'~jKE
'-',0. 80)( f!.
I114ICLOT",IAN, VIRQiINIA. 2~ 1 1:S
COMMITTEE AS5~GNMENTS:
IPR IV1LEGI:. AND ELE.CTrON.
co-=t PO ""'TIONS, I N.U"ANC E AND ....N KJ NO
AG JIlt Ie ULTU" E.
55 XTY - F' FT H 0 l ST R leT
February 26t 1992
Board of Supervisors
Chesterfield County
P.O. Box 40
Chesterlleld, VA 23832
Gentlemen:
I understand that this evening you may decide the HMK zoning case.
While I am not one to tell you how to nIn the County, I can tell you that I
believe the County needs high quality commercial development, and this
type of development must be attracted to the County if the County is to
continue to prosper. I realize that the "commercial to residential ratio"
, needs adjustment and the HMK project appears to be the quality
development that will increase the tax base for the County without
significant additional requirements for government services. .
I do not intend to, nor can It advise you concerning specific details of
this zoning case (such as noise. traffic standards or buffers), however. I can
tell you that it is important to me and to all citizens of the County that we
achieve a balanced and equitable tax base that will provide necessary
services and not overburden the citizens of Chesterfield County. The type of
project that HMK proposes for this site Is exactly the type of product that
Chesterfield needs.
Thank you for your attention to this matter.
John C. Watkins
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STATEMENT IN SUPPORT
Of THE
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1-
ZONING APPLICATION BY HMK
BY THE
CHESTERFIELD LEGISLATIVE DELEGATION
FEBRUARY 25, 1992
We have joined together in support of the HMK zoning case, which you ~~11
eoneider On WedneSday, Feb{uary 26th. We urge you to approve this request
without delay.
Over the past few years, the Board of Supervisors and the Chesterfield
leg~slative delesation have searched fo~ way. to finance the countyts school
building needs brought on by our residential growth. Now, you have before you
an amendment to a large commercial zoning case, which the board approved in
1985. When fully developed, this project will generate tax revenues equal to 8
9 to 10 cents increase in the county's real estate tax rate.
There are those 'who will say this project and the attendant financial
benefit9 to the county may never COme to pass. That is not a question any of
Us can answer. Surely~ we all agree that without the neeeS8~ry ~onlnl approval,
we will ntver know the answer. The longer we delay an approval, the lOnger we
delay Bny benefits the county may receive.
In this s1tuo.t!Qn. the developer has attempted to address each and every
requeet from the neighborhood with the apparent exception of a~ agreement on
acceptable noise levels. Sometimes differences between developers and residents
cannot be resolved by agreement. You must then act both in the interests of the
conce~ned citi~en ~ for the county as a whole. You shOuld always consider the
greater good for the county, and then make your own informed judgment on the facts.
We ask you to consider this 20ning case favorably, based on its effect on
the ~nt1re county, and that you go forward for the benefit of us all.
Signed:
1;
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FEE 25 '91 16:47
GSC
231 P02
~ Ii.
2708 walnut Creek C1rcle
Mldlothian, VA 23112
Pebruary 20, 1992
Mr. lIatty Daniel
Chesterfield County Boatd
of SupervisDrs
P.o. Boz 40
Chesterfield, VA 23832
Dear Barry:
It has come to my attention that on Pebruary 26, th& Chesterfield
County Board of supervisors will make a critical vote on HMK
Corporation's mixed-use development project ptopoaalr located at
the intersection of ~he Cbippenbam and powhite parkways. As a
resident of Brander~111 in Che8terfleld County, I would like to
share with you some observations tegatding this decision.
Pully rea.l121nq that. it is impor t.an.t to alwaYB" protect. the
envi~onment and the community surrounding any development, I
would also suggest tbat another environmental concern be part of
this decision making proceBs. In my daily work of directing the.
activitle5 of the united way in this area, I have seen an in~
cteaeinq number of families a~fferin9 fro. unemployment. ~his
affects the environment within the home and creates an atmosphere
in which the famil~ can quickly deteriorate becaUSe tbe wage
&arnec of the bousehold bas suddenly become unemployed for the
r1rst time. Thi8 has happened to thousands of lQcal residents.
The number of calle for help received by our Information &
Refer:~al Center ha.B increased by over SOOt in the past few
months.
It is my understanding that the aevelopment by BMI Co[poration
would provide approKi~~.ly 10,000 new jobs in the Che8~erfleld
county/metropolitan Richmond area and p[o~id. as many as 6,000
construction jobs during the period of development. 'Z appreciate
the difficul~y of the decision that is facing you as a member of
the Board of Supervisors. I WOuld bope that you would C9nsider
the extraordinary circum8tances that oar region 1s experiencing,
uneqUAlled at least 1n tbe last 10-15 years, with the unemplOY-
ment of tbousands of individuals_ A project of th~s nature, if
properly conetructed and blen~ed within tbe community, could help
a great namber of families to surVive.
If I can provide you with any other Inform~tion tbat would help
in this decision malt1 ng process, pleaeer 'fe.l~ .free to con t.Cict me
at 771-5825 during tbe day Or 744-4254 at home 1n the evening- I
appreciate your consideration of this information.
Sinc8rely,
Larry E. Walton
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FEB 25 ' 91 16: 47
CiSC
231 PB3
1J
,
..
2708 Walnu~ Creek Circle
Mldlotb1an. VA 23112
~ebruary 20, 1992
Mr. A. S. Wa[ren
Chesterfield County Board
of Supervisors
P.o. Box 40
Chesterfield, VA 21832
Dear Art:
It has come to my attention tbat on Pebruary 26, the Chesterfield
County Board of Supervisor. will make a critical vote on HMK
Corpo[ation I IS mixed-use developmen.t proj 8Ct. proposal, located at
the intersection of the Cbippenham and Powbite Parkways. As 8
resident of Branaermill in Chesterfield County, I would like to
share with you some observations regaraing tb1s decision.
FUlly realizing that it Is important to always protect the
environment and tbe community Burrounding any development. I
would also suggest that anotbec environmental concern be part of
this decisIon making process. In my daily work of-directing the
activities of the Oni~ed Way in this area, I have seen an in-
creasing num~er of families suffering from unemployment. This
affects the environment within the home and creates an atmospbere
in whicb the family can quiCkly deteriorate because the wage
earner of the household bas 8uadenly become unemployed for tho
first time. Tills hall hAppen.a to tbousands of local ~esidents.
The number of calla for help received by our Information &
Referral Center has increased by over SOOt 1n the past few
mont.hs.
It is my understanding that tbe d8velopm8nt by BMK CDrporation
would provide approKi1lately 10-,000 new job8 in the Chesterfield
County/metropolitan Richmond atea and provide as many as 6,000
construction jobs during the period of development. I appreciate
the difficulty of the decision tbat 18 facing you a. a member of
tbe Board of supervisors. I WGold hope that you would consider
the eztraordinary circumatanceB that our region is e~perienclng,
unequalled at least 1n the last 10-15 years, with the unemplof-
menf of thousands of individuals. A project of this nature, If
properly constructed and blen6ed witbin tbe community, could help
a great number oe families to Burvive.
It I can provide you with any otber information that would belp
in this decision making.proces8, plea8e feel free to contact me
at 771-5825 during the day or 744-4254 at bome 1n the evening. I
appreciate your consideratiDn of this information.
Sincerely,
.,. .. _ _.... ...,.., It ft...
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, ,
FEE 25 '91 16: 48
li.SC
231 PB4
~
2708 Walnut Ctesk Circle
Midlothian, VA 23112
Pebr~acy ~O. 1DO~
Mr. Edward Barber
Chesterfield County Board
of Supervisors
P.o. Boz 40
Chesterfleld, VA 23832
Dear: Edc
It has come to my attention that on February 26, the Chesterfield
County Board of Super~18or8 will make a critical vote on HMK
Corporation's mixed-use development project propoaal, located at
the intersection of the Chippenham and Powhite Parkways. As a
resident of Branderml11 in Ch8gt8~fiRld County, I would like to
share with you some obsetvat1one regar~ing this decision.
Fully realizing tha~ it is important to always protect the
environment and the community surrounding any development, l
~ould also suggest tbat another environmental concern be part of
~his decision makift~ proocec. In my daily work of dlr.~ting the
activities of the United Way in this area, I have seen an in-
creasing number of familia. suffering from unemployment. This
affects the environment within the hom. and creates an atmosphere
in whicb the ramily can quickly deteriorate because the wage
@srner of the household bas suddenly become unemployed fOr the
first. time. This has happened to tbousands of local residents.
The number of calls fDr belp received by our Information ,
Referral Center haa increased by over SOD' in the past few
months.
It 18 my ~na8rstand1ng that the developmen~ by HMK Corporation
would provide approximately 10,000 new job. in tbe Chesterfield
County/metropolitan Ricbmond area and provide as many as 6,000
construction jobs ~ur1ng the period of development. I appreciate
the difficUlty of the decision that 18 facing you as a member of
tb- Board of SapeTvisors. I would hope that YDU vania consider
the eKtraordlnary circumstances that our region is ezper1encing,
unequalled at least in the last 10-15 yeats, with the unemploy-
ment of tbousands of individuals. A project of this natuter if
prop.rly constructed and blended within the community, could help
a great number ot families to survive.
If I can ptovide you with any other information that wOuld belp
in this decision making prOC888, pleas. feel free to contact me
at 771-5825 daring the day or 744-t2S4 at home in the e.eninq_ I
appreciate your consideration of this information.
Sincerely,
r. _ _ ~... D M!Ii 1 .........
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By Hand
TO:
FROM:
RE:
DATE:
J. L. McHale, III
John V. Cogbill, III
HMK/Galleria Project
February 26, 1992
Jack,
Attached please find the proposed change to the sound condition that I
mentioned to you in my earlier correspondence. This is the condition that we have
proposed for acceptance by the citizens. This condition addresses their concerns
about traffic generated on roads anywhere within Sub-Area I, however, it excludes the
ambient noise (which is consistent with Staffs version) and excludes noise from
parking lots and drive isles.
I would appreciate your consideration of this proposed change.
Thank you.
\4383\jvc lOOOl.mem
Attachment
cc: Mr. Jonathan S. Perel
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ProDosed Substitute Sound Condition
4. within Sub-Area I, facilities shall be designed such that
traffic from roads within Sub-Area I does not generate noise
levels above one of (i) 65 dBaLIO(h) throughout a 24-hour
period, or (ii) 65 dBa DNL, measured at the western property
boundary at the point closest to the source of noise_ In
conjunction with site plan or tentative subdivision plan
submission for any development within Sub-Area I, a noise
study acceptable to the Planning Department, which predicts
the noise generated by such traffic and which provides for
the phasing of noise attenuation as necessary to achieve the
criteria outlined herein, shall be submitted to the Planning
Department for approval. The owner/developer shall be
responsible for the installation of any improvements
indicated by the study necessary to achieve the noise levels
specified herein. The noise levels specified herein are
exclusive of ambient background noise. Roads shall not
include parking areas or drive isles.
cdn4.hmk
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McGuI REWc>oOS
BAlTLE&BooTHE
Transpotomac Plaza.
P.O. Box 25047
Alexandria. VA 22313
The Blaustein Building
One North Charles Street
Baltimore, MD 21201
Court Square Building
P.O. Box 1288
Charlottesville. VA 22902
One James Center
90 1 East Cary Street
Richmond, Virginia 23219-4030
World Trade Center
P. o. Box 3767
Norfolk, VA 23514
The Army and Navy Club BuDding
1627 Eye Street, N ~ W .
W8Jhin&ton, DC 20006
8280 Greensboro Drive
TylOna Comer
p .o~ Box 9346
McLean, VA 22102
(804) 775..1000
Fax: (804) 775-1061
Di reel Dial (804) 775-4383
Avenue des Ana 41
1040 Brussels, Belgium
associJJted ojJice:
P.O. Box 4930
Bahnhofstrasse 3
8022 Zurich. Switzerland
February 25, 1992
Chesterfield County
Board of Supervisors
P. O. Box 40
Chesterfield, VA 23832
HMK/Galleria proiect
Gentlemen:
You probably read Randy Smith's article on Sunday in the
Richmond Times-Dispatch regarding the HMK project. You also know
that Randy referred to a letter from JMB Retail Properties
addressed to Tom Jacobson_ I thought that you should have a
complete copy of the letter for your review. I specifically call
your attention to Paragraph 1. This explains some of JMB's (and
our) concerns with the sound condition as currently set forth in
the staff recommendations.
If you should have any questions regarding this matter,
please do not hesitate to call me.
\4383\jvc10005.ltr
Enclosure
cc: Mr. Jonathan S. Perel
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Mr. Tom Jacabloa
Dinctor or PlaDaial
eaac..-tleJd CalLDty
QlatcrtJeJd, VlrPaia 22S
Dear Mr.lacob1oDe
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.DIll RErAIL PROPIZR1!D CO.
DlYllDPIIINT caou,
1 '?9 P02
IWJO NadI"'.~ ~
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Bccauso 01 0tIt' iat&t'eft: ia pct!e8daDy d...lopi!ll Mr_ Perel.s J.'raSMrty, I II... ~
Dlo.imtlal tile maial acllwoval proc;l& I by. teYiewed th. pz'opoRd ordiDauc:c ..hicl1
ICU specific aoitc li.ig I. d.oft~"1 widUa SIIIIJ.Ar.. L My COII~ wiD thiI
ardi1l&IlCCl i. baed 011 UIIOItI om. dliap. tlaat the aiteria is. ramer JUbject!y& For
example. it darilll dlo 090IIlq ra.sII !Iou the noise teYeIs esceed tbe J.lmlq tor I m1DlItel
(&ad lID oUa.. tim. dariAl tta. day). tMa you are ill .1Dlatloa of tile ardJaaace.
I
We arc oae of de l&I'Ieft ~'Ifttcn :aacl d..elapen or rqiaaal maJlII lD tlI. CDWltry. W.
bye bee. very a.cceIICuI OYer tile yeI.I1I id boie, aood a.ip"... slid jasuriJl, fJI.C cnar
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tools a_ reJalad cwd..ia..cas -1a.ic:1a we ~d tlao COdlmuaidca ia -hieh we ue loeaced uYe
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Sent Via Fax
February 26. 1992
Mr~ Jonathan S. Perc1
President
HMX Corporation
P. O. Box 8984
Richmond, VA 23225
Dear Mr. Pere1:
Wilhout immenlnl ourselves In the zoning-related dia:ussions, or in
any discussion relatina tD Ihe Sj7~ of the project, the- Associated General
Conlraclon ot Virginia suppons the overall HMK project proposed for
Chesterfield County.
Responsible e(.:onomic development wiJ nor only put thousands or
unemployed construction workers back to work. but will also J'TOvi~ an
I!COf'olnic sll mulu! to the entire met.ropollran area a
For these reasons, we believe! every cfft~rt should be made to resolve
differences and proceed with the project.
Sincerely.
1 ..-. A' / ~
I (.1 (i .~ .
. " .~ ._.\ _. L l-t--... el~.. ...
a
Steven c. VcrmiUion
Exccuu\'e Direcror
SCV ISlnh
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FEB 2S ~ 92 22: 0:2 ot=l...D-.ECCt-D1I C-DEV _
P.1/2
Vi~ County
- JrgIlUa-
ECONOVlIC DEVElOPMENT
JP~&'Uary 26, 1992
LaDa B. 1I......y
COunt:y Admi:tt.t,.at:~.~ClC
CbeJJterlield COull~Y
P. O. Box 40
Cbe.~.rf.1.1dr VA 23a32
Dear Lane.
As D1reotor of BQo~a nevelopDIID-c tar ctu,_t:erfleld CCUn.t.y I teel cozapelled
to yolo. ray ooncern regard..!.ng 'the upaamlng HMX zoning_ X ~liev. 1:bl. cas.
will have significant ~paat on ~h. Coun~y'. economic fu~ur. fram two
pe~l!Ipecltive8..
.i.r.1=., 1IlIiI have o.nl:r 'to look to sou.i:hpa~k H&11 aruJ 11:8 adjaoent ret:a.il
dev81opman't 'to ... t.b.e i.m.pact a ~e-tlioQ&l 1M11 loca1:e4 just. ou'tllide
Obea'terfielcl'. li..lt:. ha. on 0\Ir ~e1:ail sales. The following ohart gives a
clear pic:t:UEW Df baw C~erfield salell tax z:evenues suffe~e4 w~tb tM openlng
of ISouthpg:k Kalla
Cal~ni~l ~19ht:. ctwlli:arliald
8ale. (million.' Annual ~ 5.1.. (tD11110n.\ Aft9-t1a1 ..
Cbanae CI1P9-
~984 89.8") 799.38
1988 85.28 (5.11) 879.26 9.99
1916 85.56 0.33 955.23 8.64
118' 89.12 5.10 1161.8' 21.63
1988 95.49 '.31 1301.12 12.50
1'89 184.91 91.154 1359.28 3.99
1990 :2&1.'-2 39.32 1441.98 6.08
s.ccmdlr, 1~ i. my 1>>11-f thai: many tNa1A8.. people 'in tM llichmoncl dIet~O UCla
are watching tbi. high pro~11. .onLng ca.. and will U8e L~ as a ba~OMet~ to~
measuring Che.t.erf1.e1d COun~y'. bu81ne8.. climabl. While ~hil1 &-eaol11.ftg 4oct8
not guarant:eA t:bat: Cba.~.z-fi.ld county will necc..~_ily win the OoaJPe1:1t1oft
(--
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FEE 25 '92 22: ~ Q-fl....D-ECONCt1IC-DEV_
P . 2/2
Lana..JtalUey
P.b~ 26, 1992
Page 2
fo~ the tU'ea I IS next. regional mall, 'I .. convinced. thB't the failure to it1c~ease
the del\8J.ty will doom tbe real oppart:uni~y 'Cb&~ .xi.t.. today.
I app~eiate the ~~fti~y as the CoQnty'. bustn... ombud.man ~o off.r my
vi.ews.
si~~elr,
#~~.?p~
Gary R. JlcIA.cea.
Diz--.:cor
GJC2J1a4/bg'c
.' -'-'!.~~?~~~ Gh6st6rfi61(f Go. Council of rT A/PTSA's
RESOLUTION
CHESTERFIELD COUNTY COMMERCIAL DEVELOPMENT
WHEREAS, The quality of education hinges on the revenue available to
fund the education system; and
WHEREAS, The revenue available to fund the school system comes
primarily from the real estate property tax; and
WHEREAS, Chesterfield County has steadily increased the percent of
residential development with respect to commercial development; and
WHEREASt commercial development creates jobs and services that increase
other sources of revenue, such as the sales tax, without adversely
impacting the education system; Now, therefore be it
RESOLVED, That the Executive Board of the Chesterfield County Council
of PTA/PTSA's urges the Chesterfield County Board of Supervisors to
actively seek new commercial development; and be it further
RESOLVED, The the Executive Board of the Chesterfield County Council of
PTA/PTSA's urge the Chesterfield County Board of Supervisors to
increase the percentage of commercial development toward a goal of 35%
of the County's total development.
ADOPTED
February 24, 1992
Chesterfield County Council of PTA/PTSA's
Executive Board
Signed: 0.
~~~~
Beth Dunkum, President