07SN0350
September 26, 2007 BS
ADDENDUM
07SN0350
Chesterfield County Planning Commission
Clover Hill Magisterial District
North line of Hull Street Road, east and south of the Swift Creek Reservoir
REQUEST: Amendment to Conditional Use Planned Development (Case 74SN0021) relative to
open space in the Brandermill Community.
PROPOSED LAND USE:
Brandermill is a mixed use community which includes residential, commercial,
office, public/semi-public and recreational uses. Despite the project receiving the
appropriate site and subdivision plan approvals from the County, a recent evaluation
of the development revealed deficiencies in provisions of open space, as conditioned
by Case 74SN0021. This amendment would correct these deficiencies as well as
further limit uses permitted in this open space.
On September 21, 2007, a meeting was held with the Brandermill Community Association Board
(BCA Board), staff and Mr. Warren, Clover Hill District Supervisor, to discuss the BCA Board's
concerns relative to this case. As a result of this meeting, Mr. Warren has requested that the
Board consider modifications to the Condition, as recommended by the Planning Commission
and staff in the "Request Analysis. These modifications are noted below with strikes and
underlines and further described herein.
Item "a" of the Condition includes language to further clarify that there can be no deviation from
the open space plan and calculations.
Item "c.v" of the Condition relative to the country club facility and accessory uses is deleted, and
added as a permitted use in Item "c.iii".
Item "d" of the Condition is added to require that any site plan for the development of open
space uses be considered by the Planning Commission rather than through the administrative
review process. It should be noted that the Commission's consideration of site plans is limited to
enforcement of zoning conditions and Ordinance requirements.
Providing a FIRST CHOICE community through excellence in public service
Further, there is a typographical error in the "General Information" section of the
"Request Analysis" relative to the subject property location. Specifically commercial
properties that do not pay dues to the BCA are excluded from this amendment.
CONDITION
Open Space
a. The plan titled "Brandermil1: Open Space and County-Owned Property" dated June
14, 2007, and the chart titled "Brandermill Residential Communities Open Space
Calculations" dated May 7, 2007, shall be considered the Master Plan. Open space
areas shall be provided as specifically identified in these documents.
b. A minimum of912.9 acres shall be provided in open space, of which a maximum of
241.96 acres shall be contained within rights of way.
c. Uses permitted within this open space shall be limited to the following:
1. Rights of way, as identified in "b".
11. Naturally vegetated and landscaped areas.
111. Active and passive recreational uses primarily serving the surrounding
residential community, including, but not limited to, walking and biking
paths, playgrounds, golf course and country clubs, pools, tennis courts, as
well as those uses customarily accessory to recreational uses.
IV. Temporary activities and events such as art shows, annual celebrations and
special outings that support the recreational nature of open space.
v. Country club facility, wmell may includel the follO\ving accessory lises
\vithin the facility to serve and Slipport the facility:
1. conference rooms
2. exerCIse rooms
3. restaurant
4. eeelctaillounge
5. offices to provide sales, reeeptionlinformation eenters for the exe}:l:lsive
use for sale/rental of Brandermill prope~
6. beauty 8:I.'ld barber shop
7. clothing and sporting good sales (pro sh~
8. effild eai'e
d. Any site plan for development to be located in this 9pen space shall be submitted for
review and approval bv the Planning Commission. (P)
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07SN0350-SEP26-BOS-ADD
(Note: This condition supersedes Exhibit B, Section 1, Subsection f, Chart III and Exhibit M of
Case 74SN0021 relative to open space, recreation and activity area provisions)
3
07SN0350-SEP26-BOS-ADD
June 19,2007 CPC
1^.Ugust 21, 2007 CPC
September 26,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
07SN0350
Chesterfield County Planning Commission
Clover Hill Magisterial District
North line of Hull Street Road, east and south of the Swift Creek Reservoir
REQUEST: Amendment to Conditional Use Planned Development (Case 74SN0021) relative to
open space in the Brandermill Community.
PROPOSED LAND USE:
Brandermill is a mixed use community which includes residential, commercial,
office, public/semi-public and recreational uses. Despite the project receiving the
appropriate site and subdivision plan approvals from the County, a recent evaluation
of the development revealed deficiencies in provisions of open space, as conditioned
by Case 74SN0021. This amendment would correct these deficiencies as well as
further limit uses permitted in this open space.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Brandermill development, which began approximately thirty (30) years ago,
has had no apparent adverse impacts resulting from the reduction in open space.
B. The additional use limitations would insure that open space areas are devoted to
uses that best support the Brandermill community.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
CONDITION
(STAFF/CPC)
Open Space
a. The plan titled "Brandermill: Proposed Open Space Requirements"
dated June 14, 2007, and the chart titled "Brandermill Residential
Communities Open Space Calculations" dated May 7, 2007, shall be
considered the Master Plan.
b. A minimum of912.9 acres shall be provided in open space, of which
a maximum of241.96 acres shall be contained within rights of way.
c. Uses permitted within this open space shall be limited to the
following:
i. Rights of way, as identified in "b".
ii. Naturally vegetated and landscaped areas.
iii. Active and passive recreational uses primarily serving the
surrounding residential community, including, but not limited
to, walking and biking paths, playgrounds, golf course, pools,
tennis courts, as well as those uses customarily accessory to
these recreational uses.
IV. Temporary activities and events such as art shows, annual
celebrations and special outings that support the recreational
nature of open space.
v. Country club facility, which may include the following
accessory uses within the facility to serve and support the
facility:
1. conference rooms
2. exerCIse rooms
3. restaurant
4. cocktail lounge
5. offices to provide sales, reception/information
centers for the exclusive use for sale/rental of
Brandermill property.
6. beauty and barber shop
7. clothing and sporting good sales (pro shop)
8. child care
(Note: This condition supersedes Exhibit B, Section 1, Subsection f, Chart III and Exhibit M of
Case 74SN0021 relative to open space, recreation and activity area provisions)
2
07SN0350-SEP26- BOS-RPT
GENERAL INFORMATION
Location:
All properties located within the boundaries of the Brandermill Community, excluding
County-owned properties or commercial properties that do pay dues to the Brandermill
Community Association for maintenance.
Existing Zoning:
R-7, 0-2, C-2 and C-3 with Conditional Use Planned Development
Size:
2251.5 acres
UTILITIES: ENVIRONMENTAL: AND PUBLIC FACILITIES
The proposed amendment will have no impact on these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan, which suggests the property is
appropriate for single family residential of 2.0 dwelling units per acre or less; regional
mixed use; mixed use corridor; or conservation: open water uses.
Zoning History:
On May 8, 1974, the Board of Supervisors approved the rezoning of a 2,444-acre tract with
Conditional Use Planned Development to permit a mix of residential, commercial and light
industrial uses (Case 74SN0021). This case established a minimum provision of open space
within this project, now known as the Brandermill Community. Specifically, "Chart III" of
Case 74SN0021 required a minimum of 981.41 acres devoted to open space and recreation
area. This acreage could be modified by no more than five (5) percent. Exhibit M of this
same case, titled "Brandermill Land Use Statistics", demonstrated a 4.2 percent reduction in
the open space from the "Chart III" acreage, providing 940.08 acres in open space to be
divided among roads, parks and recreation, golf and other uses.
On June 6, 2006, an application was filed by Commonwealth Golf Properties, LLC for
schematic plan approval to permit multifamily dwellings on six (6) acres occupied by the
Brandermill Country Club tennis courts (Case 06PS0428). Through their review of this
schematic, staff discovered that the Brandermill development was not in compliance with
conditions of Case 74SN0021 relative to the provision of open space, with a deficit of
approximately twenty-six (26) acres. As such, staff could not support the schematic
3
07SN0350-SEP26- BOS-RPT
request to further reduce the open space. On September 15, 2006, the applicant requested
withdrawal of the schematic request.
On October 20,2006, a Zoning Certificate was issued by the Director of Planning relative
to staff's analysis of open space provisions in the Brandermill Community used in
preparation of Case 06PS0428. The Ordinance provides for an appeal of staff's decision
to the Board of Zoning Appeals within thirty (30) days of the date of this Zoning
Certificate. This decision was not appealed.
Given the County's involvement in the approval of the Brandermill development, the
Planning Commission initiated the current application to correct this open space
deficiency and to clarify uses permitted within this open space.
Open Space Area:
Conditions of Case 74SN0021 require the provision of 940 acres of open space. Of this
total, approximately 242 acres is permitted in roads, eighty-four (84) acres in parks and
recreation, 146 acres in golf course and 468 acres in other open space areas (Exhibit M).
Staff's evaluation of the current open space indicates the provision of 912.9 acres, with 312
acres in roads (with credit for 241.9 of these acres), 473.3 acres owned by the Brandermill
Community Association, 173.2 acres in golf course, and twenty-four and one-half (24.5)
acres as privately-owned (Reference "Brandermill Residential Communities Open Space
Calculations" and "Brandermill: Proposed Open Space Requirements"). As such, there is a
deficiency of approximately twenty-seven (27) acres of open space (Reference "Open Space
Comparison (Acres)" Chart). This amendment would establish a minimum open space
provision of 912.9 acres, consistent with the amount and locations of what is currently
provided. (Condition) (Reference "Open Space Use Comparison" chart)
Open Space Uses:
Currently, Case 74SN0021 permits open space areas to be used for a variety of active and
passive recreational uses and facilities; cultural and special community events; public
facilities, such as fire/rescue stations and schools; child care centers, nursery schools and
kindergartens in conjunction with schools; offices for the sale/rental of Brandermill real
estate; and limited retail uses such as a grocery store and restaurants (Exhibit B, Case
74SN0021). With the proposed reduction in open space, it is important to guarantee that
uses within the open space will continue to directly support the needs of the Brandermill
community. As such, approval of this amendment would limit the permitted uses within
open space to naturally vegetated and landscaped areas; active and passive recreational uses
primarily serving the surrounding residential community, including, but not limited to,
walking and biking paths, playgrounds, golf course, pools, tennis courts, as well as those
uses customarily accessory these recreational uses; and temporary activities and events such
as art shows, annual celebrations and special outings that support the recreational nature of
open space. (Condition) (Reference "Open Space Use Comparison" Chart)
4
07SN0350-SEP26- BOS-RPT
CONCLUSION
The Brandermill development, which began approximately thirty (30) years ago, has had no
apparent adverse impacts resulting from the reduction in open space. Further, the additional use
limitations would insure that open space areas are devoted to uses that best support the
Brandermill community.
Given these considerations, approval of this request is recommended with the imposition of the
Condition, as noted herein.
CASE HISTORY
Planning Commission Meeting (6/19/07):
The applicant accepted the recommendation. There was opposition and support present.
Concerns were expressed relative to maintaining the original acreage commitment for
open space and the potential impact of the request on Commonwealth Golf Properties.
Support was expressed relative to reconciliation of the open space deficiency;
documentation and preservation of existing open space; and clarification of open space
uses to benefit the community.
Mr. Gulley indicated that the Brandermill Neighborhood Residents Council (NRC) had
requested a meeting to better understand the open space analysis; that a misunderstanding
existed relative to the application taking away existing open space; and that a deferral
would allow for a community meeting to clarify the request.
The public hearing was closed.
On their own motion, the Commission deferred the decision to their August 21, 2007,
meeting.
Staff (6/20/07):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than June 25, 2007, for consideration at the Commission's
August 21,2007, meeting.
Area Property Owners and Staff (7/10/07):
A meeting was held to discuss this case. Discussion focused on the calculation and
location of open space and current and proposed limitations on the use of open space.
5
07SN0350-SEP26- BOS-RPT
Concerns were expressed relative to maintaInIng eXIstIng open space areas and the
process by which any future modification of open space regulations would occur.
Property Owner, Staff and Clover Hill District Commissioner (7/17/07):
A meeting was held to discuss the impact of this request upon the golf properties. The
Condition was amended to clarify the country club facility as a permitted use (Item v).
Applicant (7/28/07):
To date, no new information has been submitted.
Planning Commission Meeting (8/21/07):
Mr. Gulley indicated that since the public hearing, he had met with Brandermill
representatives who had voiced their support of the proposal.
On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended
approval subject to the condition on page 2.
AYES: Messrs. Gecker, Gulley Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, September 26,2007, beginning at 6:30 p.m., will take
under consideration this request.
6
07SN0350-SEP26- BOS-RPT
Open Space Comparison
Acres
Ori2:inal Zoning 07SN0350
-940 Total -912.9 Total
242 Roads -241.9 Roads
-146 Golf -173.2 Golf
-84 P&R -0 P&R
-468 Other -0 Other
-0 BCA -473.3 BCA
-0 Pri vate -24.5 Private
Uses
Original Zoning
07SN0350
- Active/Passive Rec
-Community Events
- Public Facilities
-Child Care/Nursery
School/Kindergarten
- Real Estate Office
- Limited Retail
- Active/Passive Rec
-Community Events
-Natural/Landscaped
Areas
-Country Club
07SN0350
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BRANoERMILL ~ I I
PROPOSED OPEN
SPACE REQUIREMENTS 3
(EXCLUSIVE OF RJW)
June 14, 2007
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