95SN0149July 26, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0149
The Chesterfield County Planning Commission
Bermuda Magisterial District
East and west lines of Jefferson Davis Highway
REQUEST:
Rezoning from Residential (R-7) and Neighborhood Business (C-2) to Residential
Multi-Family (R-MF) with Conditional Use Planned Development to permit a
public park plus exceptions to multi-family development standards on 19.3 acres,
and rezoning from General Industrial (I-2) to Agricultural (A) on 3.3 acres.
PROPOSED LAND USE:
Continuation of an existing multi-family complex (Falling Creek Apartments) plus
a new public park is planned. Specifically, the Falling Creek Apartments is a non-
conforming use within the R-7 and C-2 zoning districts. In addition, the existing
apartment complex is non-conforming with respect to many R-MF development
standards. Under the existing R-7 and C-2 District classifications, should the
apartment complex be extensively damaged, it could not be rebuilt. Further, even
if the complex is rezoned to the R-MF District classification, any rebuilding or
redevelopment would be required to comply with the R-MF requirements of the
Zoning Ordinance. The property owner wishes to continue to use the majority of
the request property as a multi-family complex and to have that portion of the
request property occupied by Falling Creek Apartments rezoned. In addition, the
property owner wishes to dedicate to Chesterfield County portions of the request
property along Falling Creek for public use, to include a public park at the Falling
Creek Ironworks site.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed rezoning to Residential Multi-Family (R-MF) conforms to the
Jefferson Davis Highway Corridor Plan which designates the majority of that
portion of the request property for residential use of 7.01 or more units per acre.
Although a portion of the request property fronting Jefferson Davis Highway is
designated on the Plan for community commercial use, the proposed rezoning to
Residential Multi-Family (R-MF) conforms to the existing multi-family residential
development on that portion of the property.
The requested exceptions to R-MF development standards, if approved, would
allow the existing apartment complex to be rebuilt to existing densities and other
existing development standards. Such approval would facilitate the preservation
of the existing housing stock represented by the apartments and facilitate any future
need to renovate the complex.
Do
The proposed rezoning to Agricultural (A) along Falling Creek and Conditional
Use Planned Development within the proposed R-MF tract, to permit a public park
and other public use along Falling Creek, conforms to the community facilities
element of the Plan which designates those portions of the request property for the
Falling Creek Greenway and the Ironworks Historic Park.
(NOTES:
CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY
PROFFER CONDITIONS FOR THAT PORTION OF THE PROPERTY
FOR WHICH CONDITIONAL USE PLANNED DEVELOPMENT IS
REQUESTED.
Bo
THE ONLY CONDITION THAT MAY BE IMPOSED ON THAT
PORTION OF THE PROPERTY FOR WHICH REZONING FROM
GENERAL INDUSTRIAL (I-2) TO AGRICULTURAL (A) IS A BUFFER
CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER
CONDITIONS.
Co
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 - R-MF TRACT
(STAFF/CPC)
With the exception of dwelling units located within the 100 year floodplain,
the plan entitled Falling Creek Apartments, prepared by LaPrade Brothers
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95 SN0149/WP/JULY26J
Civil Engineers and Surveyors, revised 4/2/91, shall be considered the
Master Plan for multi-family development on the property. At a minimum,
multi-family development shall conform to the densities, setbacks and other
development standards depicted on this plan. (P)
(NOTE: Multi-family dwellings within the 100 year floodplain may only
be rebuilt on those portions of the property lying outside the floodplain.)
PROFFERED CONDITIONS - R-MF AND A TRACTS
(STAFF/CPC) 1.
Exclusive of an area of approximately 0.1 acre which is occupied
by the private sewerage pumping station serving a portion of Falling
Creek Apartments, within sixty (60) days of the approval of this
request the land and easement dedications contained in the deeds
dated February 28, 1995, (easement No. 94-0312 and easement No.
94-0313) prepared by the Chesterfield County Right of Way Office,
shall be fully executed and delivered to the Chesterfield County
Right of Way Office for recordation.
(STAFF/CPC)
2. Public wastewater shall be used.
GENERAL INFORMATION
Location:
Fronts the east and west lines of Jefferson Davis Highway, the west line of Route 1-95 and
the north line of Parkdale Road. Tax Map 53-11 (1) Parcel 21 and Tax Map 53-12 (1)
Parcels 3 and 7 (Sheet 16).
Existing Zoning:
R-7, C-2 and I-2
Size:
22.6 acres
Existing Land Use:
Residential multi-family (Falling Creek Apartments) or vacant
3 95SNO149/WPIJULY26J
Adjacent Zoning & Land Use:
North - R-7, 1-2, A with Conditional Use and A with Conditional Use Planned
Development; Public/semi-public, industrial or vacant
South - R-7, C-2, C-3 and 1-2; Commercial or vacant
East - 1-3; Vacant
West - R-7 and C-2; Commercial or vacant
PUBLIC FACILITIES
Utilities:
Public Water System
The existing multi-family dwellings are connected to the public water system. The public
water system is available to the property to be donated to the County. The use of the
public water system will be required by Ordinance for any new structures. The results of
a computer simulated flow test indicate that sufficient flow and pressure should be
available to meet the domestic and fire flow demands of the existing apartment complex
and future development on the property donated to the County.
Public Wastewater Systera
The existing apartments are connected to the public wastewater system. The public
wastewater system is available to the property to be donated to the County. Sufficient
capacity should be available to accommodate the domestic flows generated by the existing
apartments and future development on the property donated to the County. The applicant
has proffered the use of the public wastewater system for all uses generating domestic
flows. (Proffered Condition 2)
Environmental:
Drainage and Erosion
The request property drains into Falling Creek. No existing or anticipated on- or off-site
drainage or erosion problems; however, several multi-family units lie within the 100 year
floodplain for Falling Creek. Redevelopment of any units located within the floodplain
should occur only if these units are relocated to portions of the property lying outside of
the floodplain. (Condition)
Falling Creek is a perennial stream and is subject to a 100 foot conservation area. Only
water dependent facilities are allowed within the identified conservation area.
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95 SN0149/WP/JULY26J
Fire Service:
Bensley Fire Station, Company # 3. Dependent upon present locations, additional fire
hydrants may be required for any new development or redevelopment occurring on the
request property.
Fiscal Irnpacts and Schools:
Redevelopment of the apartment complex, if limited to existing densities, would have no
additional impact on these facilities.
Transportation:
Based on the Board of Supervisors' policy regarding development within the Enterprise
Zone, road improvements will not be required.
Marina Drive and Parkdale Road adjacent to the subject property are dedicated, unpaved
roads within County rights-of-way which have not been upgraded to VDOT standards.
The County has no funds budgeted to perform maintenance on these rights-of-way.
The property owner has proffered to dedicate approximately 7.5 acres to the County. Part
of this dedication includes a historic site (Falling Creek Ironworks). If access is provided
to the historic site via Marina Drive; this roadway should be reconstructed and accepted
by VDOT to relieve the County from any potential maintenance responsibilities.
The Thoroughfare Plan identifies an extension of Chippenham Parkway (Route 895) east
of Interstate 95 (1-95). The conceptual design of the Routes 895/1-95 interchange,
developed during the environmental impact study for Route 895, included a directional
ramp from westbound Route 895 to southbound 1-95. Based on that preliminary design
information, the directional ramp would extend across the eastern part of the land
proffered to be dedicated (see attached map). The amount of this land that will be needed
for the Route 895 right-of-way will be determined as final design plans are prepared.
Parks and Recreation:
The proffered land dedications along Falling Creek for public use conforms to the Park~
and Recreation Linear Park Plan for this area.
5 95 SN0149/WP/JULY26J
LAND USE
General plan:
Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which designates
the property for residential use of 7.01 or more units per acre, community commercial and
light industrial uses. Also the community facilities element of the Plan designates those
portions of the request property along Falling Creek for the Falling Creek Greenway and
the Ironworks Historic Park.
Area Development Trends:
The request property and surrounding area is characterized by a mix of residential,
commercial, industrial and public/semi-public uses or vacant land within the vicinity of
Jefferson Davis Highway and Route 1-95.
Site Design:
The majority of the request property has been developed for 366 multi-family dwelling
units and accessory structures (Falling Creek Apartments), with access to Jefferson Davis
Highway and Parkdale Road. As noted herein, existing improvements are nonconforming
relative to the R-MF development standards of the Zoning Ordinance, and several dwelling
units are located within the Falling Creek I00 year floodplain. At a minimum, any
redevelopment of the apartment complex should comply with the standards that currently
exist on the property, with the exception that dwelling units located within the 100 year
floodplain, if extensively damaged or redeveloped, should be relocated outside of the
floodplain. (Condition)
The remainder of the property, which lies adjacent to Falling Creek, is vacant. A portion
of this vacant property has been identified as the Falling Creek Ironworks Site. This site
has historic significance and has been placed on the National Register of Historic Places.
The Ironworks Site and the remainder of this vacant property lies within the boundaries
of the Falling Creek Greenway, as identified on the community facilities element of the
Plan. As noted herein, the property owner wishes to dedicate the Ironworks Site and
surrounding property to the County for public use, to include a public park. (Proffered
Condition 1)
Conclusion~:
The proposed rezoning to Residential Multi-Family (R-MF) conforms to the Jefferson
Davis Highway Corridor Plan which designates the majority of that portion of the request
property for residential use of 7.01 or more units per acre. Although a portion of the
request property fronting Jefferson Davis Highway is designated for community
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95 SN0149/WP/JULY26J
commercial use, the proposed rezoning to Residential Multi-Family (R-MF) conforms to
the existing multi-family residential development on that portion of the property. In
addition, approval of the requested exceptions to R-MF development standards would
allow the residences to be rebuilt to existing densities and other existing development
standards if extensively damaged. Such approval would facilitate the preservation of the
existing housing stock represented by the apartment complex and facilitate any furore need
to renovate the project.
The proposed rezoning to Agricultural (A) along Failing Creek and the Conditional Use
Planned Development within the proposed R-MF tract to permit a public park and other
public uses along Falling Creek conforms to the community facilities element of the Plan
which designates those portions of the request property for the Falling Creek Greenway
and the Ironworks Historic Park.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff and Property Owner (6/13/95):
The property owner informed staff that a private sewage Pumping station serving the
apartments was inadvertently included in the proffered land dedications to the County.
This pumping station should remain with the apartment complex and be excluded from the
land dedications. As a result, the property owner submitted an amendment to Proffered
Condition 1, as reflected herein.
Planning Commission Meeting (6/20/95):
There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Miller, the Commission recommended
approval of this request subject to the condition and acceptance of the proffered conditions
on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 26, 1995, beginning at 7:00 p.m., will take under
consideration this request.
7 95SN0149/WP/JULY26J
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