95SN0307
,
,
.
.
.L\t1gtlJt 15, 1995 ere
September 27, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0307
S. Brodrick Peters, Jr.
Clover Hill and Matoaca Magisterial Districts
North and south lines of Genito Road
REOUEST: Various amendments to Conditional Use Planned Development (Case 88S008). (See
the following for details of the requested amendments)
PROPOSED LAND USE:
The request property is part of the original Greenspring I mixed use development
which included the request property (809.5 acres) and adjacent property to the west
(503.2 acres). The applicant wishes to proceed with developing the request property
independent of adjacent portions of the original Greenspring I project and modify
specific requirements ofthe original Greenspring I rezoning. These modifications
would apply to the subject 809.5 acres only. Specifically, the following amendments
are requested for the request property only:
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 9.
AMENDMENT I (APPLICANT'S AMENDMENTS 1.,2.,3.,4., 11., AND 12.)
The applicant requests amendment to Condition I of Case 88S008 to modify the approved
Textual Statement to reflect the requested amendments outlined herein and substitute a new
Conceptual Master Plan for the approved Conceptual Master Plan. The requirement to
conform to the Conceptual Site Development Plan (see attached) would be deleted. This
amendment would allow the request property to be developed as a separate project from that
portion of the remaining acreage originally zoned and not included in this request.
With respect to land uses, the amended Master Plan accommodates expansion of an existing
office/commercial, Tract C, from 133.1 acres to 257.6 acres; deletes a golf course; and
creates 'an additional commercial tract (Tract G) consisting of approximately 6.1 acres.
.
.
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Road, shall be the Master Plan for the subject property, except as
stated herein. And fufth~r, provided that the subject property shall be
permitted to be considered as a separate project from the remaining
portion of that land area covered under Case 88S008. (P)
(NOTE: This condition supersedes Condition I of Case 88S008 for the request
property only.)
(STAFF/CPC)
(STAFF/CPC)
(STAFF /CPC)
(STAFF/CPC)
(STAFF /CPC)
6.
2.
All references and requirements relating to golf in the Textual
Statement and conditions of zoning for Case 88S008 shall be deleted.
(P)
3.
The requirement to restore the Tomahawk and Ellett Hancock
Structures shall be deleted. (P)
4.
All references and requirements relating to the plan entitled
"Conceptual Site Development Plan - Greenspring - Chesterfield
County, Virginia" in the Textual Statement and conditions of zoning
for Case 88S008 shall be deleted.
5.
Condition 21 of Case 88S008 shall be deleted. Further, paragraph 5
on Page 16 of the Textual Statement shall be amended to allow a
freestanding restaurant in Tract F and to allow those commercial uses
specified only as accessory to recreational and retirement uses in
Tracts A, D, E and F.
Amend the Textual Statement of Case 88S008 to add Tract G. Uses
permitted in Tract G shall be those permitted by right or with
restrictions in the C-l District and development shall conform to the
requirements of C-I Districts in Emerging Growth District Areas.
Further, residential uses shall be permitted as outlined for Tracts A,
D, E and F and such uses shall comply with the requirements of those
uses in such Tracts.
AMENDMENT II (APPLICANT'S AMENDMENT 9)
Amendment to Condition 14 of Case 88S008 to clarify the manner in which the on-site water
line distribution system will be looped with future area water line extensions. This
amendment is discussed in the Utilities section of this "Request Analysis".
3
95SN0307/WP/SEPT27J
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CONDITION
(STAFF/CPC)
.
.
Further, the applicant has agreed to conform to more' strict regulations regarding
phosphorus loading.
8.
The requirements of Conditions 7, 9,11 and 20 of Case 88S008 shall
be deleted. (EE)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF)
2. With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed.
3. Within Tracts A, D, E and F, stormwater runoff shall be controlled
such that the post-development total phosphorus load shall not
exceed 0.22 pound per acre per year,
4. Within Tract C, stormwater runoff shall be controlled such that the
post-development total phosphorus load shall not exceed 0.35 pound
per acre per year. Provided, however, that if the Zoning Ordinance
is amended subsequent to the approval of this application to require
a lesser or greater phosphorus load control for those areas identified
in the Plan for Chesterfield for uses other than 2.2 dwelling units
per acre. Stormwater runoff in Tract C shall be controlled in
accordance with the phosphorus load designated in the amended
. Ordinance.
5. Prior to removing any dead or diseased trees, an erosion control
plan shall be submitted to, and approved by, Environmental
Engineering and the approved plan shall be implemented. Upon
approval of the plan by Environmental Engineering, it shall be fried
with the Virginia State Department of Forestry.
AMENDMENT IV (APPLICANT'S AMENDMENTS 5 AND 7)
Amendment to sections of the approved Textual Statement for Case 88S008 relative to
access and road improvements is requested. Specifically, the following amendments are
requested: (1) delete the requirement to dedicate right of way for OtterdaIe Road which is
entirely located on that portion of the original Greenspring property not included in this
5
95SN03071WP/SEPT27J
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.
.
B. Forty-five (45) feet of right of way does not meet VDOT requirements for minimmn
right of way width for Old Hundred RQad Extended.
CONDITIONS
(STAFF /CPC)
(STAFF/CPC)
AMENDMENT VI
II.
A fifty (50) foot wide right of way along the northern part of the
subject property for Old Hundred Road Extended shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
The, exact location of this right of way shall be approved by the
Transportation Department. (T)
12.
Initial access for the subject property shall be via Powhite Parkway
Extended/Old Hundred Road with the exception of access to Tract
F.
Deletion of Condition 30 of Case 88S008 requiring the dedication of sixty-five (65) acres
and the reservation for purchase of thirty-five (35) acres for public use is requested. The
applicant has agreed to dedicate a minimmn of twenty (20) acres for use by the Chesterfield
County School Board and to contribute towards the cost of infrastructure improvements for
schools. In addition, the applicant has agreed to reserve, for purchase, additional land for
public use. This amendment is discussed in the Financial Impact on Capital Facilities;
Schools; and Parks and Recreation sections of this "Request Analysis."
STAFF RECOMMENDATION
Recommend approval for the following reason:
The applicant has addressed the impacts this development will have on schools and
parks/recreation, as discussed herein.
CONDITION
(STAFF/CPC)
13.
PROFFERED CONDITION
(STAFF/CPC)
1.
The requirement to dedicate sixty-five (65) acres and reserve thirty-
five (35) acres for purchase for use by Chesterfield County Schools
contained in Condition 30 of the Textual Statement of Case 888008
shall be deleted.
A.
Prior to any final tentative subdivision or site plan approval,
a minimmn of twenty (20) acres shall be dedicated to and for
7
95SN0307/WP/8EPT27J
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C. Original conditions of Case 88S008 remain in effect for development
on that portion of the original Greenspring property not included in
this request.)
GENERAL INFORMATION
Location:
North and south lines ofGenito Road, east line of Woolridge Road, and north and south lines
of Old Hundred Road. Tax Map 36-9 (I) Parcell; Tax Map 46 (1) Parcels 24 and 76; and
Tax Map 47-5 (1) Parcels 2, 3, and 5 (Sheets 12 and 13).
Existinfi Zoning:
R-9 and 0-2 with Conditional Use Planned Development.
Size:
809.5 acres
Existin~ Land Use:
Vacant
Adiacent Zonin~ & Land Use:
North - A; Vacant
South - A, and A with Conditional Use; Single-family residential, two-family dwelling,
private recreation and Swift Creek Reservoir
East - A, and R-7 with Conditional Use Planned Development; Single family residential,
Swift Creek Reservoir or vacant
West - A, and R-9 and 0-2 with Conditional Use Planned Development; Swift Creek
Reservoir or vacant (remaining portion of Greenspring I development)
PUBLIC FACILITIES
Utilities:
Public Water System
The request site is served by a sixteen (16) inch water main located along Genito Road. A
twelve (12) inch water main is located at the intersection of Old Hundred Road and
Brandermill Parkway, approximately 2,000 feet east of the site. The use of the public water
9
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prior ,to, or in conjunction with, recordation of any areas draining to the
lakes. (EE)
The County is currently reviewing design criteria for man-made lakes. Depending on the
results of this review, the design criteria limitations outlined in Condition 7 of Case 88S008
may no longer be appropriate. (Amendment Ill, Condition 8)
Condition 9 of Case 88S008 states:
9. An overall project-wide erosion and sediment control plan which
includes provisions for the construction of the golf course shall be
submitted, approved, and implemented prior to any vegetative
disturbance within the impacted drainage area. (EE)
Erosion and sediment control plans must be submitted in accordance with County
requirements. Therefore, deletion of Condition 9 of Case 88S008 is acceptable.
(Amendment Ill, Condition 8)
Soils
Condition 11 of Case 88S008 states:
11. Prior to schematic plan review for other than the golf course, a
general soils study shall be provided for review by the Engineering
Department with respect to the general area being subdivided or
developed. 'Prior to issuance of a building permit, a detailed soils
report shall be submitted for each parcel of land deemed necessary by
the Engineering Department and the developer. (EE)
Since !IPproval of Case 88S008, the County has begun requiring a soils analysis prior to
construction on any portion of the request property to address the problems of shrink/swell
soils. Given the County's current requirements, deletion of Condition II of Case 88S008 is
acceptable. (Amendment Ill, Condition 8)
Water Ouality
Condition 20 of Case 88S008 states:
20. One-hundred (100) feet of buffer strip shall be provided horizontally above
the 178.00 foot contour line immediately adjacent to Swift Creek Reservoir.
Twenty-five (25) feet of open space shall be provided along the edge of
water of Swift Creek, Tomahawk Creek, and Little Tomahawk Creek. Fifty
(50) feet of open space shall be provided along the edge of any proposed lake
11
95SN03071WP/SEPT27J
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site, and a minimum of thirty-five (35) acres shall be reserved for purchase
by Chesterfield County within five (5) years, either within or adjacent to the
site, for use of such acreage as Chesterfield County Schools. (P&S)
Under the proposed amendment, the applicant has reduced this proffer proportionately to
reflect the percentage that this subject request represents of the original Greensprings zoning.
The applicant's current proffer is to dedicate twenty (20) acres for use by County Schools
and to pay the balance of the pro-rated amount, in cash, on a per lot basis (Amendment VI,
Condition 13 and Proffered Condition I). County School staff have indicated that this
proffer will address their needs.
With respect to Parks and Recreation, the applicant has agreed to reserve for purchase
acreage sufficient to allow for construction of at least two (2) athletic fields (Amendment VI,
Condition 13 and Proffered Condition I). This acreage is to be adjacent to the twenty (20)
acre school site. Parks and Recreation has indicated that this proffer will address their
immediate needs in this area.
Schools:
Approximately 834 school age children will be generated by this development. The site lies
in the Watkins Elementary School attendance zone: program capacity - 879, September
1995 projected enrollment - 711; Midlothian Middle School zone: program capacity -
1,350, projected September 1995 enrollment - 1,224; and Midlothian High School zone:
program capacity - 1,750, projected September 1995 enrollment - 1,173.
The School Administration is currently reviewing and revising the program capacities for all
County schools. Program capacity is affected by the number of special programs in each
school which require a different use of space, and the current program capacity may change.
Watkins Elementary and Midlothian High were relieved recently by the opening of Weaver
Elementary School and James River High School in September 1995. This development,
however, will still have an impact on area schools, particularly at the middle school level.
Rapid growth is continuing in this area with other approved or planned subdivisions and
continued building in existing subdivisions. Due to significantly higher growth problems
and priorities in the central and eastern parts of the County and limited available resources
for new facilities County-wide, no additional school facilities are currently targeted for the
funding planned to serve this area through the year 2000.
The applicant has proffered to participate in the cost of providing for area school needs.
(Amendment VI, Condition 13 and Proffered Condition 1)
13
95SN03071WPISEPT27J
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of Powhite Parkway which lies within the boundaries of the subject property will still be
provided. The "off-site" right-of-way dedications along Otterdale Road and the remaining
part of Po white Parkway Extended will remain a requirement for the remaining Greenspring
property not included as a part of this request.
Old Hundred Road Extended is identified on the Thoroughfare Plan as a ninety (90) foot
wide right of way extending along the northern boundary of the subject property. The
Textual Statement and Master Plan for the subject property proposes dedication offorty-five
(45) feet of right-of-way for Old Hundred Road Extended. The applicant's plan suggests that
the remaining forty-five (45) feet of right-of-way would be provided by the adjacent property
owner to the north. In order to construct a public road, a minimum of fifty (50) feet of right-
of-way width is required. The applicant should be required to dedicate this minimum width.
(Amendment V, Condition II)
A condition of existing zoning requires that initial access be provided via Powhite Parkway
Extended/Old Hundred Road. Genito Road, Otterdale Road, and other roads bordering
Greenspring are inadequate to accommodate significant volumes of additional traffic. The
applicant has requested an amendment to this condition which allows initial access to Genito
Road for development in Tract F. Development in Tract F with access via Genito Road will
not severely impact the road network (Amendment V, Condition 12).
The applicant has also requested an amendment relating to construction of Powhite
Parkway Extended (Amendment IV, Condition 10), Existing conditions of zoning require
construction of two (2) additional lanes of the Powhite Parkway Extended from the
Brandermill ParkwaylPowhite Parkway intersection to the "Collector Loop Road" shown on
the Master Plan and four (4) lanes of Po white Parkway Extended through the entire property
which was originally zoned. The condition requires that these lanes be provided when
construction of the Powhite Parkway Extended is initiated on the adjacent property to the
west (Parcel 8 on Tax Map 35 (I)) regardless of any development activity on the subject
property. The applicant is seeking relief from the requirement to provide the lanes when
construction is initiated on this adjacent property (Amendment IV, Condition 10). Staff
supports this amendment. The approval of this amendment will mean that the Powhite
Parkway Extended improvements, including the improvements across the subject property,
will be the responsibility of the owners ofthe remaining property originally zoned and not
included in this request.
The required road improvements on the existing zoning include: 1) construction of four (4)
lanes of Po white Parkway Extended; 2) construction offour (4) lanes of Woolridge Road
Extended and Collector Loop Road, ifnecessary; 3) ditch and shoulder improvements along
Otterdale Road and Genito Road; 4) if required, construction of left and right turn lanes
along Otterdale Road, Genito Road, and Powhite Parkway Extended at each approved
access; 5) if warranted, full cost of traffic signalization at each access onto Otterdale Road,
Genito Road, Powhite Parkway Extended and all internal roads; and 6) construction of two
15
95SN03071WPISEPT27J
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.
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.
Area Development Trends:
Properties to the north and northwest are zoned agriculturally and are currently vacant.
Property to the northeast is zoned residentially, is part of the Centrepointe mixed use
development and is currently vacant. Property to the east is zoned residentially and
agriculturally and is developed for residential uses (Brandermill) or is part of Swift Creek
Reservoir. Property to the south and southwest is zoned agriculturally and is developed for
residences on acreage parcels, recreational uses or remains vacant, or is ,part of Swift Creek
Reservoir. Property to the west is zoned for a mix of residential, office and commercial uses,
is that part of the Greensprihg I development not included in this request; and is currently
vacant.
ZOnilll! Historv and Current Proposal (Amendment'I):
On May 25, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning on the request property and adjacent property to
the west from Agricultural (A) and Residential (R-15) to Residential (R-9) and Office
Business (0) with Conditional Use Planned Development to permit a mix of residential,
office, commercial and recreational uses (Case 88S008, Greenspring), subject to a number
of conditions.
Master Plan
The applicant is requesting that Condition 1 of Case 88S008 be modified to reflect the
amendments discussed herein, substitute a new conceptual Master Plan (see attached) and
delete the requirement to conform to the Conceptual Site Development Plan (see attached).
This amendment would also allow this 809.5 acre parcel to be developed independent of the
remaining 503.2 acres originally zoned. The revised Master Plan deletes the golf course;
expands an office/commercial tract, Tract C; and creates a new Convenience Business (C-l)
tract, Tract G.
The requested modifications conform to the Upper Swift Creek Plan and will provide
additional commercial services to future residents. (Amendment I, Conditions 1,2 and 4)
Restoration of the Tomahawk and Ellett Hancock Structures
Conditions of zoning require that these structures be restored. The Tomahawk structure has
been destroyed by fire.
The Ellett Hancock structure has deteriorated. The Preservation Committee has determined
that restoration is not feasible. The Committee has, through separate actions of their own,
request that any material of historic significance be salvaged and used in other projects,
17
95SN03071WP/SEPT27J
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Applicant (9/5/95):
In response to concerns raised by area citizens and the Clover Hill District Commissioner
regarding possible erosion problems associated with timbering to remove dead or diseased
trees, the applicant submitted Proffered Condition 5.
The Board of Supervisors, on Wednesday, September 27, 1995, beginning at 7:00 p.m., will take
under consideration this request.
19
95SN03071WP/SEPT27J
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CASE #95SN0307
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ORIGINAL GREENSPRING
DEVELOPMENT EXCLUDED
FROM THIS REQUEST
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COUNTY
THOROUGHFARE PLAN
9-SSN0307-4