02SN0128-Nov28.pdfNovember 28, 2001 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0128
Artcraft Investment, L.C.
Dale Magisterial District
South line of Ridgedale Parkway
REQUEST: Amendment of Conditional Use Planned Development (Case 87S133) to permit
multi-family uses and exceptions to building height, buffers, signage and parking
space requirements.
PROPOSED LAND USE:
A residential multi-family senior housing development having a maximum of 120
dwelling units is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed age-restricted apartments are similar in land use impact to the elderly
care facilities that are currently permitted on the property. Further, higher density
residential projects are consistent with uses typically found in regional mixed use
centers.
Providing a FIRST CHOICE Community Through Excellence in Public Service
Bo
The proposed zoning and land use provide an appropriate transition between the
existing and future community retail uses located north of Ridgedale Parkway and
the adjacent school (Hening Elementary) and residential development located south
(Gravelbrook Subdivision) and east (acreage parcels) of the property.
The requested parking space exception should ensure provision of an adequate
number of parking spaces, consistent with a similar project developed by the
applicants.
The proposed buffer encroachment should not adversely impact the school
development to the south. Further, current conditions would insure appropriate
treatment of the buffer area to minimize views of this development from the adjacent
property.
mo
Deletion of the condition of zoning relative to signage would allow signs to conform
to current Zoning Ordinance standards.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER 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 SOLEY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The Owner (the "Owner") in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their
successors or assigns, proffer that the development of the Property known as Chesterfield County
GPIN/Tax Identification Number 775-688-6028 (the "Property") under consideration will be
developed according to the following conditions if, and only if, the request for amendment to
Conditional Use Planned Development ("CUPD") Case 87S 133 is granted. In the event the request
is denied or approved with conditions not agreed to by the Owner, the proffers and conditions shall
immediately be null and void and of no further force or effect.
(STAFF/CPC) 1.
Age Restriction. Except as otherwise prohibited by the Virginia Fair
Housing Law, Code of Virginia Section 36-96.1 et seq.; the Fair
Housing Act, 42 USC Section 3601 et seq., as amended by the Fair
Housing Amendments Act of 1988; 24 CFR Section 100.304; and
such other applicable federal, state, or local legal requirements in
effect as of the date of approval of this request, multifamily dwelling
units shall be restricted to "housing for older persons" as defined in
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the Virginia Fair Housing Law, Code of Virginia Section 36-96.7,
and shall have no persons under 19 years of age domiciled therein.
(P)
(STAFF/CPC)
Permitted Uses. In addition to those uses permitted by Textual
Statement 8.1 of Case 87S 133, the following uses shall be permitted
on the request Property only:
Permitted uses: Residential multifamily
Minimum Open Space Requirements: 35%
Maximum Building Height: three (3) stories
Parking: Parking shall be provided based on a ratio of one (1)
space per dwelling unit.
Maximum Number of Multifamily Dwelling Units: 120 (P)
(Note: The modification to permit residential multifamily use
shall not mean that the requirements of the R-MF
(Multifamily Residential) district will apply to the
development of the request Property.)
(STAFF/CPC)
o
Buffer Area. With approval of this request, Condition 8 of Case
87S133 shall be amended to permit a maximum twenty (20) foot
encroachment into the fifty (50) foot buffer adjacent to Tax ID 775-
687-9077 (school site) as determined necessary by the Fire
Department to accommodate emergency vehicle access on the request
Property only. (P)
(Note: Except as modified above, all other requirements of
Condition 8 of Case 87S 133 shall remain in effect.)
(STAFF/CPC)
o
Signs. With the approval of this request, Condition 16 of Case
87S 133 shall be deleted on the request Property only. (P)
GENERAL INFORMATION
Location:
South line of Ridgedale Parkway, west of Iron Bridge Road. Tax ID 775-688-6028 (Sheet
11).
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Existing Zoning:
0-2 with Conditional Use Planned Development
Size:
7.7 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North
South
East
West
- 0-2 with Conditional Use Planned Development; Commercial (Chippenham Crossing
Shopping Center) or vacant
- A; Public/semi public (Hening Elementary)
- 0-2 with Conditional Use Planned Development; Commercial (retirement home)
- 0-2 with Conditional Use Planned Development and A; Multi-family residential (The
Vinings at Ironbridge) or single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the north side of Ridgedale
Parkway, adjacent to this site. Use of the public water system is required by conditions of
zoning.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the south side of
R/dgeway Parkway and extending along the eastern portion of the request site. Use of the
public wastewater system is required by conditions of zoning.
ENVIRONMENTAL
Drainage and Erosion:
The requested use represents no additional impact on environmental facilities.
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PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan, and FY 2002-2007
Capital Improvement Program and further detailed by specific departments in the applicable sections
of this Request Analysis.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are recommended
for construction by the year 2015 in the Public Facilities Plan. This property is currently
served by the Dale Fire/Rescue Station, Company Number 11.
Based on 120 dwelling units, this request will generate approximately thirty-one (31) calls
for fire and rescue services each year. The applicant has proffered a maximum number of
dwelling units consistent with the number currently permitted as an elderly care facility
(Proffered Condition 2). Consequently, the proposed amendment will have no net increase
in the fiscal impact on fire/rescue facilities.
When the property is developed, the number of hydrants and quantity of water needed for
fire protection as well as site access will be evaluated during the plans review process.
Schools:
Based upon the age restrictions, this development will have no impact on area schools.
(Proffered Condition 1)
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library services
is assessed County-wide. Based on projected population growth, the Public Facilities Plan
identifies a need for additional library space throughout the County. Taking into account the
additional space provided by the two (2) currently funded projects, the new La Prade and
Chester Libraries, there is still a projected need for 55,000 additional square feet of library
space County-wide by 2015. This development would most likely affect the Meadowdale or
the Central Libraries. The Plan identifies a need to expand both of these facilities by 2015.
A study is currently underway to develop a program for expansion and renovation of the
Meadowdale Library. The applicant has proffered a maximum number of dwelling units
consistent with the number currently permitted as an elderly care facility (Proffered
Condition 2), consequently, the proposed amendment will have no net increase in the fiscal
impact on library facilities.
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Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of community park acreage in the county. The Public Facilities
Plan identifies the need for a 625 acres of regional park space and 116 acres of community
park space by 2015. The Plan also identifies the need for neighborhood parks and special
purpose parks and makes suggestions for their locations.
The applicant has proffered a maximum number of dwelling units consistent with the number
currently permitted as an elderly care facility (Proffered Condition 2). Consequently, the
proposed amendment will have no net increase in the fiscal impact on park facilities.
Transportation:
In 1989, the Board of Supervisor's approved the rezoning (Case 87S133) of 125 acres for
development of a mixed-use project; Chippendale. In conjunction with that approval, the
Board accepted several transportation related proffers, including a condition that established
a maximum density of development. The subject property is part of the Chippendale Project.
The applicant intends to develop multi-family residential units and has proffered a maximum
density of 120 units (Proffered Condition 2). Based on multi-family trip rates, this
development could generate approximately 850 average daily trips. Approval of this request
would not alter the anticipated traffic impact of the Chippendale Project. At time of site plan
review, staff will evaluate the specific land use and densities and include this development in
the maximum density that is approved for Chippendale.
Financial Impact on Capital Facilities:
Elderly care facilities are presently permitted on this property by the existing zoning. This
application proposes to develop the property with age restricted independent living
apartments, thus requiring an amendment to the permitted uses. Several conditions are being
proffered or will remain in place that will address the impact on capital facilities.
The applicant has proffered a maximum number of dwelling units that are consistent with the
number currently permitted within the context of an elderly care facility (Proffered Condition
2). In addition, the applicant has proffered an age-restriction for the occupancy of the
dwelling units in accordance with the Fair Housing Laws (Proffered Condition 1). The
impact on roads will continue to be governed by existing conditions that limit the density to
trip generation rates that are no greater than what is permitted under the existing zoning.
Staff has evaluated the impact of this proposal in comparison with the elderly care facilities
and concludes there is no net increase in the impact on capital facilities.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the property is
appropriate for regional mixed uses.
Area Development Trends:
Properties to the north, east and northwest are zoned Corporate Office (0-2) and were zoned
as part of the Chippendale mixed use project. Currently, these adjacent parcels have been
developed as the Chippenham Crossing Shopping Center, a retirement home and multi-
family project (The Vinings at Iron Bridge), or are currently vacant. Property to the south is
occupied by Hening Elementary School. Property to the southwest contains single family
residences on acreage parcels.
Zoning History:
On January 25, 1989, the Board of Supervisor's, upon a favorable recommendation from the
Planning Commission, approved a rezoning from Agricultural (A), Residential (R-15) and
Residential (R-7) to Office Business (O) with Conditional Use Planned Development on a
125 acre tract to permit an office/commercial and residential development commonly known
as Chippendale (Case 87S133). This case, which affected the subject property, included
restrictions on uses, building height, buffers and signage.
Site Design:
Except as modified by this request, development must conform to the conditions of zoning
(Case 87S 133) with respect to access, parking, landscaping, architectural treatment, setbacks,
signs, buffers, utilities, and screening of dumpsters and loading areas which predated the
adoption of Emerging Growth District standards of the Zoning Ordinance.
Uses:
The subject property is designated as part of a Low Density Office (LDO) Tract with Case
87S 133. Permitted uses are limited to those in the Office Business (O) District of the Zoning
Ordinance (Chapter 21) as well as convalescent, nursing home, elderly care and child care
centers. (Case 87S 133, Textual Statement, Item 8.1)
The applicant is requesting the ability to construct a 120 unit age-restricted multi-family
residential development (Proffered Condition 2). It is the applicant's intent to operate an
independent senior housing facility while providing services and activities designed to assist
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requirements. The subject development is considered a residential community. Currently,
the Zoning Ordinance would permit one (1) freestanding sign not to exceed thirty-two (32)
square feet and a height of fifteen (15) feet to be installed on the property.
CONCLUSIONS
The proposed age-restricted apartments are similar in land use impact to the elderly care facilities
that are currently permitted on the property. Further, this use provides an appropriate transition
between the existing and future community retail uses located north of Ridgedale Parkway and the
adjacent school (Hening Elementary) and residential development located south (Gravelbrook
Subdivision) and east (acreage parcels) of the property.
The requested parking space exception should ensure provision of an adequate number of parking
spaces, consistent with a similar project developed by the applicants.
The proposed buffer encroachment should not adversely impact the school development to the south.
Further, current conditions would insure appropriate treatment of the buffer area to minimize views
of this development from the adjacent property.
Deletion of the condition of zoning relative to signage would allow signs to conform to current
Zoning Ordinance standards.
Given these considerations, approval of this request would be appropriate.
CASE HISTORY
Planning Commission Meeting (10/16/01):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Marsh, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, on Wednesday, November 28, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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