99SN0184REQUEST ANALYSIS
AND
RECOMMENDATION
January 27, 1999 BS
99SN0184
Affordable Residences in Chesterfield II
Bermuda Magisterial District
Off the west line of Jefferson Davis Highway
REQUEST:
Conditional Use to permit Multi-Family Residential (R-MF) uses in a Community
Business (C-3) District. A multiple-family residential development is planned.
Specifically, multiple-family dwellings are permitted within C-3 Districts subject
to restrictions that no more than thirty (30) percent of the gross acreage of the C-3
tract be developed for multiple-family dwelling uses and that such uses be
incorporated into an integrated schematic plan. Further, multiple-family dwellings
cannot be developed until at least fifty (50) percent of the C-3 tract is developed for
non-residential uses, must be located in projects of twenty-five (25) acres or more
and must conform to the requirements of the Zoning Ordinance for multiple-family
dwellings in Multi-Family Residential (R-MF) Districts, with the exception that
density can increase to a maximum of fourteen (14) units per acre. If the
restrictions cannot be met, the multiple-family dwellings can be permitted as a
Conditional Use. The applicant is requesting a Conditional Use to allow a
freestanding multiple-family project on this C-3 zoned property that does not meet
the restrictions for such use in C-3 Districts.
PROPOSED LAND USE:
A maximum of 110 multiple-family dwellings for the elderly (aged 55 and over)
are planned on 5.3 acres, yielding a density of approximately twenty-one (21) units
per acre.
In addition, the applicant wishes to modify the Zoning Ordinance R-MF required
conditions for.such multiple-family dwellings to: reduce the required minimum
parcel size for multi-family development from twenty (20) to five (5) acres;
increase the density of development from fourteen (14) to twenty-one (21) units per
acre; increase the number of dwelling units on any one (1) level of any building
from ten (10) to a maximum of thirty-six (36) units; reduce setbacks for buildings
from interior driveways, adjacent public roads, adjacent multi-family zoning to the
west, and from other property boundaries; reduce the minimum pavement width of
access roads; satisfy Zoning Ordinance requirements for the provision of
recreational areas by developing these facilities off-site; reduce the number of
required parking spaces from 2.0 spaces per dwelling unit to 1.0 space per
bedroom; reduce size of parallel parking spaces; increase the height of columns in
walls or fences from seven (7) to ten (10) feet; and eliminate buffering
requirements between this proposed development and adjacent property to the west.
The applicant also wishes to guarantee, through zoning, that: on-street parallel
parking can to be credited towards required parking; off-site parking can be
provided to satisfy parking requirements; materials other than concrete curb and
gutter can be used to delineate parking areas; and further is seeking exceptions to
buffering and Jefferson Davis Highway Corridor exceptional development
standards.
(Notes:
The Zoning Ordinance requires multiple-family dwellings in C-3
Districts to conform to the requirements of the R-MF District, not
the exceptional development standards for the Jefferson Davis
Highway Corridor or setback requirements for O, C, and I-1
Districts in the Jefferson Davis Highway Corridor referenced in the
applicant's textual statement. Therefore, the requested exceptions
to these exceptional development standards and setbacks would not
be applicable.
Bo
The applicant's textual statement requests an exception to buffering
requirements between the proposed multiple-family development
and adjacent properties. Given that the multiple-family development
is completely surrounded by C-3 zoning, is required to conform to
R-MF and not C-3 standards, and adjacent property to the west is
zoned for and being developed as multiple-family uses (Winchester
Green), the Zoning Ordinance would not require any buffers on the
request property. Therefore, the requested exceptions to buffering
requirements would not be applicable.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 3 AND 4.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impact on capital facilities. This
recommendation is made for the following reasons:
2
99SN0184/WP/JAN270
The proposed elderly housing use is compatible with existing and anticipated area
commercial and multi-family development.
Given that the proposed development would be restricted to individuals meeting the
occupancy requirements for "age 55 and over," the requested exceptions to Zoning
Ordinance requirements for R-MF zoning and the requested development standards
guarantee. Specifically, the requested exceptions and guarantees would allow a
project that can be designed to meet the security needs of the elderly and, at the
same time, allow greater flexibility in the design and integration of this type of
housing within the Jefferson Davis Highway commercial corridor.
Co
A reduction in the number of required parking spaces is appropriate given that the
applicant has agreed to provide 1.0 space per bedroom and the occupancy of the
facility will be limited to those 55 years of age or older.
Do
The proffered conditions do not address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive
Plan. Specifically, the need for parks, libraries and fire stations is identified in the
County's adopted Public Facilities Plan and FY 1999-2003 Capital Improvement
~ and the impact of this development is discussed herein. The proffered
conditions do not mitigate the impact on capital facilities, thereby insuring that
adequate service levels are maintained to protect the health, safety and welfare of
County citizens.
(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 SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
(STAFF/CPC) 1.
The following conditions notwithstanding, the textual statement
entitled Market Square: Housing for the Elderly at Winchester
Green, prepared by The Planning and Design Collaborative, Inc.
and revised January 19, 1999, together with Exhibit A, dated
November 16, 1998, shall be considered the Master Plan.
Provided, however, those portions of the textual statement entitled
Section 19-523 Buffer width matrix, Section 19-582 Exceptional
development standards in the Jefferson Davis Highway Corridor,
and Section 19-583 Setback requirements for O, C, and I-1 Districts
within the Jefferson Davis Highway Corridor shall not be
considered part of the textual statement. (P & CPC)
3 99SN0184/WP/JAN270
(Note: This condition supersedes the applicant's Proffered
Condition 1.)
(STAFF/CPC)
Parking shall be provided on the basis of 1.0 space per bedroom.
(P & CPC)
(Note: This condition supersedes the Textual Statement, Section 19-
513. Parking spaces required.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The total number of dwelling units shall not exceed 110.
(STAFF/CPC)
2. No building shall exceed a height of three (3) stories.
(STAFF/CPC)
Any open basins required for water quantity or quality control
designed to serve the Property shall be landscaped or otherwise
improved so that the facilities become visual enhancements to and
amenities for the uses developed on the Property. At the time of
site plan review, a plan depicting these requirements shall be
submitted to the Planning Department for review and approval.
(STAFF/CPC)
Except for one dwelling unit which may be occupied by a resident
manager and his/her immediate family, dwelling units shall be
designated for elderly housing. Such units shall meet the occupancy
requirements for "age 55 and over" housing as set forth in §3607 of
the Fair Housing Act, 42 USCS §§3601 ~..~eq., as amended by the
Fair Housing Amendments Act of 1988 and 100.304 of Subtitle B -
Regulations relating to Housing and Urban Development, Part 100,
Subpart E - Housing for Older Persons, 24 CFR CH. 1 100.300 et.
seq,, 4-1-90 Edition in effect as of the date of the rezoning.
GENERAL INFORMATION
Location:
Off the west line of Jefferson Davis Highway, north of Alcott Road. Tax ID 790-679-Part
of 9750 (Sheet 23).
Existing Zoning:
C-3
4
99SN0184/WP/JAN270
Size:
5.3 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - C-3; Vacant
South - C-3; Vacam
East - C-3; Commercial or vacant
West - R-MF; Multiple-family dwellings (Winchester Green Townhouses)
Public Water System:
There is an existing eight (8) inch water line extending along Jefferson Davis Highway,
approximately 200 feet east of the request site. In addition, there is an existing twelve (12)
inch water line extending along the north side of Alcott Road, approximately 475 feet north
of the request site. Use of the public water system is required by County Code.
Public Wastewater Sy$1;em:
There is an existing ten (10) inch wastewater collector extending across the eastern portion
of the request site. In addition, there is an existing eight (8) inch wastewater collector
extending along the western boundary of the request site. Use of the public wastewater
system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The request property drains to storm sewers and ultimately to tributaries of the James
River. The request property and surrounding area are extremely flat; however, there are
no existing or anticipated on- or off-site drainage or erosion problems.
5 99SN0184/WP/JAN270
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 1999-2003 Capital Improvement Program. This
development will have an impact on these facilities.
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 Bensley Fire/Rescue Station, Company Number
3, and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
hydrants and quantity of water for fire protection will be evaluated during the plans review
process. Also, the need for ingress/egress for emergency equipment will be determined
during the review of the aforementioned plans.
Considering the number of units in this development, a second means of ingress/egress
should be provided. This is necessary to allow emergency personnel access should the
main entrance(s) become blocked.
Based on 110 units, this request will generate approximately thirty-one (31) emergency
calls for fu'e and rescue services per year. The applicant has failed to address the impacts
of these units on fire and rescue facilities.
Schools:
The applicant has proffered that occupancy will meet the requirements for "age 55 or
over" housing, as set forth in the Fair Housing Act, and that the occupancy requirement
that "no person under 19 years of age shall reside in these units" (Proffered Condition 4).
Under this scenario, the proposed development will have no impact on the public school
system.
Libraries:
The Public Facilities Plan identifies the need for 55,000 square feet of additional library
space throughout the County. This proposed multiple-family development will most likely
impact either the service areas of the Meadowdale or Central Libraries. The Plan
specifically identifies the need for additional library space at these facilities.
The applicant has not addressed the impact the proposed multiple-family units will have
on library facilities.
99SN0184/WP/JAN270
Parks and Recreation:
The Public Facilities Plan. idemifies the need for two (2) new regional parks. In addition,
there is currently a shortage of community park acreage in the central area of the County.
The Public Facilities Plan identifies a need for seventy (70) acres of community park space
by 2015.
The applicant has not offered measures to assist in addressing the impact of this proposed
development on these facilities.
Transportatiot~: '
The applicant has proffered a maximum density of 110 dwelling units (Proffered Condition
1). Based on retirement community trip rates, development could generate approximately
510 average daily trips. These vehicles will be distributed along Jefferson Davis Highway
(Route 1/301) which had a 1997 traffic count of 26,176 vehicles per day.
The property is located within the Jefferson Davis Highway Enterprise Zone. Based on
the Board of Supervisors' Policy regarding developmem within the Enterprise Zone, road
improvements will not be required by the County. Road improvements may be required
by the Virginia Departmem of Transportation.
The Master Plan depicts access from the property, south through the adjacent commercial
property, to Route 1/301. The design and location of that access to Route 1/301 will be
reviewed and approved at time of site plan review. In addition, at time of site plan review,
specific recommendations will be provided regarding internal circulation and on-street
parking.
7 99SN0184~WP~JAN270
Fiscal Impacts:
A. Non-Elderly Units PER UNIT
Potemial Number of New Dwelling Units 1.00' 1.00
Population Increase 2.79 2.79
Number of New Students
Elementary 0.27 0.27
Middle 0.13 0.13
High 0. ! 5 0.15
TOTAL 0.56 0.56
Net Cost for Schools 3,240 3,240
Net Cost for Parks 730 730
Net Cost for Libraries 317 317
Net Cost for Fire Stations 282 282
Average Net Cost for Roads 0.00 0.00
Sub-Total Net Cost 4,569 4,569
B. Elderly Units PER UNIT
Potemial Number of New Dwelling Units 109.0' 1.00
Population Increase 304.11 2.79
Number of New Students
Elementary 0.00 0.00
Middle 0.00 0.00
High 0.00 0.00
TOTAL 0.00 0.00
Net Cost for Schools 0.00 0.00
Net Cost for Parks 79,570 730
Net Cost for Libraries 34,553 317
8
99SN0184/WP/JAN270
Net Cost for Fire Stations 30,738 282
Average Net Cost for Roads 0.00 0.00
Sub-Total Net Cost 144,861 1,329
TOTAL NET COST (A. + B.) 149,430
*Based on a proffered maximum number of 110 dwelling units. (Proffered Condition 1)
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit that is not designated for the elderly on schools,
parks, libraries, and fire stations at $4,569 per unit. Staff has calculated the fiscal impact of every
new elderly dwelling unit on parks, libraries, and fire stations at $1,329 per unit. Circumstances
relevant to this case, as presented by the applicant, have been reviewed and it has been determined
that it would be appropriate to accept a cash proffer in the amount of $4,294 per non-elderly unit,
and $1,249 per elderly unit in this case even though they are less than the fiscal impact.
The applicant has not addressed the impact of this proposed zoning on such capital facilities. The
County's ability to provide these capital facilities to its citizens will be adversely impacted.
The Planning Commission and the Board of Supervisors, through their consideration of this
request, may determine that there are unique circumstances relative to this request that may justify
acceptance of a cash proffer below the maximum amount.
It should be noted that the introduction to the Textual Statement contains language that could
suggest that cash proffers are required. However, the policy of the County is to assess the impact
development has on capital facilities, as identified herein. The applicant can then either choose
to address that impact through means of his choice, cash being one method of doing so, or choose
not to address the impact. It is also recognized that the applicant and staff may differ on the
magnitude of the impact. Impact assessment however, cannot be waived, given the established
policy.
Cornprehensive Plan:
Lies within the boundaries of the Jefferson Davis Highway Corridor Plan which suggests
the request property is appropriate for general commercial use.
9 99SN0184/WP/JAN270
Area Development Trends:
The request property is part of a 15.8 acre tract zoned Community Business (C-3).
Specifically, property to the north, east and south of the request site, along Jefferson Davis
Highway, are zoned C-3 and have been developed commercially or remain vacant.
Property to the west is zoned Multi-family Residential (R-MF) and is being redeveloped
for Winchester Green Apartments. The Winchester Green Apartment was previously
developed as Park Lee Aparunents. The Park Lee Apartments project contained 425 units.
On March 26, 1997, that property, which is a pan of the overall subject development, was
rezoned to R-MF and limited to a maximum of 240 units. It is anticipated that commercial
development will continue to occur along this portion of Jefferson Davis Highway,
transitioning to residential development west of the commercial corridor.
Site Design:
As noted herein, the applicant has requested exceptions to R-MF District required
conditions to develop 110 multi-family dwelling units for the elderly. Also, requested is
a reduction in the required number of parking spaces, from two (2) spaces per unit to 1.0
space per bedroom. The applicant has indicated that in similar developments, where
occupancy is restricted to the elderly, fewer parking spaces are needed to accommodate
residents and visitors. Staff supports the reduction given that the ratio is based on
bedrooms versus units and that occupancy will be limited to those 55 years of age or older.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way.
CONCLUSIONS
The proposed elderly housing use is compatible with existing and anticipated area commercial and
multi-family development and, given that the proposed development would be restricted to
individuals meeting the occupancy requirements for "age 55 and over," the requested exceptions
to Zoning Ordinance requirements for R-MF zoning and the requested development standards
guarantees, should not present any adverse impact on existing or anticipated area development.
Specifically, the requested exceptions and guarantees, would allow a project that can be designed
to meet the security needs of the elderly and, at the same time, allow greater flexibility in the
design and integration of this type of housing within the Jefferson Davis Highway commercial
corridor.
The proffered conditions do not address the impacts of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need
10
99SN0184/WP/JAN270
for parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan and
FY 1999 -2003 Capital Improvement Program and the impact of this development is discussed
herein. The proffered conditions do not mitigate the impact on capital facilities, thereby insuring
that adequate service levels are maintained to protect the health, safety and welfare of County
citizens.
Given these considerations, approval of this request is recommended subject to the recommended
conditions, and subject to the applicant addressing the impacts on capital facilities.
CASE HISTORY
Applicant (1 / 19/99):
The Textual Statement was revised to delete the requested exception for provision of a
second access.
Planning Commission Meeting (1/19/99):
The applicant agreed to revise the requested parking space exception as discussed herein.
The applicant agreed with the Planning Commission's recommendation.
Mr. Cunningham indicated that had this proposal been included with the rezoning of the
Winchester Green Apartments (formerly Park Lee), the stated concerns relative to the
impact on capital facilities would have shown a net decrease in the total number of units
and therefore, a decrease in the impact on capital facilities.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request subject to the conditions and acceptance of the proffered conditions
on pages 3 and 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 27, 1999, beginning at 7:00 p.m., will take
under consideration this request.
11 99SN0184/WP/JAN270
THE PLANNING & DESIGN COLLABORATIVE, INC.
LAND PLANNINC - ARCHI'rECTURE ,' LANDSCAPE ARCHITECTURE · INTERIOR DESIGN
t9 January t999
· GRAPHIC DESIGN
Mr. Jim Bowling
C'ht,~erfield Count/Planning Department
Chesterfield Cour~r P.O. Box 40
Chesterfield, VA 23832
VIA FA;(: 717.6295
Dear Mr. Bowling: ....
Thanks for your help this morning on the Winchesler Green Housing for the Elderly project. As we discussed, we weuld
like to delele the requested condition referring to' the number of units allowed per a single access. The final site
co~figuration has resulted in a ~it,~tim in which two access points are provided in the initial phase making this requested
modification unnecessary. 1'lie foilowinB is the referenced section with the deleted sentence shown with a "strike out":.
"DEVELOPMENT STANDARDS:
DIVISION 12. R.MF MULTIFAMILY RESIDENTIAL DISTRICT
Sec. 1~.111.
Re~imt Comtitio~
Roads ', -=---~ ---' ............... ' .... ~'--' .......... ~'-= ...... "~
(hi .-'
i,:,~,- to, ,,~,:,,~"",,,¥ ~ ~-,,:,~ -~.~ ~,2 ,,.~;~;. Access roads shaii have a minimum pavement width of 22
f~.et if two way and 18 fee~ if one way, exclusive of parkin§."
If you have any further questions, please do not hesitate to call.
3122 WEST CARY STREET, SUITE 220 · RICHMOND, VIRGINIA 23221.3504 · 604-355,4410 · FAX804e~JSses402
MARKET SQUARE: HOUSING FOR THE ELDERLY AT
WINCHESTER GREEN
APPLICATION FOR CONDITIONAL USE PERMIT
C-3 DISTRICT WITH A CONDmONAL USE PERMIT FOR MULTIPLE FAMILY
PART 1.
PART 2.
PART 3.
INTRODUCTION
TEXTUAL STATEMENT
STATEMENT OF PROFFERS
SUBMITrED TO:
SUBMITTED BY:
FOR THE APPLICANTS:
CHESTERFIELD COUNTY
THE PLANNING AND DESIGN COLLABORATIVE. INC.
AFFORDABLE RESIDENCES IN CHESTERFIELD, II
16 NOVEMBER 1998
REVISED: 13 JANUARY lggg
REVISED: 14 JANUARY lg99
MARKET SQUARE: HOUSING FOR THE ELDERLY
PART 1. INTRODUCTION
INTRODUCTION
~hThei$.~_!!c_.~a_li_on_ _f~ a.C.o...r~dit!orlat Use Permit has been prepared lo permit Elderly Housin* :~. =- i.,,.~,..I .-....-~.
.... ~,cv~:,upmem o~ wine:nester Green ~oreviousiv knnw. ~. -~'.i., ..~.~ __ i'..._::-_"'P.:l-; '.:"."e'" .-~_,,i~,,,.~-,,.~ in
~ . ............. ,~ ~-~;~: ~ ~.a, l~'llcrM, m UaVlS r, grtway. I~repa~ in
.conjunction with the Coum¥ Staff, consultanls, and the owner, ad ion of this rezon' '
,mplemem the conc and ideals fo~ : _ , op~ . .. mB wdl enable the owner to
with a facili~ whk-k ~,e~t,~s~-.-~ .~.-:_ ___, '_~e o. verali,,communi_ty uf Winchester Green wn,e providin Chesterfiel
--, --..f .... ~,,~,, un, or i ..... 8 dCoumy
needs populations'. 6 ass stm§ non-profn orgamzat~ons to ,dentif¥ and can'y out proBrams for special
~,uaum ~nces m Lnesle~tiel I . · . g . esterfield County as
ha . d r. Both emlties am non-profit 501 (c) (3) co rations. ' -
ve already been undertaken in Chesterfield Coun ' . fpo . . Two prol.ect~, by ~hls p
........ . ry. The first, Rockwond Wilage which ~s also housing y
- -,- $ whl..,, .,~. u~:,. uemo~isneo ' - prey
~ anc~ renu.~ as townhouses m phases so as not to displ=ce
,r,~_'~.~d~n~s.. This..project is. noT. under construction and the tim ,'--
center) within Winc~,.~k:~r~. ~'. ~..~."~'-~d'a ,,.u~.am~. ma. mlxecl use a.rea icons, sUn§ of office, retail', residemial, and a daycare
· .,-.,,;. ,...~.-t-n an~ aolacenl to the new lownllouses.
The,~e fo, ne ~o~ is ~'~',",y~,~,~C.~ which con,~ of app,o~imatel¥ ~0.S a~ and is ,.cat,J a~on, ~ we~,r.
side o~Jeffersc~ Davis HiBhway Alcol~ Road and Tower Road, the existin8 entrance to Winchester Green. The
site is curremly vacant with the exception of the Wachovia Bank situated on a leased parcel located rn~e or less in the
center of the J~eft'.e~son Day. i? .fi. ontaBe. The area within the C-3 district for which this conditional use is souBht is
approximately
Green. ~.. acres an01 is located behind ~ bank and to the south of the proposed new entrance to Winchc~er
~,_ p.:o.?~ b,il~n.,s are....,~,ed b~ ~-~ whid, a~ ,n ,t~,,ion of the id ~ .' ' ' -
~ .nc~eslet' ~reen. Th~s modified erid street ,-,:,ti .... :-~
simultaneously linkin* the ,~..i..~._ .~._ _..L~ _-.~?_..,uc~ -u. memus pom~s m access ,nto the prol~sed moiect while
o I.,,vj~:~.~ ~u u~# MIITOUI1OIn CO~llllUni its ........ '
q:~aces. These connections are · - ? - ty' a,m,.emtla, .c:ommunlty t'acdllles, I:ks/and
............ enha. nced w!th a s,dewalk syslem to faohtate peaestrian circulalion open
hi.nc.nester L~,,reen wm o¢; Conlinued alon. the greets .,~i~k~,. ,k ........... · ~e street trees in
wire the overall communi~ The ~.,'-.~---- ~J-~..--- u__ · ._.?,.,,,.,_,,c, .cq. ue~ area. in o~.oe.r to .provme continuiiy and identit
community of Winch.t;~r,.;; ~o~la~%~i~ls~l~a~I ,L~ resio'ents ore mten~-c~ to ~ an integral part of the ,ar~.,lYr
in~t~o~tectu~l ~ag~f~inhe~bu~ii~in...Bs will b? ~stent in char.a.cter and.quality to. those currently under construction
and 44 units i. ~ ;"~'~'~"~ ~ ~ ann w,!, oe cons ~.~ecl m..tTo phases with
t.,,,~-~,,u h . ' . . . Y the first
p are The heights and setbacks ot the proposed brai ~l~'n; will be consistent with the
~L~:;~asAwSit~ilnl t~erkcL~al~a~ian~a~o~e~..aLUm1_ ~.er__ ~ a.,n,.acre) is. ~pr..O..l~. on the site in addition to ,andscal~¢t
the Communa,, Cent .... :,, ~_ __, .... ,,,-, .~-~ ,:,.~ u,~ ~w.o ou,o,nBs...A~., i~ional open space and ~ark areas a~ well as
.v ~, ,--, ~: ~,-~y olocr, s away in the townhouse area of W, nchestet Green and available to the resi~-n~
of Market Square.
~The~i~ePPlai~in:~h~l.~ests~c~u,~ ,~n.c~rease~i_n__tl?_n_,um. b? of .units permitted ~ floor in order to provide efficient el,,,
Deparlrnent's CPTED [Crime Prev;J-~l~ion ~11"r~h~';;~rone~lTl~;nr~gp~le. plan rev,ew process with the Police
ea~n8 wi!] be ~ed. within t.he cou _r~yard formed by the two buildin s and on ad'acm ' '
.o_ve~a, pa,~,.~ F..~ fo, .w.i.~,e,~ ere,,. ^ ~u~o. i, ne ~ ~ . .sFe~.._c~__~_.~t w._,th
_..,.~. ,~ted ~a~ 0~,~ ~e an. ~.come eo, p, of ~he ,~d~ts.._,_~....~_ u_~?d~_ n.,...mb~ .o.f ~.rk,,~ .~. ~,,
o~ner recently bu,lt projects w, lh age and ,ncome parame~s ,imila~:;ut~ap~s~lUSa~r~l~8~.e patron8 prov,ded for
PROIECT LOCATION NUM~I~ OF UNITS NUMBER OF PARKING
MARKET SQUARE; HOUSING FOR THE ELDERLY
AffOI~DABLE RESIDENCES IN CHE~IT:RFIELD, II
INTRODUCTION
PAGE 2
' s h~ ided an average ratio of .33 parking spact~ per unit while the hishest ratio is only
As ~ be se~, tl~ proled_, pmv -- ;- · nit for the Market Sqt~are H~in§ f?...the
5 oarkine spKes per unit. /tie al~licant propose, tv .1~., Ide .7.5 .~ac,?_[~_..~u~
Elc~rl, mom than tw,ce the number provided in otter Pr°leC~- ', ....... ___~ ~.o, c that over 90% of the
one ~ units (as is t.vpical of those projects in the chart above) aha mat exl~"~,~-~; .... hown
be more than generously adequate.
will be sewed I blic water and sewer. Because of the age and income groul~.o.f futu,re..occ~?, n~,.~
.The Property . . ~/~ - -: ' i
all cash prof~ for th~ project for the following masons:
special needs populations".
Richmond Bete~ H°u~i Coalition is a nm-profit orsanizatian which serves the County. Many non-profit
2. The ' _ .... .~ ....... ,..~ ....ire con~bulions from the County's annuaJ, appm~..iati~o~_
orBanizaeons .wn}cn serve [ne u. oun,W' m~. u,,-',,,F_,`~..~ _:.: ..... ~ ,~._ r',,,,n~, The mauirement that proners oe
~n reco~ . ' ....... rec mzcd s of non.profils,
paid by this non-profit orgamzatmn ~$ not consistent with the County s o~ upport
as Fark Lee), the applicant reduced the total number o~ reslaennal unn~
previously family o~iented dwelling units which severely impacted the County's sen, ices.
4. Market Square Housing.for the Elderly has .bee~..d~, i ,i~l._ a.,nd located in order to fulfill a need identified by
Chesterfield County fur "relocation resources" (pamcmany in mis area of the County) and, thc~ore, will not be
a net addition to the cunent housing stock in the County.
Ordinances acldre~ issues ur com~[IOlllLy anO im~ac[, tm~ ~cqumL ~,,,,
surroundin§ neighborhood, or the County in IS~'neraL
OlJ14/1BBB
12: ~B 8843555482 P[.~gI;~ & D£51C~ CO
MARKET SQUARE: HOUSING FOR THE ELDERLY
PART 2. TEXTUAL STATEMENT
MARKET SQUARE: HOUSING FOR THE ELDERLY
AFFORDABLE RESIDENCES IN CHESTERFIELD, II
TEXTUAL STATEMENT
PAGE 1
I. SUMMAKY OF EXISTING AND PROPOSED ZONING DISTRICTS AND ACREAGE5
II. CONDITIONAL USE FOR MULTIPLE FAMILY HOUSING IN A C-3 DISTRICT
amenities, and facilmes ~ ~.0?y res .~-n~: su~[~-~ to~ha~ea~;;~ired conditions, and development standards or
use and bulk exceptions snail oe permitteo l
the zoning ordinance except as modified herein:
USE:
,Multiple Family Housing
DEVELOPMENT STANDARDS:
ARTICLE IlL DISI'RICTS
DIVISION 20. C-3 COMMUNITY BUSINESS DISTRICT
.SEC. 19.1S9 Uses pemlJtted with certain restrictions.
(j) 12) a. R~idential uses shall be permitte~, without r~a~ t.o percent of no,-residential con, ruction.
b. Residential uses shall be oerrnittecl in projects ot 14 acres or mo~e. .
c. SUch use~ shall comply ~ith the requirements of ~he R-MF Zoning District except as modified
herein.
DIVISION 12. R.MF MULTIFAMILY RESIDENTIAL DISTRICT
Sec. 19-111.
Kequtred Comrdlom
(a) PaJ~e/area and densi~.
(c)
(cO
(h)
(i)
The minimum parcet size shall be 5 acres and the density shall not exceed
21 units ~ acre.
L~elli, g unit~. No morethan 36 dwellin~ .u~?ts.?all be.Pem~_ it~ed on any one floor level of a building
provided tha~ an elevator is incorporate(I ~nzo me s;ructure.
Setback~ from roads and property line~. ~. .~res ca~,i.ning dweilins,.uni_ts_t~m~ll ib~c se~ back a
minimum of 15 feet from interior private onvewa~, parking spaces, aalacem pu~ roads, and
property lines. Porches may intrude into the~e setbacks a max~murn of 10 fee~.
around all paved driveway~ but altemaliv.e roe.am ~ ae,.nea~'.rtR .l~.~n?.~ _a_m_a,~..m._aYm~u=. ~,~,.~'"
the Tranqao~atio~ and Environmental Ensmeerm8 uepanmen;s a~ ~rm [[rne u~ a-~ r .......
On-stre~ parallel parkin8 (on both public and private stree;s) shall be permitted.
Roads. ^ second road access (publi~ or .private)sha!l b? ,,d~,i~ned a.?i .cmmruct~- ,_o_.a wl~ic~cofro~22
~ to occupancy of more than 62 units. ~.~s to?os ,~.a,~ nave a m,mmum pavemem ,,
feet if two way and 18 feet if one way, exclusive o~ parrdns.
deveka'xnent or within the adjacent R-MI; U~nct ~wmcne~er ~,,,~,,, ...... r' .......
MARKET SQUA~,E: HOUSING FOR THE ELDERLY
AFFORDABLE RESIDENCES IN CHESTERFIELD, II
TEXTUAL STATEMENT
PAGE 2
i~eall be no less than 10% of the gross site area but not less than 1.5 acres in the aggregate and shall
conslructed in conjunction with the development of this site and/or the adjacent R-MF (Winchester
Green} sile.
Sec. 19.51:3.
Sec. 19..514.
Sec. 19.523.
Sec. 19,554.
Sec. 19,582.
Sec. 19.S83.
ARTICLE ¥11. DIVISION 1. DEVELOPMENT STANDARDS.
Sec. lg.S0g. Off-street parkin8.
(a) Omstree~ parallel parking (on bath public and private streets) shall be permitted.
(b) Parking may be provided off site in the adjacent C-3 District.
(a) Three quarters of a space shall be provided for each bedroom (.75 spaces per bedroom).
Design s~md~rd~ for off-street parkin8.
(a) .When radial on a curving road ur drive, parkin8 spaces may have a minimum dimension of 8 feet at
the road edge provided'the width at the mid-point is no less than 9 feet and the fatal ama of the
parking space is no less than 162 square fee(.
(d) _C,.oncre!e curb and g.utt.er,.or o~_. er acc.eptable edging shall be used around all paved driveways but
,a~_l .e~atwe .n~-. a. ns.c~ ae,n~_at~ng parking areas may be approved by the Transportation and
r. nv~ronmentai t. ns~neertng uepartments at the time of 5ire or schematic plan review.
Buffer width matrix.
No buffers between this property and adjacent properties shall be required.
Fences in residential, multifamily residential, and towr~house residential dlstrlcts.
Fences or walls shall conform m t.~ Chesterfield County zonin8 requirements except that columns with a
maximum width and deplh of 3 ~eet may be 10 feet high.
Exceptional development standards in the leffetson Davis Hishway Corridor.
(a) Parking,: Parking requirements shall be as described above.
(b) La _n~c. ap/n~- Perimeter landscaping H required in from and comer side setbacks may be irt~ailed "off
site' betwe~ the sidewalk and parallel parking spaces as street trees in both public and private rights-
of-way.
(c) Buffer width matrix: No buffers to adjacent properties shall be required.
Setback requirements for O, C, and 1.1 Districts within the Jefferson Davis Highway Corridor.
Setbacks to adjacent properties and roads shall be as described above.
IlL SEVERANCE
~,,,-,:au,,,Ly U~ me omer conclltlons or the unalTected part of any such condition.
IV. EXHIBITS
A. EXHIBIT A: MASTER PLAN
MARKET .SCIUAR~. HOUSING FOR THE ELDERLY
AFFOI~DAILE RESIDENCES IN CHESTERFIELD, II
STATEMENT OF ~,OFFEI~
PAGE 1
STATEMENT OF PROFFERS
amendec0 and 1he Ominance, ~ ~es an. zn~ ~uu.~-~-~,,, -,..-.~ e...-, r. :.:: _._:_'._~':., d,;~ ,,.a;,-~ie, n it- arm
only it, the Condilional use is gran~eu. Itl me evem ~ne ~.u:,,~,,,~,,~,, ,-,,.~..,,~-~ ,-.--:: .,, __~ ..~:.~ .~.a ,~i no further force ar
not'a~'e:l to by the Applicarn the proffers and conditions snail immeo~ate~y oe
The Textual S~aterne~t, wge~r with its exhibits, last ~,vised 14 January 1999 shall be considered the master plan
for the Properly._
The tolal nLm~er of dwellin~ units shall not exceed 110.
No buildin~ shall exceed a heigh~ of lhree (3) ~ories.
O1' otllefwlSe i~eo ~o tT~ Ine lm. mu== . · · ' ' ecl tO i:ne
on the Propere/. At the time of site plan rewew, a plan cleplctlng these requirements shall be submitt
Planning Department for review and approval.
Except for one dwelli?g unit which ..may .be o~. up?d ,by a._re?d.ent m~.a~na_B~r___a.n.d_.h~i,.,,s/?~i~m~ia~f~m~
55 and av~ homin8 as re~ forth m §3607 m. _U~_ ?_~r H .o~_m.g_.~c~,..#~¥_~.~.,~_.?_v_~.~'_',.~L~,.:,~,~,,~no and ~l'rban
I:=ir H~u~ne Amendments Act Of 1988 and 100.:~U40l ~Jml[le o - Ke~u~auu~
Development, Part 100, Subpart E - Housm8 far Older Persons, 24 CFR CH.1 ~ uu..~trd
in effect as of the date of the rezonin8.
SEVERANCE . .
The unenfmceabilie/, illegality, elimination, revision, or ~ of an~ ~ s~. f?r?. here~, in~w.hole or in pan, shall
no~ affect the validity of enforceability of the o~her prolters or me unanectee pan or any sucn pruner.
MARKET SQUARE: HOUSING FOR THE ELDERLY
PART 3. STATEMI~NT OF PROFI:ERS
~N PAR
99SN0184
: R-MF TO
;H. 2,3