►
Description
March 15, 2022 Chesterfield Planning Commission Work Session - Status Report and Overview of Upper Magnolia Green-West (21SN0676) Zoning Case.
A
B
Let's
see
here
we're
here
to,
of
course,
it's
the
upper
magnolia
green
project,
we're
going
to
be
talking
about
the
entirety
of
the
project.
However,
it
is
more
focused
towards
upper
magnolia
green
west,
as
we
just
mentioned
in
the
agenda
review.
We
do
have
a
deferral
request
this
evening
for
the
upper
magnolia
green
east
portion
project.
B
I
think
it's
going
to
be
very
helpful
for
you
guys
to
understand
how
we've
implemented
these
types
of
phasing
profits
and
with
other
projects
that
are
comparable.
We
have
an
environmental
engineering
portion
where
we're
going
to
review
upper
swift,
creek
ordinance
requirements
as
well
as
give
an
update
to
the
nri.
B
That's
under
review
right
now,
and
then
we're
going
to
have
a
planning
portion
of
the
of
the
discussion
done
by
greg
allen
to
take
a
look
at
our
plans,
review
process
and
again
looking
at
a
similar
example
of
how
we've
implemented
projects
of
this
scale
and
implemented.
Proffers
that
that
go
along
with
this
type
of
light
industrial
office
technology
type
of
park
and
then
we're
going
to
close
with
the
next
steps
in
the
process.
B
So
again,
just
to
take
a
look
at
where
we've,
where
we've
been
with
some
of
the
public
outreach
that
we've
done
to
date,
we've
it
has
been
a
substantial
effort,
I
would
say:
we've
had
numerous
community
meetings
which
we
plan
to
have
at
least
one
more
next
month.
Right
now
we
stand
at
this
being
kind
of
the
fourth
installment
of
our
of
our
planning
commission
work
sessions.
B
Beyond
the
zoning
approval
portion
of
the
process
last
meeting,
we
did
bring
forward
the
revised
conceptual
plan
and
we
went
through
in
detail
what
the
what
the
proffers
were
in
the
case,
with
each
department
going
through
their
portion
of
the
proper
statement
itself
and
discussing
those
in
detail
and,
of
course,
getting
comments
from
the
planning
commission
and
today,
as
I
mentioned,
we're
going
to
be
focusing
more
on
the
process,
just
a
reminder
for
folks
at
home.
This
is
the
project
as
a
whole.
This
is
upper
magnolia,
green,
east
and
west.
B
It
is
a
large
area.
It's
2428
acres,
it's
split
into
two
different
rezoning
cases:
the
future
po
white
parkway
being
the
line
of
demarcation
between
the
east
portion,
which
again
is
geared
towards
residential
and
public
facility
type
uses
and
the
area
to
the
west,
which
is
again
the
focus
today
which
is
going
to
be
rezoned
to
or
the
entirety
of
the
project,
is
going
from
r9
and
agricultural
to
i2.
B
B
We
have
gone
through,
adding
a
road
network
as
well
into
this
conceptual
plan.
We've
addressed
some
of
the
areas
that
we
know
that
folks
do
not
want
to
have
access
from
and
that's,
namely
the
along
mosley
road.
We
did
look
to
address
restricting
access
directly
from
mosley
road,
particular
in
particular
on
the
far
western
outreach
that
actually
does
have
access
or
frontage
on
mosley
road.
B
I
should
say
we
looked
at
creating
land
bays
or
potential
developable
land
bays
with
the
delineation
of
rpa
on
the
property,
so
that
we
have
a
better
understanding
of
the
potential
for
development
on
the
property
and,
again
again,
we
have
severely
eliminated
limited
the
uses
that
that
would
be
typically
permitted
in
an
i2
zoning
district.
We're
now
down
to
seven.
I
think,
last
time
I
shared
with
you
that
hundreds
actually
hundreds
of
uses
that
would
be
permitted
in
the
i2
zoning
district.
B
If
you
look
at
the
entirety
of
the
useless
that
could
include
things
that
are
restricted
uses
as
well
as
our
conditional
use
list.
Buffers
have
been
quite
a
point
of
discussion
in
this.
In
this
case.
Actually
let
me
go
back
here.
Performance
standards
were
something
that
the
planning
commission
wanted
us
to
to
flesh
out
more,
and
we
surely
have
done
that.
We've
addressed
things
like
noise
odor,
as
well
as
lighting
and
building
heights.
B
B
If
there
was
ever
a
need
for
any
type
of
enforcement
action,
or
anything
like
that
or
if
there's
just
typically
something
any
kind
of
complaints
that
might
come
in
from
adjacent
property
owners
and
then,
lastly,
we've
we
revised
a
proffer
to
really
spell
out
or
define
the
contents
of
what
the
master
design
plan
will
address,
address
going
forward,
and
so
we've
all
long
intended
to
address
things
like
comprehensive
signage,
the
internal
landscape,
design,
lighting
pedestrian
connectivity
and,
of
course,
the
architectural
theme
throughout
the
project
throughout
the
park.
And
so
this
is
a
similar
approach.
B
We've
done
to.
In
other
cases,
namely
the
meadowville,
the
landing
project,
and
so
we
have
included
that
in
this
case,
I
wanted
to
just
kind
of
go
back
to
the
buffer,
so
that
everybody's
understanding
of
what
we
have
in
in
the
case,
with
the
conceptual
plan
combined
with
the
proffers,
we
do
have
a
200
foot
minimum
buffer.
It's
a
variable
with
buffer
is
what
we've
referred
to
it
as
in
the
proffer,
because
in
a
lot
of
instances
the
buffer
is
far
greater
than
just
that
200
foot
minimum.
B
What
we've
done
is
we've
taken
again
based
on
the
feedback
we've
gotten
along
the
way
from
from
the
community
we've
taken
a
measurement
of
750
feet
from
adjacent
existing
residential
units,
measured
inward
to
the
site,
and
that
portion
of
the
of
that
750
feet
that
falls
within
the
subject.
Property
would
then
become
buffer.
So
that's
what
you
see
here
in
that
cross-hatched
area,
and
particularly
along
the
western
portion
of
the
property,
where
you
do
have
residential
development.
B
Of
course,
we
wanted
to
protect
their
way
of
life
and
that
and
that
part
of
the
county-
and
this
is,
I
think,
a
way
that
we've
certainly
kind
of
addressed.
That
and-
and
this
is
a
buffer
that
far
exceeds
anything
that
we
would
have
in
our
in
our
zoning
standards,
just
to
focus
a
little
bit
more
on
what
we
have
in
the
language.
We
do
have
a
revision
to
the
buffer
language
from
the
last
time
we
were
here
before
you,
and
this
is,
namely
because
of
the
feedback
we
got
from
the
planning
commission.
B
B
We,
although
the
the
previous
proper,
really
referred
to
the
conceptual
plan
and
what
we
had
what
I
had
just
shown
you
in
the
previous
slide,
which
shows
that
that
750
foot
width
that
a
portion
of
that
750
feet
will
become
buffer.
It
didn't
spell
out
specifically
the
intent
of
750
feet.
We
went
ahead
and
put
that
in
there,
and
so
that
is
now
very
clearly
a
part
of
the
of
that
proffer
and
then
just
just
to
talk
about
the
buffer
a
little
bit
more
there.
B
There
was
also
discussion
of
just
how
much
of
of
a
buffer
is
this
going
to
result
in
in
terms
of
measurement
so
put
together
a
few
kind
of
stats
here
for
you,
the
area
in
dark
green,
as
well
as
the
cross-hatched
area.
Of
course
that
becomes
buffer,
and
that
is
a
substantial
offering
given
the
scale
of
the
property.
B
We
are
looking
at
the
buffer
for
the
entirety
of
east
and
west,
being
462
acres
of
buffer
area
and,
if
you're,
and
want
to
transfer
that
into
a
football
field,
measurement
you're
looking
at
349
football
fields,
which
is
substantial,
so
I
figured
I'd,
throw
that
in
there
and
then
the
linear
length
of
the
buffer,
the
perimeter
buffer.
So
the
perimeter
buffer
is
not
inclusive
of
the
po
white
buffer.
B
B
The
revised
proffers
I've
referenced
are,
of
course,
available
to
the
public
and
we've
uploaded
those
to
the
project
webpage.
Similarly,
to
the
previous
two
versions
that
we
have
so,
if
you're
interested
in
tracking
the
progression
of
the
case,
it's
all
there
for
you
to
see
and
as
we
move
forward
and
eventually
have
a
public
hearing
for
this
staff
will
prepare
a
full
presentation.
Full
staff
report,
including
the
complete,
thorough
analysis
from
all
the
contributing
review
departments.
C
Good
afternoon,
mr
chair
members
of
the
commission,
today,
I
wanted
to
provide
you
with
a
overview
of
primarily
the
phasing
plan
and
how
we
foresee
that
phasing
plan
being
implemented
as
a
part
of
this
case,
but
to
start
with
wanted
to
really
start
with
where
we
are,
as
it
relates
to
the
west
case.
So
again,
proffers
currently
include
an
access
condition
such
that
prior
to
any
plan
approval.
C
Again,
access
plan,
phasing
plan
and
road
improvements
all
included.
This
again
is
repetitive
from
last
month.
You've
seen
this
prior
to
today.
It's
a
list
of
all
of
the
proposed
proper
road
improvements
and
then
again
just
wrapping
up
with
prior
to
the
site
plan
approval
phasing
plan
or
an
update
of
that
plan
for
the
road
improvements
will
be
submitted
to
and
approved
by
cdot.
C
So
talking
about
phasing
plans
in
general
and
to
give
you
examples
of
other
developments
where
we've
implemented
this
type
of
phasing
plan,
it's
typical
of
zoning
cases
with
significant
road
improvements.
It's
been
a
proper
condition
that
we've
included
since
the
80s,
and
sometimes
they
include
additional
traffic
analyses,
just
as
we
are
in
this
particular
case
today.
C
C
If
those
traffic
studies
reflected
an
increase
or
a
decrease
in
the
traffic
generated
from
what
we
thought
we
were
going
to
expect
initially,
then
those
road
improvements
could
be
added
to
or
deleted
from
the
conditions,
so
they
would
improve.
They
would
provide
the
road
improvements
and
complete
those
according
to
those
supplemental
traffic
studies.
C
C
We
review
and
confirm
that
this
is
in
accordance
with
access
management,
standards
and
traffic
circulation,
and
then
we
review
that
and
approve
it
in
accordance
with
the
the
phasing
plan
which
we'll
get
to
in
a
second.
But
I
wanted
to
point
out
first,
this
was
the
right-of-way
dedication
phasing
plan
just
wanted
to
note
that
we
can
also
phase
the
dedication
of
the
right-of-way
that
is
required
and
have
that
dedication
completed
along
with
development
and
then,
ultimately,
the
phasing
plan
is
documented
and
then
tracked
internally
by
cdot.
C
So
this
is
a
copy
of
the
phasing
plan
for
center
point.
It
lists
the
tracks
as
identified
on
the
previous
map,
what
road
improvement
is
to
be
completed
and
when,
and
so
we
would
anticipate
that
as
we
get
through
the
zoning
process
and
then
into
the
plan
approval
process.
With
this
case,
we
would
receive
similar
phasing
plans
and
be
able
to
determine
based
on
those
subsequent
traffic
studies,
exactly
which
road
improvements
are
completed
and
when
and
so
those
improvements
include.
C
C
B
D
C
D
C
We
can
say
we
agree
with
that
or
if
they
say
this
is
the
development
we
want
to
do,
and
the
traffic
study
requires
x,
y
and
z,
improvements
and
z
is
not
on
this
list.
We
can
ask
and
require
them
to
provide
that
improvement
in
addition
to
this
list.
So
that's
the
that's
the
up
down
modification
that
we
can
do
along
with
the
traffic.
C
D
So
so
what
so?
What
you're?
What
you're
saying
is
what
you're
saying
is
what
has
been
the
long-standing
practice
of
the
county
irregardless
of
the
initial
traffic
impact
analysis,
as
the
project
goes
through
site
plan
review
and
or
begins
its
development
process,
there
would
be
there
would
be
triggering
events
that
would
call
for
a
new
traffic
impact
analysis
and,
quite
frankly,
irregardless
of
the
list,
whatever
cdot
feels
is
necessary
to
be
improved
as
a
result
of
the
real
development
pattern
of
or
the
real
development
aspects
of
the
project.
D
D
So,
for
example,
down
the
road.
If
it,
let's
just
say
the
pilot
parkway
did
not
get,
did
not
get
built
as
as
perhaps
expect.
Maybe
maybe
it
builds
up
more
like
meadowville,
as
opposed
to
you
know,
you
know
a
larger
employer
coming
in
higher
automation,
maybe
fewer
employees
that
subsequent
traffic
impact
analysis
you're
kind
of
starting
back
over
from
scratch
and
will
make
make
calls
at
that
time
with
what's
appropriate.
C
That's
correct
and
to
underscore
that
a
lot
of
the
intersection
improvements
that
will
be
completed
as
a
part
of
this
list
or
or
potentially
additional
intersection
improvements.
Vdot
is
going
to
require
additional
studies
and
warn
analyses
and
traffic
studies
be
completed
to
support
those
improvements
as
well.
C
A
Thank
you.
I
have
a
follow-up
question
on
something
he
spoke
about.
He
said
suppose
a
company
comes
in
has
a
lot
of
automation
like
a
data
center
and
the
initial
assessment
is
they
only
have
like
12
employees
running
the
whole
data
center?
They
build
the
data
center
two
years
from
now.
The
data
center
decides
that
they're
folding
up
because
they're
moving
into
a
larger
data
center
somewhere
else.
Another
company
comes
behind
them,
and
now
it's
an
advanced,
manufa
advanced
manufacturing
facility
with
250
employees.
A
Would
we
have
to
revisit
the
traffic
plan
at
that
point
where,
since
the
building
is
built-
and
it's
already
present,
would
the
traffic
stay
the
way
it
is?
Do
we
have
a
mechanism
in
there
that
says,
we've
all
of
a
sudden
had
a
two.
You
know
400
trips,
a
day
added
to
this,
where
we
had
24
trips
a
day.
C
C
E
It,
I
think
you
know
if
they
were
making
that
substantial
change
from
a
data
center
to
advanced
manufacturing,
that
it
was
going
to
need
a
significant
site
plan,
review
and
modification,
and
I
would
think,
at
the
time
of
the
new
site
plan
review
that
request
for
an
additional
tia
analysis
be
submitted
based
on
the
change
from
10
employees
to
250
employees
or
400
employees.
What
have.
F
D
D
H
H
A
G
G
E
But
when
you
say,
as
you
move
forward
with
the
development
of
the
this
in
technology
park,
that
certain
deed
restrictions
and
and
such
could
be
put
in
place
to
help
control
the
how
the
property
is
developed,
absolutely
yeah,
so
I
mean
you
got
the
deed
restrictions
working
for
you,
as
well
as
the
as
the
zoning
requirements.
That's
right
right!
So
it's
so.
A
E
A
D
And
I
know
we're
getting
away
from
what
could
ever
be
put
in
the
case,
but
but
if
we
get
into
the
reality
of
something,
so
what
we're
bouncing
around
up
here
in
reality,
would
your
department
not
kind
of
be
usually
included
in
in
these
kind
of
conversations
where
major
employers,
absolutely
if
somebody's
replacing
somebody
else
and
if
there
was
you
know
if
we
had?
You
know
same
type
of
industry
right,
so
maybe
we're
going
from
a
data
center
with
12
people
which
is
allowable
to
one
of
the
new
advanced
manufacturers
of
pharmaceuticals.
D
Right,
that's
going
to
bring
in
a
thousand
employees,
you
would
be
in
the
mid.
You
wouldn't
be
aware
of
that,
and
most
likely
the
board
would
be
informed
of
that.
So,
if
so,
as
we're
watching
the
project
grow
and
evolve
and
so
forth.
If
modifications
needed
to
be
made,
it's
not
like
it's
going
to
happen
in
a
vacuum.
G
No
sir,
it
absolutely
is
not,
and
those
type
of
transactions
always
have
some
type
of
assistance
through
the
process
or
incentives
or
something
so
the
board
gets
a
decisionary
role
in
that
and
truthfully.
What
we're
seeing
is
a
sophisticated
manufacturer
will
come
in
and
do
his
own
analysis
and
will
look
at
us
and
say
I
want
that
road
widened,
because
I've
got
a
thousand
people
have
got
to
get
in
here
between
7
30
and
9
30.,
and
that
becomes
part
of
the
incentive
package.
I
If
any
of
you
had
watched
the
board
meeting
from
last
month,
I
covered
some
of
the
requirements
and
conditions
we
have
in
the
upper
swift,
creek
watershed
and
how
those
things
have
evolved
over
the
last
20
years
or
so.
So
I'm
going
to
do
something
similar
today
and
also
talk
about
some
more
particulars
of
the
case.
I
I
I
We
also
require
the
use
of
anionic
pam,
which
helps
to
facilitate
vegetative
growth,
also
flexible
growth
medium.
So,
if
you
think
of
like
a
hydro
seed
with
wood
fibers,
that
also
is
another
mechanism
to
get
vegetation
to
establish
on
barren
soil
so
that
you
don't
have
increased
risks
of
sediment
runoff.
I
Also,
within
the
upper
swift
creek
watershed,
we
have
increased
setbacks
from
the
resource
protection
areas
so
through
the
rest
of
the
county.
It's
25
foot
in
the
upper
swift,
creek
watershed,
it's
35
foot
and
then
flood
plains
for
properties
that
have
larger
than
100
acres
draining
through
the
property.
In
the
flood
plain,
we
have
an
increased
setback
of
35
feet
as
compared
to
25
feet.
I
I
Something
else
to
mention
in
the
upper
surf
creek
watershed:
we
maintain
all
the
bmps
in
the
county
so
around
the
same
time
that
this
ordinance
was
passed,
the
board
of
supervisors
elected
to
maintain
all
residential
bmps
in
the
county
and
then
in
addition,
in
the
upper
swift,
creek
watershed,
we
maintain
the
commercial
bmps.
Also,
this
helps
ensure
that
the
bmps
are
functioning
properly,
they're,
removing
the
storm
water
pollution
and
associated
nutrients
and
protecting
our
waterways.
I
So,
roughly
20,
25
years
ago,
we
increased
the
phosphorus
removal
requirements
and
setback
standards
in
the
upper
swift,
creek
watershed
for
residential
properties
and
then
in
2014
the
state
implemented
more
stringent
stormwater
standards
across
the
board.
At
that
same
time,
the
county
became
the
storm
water
authority
for
reviewing
plans
and
enforcing
those
requirements.
I
You
have
to
catch
one
inch
of
rainfall
off
impervious
and
pervious,
such
as
managed
turf
and
treat
that
so
it's
a
significant
increase
in
the
amount
of
water
that
you're
treating
now
this
doesn't
have
to
do
with
detention
for
flooding
aspects.
This
is
only
I'm
only
focusing
on
actually
what
is
getting
treated
from
a
water
quality
standpoint.
I
I
So
planning
had
used
some
of
the
previous
information
that
we
had
on
file.
This
is
you
know
some
of
the
updated
information
the
applicant
has
submitted
along
with
you
know
some
of
the
knowledge
within
our
department.
You
can
see
how
this
you
know
relates
to
some
of
the
current
layout
that
we've
been
reviewing.
I
So,
with
the
increased
phosphorus
removal
requirements
that
were
initially
adopted,
the
increased
phosphorus
removal
requirements
from
the
2014
stormwater
regulations,
the
state
classifies
man-made
and
lakes
reservoirs
by
looking
at
the
chlorophyll
and
phosphorus
content,
whether
they
are
impaired
by
polluted
runoff,
the
department
of
utilities
monitors
the
reservoir
every
year,
and
then
they
transfer
the
data
to
environmental
engineering,
and
we
will
put
a
report
out
once
a
year
from
that
information.
Deq
also
goes
out
and
monitors
man-made
lakes
and
reservoirs,
and
when
they
look
at
an
impairment,
they
use
their
data.
I
But
what
I
want
to
get
at
is
that
in
2020,
when
you
look
at
the
phosphorus
level
in
the
reservoir,
the
cut
off
of
where
you
need
to
be
concerned
is
.04
and
the
reservoir
was
at
.031
and
the
2021
data
that
we
just
received
from
utilities
about
a
month
ago
and
a
cursory
review
of
that.
The
phosphorus
level
is
.037,
so
we've
maintained
you
know
under
that
.04
limit
for
many
years
now,
and
the
reservoir
is
50
years
old.
I
You
know,
I
think
it's
projected
life
was
about
50
years,
but
we
will
probably
be
using
it,
for
you
know,
hopefully,
another
50
years.
The
point
is
that,
with
all
the
growth
we've
had
in
the
early
2000s
and
the
growth
we've
had
over
the
last
five
years,
we
still
have
excellent
water
quality
in
the
reservoir.
I
I
The
fisheries,
the
natural
fisheries
aside
from
you,
know
the
carp
that
they're
stocking
in
the
reservoir
to
manage
the
hydrilla.
So
at
this
point
everything
that
we've
put
in
place-
and
you
know
the
state
has
put
in
place
with
the
additional
requirements-
are
protective
of
water
quality
in
the
reservoir,
and
I
think
it's
very
important
to
note
that,
as
we
look
at
you
know,
zoning
cases
within
this
watershed.
I
And
lastly,
tree
canopies
within
our
residential
neighborhoods,
there
was
a
zoning
case
we
just
passed.
I
think
it
was
last
month,
and
you
know
it's
got
street
trees.
I
think
it's
in
your
district
gloria.
If
you
know
the
one
I'm
talking
about,
and
you
know
as
we
look
at
livable
communities,
livable
communities
also
mean
you
know
environmentally
friendly
communities
and
when
we
look
at
you
know
asking
for
these
type
of
features
within
a
neighborhood
having
street
trees
within
a
residential
development
helps
to
slow
storm
water
runoff
from
these
impervious
areas.
F
I
E
For
you,
in
reference
to
the
street
tree
canopy
the
idea
that
we
could
incorporate
some
of
that
within
you
know,
one
of
the
sorry
about
that
part
of
one
of
the
elements
within
the
proffers
is
to
establish
kind
of
a
master
plan
guidelines
for
the
west
as
well
as
one
for
the
residential
east.
The
east
is
pretty
easy.
F
I
I
D
Thank
you.
Could
you
go
back
to
the
kind
of
map
that
shows
where
you
made
the
squiggly
lines
on
the
rpa
yeah,
so
obviously,
as
a
commission,
we
can
play
what-if
scenarios
all
day,
but
if,
if
the
applicant
so
there's
you
know
probably
72
000
different
variations
of
how
of
how
the
campus
could
could
develop
out
right
and
when
it
comes
to
wetlands
mitigations
rpas
streams,
all
that
kind
of
stuff
scott
is
it?
D
D
You
know
to
work
through
any
of
the
mitigation
requirements
necessary,
and
you
know
it's
a
question-
I'm
not
really
sure,
but
if
it
was
if
it
was
a
larger
impact
to
one
of
the
creeks
and
so
forth,
that
ultimately
would
involve
the
board
of
supervisors
and
again
more
checks
and
kind
of
balances
on
how
some
of
this
stuff
you
know,
gets
developed
as
it
relates
to
some
of
these
streams
and
creeks
and
so
forth.
Right.
I
Yeah
so
there's
kind
of
two
different
pathways
here
for
different
aspects.
You
have
wetlands
that
are
not
contained
within
the
rpa,
so
there
are
some
wetlands
that
are
connected
and
contiguous
to
the
rpa.
There
are
wetlands
that
are
separate
from
that,
so
there's
a
significant
amount
of
amount
of
wetlands
that
are
not
connected
to
the
rpa
on
the
property
and
that
would
follow
a
typical
development
process
of
any
impacts
to
those
would
go
through
permitting
through
deq
and
the
army
corps
of
engineers
for
impacts
and
wetland
mitigation.
I
So
what
would
happen
is
those
would
have
to
go
through
deq
for
stream
impacts
and
also
the
army
corps
of
engineers
and
any
mitigation
for
offsets
would
have
to
be
attained.
Then
through
the
county,
because
it's
resource
protection
area
and
that
falls
under
the
chesapeake
bay
act
and
our
oversight
of
the
bay
act.
It
would
require
what's
called
a
water
quality
impact
assessment
and
anything
substantial
of
that
nature
would
have
to
go
to
the
board
of
supervisors
for
approval.
I
D
And
all
of
those
processes
most
likely
involved
accredited
experts
and
so
forth,
educating
the
board-
and
you
know
they
would
make
obviously
an
informed
decision
on
you
know
whether
or
not
they
want
to
you
know
that
puts
them
in
the
process
to
to
ultimately
determine
is:
is
this
a
project
we
want
or
or
not
you
know,
based
on
that
time,
correct,
correct!
Okay,
thank
you.
F
K
E
I
had
one
one
of
the
questions
the
planning
commission's
had
is
kind
of
what
the
status
is
of
the
nri.
I
know
we
just
recently
finally
got
kind
of
the
full
submittal
to
your
office
and
kind
of
what's
the
process
now
that
you
have
all
of
the
documentation
in
your
office
kind
of
what
what
happens
with
the
review
of
that
nri,
you
know
in
basically
over
the
course.
The
next
you
know
two
to
three
weeks
or
so.
I
So,
as
mr
gillies
mentioned,
we
got
updated
information
submitted
last
week,
so
staff
are
coordinating
with
the
applicant's
engineer
to
go
out
in
the
field
to
do
what
we
call
perennial
flow
determinations
on
the
remaining
creeks.
So
the
mainly
these
areas
in
red
we'll
be
going
out
and
doing
assessments
in
the
streams
and
then
you
know
I
should
know
after
this
week
where
we
are
on
the
timeline.
But
hopefully
everything
will
will
move
ahead
and
we'll
be
good
for
april.
L
L
I
am
going
to
be
using
the
medville
technology
park
as
an
example.
It's
a
similar
size
when
you
look
at
the
original
zoning
case
to
this
case.
Here
it's
about
halfway,
developed
through
25
years
of
of
time,
since
it
was
zoned,
it
is
very
much
kind
of
a
similar
product
on
the
other
side
of
the
county.
L
L
He
was
comfortable
with
having
his
residential
next
to
the
industrial
park,
which
was
kind
of
a
good
sign
for
meadowville,
because
the
the
reason
for
meadowville
going
through
the
process
it
did,
it
was
meant
to
be
a
new
concept
for
an
employment
center
for
chesterfield
county
that
would
be
respectful
of
the
adjacent
neighborhood,
mount
blanco
and
so
having
additional
residential
come
into
play
even
after
mount.
Blanco
just
showed
that
it
was
following
the
rules
appropriately
and
and
that
it
was
a
good
concept
for
the
county.
But
why
is
the
site
plan
process
necessary?
L
It
is
indeed
the
site
plan
process
to
all
the
things
that
you've
alluded
to
in
your
questions,
that
it
protects
the
county,
the
site
plan
team.
Just
so
it's
really
clear
includes
extensively
trained
staff.
In
these
departments
you
have
county
transportation,
you
have
the
state
with
virginia
department
of
transportation.
L
You
have
fire
and
life
safety,
utilities,
environmental
engineering,
police
planning,
building
inspections
and
real
property
office.
Each
of
these
departments
has
extensive
rules
and
regulations
that
they
have
to
apply
to
the
site
plan
and
they're
going
to
be
looking
at
these
as
they
review
each
site
plan.
L
L
Don't
do
very
well
if
they
don't
have
that
initial
meeting
and
the
reason
for
that
initial
meeting
is
one
that
allows
staff
to
review
the
initial
concept
for
the
development
and
to
make
sure
the
use
is
allowed.
We
have
told
people
stop
your
use,
isn't
allowed,
go
talk
to
the
zoning
team
and
then
come
back
and
talk
to
us
in
an
inquiry
meeting,
and
that
does
happen.
L
But
the
main
reason
for
this
inquiry
meeting
is
to
let
the
developer
know
the
rules
you'd
be
surprised
how
many
people
will
come
to
the
table
and
not
even
have
the
zoning
case
on
their
hand
and
they
haven't
read
it
and
we
have
to
explain
it
to
them.
So
each
department
gets
their
opportunity
to
talk
about
the
major
issues
that
would
apply
to
that
development.
To
that
developer.
L
We
also
get
an
opportunity
to
answer
questions
that
might
be
confusing
to
the
consultant
about
how
a
zoning
case
is
written
or
applied,
or
the
zoning
ordinance
itself
and
in
some
cases
which
I
would
expect
for
this
development.
We
would
talk
about
review
schedule,
because
economic
development
projects
are
often
what
we
call
fast
tracked,
and
we
talk
about
a
review
schedule
to
make
sure
that
we
get
this
new
development
through
in
a
timely
fashion,
and
we
set
up
a
schedule
for
that.
L
L
L
It
takes
every
site
plan
three
to
five
separate
reviews
to
get
through
before
the
consultants
and
developers
team
get
it
all
right
and
each
department
does
ensure
that
their
policies,
the
state
and
local
codes,
the
properties
and
conditions
are
addressed.
The
site
plan
team
tends
to
look
after
each
other
because
they
work
together.
As
a
team,
they've
heard
each
department
talk
about
their
spiel
and
if
something
seems
to
be
missing,
we
usually
talk
to
one
another.
L
Hey
check
check
this
proffer
make
sure
you're
capturing
it
we're
kind
of
involved
too,
and
we
also
coordinate
on
conflicts.
If
there's
a
conflict,
that's
holding
up,
facilitating
the
approval
of
the
project
will
work
diligently
to
find
a
solution.
You
know
our
role
here
is
not
to
slow
down
development.
Our
role
is
actually
to
facilitate
correct
development
that
it
makes
sure
it's
done
right,
but
not
to
slow
it
down.
L
L
Then
you
get
the
site
plan
approval,
but
after
that,
before
you
can
break
ground
with
land
disturbance,
you
have
to
have
your
vdot
land
use.
Permit,
making
sure
that
vdot's
on
board,
with
everything
that
you're
doing
for
the
road
improvements
as
scott
spoke
to
the
wetlands
permit
from
the
armed
corps
of
engineers
and
deq,
then
you've
got
ee.
L
Finally,
administering
their
land
disturbance
permit
with
an
inspector
in
the
field
that
makes
sure
that
everything's
starting
off
right
with
the
with
the
land
and
clearing
and
then
there's
a
follow-up
to
make
sure
that
the
water
and
sewer
contracts
with
utilities
are
obtained,
and
then
they
get
to
have
a
building
permit.
So
all
of
this
happens
before
they
ever
get
their
building
permit.
L
L
M
M
No
sir,
mr
sloane,
if
I
may,
mr
chairman,
mr
sloane,
we
have
several
wastewater
pump
stations.
Those
areas
north
of
there
are
served
by
the
rivers
bend
pump
station
and
also
the
the
pump
station
out.
Meadowville
landing
has
a
pump
station,
sir,
so
it
principally
serves
the
technology
part
yep.
Any
other
questions
for
utilities.
I'm
happy
to
come
back
and
answer
those
stay.
L
So
by
2007
jumping
forward
five
years,
we
finally
had
some
other
things
happen.
We
had
in
2004
an
elevated
water
tank
that
would
support
the
park.
We
had
our
first
rezoning
of
land
out
of
the
industrial
park
into
residential,
which
became
meadowville
landing
and
then
in
06
we
had
a
pair
of
site
plans.
One
was
for
the
entry
road
into
what
was
going
to
be
the
north
grumman
office
facility.
L
L
Excuse
me:
we
had
the
I-295
interchange
complete.
We
had
a
site
plan
for
the
and
I
will
say
there
was
no
site
plan
for
the
interchange.
Those
type
of
road
projects
do
not
go
through
cycling
review
same
with
po
white
parkway
that
will
not
go
through
site
pen
review.
Now
we
might
get
a
bite
at
the
apple,
because
all
this
goes
through
a
process
in
our
elm
system
and
staff
will
get
a
chance
to
look
at
that.
But
it's
not
the
site
plan
process
that
is
engaged.
L
So
when
you
see
a
number
like
12pr0122
from
meadowville
parkway
improvements
that
pr
stands
for
plan
review
and
in
2012
this
was
the
the
case
number
given
to
it
and
for
a
roadway
it
went
through
the
siteband
process.
Just
like
any
development.
It
was
an
infrastructure
site
plan
and
that
supported
the
amazon
project,
which
gained
a
lot
of
attention,
but
at
the
same
time,
capital
one
data
center
was
being
constructed
as
well.
L
L
that
was
behind
amazon
by
2021
we
had
one
more
piece
of
land
that
was
rezoned
into
mixed-use
residential.
We
also
had
kind
of
a
back
door.
Access
called
digital
drive
access
that
was
going
to
serve
the
construction
of
project
graph,
which
is
a
speculative
manufacturing
building.
So
mr
sloan,
as
you
might
think,
well,
when
do
we
determine
the
use
that
goes
into
that
into
that
speculative
manufacturing
building?
That
would
occur
at
the
time
of
building
permit
for
any
upfit.
L
Similarly,
as
if
a
building
was
one
use
this
year
and
in
10
years
became
another
use,
if
there
was
a
building
permit
necessary
to
upgrade
the
building
in
any
way,
staff
would
see
it
and
we
would
go
through
a
review
process
and
determine,
in
fact,
if
it
needed
to
go
through
a
site
plan,
because
they
didn't
have
enough
parking
or
some
other
aspect
of
it.
You
know
needed
a
site
plan
for
review.
L
So
being
able
to
use
medival
technology
park
as
an
example
that
parallels
this
employment
center
is
is
actually
a
very
good
comparison.
You
can
see
over
25
years
we're
still
about
only
50
through
the
development
of
this
technology
park.
We
had
six
infrastructure
site
plans
and
we
had
10
site
plans
that
were
implemented
for
six
major
buildings.
L
L
J
So,
thank
you,
mr
allen,
for
this
presentation,
and
I
was
just
looking
through
the
timeline
of
this
meadowville
example.
Your
your
experience
in
seeing
a
project
go
through
this
process.
I
mean
I,
I
would
consider
you
the
probably
the
most
well-versed
that
I
would
know
so.
I'm
going
to
take
this
opportunity
to
ask
for
your
opinion-
and
I
realize
you
don't
have
a
crystal
ball,
but
looking
at
upper
magnolia,
green
hypothetically,
if
the
board
were
to
approve
that
in
2022.
J
What
would
be
your
thought
on?
You
know
best
case
scenario
when
the
first
certificate
of
occupancy
would
actually
be
issued,
because
if
I'm
looking
at
this,
I'm
thinking
you
know
2040
is
probably
a
realistic
guess
and
the
world
the
way
the
world
is
changing.
2040
is
just
unimaginably
far
out
from
the
technology
what's
happening
in
the
transportation
world.
Everything-
and
I
just
I
guess,
just
your
general
thoughts
on
how
you
know
I
guess
did
I
did
I
state
a
question.
L
L
L
So
it
wouldn't
surprise
me
if,
if
indeed
the
first,
the
first
user,
unless
there's
just
something
really
aggressive
that
comes
up
it's
going
to
take.
You
know
eight
to
ten
years,
that's
certainly
doable.
Now
mr
hart
may
have
an
idea
of
someone
in
the
mind.
That's
just
ready
to
go
ahead
and
power
hard
forward,
but
that's
my
guess.
Eight's
ten
years.
J
Thank
you,
yeah
cause.
I
guess
what
I'm
what
I'm
thinking
is.
We
we
want
to
put
the
rails
in
place.
We
want
to
protect
ourselves,
but
we
need
to
be
mindful
of
the
fact
that,
10
years
from
now,
we
don't
want
to
paint
ourselves
in
a
corner,
because
we
don't
know
what
the
world's
going
to
look
like
in
10
years.
So
we
do
need
to
be.
You
know
that
that's
what
we're
tasked
with
is
finding
that
sweet
spot
between
protection
and
flexibility
to
make
a
realistic
project
in
the
future
that
we
can't
predict.
E
L
E
E
D
D
Well,
let
me
rephrase
that
are
there
times
where
it's
possible,
that
something
comes
in
sight
that
comes
up
during
the
site
plan
review
process
that
could
alter
the
the
viability
of
a
project
and
kind
of
in
our
experiences
does.
Does
the
in
there
in
the
board's
decision
making
process
do
they
generally
approve?
Something
kind
of
you
know
prove
a
project
before
this
during
this
subject
to
this.
D
G
G
B
Chair
owens,
I'm
back
just
here
to
kind
of
close
this
out,
we
are
bringing
back
to
the
the
process
related
to
upper
magnolia
green
west,
where
we
are
with
the
next
steps.
We
have
a
community
meeting
that
mr
owens
you're
going
to
host
we're
going
to
hold
that
at
the
cosby
high
school
auditorium
on
the
evening
of
the
14th
of
april,
where
we're
going
to
do
a
another,
thorough
review
of
the
proffers.
So
we
look
forward
to
that
next
day.
B
Steps
in
the
process,
of
course,
would
be
looking
to
get
a
public
hearing
date
for
the
planning
commission
for
the
upper
magnolia
west
case,
and
then,
if
that
happens
in
april,
we
would
look
to
then
have
the
corresponding
board
hearing
the
following
month
in
may.
But
I
defer
to
the
planning
commission
for
your
further
guidance
as
it
relates
to
the
public
hearing.
E
A
High
school
yeah,
it's
actually
sorry
the
slide
says
ctc
hall,
so
this
meeting
is
actually
going
to
be
at
cosby
high
school,
and
this
meeting
is
going
to
be
a
review
of
the
not
only
the
proffers
but
also
the
staff
reports
that
are
coming
out.
So
the
general
public
will
actually
we'll
take
them
through
this
step
by
step
to
make
sure
they
have
an
understanding
of.
What's
actually
in
these
documents.
A
You
know,
I
think
sometimes
we
can
take
for
granted.
We
look
at
these
staff
reports
every
month
and
we
know
where
to
go
to
what
to
look
for
the
sections
that
are
hot
sections
to
all
of
us.
I
think
this
is
a
chance
for
the
public
to
actually
get
to
review
this
and
and
get
explanations
as
needed.
So
that's
really
the
main
meeting
for
this
meeting
at
cosby,
so
planning
commissioners.
Do
you
all
have
any
comments
right
now?
E
That
that's
unfortunate.
We
need
to
go
ahead
and
try
to
establish
if
we
want
the
public
hearing
for
april
19th
either
today,
with
through
a
vote
or
I'll,
maybe
leave
it
to
the
discretion
of
the
staff,
but
the
idea
that
we
could
always
set
the
public
hearing
for
april
19th
and
say
you
know
we
do
not
have
not
completed
significantly
enough
that
in
our
nri,
then
we
could
basically
defer
the
case
at
that
point.
J
D
I
I
kind
of
meant
I
you
know,
I
think,
when
we're
deferring
a
case,
we
usually
make
a
decision
to
continue
deferring
a
case
if
there,
if
we
think
there's
gonna,
be
meaningful
change.
You
know,
in
the
case,
over
the
time
period,
I
think
we
certainly.
This
certainly
leaves
us
plenty
of
options
that
you
know
as
the
nri
comes
out.
If
there's
something
in
that
that
you
know
looks
like
we
either
need
to
modify
the
case,
you
know
alter
your
proper
conditions
or
something
like
that.