01SN0178-Feb28U.pdfFcbi-aary 20, 20,?,I CPC
February 28, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0178
P & R Associates, LLC
Clover Hill Magisterial District
Northwest quadrant of South Providence and Reams Roads
REOUEST:
Rezoning from Residential (R-12) to Agricultural (A) with a Conditional Use
Planned Development to allow attached and detached single family residential
development and a Conditional Use to permit a golf course on a maximum of
174.12 acres.
PROPOSED LAND USE:
A single family residential subdivision consisting of attached and/or detached
homes and a golf course with associated clubhouse are planned. The applicant has
agreed to limit the development to 215 dwelling units, yielding a density of
approximately 1.01 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 11.
STAFF RECOMMENDATION
Recommend approval subject to fire concerns being addressed, as discussed herein. Recommend
that Proffered Conditions 23, 27, part of Proffered Condition 20 pertaining to first floor bedrooms
and part of Proffered Condition 25 pertaining to emergency access not be accepted. This
recommendation is made for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land uses comply with the Northern Area Plan which
suggests the property is appropriate for single family residential use of 1.51 to 4.0
dwelling units per acre or less for the area south of Pocoshock Creek and the
Eastern Midlothian Plan which suggests the property is appropriate for single
family residential use of 2.51 to 4.0 dwelling units per acre for the area north of
Pocoshock Creek. The proposed golf course will provide an amenity for the
development and surrounding area.
The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
The development standards of the Zoning Ordinance and proffered conditions
further ensure land use compatibility with area residential development. Many of
these proffered condition were generated as a result of numerous neighborhood
meetings.
The proposed emergency access included in Proffered Condition 25 does not satisfy
the requirements of the Subdivision Ordinance with respect to the provision of a
second means of public road access to the residential portion of this development.
Further, Proffered Condition 27, which precludes access to adjacent subdivisions,
restricts options for the development to comply with this public road access
requirement at the time of tentative subdivision plan review.
Proffered Conditions 23 and part of 20 pertahfing to first floor bedrooms represent
items not typically addressed as part of the tentative subdivision plan or building
permit review processes. Therefore, additional time and effort will be required on
the part of staff, the developer and the building permit applicant to provide this
additional information as a part of these application processes. Further, as written,
Proffered Condition 23 is difficult to enforce.
(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.)
CONDITION
(STAFF/CPC)
In conjunction with the approval of this request, the Textual Statement
dated February 6, 2001, shall be approved. (P)
2 01SN0178/WP/FEB28U
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Master Plan. The plan prepared by Balzer and Associates, Inc.,
titled "Pocoshock Golf Course Master Plan" revised February 6,
2001 shall be considered the Master Plan with respect to the general
location of the golf course/recreational area and residential areas.
The frontage of tract R-2 along Providence Road shall be a
minimum of 400 feet. Within the residential area, there shall be no
"mixing" of attached or detached residential un/ts along any
individual road, and units of the same type shall be placed within a
"cluster" having the san~e type units. Provided, however, in the
area designated as R-I, either detached or attached homes, but not
both, shall be permitted. Further, attached dwelling units may be
located on the road leading to detached un/ts in the R-1 area.
Within the area designated as R-2, dwelling unit types shall be
limited to detached units. Within the area designated as R-3, a
combination of dwelling types, a single dwelling type,
recreation/open space or a combination of recreation/open space
uses and dwellings shall be permitted subject to the provisions stated
herein. The tentative subdivision plan shall establish the areas to be
occupied by attached and detached units. At the time of the
tentative subdivision review and approval, conditions may be
imposed to insure compatibility between attached and detached
un/ts. (P)
(STAFF/CPC) 2.
Densi _ty. The total number of dwelling un/ts shall not exceed 215.
(P)
(STAFF/CPC) 3.
Clustering of Townhouse Units. Within Tract R-3, any townhouse
units/lots located within 200 feet of Providence Road shall be
designed to preclude a "linear, parallel pattern" along Providence
Road. (P)
(STAFF/CPC) 4.
Internal Access. If a combination of unit types is constructed, the
access into the development from adjacent external roads shall be
designed such that the access to the attached units does not pass
through the area occupied by the detached units unless such access
is designed to provide both a physical and visual separation adjacent
m the residential development through which it passes. This may
be achieved through the provision of design elements such as, but
not necessarily limited to, open space, landscaping, ornamental
walls or fences, setbacks, etc. The exact treatment along such
access road shall be approved at the time of tentative subdivision
plan review. (P)
3 01SN0178/WP/FEB28U
(STAFF/CPC)
(STAFF/CPC)
Recreation Area. A minimum of 140 acres shall be provided within
the development for recreational and open space use. At a
minimum, an eighteen hole golf course and clubhouse shall be
constructed in the development. The clubhouse shall be located
north of Pocoshock Creek. The architectural treatment of the
clubhouse shall be compatible with the residential character of the
area. Compatibility may be achieved through the use of similar
building massing, materials, scale or other architectural features.
The exact design of the clubhouse shall be approved at the time of
site plan review and approval. The golf course and clubhouse shall
be open for use prior to final occupancy of more than one hundred
(100) dwelling units.
A minimum of 0.75 acres of open space/community area shall be
located and positioned to provide a "focal point" as one enters each
of the residential areas (0.75 acres south of Pocoshock Creek as
well as 0.75 acres north of Pocoshock Creek if residential
development occurs north of the creek) from the adjacent major
arterials. Part of this area shall be "hardscaped' and have benches
and other amenities that accommodate and facilitate outdoor
gatherings. The "focal" point(s) shall be developed concurrent with
the first phase of residential development in the residential tract
which the focal point is intended to serve.
In addition, a community pavilion area shall be located within the
development and may be part of the "focal point." The community
pavilion area shall be located within or adjacent to the residential
tract(s). The pavilion structure may be either "opened" or
"enclosed" but if opened it shall have a roof. The pavilion structure
shall have an architectural style compatible with the residential
character of the area. Compatibility may be achieved through the
use of similar building massing, materials, scale or other
architectural features. The exact design and location shall be
approved at the time of tentative subdivision or site plan review and
approval. (P)
Clubhouse. The clubhouse shall be developed in accordance with
the Zoning Ordinance requirements contained in Sections 19-593,
19-594, 19-598, 19-570, 19-571, and 19-573 for Corporate Office
(0-2) development in the Emerging Growth District. No other
Corporate Office 0-2 requirements apply to the clubhouse,
including, without limitation, any architectural 0-2 treatments or the
requirements set forth in Section 19-138(e). (P)
4 01SN0178/WP/FEB28U
(STAFF/CPC)
Golf Course Design. Prior to £mal site plan approval, a letter
signed by the architect of the golf course shall be submitted to the
Planning Department, which states that the golf course has been
designed within industry guidelines so as to minimize the potential
for golf balls to migrate outside the limits of the golf course.
Provided further, no fairway, tee, or green shall be located within
fifty (50) feet of any residential lot in the subdivisions of
Scottingham, Archbrook, or Solar I. (P)
(STAFF/CPC)
Fencing of Golf Course. Should fencing be installed around the
perimeter of the golf course, chain link fence shall not be used
unless the chain link fence is vinyl coated with a dark color. Any
such chain link fence shall not exceed six (6) feet in height and shall
not be located within one hundred (100) feet of Reams Road unless
a decorative wall or fence is placed between Reams Road and the
chain link fence along any part of the chain link fence that is within
100 feet of Reams Road. The exact treatment of any such fence
shall be approved in conjunction with site plan review and approval.
If a fence is installed along the perimeter of the golf course,
decorative gates shall be installed at a stub road in the Scottingham
Subdivision and a stub road in the Archbrook Subdivision. The
exact treatment of the gates shall be approved at the time of site plan
review. Prior to approval of the design of the gates, the Planning
Department shall be provided with documentation that the adjacent
property owners to the proposed gates and the last known president
of Scottingham Homeowners Association on file with the Planning
Department have been given fourteen (14) days notice of the
submission of the plans to the Planning Department. (P)
(STAFF/CPC)
Restriction on Children's Play Facilities. The common area
recreational amenities shall not include playground equipment, play
fields, or other facilities primarily associated with children's play.
(P)
(STAFF/CPC)
10.
Street Trees. Street trees shall be planted or retained along each
side of roads in the residential tracts. (P)
(STAFF/CPC)
11.
Street Lighting. Street lighting shall be provided along each side of
roads in the residential tracts. Streetlight fixtures, poles, and lamp
types shall be consistent and the design shall be compatible with the
residential development. The exact height and spacing shall be
reviewed and approved at the time of tentative subdivision plan
review. (P)
5 01SN0178/WP/FEB28U
(STAFF/CPC)
12.
Sidewalks. A sidewalk shall be provided along each side of roads
in the residential tracts. Sidewalks shall also be provided from any
residential development to other uses within the residential tracts.
(P)
(STAFF/CPC)
13.
Pedestrian Paths. Pedestrian paths, which may include cart paths,
shall be provided to connect the residential sidewalks to the
clubhouse. The exact treatment and location of these pedestrian
paths shall be approved at the time of tentative subdivision or site
plan review and approval. (P)
(STAFF/CPC)
14.
Decorative Wall/Ferlc¢. A decorative wall or fence shall be
installed generally parallel to Reams Road and between Reams Road
and any residential tract. Also, a decorative wall/fence shall be
installed generally parallel to Providence Road, south of Pocoshock
Creek, between Providence Road and any residential tract. This
fence shall be constructed of masonry or vinyl, or another similar
material having low maintenance. This fence shall visually enhance
the residential project limits along these major arterials. The exact
design and treatment shall be approved at the time of tentative
subdivision or site plan review. (P)
(STAFF/CPC)
15.
Buffers. Fifty (50) foot buffers shall be provided along Reams and
Providence Roads adjacent to the residential tracts, in accordance
with the provisions of the Subdivision Ordinance. Such buffers
shall be located within recorded open space. No "alternative" to the
Subdivision Ordinance shall alter this condition. (P)
(STAFF/CPC)
16.
Visitor Parking. Visitor parking to accommodate overflow parking
for attached dwelling units shall be provided in the residential
development and shall provide a minimum of ten (10) parking
spaces. The exact treatment and location of the visitor parking shall
be addressed at the time of tentative subdivision review. (P)
(STAFF/CPC)
17.
Landscaping. Landscaping shall be provided around the perimeter
of all dwelling units. Landscaping shall comply with the
requirements of the Zoning Ordinance, Sections 19~516 through 19-
518 (f). Landscaping shall be designed to minimize the
predominance of building mass and paved areas; define private
spaces; and enhance the residential character of the development.
A conceptual landscaping plan shall be submitted for review and
approval in conjunction with tentative subdivision plan review and
approval. A final landscaping design for each lot for those areas
6 01SN0178/WP/FEB28U
(STAFF/CPC)
(STAFF/CPC)
(CPC)
(CPC)
18.
19.
20.
21.
developed for detached units and for each building for those lots
developed for attached units showing the exact number, spacing,
arrangement and species of plantings shall be approved by the
Planning Department prior to the issuance of a building permit for
such lot or building. (P)
Individual Lot Driveways and Parking Areas. Within the residential
tracts, individual driveways and parking areas shall be
"hardscaped." The exact design and treatment of driveways shall
be approved at the time of tentative subdivision review. (P)
Foundations. All exposed residential foundations shall have a brick
or stone veneer. (P)
Square Footage. All attached dwelling units shall have a minimum
of 1600 square feet of gross floor area. All detached dwelling units
shall have a minimum of 1300 square feet of gross floor area on the
first floor. All dwelling units shall be constructed with a first floor
bedroom that has an adjoining bathroom which is accessed directly
from the bedroom. 03I)
Restrictive Covenants. The following provisions shall be contained
in restrictive covenants which shall be recorded in conjunction with
the recordation of any subdivision plat. Further, the following
provisions in the restrictive covenants cannot be modified or
amended for a period of at least twenty (20) years following
recordation:
Any residential accessory building shall be architecturally
compatible with respect to materials, colors or other
architectural features with the residential dwelling located on
the lot. Exposed walls shall not be constructed of metal.
An architectural review committee shall be established to
review and approve plans for any accessory building.
C. All dwelling traits shall have washer and dryer hookups.
D. Any exposed surface of a chimney must be masonry.
All residential dwelling units shall have an attached garage
contain/ng a mirdmum of 200 gross square feet.
7 01SN0178/WP/FEB28U
External walls of residential dwellings shall be of brick or
stone veneer, vinyl siding, eifes (e.g., dryvit) or concrete
cementious board lap siding (e.,g., hardy plank).
Any propane tanks shall be screened from view of adjacent
residential lots and public roads. Screening treatment shall
be compatible with the architectural treatment, colors and
materials of the dwelling on the lot.
All roofs of residential dwellings shall use dimensional
shingles.
A mandatory homeowners' association shall be created that
shall be responsible for the maintenance of yards and
exteriors of residential dwelling units. (P)
(STAFF/CPC)
22.
Height Restriction. No dwelling un/t shall exceed a height of two
stories. (P)
(CPC)
23.
Irrigation and Sod. All residential and open spaces within the
residential development shall be irrigated. Further, the front yards
of any residential lot shall be sodded. (P)
(STAFF/CPC)
Right of Way Dedication. Prior to tentative subdivision or site plan
approval, whichever occurs first, a revised centerline based on
VDOT urban minor arterial standards (50 mph) with modifications.
approved by the Transportation Department for Providence Road
shall be submitted to, and approved by, the Transportation
Department. In conjunction with recordation of the first subdivision
plat or prior to any site plan approval, whichever occurs first, forty-
five (45) feet of right-of-way, measured from the centerline of
Reams Road and from the revised centerline of Providence Road,
shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(CPC)
25.
Access. Direct access from the property to Reams and Providence
Roads shall be limited to two (2) entrances/exits (i.e., one (1)
entrance/exit to each roadway). The exact location of these accesses
shall be approved by the Transportation Department.
In addition, an emergency access shall also be provided from the
residential development south of Pocoshock Creek to Providence
Road. The exact design, location, and treatment of the emergency
access shall be approved by the Fire Department. (T & F)
8 01SN0178/WP/FEB28U
(STAFF/CPC)
(CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
26.
27.
28.
29.
30.
31.
Reams Road Access. If determined by the Transportation
Department to be feasible, access to Reams Road shall be located to
minimize lights from vehicles exiting the development shining
directly into existing dwelling units located on the south side of
Reams Road. The exact location shall be approved at the time of
tentative subdivision or site plan review. (T)
Stub Roads. No vehicular access, including construction access,
shall be permitted from stub roads located in the adjacent
subdivisions Scottingham, Archbrook and Solar I. (T)
Road Improvements. To provide an adequate roadway system at the
time of complete development, the developer shall be responsible
for the following:
Construction of additional pavement along Reams Road and
Providence Road at each approved access to provide left and
right mm lanes, if warranted based on Transportation
Department Standards;
Relocate the ditch to provide an adequate shoulder along the
north side of Reams Road for the entire property frontage;
and
Dedication to and for the benefit of Chesterfield County,
free and unrestricted, of any additional right-of-way (or
easements) required for the road improvements identified
above. (T)
Phasing. Prior to construction plan approval or site plan approval,
whichever occurs first, a phasing plan for the required road
improvements, identified in Proffered Condition 28, shall be
submitted to and approved by the Transportation Department. (T)
Utilities. The public water and wastewater systems shall be used.
(u)
Basin Amenities. Within the residential tracts, any open basins
shall be designed as wet ponds and shall be landscaped or otherwise
improved so that the facilities become visual enhancements to, and
amenities for, the uses developed on the Property. A plan depicting
these requirements shall be submitted for review and approval at the
time of tentative subdivision review. (EE)
9 01SN0178/WP/FEB28U
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
32.
33.
34.
Nutrient and Pest Management Plan. A nutrient and pest
management plan for the golf course shall be submitted to the
Environmental Engineering Department for review and approval by
the Chesterfield County Extension Agent. This plan shall be
approved prior to the opening of the golf course. (EE)
Stream Assessment. Prior to a land disturbance permit being issued
for the golf course, a detailed stream and riparian corridor
assessment shall be conducted to determine the baseline conditions
of Pocoshock Creek on the property. The written report on the
assessment shall be submitted to the Environmental Engineering
Department Water Quality Section within eight (8) weeks of the
land disturbance permit being issued. The methodology for
performing the assessment has been approved by the Environmental
Engineering Department Water Quality Section. Any modification
of the methodology shall be approved by the Environmental
Engineering Department Water Quality Section prior to
commencing the assessment. Two follow-up assessments shall be
conducted as follows: one year after the golf course is open for
play; and one year after the last section of the residential project has
been constructed and stabilized. A written summary of these
assessments shall be filed with the Environmental Engineering
Water Quality Section. Should the follow-up assessment
demonstrate that Pocoshock Creek has been further degraded, as
compared to the baseline conditions, a further assessment shall be
conducted by the owner to determine the source of the degradation.
Should the assessment demonstrate that the source of degradation is
the golf course, the owner shall prepare and implement an action
plan to minimize or eliminate the problem. The action plan shall be
approved by the Environmental Engineering Department Water
Quality Section. (EE)
~. Signs, the design, number and loction of which shall
be approved by the Environmental Engineering Department Water
Quality Section, denoting the RPA shall be strategically placed and
maintained along the RPA boundary. (EE)
Common areas and ownership of property. Common areas which
are not contained in lots and streets conveyed to individual owners
shall be maintained by and be the sole responsibility of the
developer-owner of the residential development, unless and until the
developer-owner conveys the common area to a nonprofit corporate
owner whose members shall be all of the individual owners of
dwellings in the development, or to a nonprofit council of co-
10 01SN0178/WP/FEB28U
owners as provided under Code of Virginia, Section 55-79.1 et seq.
The land shall be conveyed to and be held by the nonprofit
corporate owner or the nonprofit council of co-owners solely for the
recreational and parking purposes of the individual townhouse and
detached house lot owners. If the developer-owner makes the
conveyance to a nonprofit corporate owner, deed restrictions and
covenants, in a form and substance satisfactory to the county
attorney, shall provide, among other things that any assessments,
charges and costs of the maintenance of the common areas shall
constitute a pro rata lien against the individual lots, inferior in lien
and dignity only to taxes and bona fide duly recorded deeds of trust
on each lot. (P)
GENERAL INFORMATION
Location:
West line of South Providence Road, fronting in two (2) places along the north line of
Reams Road and located at the northwest quadrant of the intersection of these roads. Tax
ID 755-699-2189 (Sheet 7).
R-12 with Conditional Use Planned Development
Size:
211.9 acres
Vacant
Adjacent Zoning and Land U~e:
North - R-7; Single family residential
South - A and R-15; Single family residential or public/semi public (church)
East - A, A with Conditional Use Planned Development, A with Special Exception, R-7
and R-15; Single family residential, public/semi public (church) or vacant
West - A, R-9 and R-7; Single family residential or vacant
11 01SN0178/WP/FEB28U
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the southeast side of South
Providence Road, adjacent to the site. In addition, there is an existing twelve (12) inch
water line extending along the northeast side of Reams Road, adjacent to the site.
Additional access to the public water system is possible in Amhbrooke Subdivision with
an existing eight (8) inch water line along Laureate Lane, a six (6) inch water line along
Pepperidge Road and a six (6) inch water line along Archgrove Court. Archbrooke
Subdivision is adjacent to the northwest boundary of the request site. Use of the public
water system is intended. (Proffered Condition 30)
Public Wastewater System:
There is an existing thirty (30) inch wastewater trunk line extending along Pocoshock
Creek, adjacent to the northern boundary of the request site. Use of the public wastewater
system is intended. (Proffered Condition 30)
Public wastewater will be required to serve the golf course clubhouse facility. The
dedication of wastewater easements will be required to accommodate future wastewater
service to adjacent properties northeast of the request site.
Water Ouality. Drainage and Erosion:
There are currently no known, on-site drainage or erosion problems and none are
anticipated after development. The proposed development will drastically reduce the
amount of runoff which would be created by the existing zoning. Pocoshock Creek is a
large creek system serving as an important natural amenity to a significant number of
subdivisions in the northeastern part of the County. The creek, which is a perennial stream
with several acres of adjacent wetlands, bisects the property. One of the County's
Strategic Goals calls for the protection of the County's streams. Further, the Chesapeake
Bay Preservation Ordinance requires such environmental features to have an adjacent 100
foot conservation area. This 100 foot conservation area, together with the creek and
adjacent wetlands, constitute the Resource Protection Area (RPA) along Pocoshock Creek.
To provide public notification of the existence of the RPA and hence the importance of
maintaining it in its natural state, the developer has agreed to post and maintain signs along
the RPA. (Proffered Condition 34)
In addition to compliance with Chesapeake Bay Preservation Requirements, the developer
has agreed to provide a nutrient and pest management plan for the golf course and perform
12 01SN0178/WP/FEB28U
an initial stream assessment and follow-up assessments on Pocoshock Creek to insure that
the water quality is not adversely affected by this development and if so, to take corrective
measures. (Proffered Conditions 32 and 33)
When the entire property is developed, compliance with the Chesapeake Bay Preservation
Ordinance Resource Management Area regulations will be achieved by having an overall
site impervious area of less than sixteen (16) percent. Any clearing activity within a
Resource Protection Area will require a Water Quality Impact Assessment (WQIA). A
WQIA has been submitted, but not yet approved by the Environmental Engineering
Deparnnent. As required by the Chesapeake Bay Preservation Ordinance, WQIAs contain
a complete discussion of the site's current conditions, the impact of development on water
quality, and a discussion of measures to mitigate the identified impacts. The document's
proposed mitigation measures will be incorporated into the f'mal plan of development for
the golf course and will be a prerequisite to the granting of an exception for any
encroachment into the RPA.
There are numerous ponds on the property and, if any of the ponds are to remain in their
current locations, they must be reconstructed according to the specifications as outlined in
the Environmental Engineering Reference Manual. Proffered conditions require that any
open basins be designed as wet ponds and the area around these ponds be landscaped as
an amenity for uses developed on the property. (Proffered Condition 31)
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 2001 - 2005 Capital Improvement Program.
This development will have an impact on these facilities.
Fire Service:
The l~blic 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. The
applicant has proffered a maximum number of dwelling units no greater than that permitted
under the existing zoning (Case 88S029). Consequently, the proposed zoning will have no
net increase in the fiscal impact on capital facilities (Proffered Condition 2). Based on 215
dwelling units, this request will generate approximately thirty-four (34) emergency calls
for fnce and rescue services each year.
This property is currently served by tl~e Wagstaff Circle Fire/Rescue Station, Company
Number 10 and Forest View Rescue Squad. When the property is developed, the number
of hydrants and quantity of water needed for fire protection will be evaluated during the
plans review process.
13 01SN0178/WP/FEB28U
The Subdivision Ordinance requires a second means of public road access for any
development exceeding fifty (50) lots. To satisfy the requirements of the County Subdivision
Ordinance, when the cumulative total of homes in this proposed development exceeds fifty
(50) and/or when the number ofhun~es in any section, phase, etc. exceeds fifty (50), a second
public road access to the development must be provided. This requirement is necessary to
provide emergency vehicles a second access to the homes should the other entrance become
blocked. The applicant has proffered the provision of an emergency access for those
residential lots proposed south of Pocoshock Creek (Proffered Condition 25). This
emergency access does not satisfy the requirements of the Subdivision Ordinance. If the
applicant wishes to obtain approval for the emergency access to serve as the second access
to the development, an exception or "alternative" to the Subdivision Ordinance must be
granted at the time of tentative subdivision review. If the proffered conditions are accepted
which precludes access to adjacent subdivisions (Proffered Condition 27) and limits access
to Ream and Providence Roads (Proffered Condition 25), the only means to satisfy the
second access for more than fifty (50) lots would be provision of a connector road between
the Reams and Providence Road access points. Therefore, the Fire Department does not
support the provision of an emergency access to satisfy the requirements of the Subdivision
Ordinance, nor the serving of access connections to adjacent subdivisions. (Proffered
Condition 25)
Schools:
The applicant has proffered a rnaximum number of dwelling units no greater than that
permitted under the existing zoning (Case 88S029). Consequently, the proposed zoning
will have no net increase in the fiscal impact on capital facilities (Proffered Condition 2).
Approximately 117 school age children will be generated by this development. The site
lies in the Providence Elementary School attendance zone: capacity - 750, enrollment -
575; Providence Middle School zone: capacity - 1,070, enrollment - 1,119; and Monacan
High School zone: capacity - 1,750, enrollment - 1,599.
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. The proposed development would most
likely have the greatest impact on either the new La Prade Library or the proposed new
library near Lucks Lane.
The applicant has proffered a maximum number of dwelling units no greater than that
permitted under the existing zoning (Case 88S029). Consequently, the proposed zoning
will have no net increase in the fiscal impact on capital facilities. (Proffered Condition 2)
14 01SN0178/WP/FEB28U
Parks and Recreation:
The Public Facilities Plan identified the need for two (2) new regional parks. In addition,
there is currently a shortage of community park acreage in the northern area. The Plan
identifies a need for 120 acres of community park space by 2015.
The applicant has proffered a maximum number of dwelling units no greater than that
permitted under the existing zoning (Case 88S029). Consequently, the proposed zoning
will have no net increase in the fiscal impact on capital facilities. (Proffered Condition 2)
Transportation:
In June 1988 the Board of Supervisors approved rezoning of this property to allow
development of 215 residential homes and a golf course. Based on single family detached
housing and golf course trip rates, the project could generate approximately 2,740 average
daily trips. This proposal will allow development of a similar project, consisting of 215
attached and/or detached residential units (Proffered Condition 2) and a golf course
(Proffered Condition 5). It is anticipated that traffic generated by the proposed
development will be similar to traffic generated by development permitted under existing
zon'mg. This traffic will be distributed along Reams Road which had a 1999 traffic count
of 12,029 vehicles per day and Providence Road which had a 2000 traffic count of 10,516
vehicles per day.
The Thoroughfare Plan identifies Reams Road and Providence Road as major arterials
with recommended rights of way width of ninety (90) feet. The applicant has proffered
to dedicate forty-five (45) feet of right of way, measured from the centerline of Reams
Road and from a revised centerline for Providence Road, in accordance with that Plan.
(Proffered Condition 24)
Access to major arterials, such as Reams Road and Providence Road, should be controlled.
The applicant has proffered that direct access from the property to Reams Road and
Providence Road will be limited to one (1) public road access to each roadway (Proffered
Condition 25). Another proffered condition requires, if feasible, the public road access
onto Reams Road be located so as to minimize headlights, from vehicles exiting the
property, shining directly into the homes located on the south side of Reams Road
(Proffered Condition 26). In addition to these public road accesses, Proffered Condition
25 also requires an emergency access to be constructed onto Providence Road.
The traffic impact of this development must be addressed. The applicant has proffered to:
1) construct additional pavement along Reams Road and Providence Road at each approved
access to provide left and right turn lanes, based on Transportation Department standards;
and 2) relocate the ditch to provide an adequate shoulder along the north side of Reams
Road for the entire property frontage. (Proffered Condition 28)
15 01SN0178/WP/FEB28U
The applicant is requesting modification to current Zoning Ordinance requirements that
all residential units front on a public street, or have access via a common right of way
within 500 feet of a public street. As requested, the applicant will be required to construct
all streets which accommodate general traffic circulation within the residential development
to Virginia Department of Transportation (VDOT) standards (Textual Statement Item 1.A).
By having these streets accepted into the State Highway System, it will insure their long-
term maintenance. The condition allows staff to approve private streets within tiffs
residential development, if it is determined that they cannot be designed to State standards.
If staff approves any private streets, the condition also requires the developer to provide
a plan for their continual maintenance.
In conjunction with recording the subdivisions (Archbrooke, Scottingham and Solar I)
adjacent to the subject property, five (5) stub road rights of way (Archgrove Court,
Laureate Lane, Pepperidge Road, Redbridge Road and Partridge Lane) were provided to
the subject property. Traffic generated from development of the subject property must not
increase traffic volumes along those subdivision streets in excess, of the acceptable level
(1,500 vehicles per day) established by the Planning Commissions' stub road policy. The
applicant has proffered that no vehicular access, including construction access, will be
provided from the subject property to any of the five (5) stub road rights of way.
(Proffered Condition 27)
At time of tentative subdivision review, specific recommendations will be provided
regarding access to Reams and Providence Roads.
Financial Lrnpact on Capital Facilities:
Based on the proffered conditions, there will be no increase in the number of permitted
dwelling units. Accordingly, there will be no net increase in the impact on capital facilities.
(Proffered Condition 2)
LAND USE
Comprehensive Plan:
The portion of this property south of Pocoshock Creek lies within the boundaries of the
Northern Area Plan which suggests the property is appropriate for medium density
residential uses of 1.51 to 4.0 units per acre. The portion located north of Pocoshock
Creek lies within the boundaries of the Eastern Midlothian Plan which suggests the
property is appropriate for residential uses of 2.51 to 4.0 units per acre.
Area Development Trends:
Surrounding properties are predominately zoned for single family residential uses and
contain subdivision developments of varying densities. Agricultural parcels are
16 01SN0178/WP/FEB28U
interdispersed among these residential zoning districts to the south and east. Public/semi-
public uses (churches) are located across both Reams and Providence Roads.
Both the Northern Area Plai1 and the Ea 'dlothian P suggest that properties along
these portions of Reams and Providence Roads am appropriate for residential development
with densities ranging from 1.51 to 4.0 dwelling units per acre or less. While the amount
of land available for development is limited, it is anticipated that residential development
within these suggested densities will continue in this immediate area.
Zoning History:
On June 22, 1988, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning from Agricultural (A) to Residential (R-12) with
Conditional Use Planned Development to permit use and bulk exceptioas on a 215 acre
parcel (Case 88S029). This case permitted the development of 215 single family detached
homes on standard "R-12" lots and an eighteen (18) hole golf course with associated
clubhouse.
Site Design:
The applicant has submitted a Master Plan that represents the general location of the
recreation/open space and residential areas within the proposed development. The Master
Plan depicts the residential areas divided into three (3) tracts based upon housing types and
design. Tract R-i, positioned on a knoll overlooking the golf course, permits the
development of single family attached (townhonse) or detached dwellings, but not both.
Tract R-2, located along Reams Road and a portion of Providence Road, is limited to the
development of single family detached dwellings. Tract R-3, located adjacent to the golf
course, permits single family detached or attached (townhouse) dwelling or a combination
of both types of housing units as well as recreation and open space uses. To insure land
use compatibility and transition between residential housing types, there can be no mixing
of attached or detached residential units along any individual road, with the exception of
Tract R-l, which, due its higher land elevation, may develop differently than other
portions of the road it shares without compromising the overall design. Further, to allow
flexibility based upon £mal engineering design, tract boundaries may be adjusted, provided
however, that the frontage of the R-2 Tract along Providence Road not be reduced below
400 feet to insure an adequate development depth for detached dwellings and that the
locational relationship among tracts is maintained. (Proffered Condition 1)
Residential Densities and Bulk Requirements:
Consistent with the limitations established under Case 88S029, the applicant has proffered
that no more than a total of 215 detached (cluster) and attached (townhouse) dwelling units
will be constructed on the property (Proffered Condition 2). Except as noted herein,
development of the residential portion of the property will conform to the bulk
17 01SN0178/WP/FEB28U
requirements of the Zoning Ordinance for the Residential Townhouse (R-TH) District.
(Textual Statement)
Detached dwelling units are proposed to be developed on individual lots having a minimum
lot size of 7,000 square feet. In conjunction with the reduced lot size, a reduction in lot
width and building setbacks as well as an increase in the percentage of individual tots that
may be covered by structures has been requested (Textual Statement Item 3). To maintain
a maximum spacing between dwellings and create a more usable lot area, houses will be
positioned close to or along one side lot line to accommodate a larger setback on the
opposite side. This results in the visual effect of a less dense development.
Attached dwelling units are proposed to be developed on individual lots having a size,
width and setbacks consistent with the Residential Townhouse requirements of the Zoning
Ordinance. To preclude the development of buildings resembling a bulky mass, the
applicant has restricted the number of attached units in any one building to no more than
four (4) along Providence Road, with the ability to construct five (5) buildings with no
more than five (5) attached units if separated from Providence Road by other residential
development (Textual Statement Item 2.A). Further, any townhouse units located within
200 feet of Providence Road will be designed to preclude a linear, parallel development
pattern along such road thereby avoiding the visual impression of a "road stripped"
development. (Proffered Condition 3)
Architectural Treat~ment for Residential Development:
The applicant has proffered a nfinimum gross floor area for detached and attached homes
(Proffered Condition 20). Proffered Conditions 19 and 22 specify the building materials
that must be used on the exterior wall surfaces of all foundations and height restrictions.
Covenants recorded for the development will address all other architectural guidelines for
these dwellings as well as the maintenance of yards and the exteriors of dwelling units
(Proffered Condition 21). These covenants will be privately enforced. The County will
only be responsible for insuring that the covenants are recorded. These covenants cannot
be modified or changed for twenty (20) years from the date of recordation.
Typically in their consideration of reduced lot sizes, the Commission and Board have
expressed concern relative to the appearance of garage doors facing adjoining streets. This
proposed development is unique given the number of lots with potential rear and side yard
exposure to the golf course. In this circumstance, side and rear loaded garages could
prevent the successful integration of these residential and recreational facilities.
Part of Proffered Condition 20 requires that all dwellings be constructed with first floor
bedrooms having an adjoining bathroom accessed directly from this bedroom. This
provision represents an item not typically addressed as part of the building permit process.
Therefore, additional time and effort will be required on the part of staff and the building
permit applicant to provide this additional information as a apart of this application
18 01SN0178/WP/FEB28U
process. Additionally, State laxv requires that proffers address health, safety and welfare
concerns created by the request to justify acceptance of this proffer. Staff reconanends that
this proffered condition not be accepted, but rather combined with Proffered Condition 21
as a restrictive covenant.
Residential Driveways and Parking Area~:
All driveways and parking areas serving the residential tracts will be hardscaped (Proffered
Condition 18). Further, to accon'anodate overflow parking for attached dwelling units,
visitor parking area(s) containing a minimum of ten (10) parking spaces will be provided
to minimize the potential for on-street parking (Proffered Condition 16). At the time of
tentative subdivision plan review, staff will recommend that these parking spaces be
located within recorded open space.
Golf Course. Recreation and Open Space:
A minimum of 140 acres for recreational uses and open space will be provided. At a
nfinimum, recreational provisions include an eighteen (18) hole golf course sited
throughout the property and an associated clubhouse located north of Pocoshock Creek.
To insure that these facilities are constructed and become an enhancement for the area both
the golf course and clubhouse will be open prior to the issuance of a final occupancy for
more than 100 homes. (Proffered Condition 5)
As previously noted, several existing subdivision developments abut the proposed golf
course. To minimize the potential for golf balls to migrate outside the limits of the golf
course, Proffered Condition 7 requires a fifty (50) foot setback for fairways, tees and
greens from lots located in the Scottingham, Archbrooke and Solar I Subdivisions as well
as written confirmation from the golf course architect that the facility has be designed to
address this issue.
Should fencing be installed around the golf course, Proffered Condition 8 addresses the
material, height, location and treatment of such fence, as well as the provision of a
decorative gate at a stub road in the Scottingham Subdivision and a stub road in the
Archbrooke Subdivision. This proffer requires that the developer notify the adjacent
property owners to the proposed gates and the last known representative of the
Scottingham Homeowners Association on file with the Planning Department of the
submission of plans for such decorative gates. It is imperative that the association keep
the Planning Department current with the name and address of the representative to be
notified.
In addition to active recreational uses, common open space positioned as a "focal point"
at each residential development entrance from Reams and Providence Roads will be
provided. This area, which will consist of a minimum of 0.75 acre per entrance, will be
hardscaped with benches and other amenities to facilitate the gathering of residents, as well
19 01SN0178/WP/FEB28U
as providing a "focal point" for the project. A community pavilion that is architecturally
compatible with the residential development will also be provided within, or adjacent to,
the residential tracts and may be a part of this "focal point". (Proffered Condition 5)
It is the applicant's intent to eliminate potential safety conflicts between the golf course and
areas that promote children's activities and as such, has proffered that no common area
will be devoted to facilities primarily associated with children's play. (Proffered Condition
9)
The applicant has requested relief to the requirements of the Zoning Ordinance for
Residential Townhouse (R-TH) Districts relative to the provision of recreation (ten (10)
percent of gross acreage) and common area (twenty (20) percent of gross acreage) within
the limits of the recorded subdivision plat (Textual Statement 1 .B). As previously noted,
the 140 acres proffered for recreational and open space uses within the project limits more
than adequately addresses this requirement.
The applicant has proffered that the maintenance of comanonly owned property within the
development will be handled through the establishment of a nonprofit corporate owner
whose members are the individual lot owners or to a nonprofit council of co-owners
(Proffered Condition 35). The applicant's Textual Statement requires compfiance with the
Residential Townhouse (R-TH) provisions of the Zoning Ordinance which contain this
same requirement. This proffered condition will ensure that if the Ordinance changes,
compliance with this provision will continue to be a requirement.
Architectural Treatment and Bulk Requirements for Clubhouse Development:
The architectural treatment of the clubhouse will be compatible with the residential
character of the area and will conform to the requirements of the Zoning Ordinance for
Office (0-2) uses located in the Emerging Growth District with respect to setbacks, height
limitations, screening of junction boxes and mechanical equipment, architectural
compatibility within a project, underground utility lines and exterior lighting. (Proffered
Condition 6)
Sidewalks and Pedestrian Paths:
Sidewalks will be provided along both sides of all roads in the residential tracts and to
other uses within the residential tracts. In addition, pedestrian pathways are planned to
connect these residential sidewalks to the clubhouse facility, their exact location to be
determined at the time of tentative subdivision or site plan review. (Proffered Conditions
12 and 13)
20 01SN0178/WP/FEB28U
Street Trees. Street Lights and Landscaping:
Street trees and landscaping should be provided to enhance the residential appeal of the
residential development, define private spaces and minimize the predominance of building
mass and paved areas. The applicant proposes that street trees be planted along each side
of roads within the residential tracts (Proffered Condition 10). To further enhance the
residential streetscape, street lights will be installed along each side of roads in the
residential tracts (Proffered Condition 11). Landscaping is to be installed around the
perimeter of all residential buildings. (Proffered Condition 17)
Proffered Conditions 23 addresses sodding and irrigation of residential and open spaces.
This represents an item not typically addressed as part of the tentative subdivision plan or
building permit review processes. Therefore, additional time and effort will be required
on the part of staff, the developer and the building permit applicant to provide this
additional information as a part of these application processes. Further, the Zoning
Ordinance does not define the term "irrigation" making enforcement difficult. Staff
recommends that this proffered condition not be accepted, but rather combined with
Proffered Condition 21 as a restrictive covenant.
The Subdivision Ordinance requires the provision of a fifty (50) foot buffer along both
Providence and Reams Roads adjacent to the residential tracts. To reduce the risk of
encroachments into, or clearing of, this area by individual lot owners, this buffer will be
located in recorded open space and thereby maintained by the homeowners association
(Proffered Condition 15). Further, to visually enhance the residential development from
both Reams and Providence Roads, a decorative fence or wall parallel to these roads and
adjacent to the residential tracts is proposed. This fence may be located within the
required fifty (50) foot buffer. (Proffered Condition 14)
The applicant's Master Plan indicates the potential for attached dwelling units, located in
the R-3 Tract, to be accessed from Reams or Providence Roads through an area developed
for detached units (R-2 Tract). Typically, sound land use planning would suggest that a
higher density not be access through a lower density development. To address this
potential concern, Proffered Condition 4 provides design elements along such access road
to create a sense of open space, to provide an appropriate land use transition and to
mininfize view of adjacent lots from this road.
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 by a solid fence, wall, dense evergreen plantings or architectural feature, and that
such area within 1,000 feet of any residentially zoned property or property used for
residential purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m.
21 01SN0178/WP/FEB28U
In addition, for any non-residential development such as the clubhouse, the site must be
designed and building oriented so that the loading area, if any, is screened from any
property where loading areas are prohibited and from public rights of way.
The proposed zoning and land use conforms to the Northern Area and Eastern Midlothian Plans
which suggests the property is appropriate for residential uses of 1.51 to 4.0 units per acre and
is representative of existing and anticipated area development.
The proffered conditions provide for amenities and standards of design that will enhance the
project and guarantee a quality development. These provisions include a project focal point,
hardscaped open space, landscaping, streetscaping, sidewalks and pathways and architectural
standards as well as a golf course. The golf course will not only enhance this project, but also the
surrounding area. These proffers meet, or exceed, development standards accepted for sinfilar
types of residential development recently approved by the County.
Given these considerations, approval of this request is recommended subject to addressing
concerns relative to emergency access and enforcement of conditions relating to lawn treatment
for the residential uses, as discussed herein.
CASE HISTORY
Planning Commission Meeting (2/20/01):
The applicant did not accept staff's reconunendation, but did accept the Planning Commission's
reconunendation. There was support and opposition present. The individuals in support indicated
that this proposal addressed concerns of neighboring subdivisions; that the applicant had been
receptive to the neighboring community needs; and indicated area residents were supportive of the
plans for the golf course which would provide an amenity for the area.
The individual in opposition expressed concern relative to the proximity of the golf course to
adjacent properties and associated safety issues and the traffic generated by this request.
Mr. Gulley indicated that the request will have less of an impact on schools as compared to a
development consisting of only single family homes; that the project will have a positive impact
on the surrounding community and will be an asset to the area; that the Commission should work
with the Fire Department to develop standards for the provision of emergency accesses serving
residential developments; that in tiffs case, the applicant had proffered that the Fire Department
would have discretion as to the design, location and treatment of the proposed emergency access;
and that he was appreciative of the time and commitment made by the community leaders and the
applicant in resolving their concerns.
22 01 SN0178/WP/FEB28U
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended approval of
this request subject to the Condition and acceptance of the proffered conditions on pages 2 through
11.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 28, 2001, beginning at 7:00 p.m., will take
under consideration this request.
23 01SN0178/WP/FEB28U
POCOSHOCK GOLF COURSE
CLOVER HILL MAGISTERIAL DISTRICT
February 6, 2001
The following Textual Statement, Proffered Conditions, and Master Plan
supercede all prior filings.
REQUESTS:
Rezoning from R-12 with Conditional Use Planned Development to A with Conditional
Use Planned Development to allow attached and detached housing and a Conditional
Use to permit a golf course.
TEXTUAL STATEMENT:
Except as specified herein, alt requirements of the Residential (R-TH) District
shall apply to all residential development.
Bulk Requirements for lots to be occupied by attached or single-family
detached dwelling units:
A. Frontage on Roads:
All roads which accommodate general traffic cimulation through the
residential development shall be designed and constructed to state standards and
taken into the state system. This condition may be modified by the Transportation
Department if it is determined that the roads or any part of such roads cannot be
designed for state acceptance. For any roads which accommodate general traffic
circulation through the development that are not to be a part of the state system, a plan
that insures the continual maintenance of the private streets shall be submitted to, and
approved by, the Transportation Department.
Common and Recreation Areas:
An exception is granted to Section 19-105 (m) and (o) relative to
the provision of common and recreational areas.
2. Bulk requirements for lots containing attached dwelling units:
1
A. Building Size:
A maximum of four (4) dwelling units shall be attached in one
building. Provided, however, a maximum of five (5) buildings may have up to five (5)
dwelling units if such building is separated from Providence Road by a townhouse
building having less than five (5) dwelling units and/or detached units.
3. Bulk Requirements for lots to be occupied by single-family detached
dwelling units:
A. Lot Area with Lot Width. Each lot shall have an area of not less
than 7,000 square feet and a lot width of not less than fn~y (50)
feet.
B. Percentage of Lot Coverage. Alt buildings shall not cover more
than thidy (30) percent of the area of each lot.
C. Front Yard. Minimum of twenty-five (25) feet in depth.
D. Side Yard. Two sides, one (1) a minimum of two (2) feet and a
maximum of four (4) feet in width, the other a minimum of eleven
(11) feet in width, with a minimum distance of thirteen (13) feet
between buildings.
E. Corner Side Yard. Minimum of twenty-five (25) feet.
F. Rear Yard. Minimum of thirty (30) feet in depth.
2
A
A
01SN0178
6,000 600 1200 !800 Feet Rez: R-12 TO A
w/C.U.P.D. & C.U.
Sh. 7
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Z
ct-
0
Z
MASTER PLAN