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13SN0520~' CASE MANAGER: Ryan Ramsey ,rc~~'E`"b~o~, July 17, 2013 BS ~~ y- ~,~~~.a ADDENDUM 13SN0520 Fountain Square Condominiums LLC Bermuda Magisterial District Ecoff Elementary, Carver Middle and Thomas Dale High Schools Attendance Zones Southwest corner of Fountain Square Plaza and Chester Village Drive REQUEST: Amendment of zoning (Case 95SN0309) relative to the modification of cash proffers in a Community Business (C-3) District. PROPOSED LAND USE: A mixed-use building, with ground floor retail and over-shop housing, is planned. The purpose of this addendum is to advise the Board of the applicant's revised proffered conditions. In addition, staff is providing updated net cost figures to the financial impact on capital facilities table. On July 15, 2013, the applicant amended Proffered Condition 1 relative to the number of bedrooms per dwelling unit. On July 16, 2013, the applicant amended Proffered Condition D relative to requiring the installation of the proposed parking lot improvements for Chester Library. Staff recommends deferral of this request to allow adequate time for staff to review the applicant's revised proffered conditions and determine what, if any, impacts they may have on the zoning request. Staff is also providing updated 2013-2014 net cost figures for the "Financial Impacts on Capital Facilities" table, part of Budget and Management's analysis of the request. The "Request Analysis" included the 2012-2013 net cost figures. NOTE: SINCE THE AMENDED PROFFERS WERE SUBMITTED SUBSEQUENT TO THE ADVERTISEMENT OF THE CASE, IT WOULD BE NECESSARY FOR THE BOARD TO SUSPEND THEIR PROCEDURES TO CONSIDER THE REVISED PROFFERED CONDITIONS. PROFFERED CONDITIONS The Applicant hereby amends Proffered Condition D of Case No. 95SN0309 to read as follows: Providing a FIRST CHOICE community through excellence in public service D. Cash Proffer. The applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a certificate of occupancy for each dwelling unit for infrastructure improvements within the service district for the property: a. $7,200 per dwelling unit. At the time of payment, the $7,200 will be allocated for roads. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. Should Chesterfield County impose impact fees at any time during the life of the development that are applicable to the property, the amount paid in cash proffers shall be in lieu of or credited towards, but not in addition to, any impact fees, in a manner as determined by the County. The Applicant shall provide parking lot improvements to serve the Chester Library (the "Improvements"). The cash proffer amount in this Proffered Condition shall be reduced by an amount not to exceed the cost to construct the Improvements so long as the cost is equal or greater value than that which would have been collected through the payment(s) of the cash proffer as determined by Chesterfield County. Once the sum total amount of the cash proffer credit exceeds the cost of the Improvements, as determined by Chesterfield County, thereafter the Applicant shall commence paying the cash proffer as set forth in this Proffered Condition as adjusted for the credit. For the purposes of this proffer, the costs shall include, but not be limited to, the cost of engineering, relocating utilities, construction (including labor, materials, and overhead) ("Work"). Before any Work is performed, the Applicant shall receive prior written approval by Chesterfield County for the Improvements and any credit amount. (B & M) The Applicant hereby adds the following additional proffers for this case: 1. There shall be a maximum of thirty seven (37) dwelling units. A maximum of one (1) dwelling unit shall be permitted to contain more than two (2) bedrooms. No dwelling units shall have more than three (3) bedrooms. Unit types shall be designated on building permits. (P) 2 13SN0520 JUL17-BUS-ADD i .~ Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 37* 1.00 Population Increase 96.94 2,62 Number of New Students Elementary 7.79 0.21 Middle 4.23 0.11 High 5.66 0.15 Total 17.68 0.48 Net Cost For Schools $ 349,465 $ 9,445 Net Cost for Parks $ 46,139 $ 1,247 Net Cost for Libraries $ 11,951 $ 323 Net Cost For Fire Stations $ 26,233 $ 709 Average Net Cost Roads $ 296,703 $ 8,019 Total Net Cost $ 730,491 $ 19,743 *Based on the number of dwelling units remaining to be built. The actual number of dwelling units and corresponding impact may vary. The applicant previously paid cash proffers for nine (9) of the thirty-seven (37) dwelling units in 2007. As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $19,743 per unit. The applicant has been advised that a maximum proffer of $18,966 per unit would defray the cost of the capital facilities necessitated by this proposed development. The original case (95SN0309) was approved in 1995 with cash proffers in the amount of $5,175 (adjusted upward by the Marshall and Swift Building Cost Index, amount is currently $9,327) for the impact of the development on schools, libraries, parks, fire stations and roads. For elderly/retirement housing, the schools portion was not proffered; these dwelling units have an approved cash proffer of $3,089 (adjusted upward by the Marshall and Swift Building Cost Index, amount is currently $5,566). The applicant previously paid cash proffers for nine (9) dwelling units in 2007 that subsequently were destroyed; those payments will be honored moving forward. The applicant has requested to amend Condition D of 95SN0309 to a cash proffer of $7,200 per dwelling unit to be allocated in full for the development's impact on roads. In addition, upon mutual agreement of the County and the applicant, the applicant has proffered to provide parking 3 13SN0520 JUL17-BOS-ADD lot improvements to serve the Chester Library. If the parking lot improvements are pursued, the cash proffer would be credited by the cost of the improvement. Staff has determined that the cost of parking lot improvements proffered in the case may be approximately $175,000 based on industry standards. (This estimate should have no bearing on the applicant's cost of improvements as proffered in the amendment of Condition D). The cash proffered by the applicant, based on a density of twenty-eight (28) units (includes a credit of nine (9) units that were previously paid), is valued at $201,600. The applicant has also proffered quality standards to increase the durability and sustainability of the housing product. The applicant has not addressed the impacts of this development on fire stations, parks and schools. In addition, the applicant has not proffered to escalate the cash proffer by the Marshall and Swift Building Cost Index to ensure the County can provide the needed improvements while keeping track with inflation. The current Cash Proffer Policy allows the County to assess the impact of all dwelling units in previously approved zoning cases that come back before the Planning Commission and Board of Supervisors using the calculated capital facility costs in effect at the time the case is reconsidered. It is appropriate to accept the maximum cash proffer of $18,966 for each dwelling unit, including senior housing units. Note that circumstances relevant to this case, as presented by the applicant, have been reviewed, and it has been determined that it is appropriate to accept the maximum cash proffer in this case. Staff recommends the applicant fully address the impact of all units on capital facilities. While the applicant has proffered items that could provide a credit to the cash proffer, the proffer is inadequate against what the Board can accept to address impact on capital facilities, which is the maximum cash proffer of $18,966. If the Board chooses to evaluate this case by measuring the proffered conditions against this case's current cash proffer of $9,327, staff believes the applicant has proffered a fair proposal subject to the inclusion of an annual adjustment by the Marshall and Swift Building Cost Index. The Planning Commission and the Board of Supervisors, through their consideration of this request, may determine that there are unique circumstances relative to this request that may justify acceptance of no cash proffers for this case. 13SN0520 JUL17-BOS-ADD CASE MANAGER: Ryan Ramsey i ~ ~- ~j~, u ~~ ~- ,k BS Time Remaining: 365 days STAFF' S REQUEST ANALYSIS AND RECOMMENDATION r,,,,o i Q ~ni ~ r~r July 17, 2013 BS 13 SN0520 Fountain Square Condominiums LLC Bermuda Magisterial District Ecoff Elementary, Carver Middle and Thomas Dale High Schools Attendance Zones Southwest corner of Fountain Square Plaza and Chester Village Drive REQUEST: Amendment of zoning (Case 95SN0309) relative to the modification of cash proffers in a Community Business (C-3) District. PROPOSED LAND USE: A mixed-use building, with ground floor retail and over-shop housing, is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: While the applicant has not fully addressed the impacts on capital facilities in a monetary amount consistent with the Board of Supervisors' Cash Proffer Policy, the applicant's proposal includes a cash proffer payment similar in amount to existing conditions of zoning and permits credit for parking improvements to serve the Chester Village Library and proposed arts center. Further, proffered conditions would require the use of high-quality residential building materials and design elements above those currently required that should contribute to a durable and sustainable housing product. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) MAY PROFFER CONDITIONS. CONDITION(S) NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.) Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice PROFFERED CONDITIONS The Applicant hereby amends Proffered Condition D of Case No. 95SN0309 to read as follows: (STAFF/CPC) D. Cash Proffer. The applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a certificate of occupancy for each dwelling unit for infrastnicture improvements within the service district for the property: a. $7,200 per dwelling unit. At the time of payment, the $7,200 will be allocated for roads. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. Should Chesterfield County impose impact fees at any time during the life of the development that are applicable to the property, the amount paid in cash proffers shall be in lieu of or credited towards, but not in addition to, any impact fees, in a manner as determined by the County. If upon the mutual agreement of Chesterfield County and the Applicant, the Applicant provides parking lot improvements to serve the Chester Library (the "Improvements"), then the cash proffer amount in this Proffered Condition shall be reduced by an amount not to exceed the cost to constrict the Improvements so long as the cost is equal or greater value than that which would have been collected through the payment(s) of the cash proffer as determined by Chesterfield County. Once the sum total amount of the cash proffer credit exceeds the cost of the Improvements, as determined by Chesterfield County, thereafter the Applicant shall commence paying the cash proffer as set forth in this Proffered Condition as adjusted for the credit. For the purposes of this proffer, the costs shall include, but not be limited to, the cost of engineering, relocating utilities, constriction (including labor, materials, and overhead) ("Work"). Before any Work is performed, the Applicant shall receive prior written approval by Chesterfield County for the Improvements and any credit amount. (B & M) The Applicant hereby adds the following additional proffers for this case: (STAFF/CPC) 1. There shall be a maximum of thirty seven (37) dwelling units. (P) 2 13SN0~20-1UL17-BOS-RPT (STAFF/CPC) 2. The buildings shall have an architectural design generally as shown on the elevations by Poole and Poole Architecture, LLC, and dated Apri126, 2013. (P) (STAFF/CPC) 3. Eighty percent (80%) of the building facade, excluding windows and doors, shall be brick or stone materials. (P) (STAFF/CPC) 4. Varied roof designs and materials shall be used on building sections across the north and south facades to emphasize the visual distinction between each building section and to provide the appearance of no flat roofs for those sections. (P) (STAFF/CPC) 5. Balconies shall be provided on the second and third floors for at least four (4) of the dwellings on the north elevation of the building, oriented towards Fountain Square Plaza. These balconies shall be covered and architecturally compatible to the attached elevations and shall be a minimum of six (6) feet in depth and sixty (60) square feet in area. A minimum of fifty percent (50%) of remaining dwellings on the north facing elevation shall have balconies that are uncovered and that project from the building depths of two (2) to three (3) feet to provide an outdoor living space. (P) GENERAL INFORMATION Location: The request property is located in the southwest corner of Fountain Square Plaza and Chester Village Drive. Tax IDs 788-655-8553, 8854 and 9964. Existing Zoning: C-3 with conditional use planned development Size 0.6 acre Existing Land Use: Vacant Adjacent Zoning and Land Use: North, South, East and West - C-3 with CUPD; Commercial, public/semi-public and multifanuly residential 3 13SN0~20-1UL17-BOS-RPT UTILITIES Public Water and Wastewater Systems: This request will not impact the public utility systems. ENVIRONMENTAL Drainage and Erosion: This request will have no impact on these facilities. PUBLIC FACILITIES The need for schools, parks, libraries, fire stations, and transportation facilities in this area is identified in the County's adopted Public Facilities Plan, Thoroughfare Plan and Capital Improvement Program and further detailed by specific departments in the applicable sections of this Request Analysis. Fire Service: The Public Facilities Plan, part of the Comprehensive Plan, indicates that fire and emergency medical service (EMS) calls increased by forty-four (44) percent from 2001 to 2011, significantly faster than the County's population increase of seventeen (17) percent. Of the total incidents in 2011, nearly seventy-six (76) percent were medical emergencies and twenty-four (24) percent were fire-related. It is expected with the general aging of the population that medical emergency incidents will increase faster than the rate of population growth over time. Five (5) new fire/rescue stations are recommended for constriction by 2022 in the Plan. In addition to the five (5) new stations, the Plan also recommends the replacement/revitalization of four (4) existing stations. Based on thirty-seven (37) dwelling units, this request will generate approximately ten (10) calls for fire and emergency medical service (EMS) each year. The applicant has not addressed the impact on Fire and EMS due to the deletion of cash proffers attributed to Fire and EMS. The Chester Fire Station, Company Number 1, currently provides fire protection and EMS. When the property is developed, the number of hydrants, quantity of water needed for fire protection and access requirements will be evaluated during the plans review process. 4 13SN0~20-1L`~L17-BOS-RPT Schools: IMPACT OF DEVELOPMENT ANALYSIS: Residential Yield: 37 Student Yield F Functional % of School Name Re dential Membershi p Capacity Trailers Capacity Development ,~,~ :~ Elementary: Ecoff 8 760 838 91% 2 Middle: Carver 4 1,059 1,275 83% High: Thomas Dale 6 2,259 2,750 82% Total 18 NOTE: The Student Yield is based on the 2012 Cash Proffer Methodol og~T as provided b~T the Chesterfield Count~T Finance Department. NOTE: * * If a school is less than 90% of capacit~T and has trailers, those trailers are not identified in the staff report. Student Membership is based on membership as of 10-1-12. School Capacit~T is based on the 2012-13 Space Utilization Stud~T. After review of this request, the proposed amended rezoning case will have a minimal impact on the aforementioned schools involved. However, over time this case, combined with other tentative residential developments, infill developments and other zoning cases in the area, will continue to push these schools to capacity. Therefore, the aforementioned units should continue to be subject to full cash proffers, to mitigate the impact that this proposed development would have on schools. 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. The development noted in this case would most likely affect the Chester Library. The Plan identifies a need for additional library space in the Chester area, including the constriction of a new 20,000 square foot facility in the vicinity of Kingsdale and Hopkins 13SN0~20-JL`~L17-BOS-RPT Roads as well as the Chester Arts Center. These facilities would address current and future demand issues on the existing Chester Library. The applicant's amendment to the cash proffer condition contains a provision which would permit the applicant to constrict a surface parking lot on a portion of the adjoining Chester Library and Arts Center parcel. Since the proposed parking lot is located on County-owned property, the County would control future access and use of the parking lot improvements constricted by the applicant. The applicant would be responsible for financing, designing and constricting the surface parking lot for the County's benefit. If the applicant pursues the constriction of this surface parking lot, the value of the parking lot improvements (as determined by the County) would be credited towards the proposed cash proffer of $7,200.00 per dwelling unit. Dependent upon the applicant's pursuit of developing the surface parking lot, the applicant's proposal may either fully address or fail to address entirely the impacts of this request on library facilities. Parks and Recreation: The Public Facilities Plan identifies the need for three (3) regional parks totaling 600 acres, ten (10) community parks totaling 790 acres, nine (9) neighborhood parks totaling 180 acres, and three (3) water-based special purpose parks. The Plan also identifies the need for urban parks within mixed use developments to compliment and provide linkages to the County's park system. The Plan identifies the need for linear parks and trails and resource-based special purpose parks [historical, cultural and environmental] and makes suggestions for their locations. The Plan also addresses the need to expand existing park sites to meet level of service standards. The Plan also identifies the need to improve access to blueways through the acquisition of easements and properties. Co-location with schools and other compatible public facilities is desired. The applicant has not addressed the impact on Parks and Recreation facilities with the removal of the cash proffers, as outlined in the Board's Cash Proffer Policy. County Department of Transportation: The applicant is requesting to amend Proffered Condition D of Zoning Case 95SN0309 regarding cash proffers and provide proffered conditions relating to maximum number of dwelling units and architecture quality standards. This request will have a similar traffic impact as the previously approved zoning case. In 1995, the Board of Supervisors approved the rezoning of the property to allow a mixed-use development. It was anticipated the development as a whole could generate approximately 20,400 average daily trips with impacts to West Hundred Road (Route 10), Centre Street, Lee Street, and DeLavial Street. Since the major goal of the Chester Village Plan was to create a "small town" with primary focus on pedestrian oriented activities, rather than the accommodation of automobiles, staff reviewed Case 95SN0309 from the same perspective as cases along Jefferson Davis Corridor (i.e., to aid in redevelopment of the area, the developers have not been requested to provide the 6 13SN0~20-1UL17-BOS-RPT customary infrastnicture improvements or limit the density to address the impacts of this development). Virginia Department of Transportation (VDOT): VDOT has no comment on this request. Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 37* 1.00 Po elation Increase 96.94 2.62 Number of New Students Elementary 7.91 0.21 Middle 4.23 0.11 High 5.64 0.15 Total 17.78 0.48 Net Cost For Schools $ 330,854 $ 8,942 Net Cost for Parks $ 40,700 $ 1,100 Net Cost for Libraries $ 11,433 $ 309 Net Cost For Fire Stations $ 26,233 $ 709 Average Net Cost Roads $ 469,419 $ 12,687 Total Net Cost $ 878,639 $ 23,747 *Based on the number of dwelling units remaining to be built. The actual number of dwelling units and corresponding impact may vary. The applicant previously paid cash proffers for nine (9) of the thirty-seven (37) dwelling units in 2007. As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $23,747 per unit. The applicant has been advised that a maximum proffer of $18,966 per unit would defray the cost of the capital facilities necessitated by this proposed development. The original Case (95SN0309) was approved in 1995 with cash proffers in the amount of $5,175 (adjusted upward by the Marshall and Swift Building Cost Index, amount is currently $9,327) for the impact of the development on schools, libraries, parks, fire stations and roads. For elderly/retirement housing, the schools portion was not proffered; these dwelling units have an 13SN0~20-1UL17-BOS-RPT approved cash proffer of $3,089 (adjusted upward by the Marshall and Swift Building Cost Index, amount is currently $5,566). The applicant previously paid cash proffers for nine (9) dwelling units in 2007 that subsequently were destroyed; those payments will be honored moving forward. The applicant has requested to amend Condition D of 95SN0309 to a cash proffer of $7,200 per dwelling unit to be allocated in full for the developments impact on roads. In addition, upon mutual agreement of the County and the applicant, the applicant has proffered to provide parking lot improvements to serve the Chester Library. If the parking lot improvements are pursued, the cash proffer would be credited by the cost of the improvement. Staff has determined that the cost of parking lot improvements proffered in the case may be approximately $175,000 based on industry standards. (This estimate should have no bearing on the applicants cost of improvements as proffered in the amendment of Condition D). The cash proffered by the applicant, based on a density of twenty-eight (28) units (includes a credit of nine (9) units that were previously paid), is valued at $201,600. The applicant has also proffered quality standards to increase the durability and sustainability of the housing product. The applicant has not addressed the impacts of this development on fire stations, parks and schools. In addition, the applicant has not proffered to escalate the cash proffer by the Marshall and Swift Building Cost Index to ensure the County can provide the needed improvements while keeping track with inflation. The current Cash Proffer Policy allows the County to assess the impact of all dwelling units in previously approved zoning cases that come back before the Planning Commission and Board of Supervisors using the calculated capital facility costs in effect at the time the case is reconsidered. It is appropriate to accept the maximum cash proffer of $18,966 for each dwelling unit, including senior housing units. Note that circumstances relevant to this case, as presented by the applicant, have been reviewed, and it has been determined that it is appropriate to accept the maximum cash proffer in this case. Staff recommends the applicant fully address the impact of all units on capital facilities. While the applicant has proffered items that could provide a credit to the cash proffer, the proffer is inadequate against what the Board can accept to address impact on capital facilities, which is the maximum cash proffer of $18,966. If the Board chooses to evaluate this case by measuring the proffered conditions against this case's current cash proffer of $9,327, staff believes the applicant has proffered a fair proposal subject to the inclusion of an annual adjustment by the Marshall and Swift Building Cost Index. The Planning Commission and the Board of Supervisors, through their consideration of this request, may determine that there are unique circumstances relative to this request that may justify acceptance of no cash proffers for this case. 8 13SN0~20-1UL17-BOS-RPT LAND USE Comprehensive Plan: The subject property is located within the boundaries of The Chester Plan which suggests the property is appropriate for neighborhood mixed-use. This designation suggests a mix of neighborhood scale retail and service, professional and administrative offices, along with residential developments of varying densities. Area Development Trends: Surrounding properties to the north, south, east and west are zoned commercially and are occupied by commercial, office, multi-residential and public/semi-public uses. The subject property is located adjacent to the Chester Library and south of Chester Village Green. A mix of neighborhood scale retail, offices and residential uses should continue in the area as suggested by the Plan. Zoning History: On September 27, 1995 the Board of Supervisors, upon a favorable recommendation from the Planning Commission, approved rezoning of the request property from Agricultural (A) and Residential (R-7) to Community Business (C-3) plus conditional use planned development to permit use and bulls exceptions on this tract plus adjacent property (Case 95SN0309). Conditions of approval addressed road improvements, utilities, impacts on capital facilities, and density restrictions for dwelling units within the Village Green tract, where the subject property is located. On November 28, 2012 the Board of Supervisors, upon an unfavorable recommendation by the Planning Commission, denied an amendment of conditional use planned development (Case 95SN0309) relative to density, tract acreage and deletion of the cash proffer on the request property (Case 12SN0225). Specifically, a multifamily building consisting of forty-four (44) dwelling units with no commercial, retail or office uses on the first floor was proposed. Proffered conditions limited the maximum number of bedrooms in a dwelling unit to no more than two (2); provided architectural and design standards for the proposed building; and offered no cash proffer to assist in addressing the impact of these dwelling units on capital facility costs. Proposed Uses and Density Restrictions: The applicant proposes amulti-use building containing approximately 14,000 square feet of commercial and retail space on the ground floor with over-shop housing on the second and third floors. The Village Green tract has a density restriction of 200 dwelling units on five (5) acres, with the stipulation that there is no limit on the acreage or number of over- shop dwelling units (Case 95SN0309, ILC2.J. of the Textual Statement). The applicant has proffered a condition that limits the number of proposed dwelling units to thirty- seven (37) on the subject property. (Proffered Condition 1) 9 13SN0~20-1UL17-BOS-RPT Current Architecture and Design Requirements: The request property lies within the Chester Village Core. Where not addressed by conditions of Case 95SN0309 or proffered conditions contained herein, new constriction must conform to the development standards of the Zoning Ordinance which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, screening of dumpsters and loading areas. Within the Chester Village Core Area, the ordinance requires architectural treatment and design that: • avoids exterior materials inferior in quality, appearance or detail to any other exterior of the same building; • imparts harmonious proportions, existing strictures, and enhance reflected in existing strictures; and architectural variety and compatibility with s the overall cohesive village character as • achieves building character through design elements such as: o materials, balconies and/or terraces o articulation of doors and windows, sculptural or textural relief of facades; architectural ornamentation; and appurtenances o varied roof lines o appurtenances such as lighting fixtures and/or plantings. Conditions of Case 95SN0309 would also continue to regulate architectural and design standards for the request property. These conditions require an overall design theme for the Village Green which provides continuity, identity and cohesiveness to include building design and materials and a Design Review Board tasked with developing and reviewing these design guidelines based on a community pattern book. These guidelines include: • building design and materials • public spaces and gateways to include open spaces and community recreation • pedestrian circulation and connections • streetscape and street lights 10 13SN0~20-1UL17-BOS-RPT Architectural Treatment -Proffered Conditions: The applicant has proffered several conditions that address specific architectural and design standards for the proposed building. These proffers establish an architectural treatment consistent with the building elevation attached to the staff report; require building materials of brick or stone for eighty (80) percent of the building facade, minus window and door openings; and incorporate a visible and varied roof design for the north and south building elevations. (Proffered Conditions 2, 3 and 4) Proffered Condition 5 requires balconies on the north elevation of the proposed building. To ensure that properly sized balconies are incorporated into the residential portion of the project, the applicant has proffered that at least four (4) covered balconies located on the north elevation of the building be a minimum of six (6) feet in depth and sixty (60) feet in area. Fifty (50) percent of the remaining dwelling units on the north elevation of the building will contain balconies that project a minimum of two (2) to three (3) feet from the facade. The current conditions of zoning do not specify the percentage of brick or stone to be used in the exterior facade, the varied roof design and materials nor the size and quantity of balconies. As such, the proffered conditions offered in this case elevate the project's architectural standards above current conditions of zoning. Subject Property Parking Requirements: The proposed multifamily building will contain a maximum of thirty-seven (37) dwelling units requiring seventy-four (74) parking spaces. Commercial space on the ground floor will require approximately sixteen (16) parking spaces, for an aggregate parking requirement of ninety (90) spaces. The applicant has the ability to use a combination of on-street, on-site and off-site parking areas to address this parking requirement. Currently, twenty-four (24) on-street spaces are available within Chester Village Green. Approximately seven (7) additional parking spaces could be developed on the subject property. The adjacent parking area located at 11923 Centre Street (Tax ID 789-655- 0456) has thirty-five (35) parking spaces that could be leased for this development. With these sixty-six (66) parking spaces that could serve the proposed multifamily building, there remains a potential deficit of approximately twenty-four (24) parking spaces for the developer to address prior to site plan approval. Any parking spaces constricted to and for the benefit of Chester Library and the Arts Center, as outlined in the amended proffered condition, cannot be allocated as parking provided for the applicant's proposal. The developer may request a reduction in the number of required parking spaces either through a waiver by the Planning Commission and/or Director of Planning at the time of site plan review, as outlined in Case 95SN0309, or through a variance granted by the Board of Zoning Appeals. Ultimately, the developer is responsible for providing required parking, reducing the number of proposed dwelling units, or obtaining an exception or variance to parking requirements prior to site plan approval. 11 13SN0~20-1UL17-BOS-RPT CONCLUSION While the applicant's proposal does not fully address the impacts on capital facilities in a monetary amount consistent with the Board of Supervisors' Cash Proffer Policy, proffered conditions provide for a modified cash proffer amount with a potential credit for parking improvements to serve the Chester Library and Arts Center. The request property is subject to ordinance and conditions of zoning that regulate design features of the proposed building, including site design, architecture and building materials. Conditions have been proffered to elevate the quality of building design and materials so as to contribute to a durable and sustainable housing product. The Planning Commission and the Board of Supervisors, through their consideration of this request, may determine that there are unique circumstances that justify the acceptance of the proffered conditions contained herein. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (6/18/13): The applicant's representative accepted the recommendation. There was no opposition present. Mr. Patton noted that applicant's proposal offers a reduced number of residential dwellings, a resolution to addressing required parking, enhanced architectural features for infill development in a village area and an adequate cash proffer contribution. On motion of Mr. Patton, seconded by Mr. Gulley, the Commission recommended approval and acceptance of the proffered conditions on pages 2 and 3. AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller. 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