14SN0564CASE MANAGER: Darla Orr
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April 23, 2014 BS
ADDENDUM
14SN0564
Senior Living Choices, Inc.
Clover Hill Magisterial District
Swift Creels Elementary, Swift Creels Middle and
Clover Hill High Schools Attendance Zones
Southwest quadrant of Old Hundred Road and Brandermill Parkway
In vicinity of 2300 Brandermill Parkway
REQUEST: Amendment of zoning (Case 74SN0021) to permit exceptions to size (length) of
strictures, setbacks and distance between buildings in a Residential (R-7) District.
PROPOSED LAND USE:
Redevelopment within Brandermill Woods, a senior housing community, is
planned to permit expansion of the clubhouse and modifications to the housing
types offered (Proffered Condition 2). A maximum density of 12.5 dwelling units
per acre is permitted by the existing zoning yielding a density of 350 units. No
additional units would result from the proposed amendments to the existing
zoning.
The purpose of this addendum is to advise the Board of the Planning Commission's
recommendation for this case.
Staff continues to recommend approval as outlined in the "Request Analysis."
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS AS
NOTED IN THE STAFF ANALYSIS.
CASE HISTORY
Planning Commission Meeting (4/15/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
In response to a question of Mr. Patton's relative to development impacts on capital
facilities, staff advised the requested bulls exceptions permitted flexibility in development
design and housing types, but were not necessary to achieve proposed project densities
under current zoning conditions.
Mr. Waller indicated support for the amendments given the number of dwelling units
would not exceed that approved with the original 1974 zoning, but questioned if this
position would be contrary to the Board's recent directive regarding cash proffer cases.
Mr. Gulley noted that the original case was approved prior to the Cash Proffer Policy;
that the density cap established at zoning would not be exceeded; that the developer
should not be penalized for adjustments to project design not anticipated forty (40) years
prior; and these circumstances should be viewed differently than amendments to
eliminate previously accepted cash proffers.
Dr. Wallin indicated that while he would be more comfortable with a partial cash proffer,
he could support the case given the original zoning was not impacted by a cash proffer
and the density is not increasing beyond that currently permitted.
On motion of Mr. Gulley, seconded by Mr. Patton, the Commission recommended
approval and acceptance of the proffered conditions on page 2 of the Request Analysis.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, Apri123, 2014 beginning at 6:30 p.m., will take under
consideration this request.
2 14SNO~Ei4-2014_~PR23-BC)S-_~DD
CASE MANAGER: Darla Orr
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0564
Senior Living Choices, Inc.
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April 23, 2014 BS
Clover Hill Magisterial District
Swift Creels Elementary, Swift Creels Middle and
Clover Hill High Schools Attendance Zones
Southwest quadrant of Old Hundred Road and Brandermill Parkway
In vicinity of 2300 Brandermill Parkway
REQUEST: Amendment of zoning (Case 74SN0021) to permit exceptions to size (length) of
strictures, setbacks and distance between buildings in a Residential (R-7) District.
PROPOSED LAND USE:
Redevelopment within Brandermill Woods, a senior housing community, is
planned to permit expansion of the clubhouse and modifications to the housing
types offered (Proffered Condition 2). A maximum density of 12.5 dwelling units
per acre is permitted by the existing zoning yielding a density of 350 units. No
additional units would result from the proposed amendments to the existing
zoning.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS CONSIDERING THIS REQUEST AT THEIR MEETING
ON APRIL 15, 2014. STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S
ACTION AFTER THIS MEETING.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed modifications to length of buildings, distance between buildings
and setbacks from private drives offer necessary flexibility for the development
without compromising design quality.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
B. The applicant has not offered measures to assist in addressing the impacts of the
undeveloped dwelling units on capital facilities. The proposed amendment is for
zoning that was approved in 1974; therefore, the modifications exceed the five (5)
year time limitation the Board's policy allows for modifications without
considering the development's impact on capital facilities. However, staff does
consider the request a minor modification and notes that existing zoning
conditions limit density such that, even with the proposed amendments to
setbacks and building length, no additional dwelling units will result.
(NOTE: CONDITIONS MAY BE IMPOSED AND THE PROPERTY OWNER(S) MAY
PROFFER OTHER CONDITIONS.)
PROFFERED CONDITIONS
1. With this request, the Applicant is amending Case 745021, Exhibit B, Section 1
(R-7 Districts), Subsection 9 (e) for the request property only as outlined in the
Textual Statement dated March 24, 2014. All other conditions of Case 74SN0021
shall remain in force and effect. (P)
2. Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing
Law, the Federal Fair Housing Act, and such other applicable federal, state or
local legal requirements, all dwelling units shall be restricted to "housing for older
persons" as defined in the Virginia Fair Housing Law and no persons under 19
years of age shall reside therein. All site plans shall note this restriction. (P)
GENERAL INFORMATION
Location:
The request property is located in the southwest quadrant of Old Hundred Road and
Brandernlill Parkway. Tax ID 724-692-2211.
Existing Zonin
R-7
Size:
28 acres
Existing Land Use:
Multifamily residential
2 14SNO~Ei4-2014_~PR23-BC)S-RPT
Adjacent Zoning and Land Use:
North - O-2 with CUPD and R-7 - Nursing/convalescent care use, public school or
vacant
South and East - R-7 -Single-family residential or vacant
West - R-9 with CUPD -Single-family residential or vacant
UTILITIES
Public Water Svstem:
Existing eight (8) inch public water lines are mailable on site. Connection to the public
water system will be required for any new stnicnire. Credit will be given toward water
connection fees for any unit removed that was connected to the public water system.
Public Wastewater Svstem:
Existing eight (8) inch public wastewater lines are mailable on site. Connection to the public
wastewater system will be required for any new stricture. Credit will be given toward
wastewater connection fees for any unit removed that was connected to the public
wastewater system.
ENVIRONMENTAL
Although the case pertains to the entire parcel of 724-692-2211, the actual field amendments
requested pertain to a smaller centralized area of Brandermill Woods (Attachment 1). This
central portion of Brandermill Woods slopes moderately to the south, into a tributary of Little
Tomahawk Creels. This creels feeds the Swift Creels Reservoir which places the requested
property within the Upper Swift Creek Watershed. The Zoning Ordinance requires any
application for rezoning, conditional use plan development, or conditional zoning in the Upper
Swift Creek Watershed to complete a Natural Resources Inventory (NRI) as a prerequisite for a
non-exempt development to proceed through a specified zoning process (Section 19-238 (e)).
However, the Environmental Engineering Department is not looking to burden the applicant with
this task.
Staff finds that performing an NRI in this case would not result in the County's receipt of
information that would be material to the limited changes that are being sought in this zoning
amendment. The land area under consideration is a fully developed site made up of buildings,
parking lots, sidewallss and landscaping. The NRI is a planning level tool used for the analysis of
the project area to enable future development the opportunity to incorporate storm water
mitigation and conservation designs while avoiding sensitive environmental features for the
protection of their role as it relates to water quality. In this particular case there is no "future
development." The development has been there since the mid 1980's and the amendment
pertains only to allowable maximum building dimensions and setbacks between buildings and
from private drives. In order to clarify the intent of this code section for future cases, staff has
initiated an amendment to Section 19-238 (e) so that NRIs will not be required in situations, such
3 14SNO~Ei4-2014_~PR23-BC)S-RPT
as with this case, in which the evaluation of an application to amend existing zoning would not
be materially benefited from the preparation of NRI.
A Resource Protection Area Determination, on the stream into which this project drains, is a
standard requirement of the site plan process which is occurring concurrently to the
consideration of this case. This site plan review classifies the project as "re-development" which
means the design of the project will be required to accomplish a ten (10) percent reduction in the
pre-development pollutant loading.
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, as 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) 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 153 additional dwelling units, this request will generate approximately thirty-
five (35) additional calls for fire and emergency medical service each year. The applicant
has not addressed the impact on fire and EMS as cash proffers have not been offered in
accordance with the Board's policy regarding revisions to cases after five (5) years.
The Swift Creek Fire Station, Company Number 16, currently provides fire protection
and emergency medical service. 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 14SNO~Ei4-2014_~PR23-BC)S-RPT
Schools:
Residential
Yield: 153
Student Yield
From F~ncfional ~"'
Membership, y No. of
School Name Residential Capacity,
9-30-13 Trailers ~~
Development 2013-1~ ._ ~-~~
:~
Elementary: S~~-ift Creels 32 828 733 ll ll:~7° a 7
Middle: S~~-ift Creels 17 1,036 1,021 llOll° a 3
EIi~h: Clo~~er Hill 23 1,875 1,750 ll0"'1° a 0
School
72
Projected Membership and Capacity Trends O~~er Time '~'~'~
P~r~.jcctc~l P~r~.jcctc~l P~r~,jcctc~l
Nana Mcmbc~~ship, Mcmbc~~ship, Mcmbc~~hip,
9-311-I~ 9-3U-1, ~ 9-3U-2U
Elementary: S~~-ift C reels 840 ll" 8~ 2 ll U 841 i U
Middle: S~~-ift Creels 1,023 ll 998 917 90° a
EIigh: Clo~~er Hill 1,897 1,937 ll ~ ~~ :~ 1,914 ll09° a
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodolog~~ as pros~ided b_v the Chesterfield Counti<_
Finance Department.
NOTE: '~'~ If a school is less than 90% of capacitic~ and has t<-ailers, those t<-ailers are not identified in the staffreport.
Student Membership is based on membership as of 09-30-13.
School C'apacitit• is Uased on the 2013-14 Space Utilization Sttad~•.
'~'~'~ DISCLAIMER: Please mote that Projected ljenzbership AND Functional Capacity are updated on an
ANNUAL BASIS acrd are based on the September 30 nzenzbership for a gn~en year acrd the Space t,'tilizatiorz Strrdy
Report which is conducted every year. The Space Utilization Study is a report that is conducted annually whereby
Planning staff conducts a site visit of every school in the county and the Principal reviews his or her floor plan and
identifies the use of every classroom. Front that information a report is prepared that calculates the Functional
Capacity of that school. The school system needs to know how each o f their facilities is utilized for fiarding and
space allocation prrrposes..lgain, it is important to note that these rmnzbers change every year.
I4SNO~Ei4-20I4_~PR23-BC)S-RPT
Although this request will have a minimal impact on school facilities as the occupancy of the
proposed units will be restricted to senior housing and no students will be generated, based on
the cash proffer methodology analysis above this proposal would have an impact on the
aforementioned schools. 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 over capacity. Therefore, the aforementioned units should be subject to full cash
proffers, to mitigate the impact that this proposed development would have on schools.
Libraries:
Residential development in this area of the County would likely impact the existing
Clover Hill or Midlothian Library or a proposed new facility in the Genito-Otterdale
Roads vicinity. The Public Facilities Plan recommends expansion or replacement of both
the Clover Hill and Midlothian libraries and also recommends a new facility in the
vicinity of Genito and Otterdale Roads to address service gap and demand issues related
to population increases anticipated for this area of the County.
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 & 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 facilities as cash proffers have not been offered in accordance with
the Board's policy regarding revisions to cases after five (5) years.
County Department of Transportation:
This request will have a minimal impact on the transportation network.
Virginia Department of Transportation (VDOT~:
VDOT has no comments on this case as the proposed amendment requesting changes to
setbacks and size of stnicnires will not impact state maintained right-of--way.
Ei 14SNO~Ei4-2014_~PR23-BC)S-RPT
Financial Impact on Capital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 153 * 1.00
Population Increase 408.86 2.67
Number of New Students
Elementary 32.22 0.21
Middle 17.48 0.11
High 23.40 0.15
Total 73.10 0.48
Net Cost For Schools $ 1,445,085 $ 9,445
Net Cost for Parks $ 190,791 $ 1,247
Net Cost for Libraries $ 49,419 $ 323
Net Cost For Fire Stations $ 108,477 $ 709
Average Net Cost Roads $ 1,226,907 $ 8,019
Total Net Cost $ 3,020,679 $ 19,743
*Based on the number of potential new units remaining per zoning. The actual number of
dwelling units and their corresponding impact may vary.
The current proposal is requesting amendments to proffers relating to the size of the multifamily
strictures and setbacks. The original zoning (Case 74SN0021) was approved in May 1974, prior
to the adoption of the County's Cash Proffer Policy. The project has been developed as
Brandermill Woods, a senior living community. The applicant has proffered an age restriction.
(Proffered Condition 2)
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, parks, libraries, fire stations
and roads as $19,743 per unit. The calculation in the table above uses 153 potential new dwelling
units based on the 350 units allowed per zoning minus the 197 units that have already been built.
The applicant's proposal, which does not include cash proffers, fails to address the impact of the
development on capital facilities. Consequently, the County's ability to provide adequate
facilities to its citizens will be adversely impacted.
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
(Section A.9. of the Cash Proffer Policy). It is appropriate to accept the maximum cash proffer of
$18,966 for each remaining dwelling unit to be built. The Cash Proffer Policy also allows a
rezoning application within five (5) years of the original case's approval to be evaluated to
determine if the application constitutes a minor modification. If sq the Board of Supervisors may
determine that the previously accepted cash proffer amount, if offered, adequately addresses the
capital impacts of the modified development proposal (Section B.6.). The original case was
approved in 1974 which is outside of the five (5) year window to consider minor modifications.
14SN0 ~Ei4-2014_~PR23-BC)S-RPT
Should the Planning Commission and the Board of Supervisors, through their consideration of
this case, find that the 1974 approved conditions outweigh the policy issue relative to minor
modifications being limited to a five (5) year time frame, and that acceptance of proffers as
offered in this case are justified, the Board's Cash Proffer Policy does allow the Board to accept
a cash proffer less than the current maximum.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Suburban Residential I
use (maximum of 2.0 dwellings per acre).
Area Development Trends:
Area properties are zoned for residential and office uses and are occupied by single-
family and multifamily residential uses within the Brandermill and Watermill
communities, as well as Tomahawk Middle School.
Zoning HistorX:
The request property is a twenty-eight (28) acre portion of the larger Brandermill mixed
use community that was zoned in May, 1974 (Case 74SN0021) and has been developed
as the Brandermill Woods Retirement Community. While there have been numerous
amendments to the zoning over the years, the request property is identified as an area for
"Multiple Family and Condominiums" use, subject to the standards set forth in Exhibit B,
Section 1 (R-7 Districts) Subsection (e) which addresses density (maximum of 12.5 units
per acre), limitation on the number of units per building, size of strictures, percentage of
lot coverage, height, setbacks, distance between buildings, open space, recreational
facilities, pedestrian areas, parking and building design.
Current Proposal:
The applicant is proposing redevelopment within the Brandermill Woods development to
constrict additions to the clubhouse and modify the number of cottage style and
apartment style units (Exhibit A). The existing zoning would permit a maximum of 350
units. There are currently a total of 197 existing units (sixty-six (66) apartment style units
and 131 cottage style apartments). The proposed redevelopment will result in 276 units
(an increase to 159 apartment style units and a decrease to 117 cottage style units).
With this request the applicant is proposing the following amendments to Case
74SN0021. All other conditions of Case 74SN0021 would remain in force and effect.
14SN0 ~Ei4-2014_~PR23-BC)S-RPT
EXISTING ZONING CURRENT PROPOSAL
(CASE 74SN0021) (CASE 14SN0564)
Maximum of 300 ft. with Maximum of 500 ft. with
architectural treatment to architectural treatment to
LENGTH OF STRUCTURES
avoid monotonous building avoid monotonous building
facades facades
SETBACKS FROM PRIVATE
Minimum of 15 ft Minimum of 3 ft
DRIVES . .
DISTANCE BETWEEN Minimum of 25 ft. & 30 ft. Minimum of 20 ft. 2-stories
BUILDINGS for 3-stories and above and above
Senior Occupancy:
The existing development is a senior housing community however existing zoning would
not limit the development of senior housing. The applicant has proffered to require the
development to only be occupied by senior adults. (Proffered Condition 2)
CONCLUSIONS
The proposed modifications will relieve design issues relative to setbacks from private drives
and minimum distance between buildings and will permit an increase in the permitted maximum
length of buildings while maintaining a building design that will avoid monotonous building
facades.
The proposed amendment is for zoning that was approved in 1974; therefore, the modifications
exceed the five (5) year time limitation the Board's policy allows for modifications without
considering the development's impact on capital facilities. However, staff does consider the
request a minor modification and notes that existing zoning conditions limit density such that,
even with the proposed amendments to setbacks and building length, no additional dwelling units
will result.
Given these considerations, approval of this request is recommended.
9 14SNO~Ei4-2014_~PR23-BC)S-RPT
CASE HISTORY
Staff (4/4/14):
If the Planning Commission acts on this request on April 15, 2014, the case will be
considered by the Board of Supervisors on April 23, 2014.
The Board of Supervisors on Wednesday, April 23, 2014 beginning at 6:30 p.m., will take under
consideration this request.
10 14SNO~Ei4-2014_~PR23-BC)S-RPT
Textual Statement
Case 14SN0564
March 27, 2014
With this request, the Applicant is amending Case 745021, Exhibit B, Section 1 (R-7 Districts),
Subsection 9 (e) for the request property only for size of strictures, setbacks for principle
strictures from private drives and minimum distance between buildings. All other items within
this Section shall remain in force and effect.
The Applicant hereby modifies Item E relative to size of strictures as follows:
1. Size of Strictures and Architectural Treatment: The maximum dimension of any
stricture shall not exceed 500 feet in length. Buildings shall be designed to impart
harmonious proportions and to avoid monotonous facades or large bullcy masses.
Architectural treatment of buildings shall utilize a mixture of design features. Design
features may include articulation of doors and windows, sculptural or textural relief of
facades, and architectural ornamentation or varied rooflines, incorporated so as to have
the appearance of several small buildings clustered together in buildings of large mass.
Notwithstanding the foregoing, staggering the setbacks of dwelling units within a row of
attached units or siting of the stricture is such that topography causes a sufficient
variation in the building form, either vertically or horizontally, shall be required.
The Applicant hereby modifies Item G relative to setbacks for principle strictures from internal
private drives as follows:
2. Setbacks from Private Drives: Principle strictures shall be setback a minimum of three
(3) feet from all internal private drives.
The Applicant hereby modifies Item H relative to distance between buildings with two (2) or
more stories as follows:
3. Distance Between Buildings: The minimum distance between buildings shall be twenty
(20) feet for two (2) stories and above.
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~SubscatiCxt (e)
MULTIPLE F4AIILY AND CONAO:iIN1U"i5
For those tracts designated as Exhibits C, I1, $, arsd F, and Exhibits C-Z~ D"1~
Fr]-, and F-1, and further designated 6y tract numbers 711 amd 73~. on Exhilits
C, D, C--1, and D-~, 67q and b73 en Eshibitr~ C, E, C-1 ar~d E-1; 752, 754, 764, 772,
777 as Exhilsit$ G; ~`, C-1 sad F-1, the uses shall be multiple family dwe133ags (far s.~1c
rest] and customary accessary uses as gerrtitte3 ~Sy Article 9 of the' Chesterfield f'~
County Zoning Ordfr~ance. Far those tracts designated ou gxhibits C, D, E, and F and
Exhibits C-l,.D-l, £~~., and F-~. as villas sad further designated by tract numbers -
702; 7Q5, 746, 708, 73~, 713, 116, 718, 719 an E7tY,ibits C, D, C-l, acid D-1; 745, 746, an
747 0~ Exhibits C, E, C-1 sad E~1; 753, 7~, 756, 757, 763, 7b5 and 776 oa ldaehibits C, F
C-I and F-1 the Cases sha1J. be multiple family condominiums and customary acces-
sary uses as permitted by Article 4 of the Chesterfield County Zoning Ordinance.
. ..~
'L'Fse foiinwiag regulations are intended to establish criteria u~de~~hl,ch
multiple family and multi~plc family condar~i.rt~.um develapmeats m2ey' be reviewed' to •
insure architectural sad s~.te planisic]g quaxztY, adequate aSeab2e agent space sad
recreation facilities, x:nd other elements of resa.deatial amenity; ,and is doing aa,
to•allow sutfic~-eat f~,exibility for a Creative variety o! housing designs as
' wail as eechaalogi.cal acid other changes over tk~e causee of time. __
_ ~ -
' - A. • Re aired Area; There sha11 ba r~o minimum parcel sine provided t'ftat each
} tract shall be planned as as in*_egral part of the planned development
with appragriate buffer areas to create a traYtsitiaa to s~ixrounding land
uses.
S. Deasi The density of development shall oat exceed twe~.ve ax-d one-ha7.f
(12.5) dwsllir~g units gar gross sere, a$ defined by t~ie.P~.aaaing Depart-
ment rnEinorandum datcsd August ~7, 1973. (1~Yhibit W)
C.. Limitat~.ane of Number of IInits: The maximum nvmbar of units,irt any single
structure- of a tow~sl~ouse but],d~.rcg form sha~.I be tan •(ld},
T3_ Percar~ta a of Lot Cavern e: AlI buildings aa. acy tract inCludixxg accessary
buildin$9 sha11 not cover mare than ferty erceat (40Z] of the tract. No
accessary 'build~.ng (except garages} s cave uwra n one Huadr6d (100)
square feet. ~ _
E. • $xze of 5trvctuXe: Zn order to help produce a fi~uaa~x scale and to avoid
potentially manatonaus building facades, Che utiaximum dimen¢iari of any
structure of series a~ attached units shall oat exceed sae hundred serrent~r-
five [115} feet, unless the facades of at least every third utxit are
offset at least :Four (4) feet to create spatial variety, or the siting
of tht structure is such that the tapvgraphy causes a sufficient variation in
tl~e building fast, either vertically ar l~ariavntally, is which ease the
structures shall oat exceed tl~rze hundred (3Qa) feet in length. •
F. • He_ i~ht: Ttzc height of any scrctcture of a to~~nhouse or garden building
t)~pe shall no[ cxczed four (4) starxes or fifty (50) feet. OtliEr building
types shall net exceed six (d) floors or seventy (7 Q} fe4C, provided thec
if na elevator is provided,tha primary access to all dwelling units ~,
" ~ (fire exits excepted) Shall Hat exceed two flights of Stairs.
~...1
G. , Setbacks: xhe princi le structures sha11. be Setbact4 a miztxmum of fifteen ~'~
(15)' feet from all internal private drives, and a mfzximuus o£ ten (10] -
feet from parking erea.s. jtiThere tract boundaries adjoiYY tommQn epee space
at least thirty (3U) feet wide if n'aCurally wooded and fifty (50} feet
wide if golf course ar other Hart-wooded area, principle structures shall l;e
set back a mini:n+~ ¢f twenty {2Q). feet except. on public streets' rights
. of •~;-ay, is rehich case the set backs shall be a minimum of twenty-five
(2S}• fee[ from streets other than major arterials and -fifty (54]' feet
an major arterials. Accessory buildings (iYiC1Vd~-ag garages) a~-d caurt-
wails ax fences shall ba sat back a minimum of four {4}'feet fxo~ access
drives and seven (7 )'feet from parking areas. All building entrances
sna11 be oriented to the inteziar ref the tract, and n4 buildings on rite
Edges of tracts shall front toward adjacent external public roads_ When
the rear of a building not over four (4) stora.Gs yr fifty {S0) feet'
(whichever is iess7 in height is designed to open upon osstdoor ]~iw'i-ng areas,
whether at. gzound level or on balconies, the rear of the. buflding„shall oe
set back $ minimum of fifty (5Q}.feet from streets or'aGceas drives,
fer ether btexldittgs, the set backs shall be ax deteruiaed by the PlaiYning
C4mm1'sslon at the time of sch2'ASatxC plan approval.
H. Distance between Suildiztgs: TY-e minimum dis:arcQ between 1}nildzngs shall
• •• - be fifteen (15) feet for one story structures, tweYity {20} feet for two
(2) story, twenty-five (~5) feet far three (.d) story and thirty (3D) feet
for IDar¢ than tihree (3} stories except when the walls of adjacent build-
ings are at as angle t4 each artier of between thirty degrees {3t}°] and '
sixty degrees (bra}, the .respeCt~-va minimum distances may be reduced by
twenty percent {2C~). When any adjacgat structures are offset such tE~a=
. they overlap at rile corners by Hat a+ar~ than fourteen (14] feet, the
mitt~CtRl distances shall b~ fifteen (I5) feat for one and two (2] story
strttctuxes, Sixteen (1f} feet far three (3} gt4rY structures, and tc,+erity
' (2~~ fQet for over three (3] start' structures. 'The distance between
_ bui3.di.tag3 may 'be reduced to five (5] feet when at isssti one of the opposing
walls is solid maeonry and there sisall be na windows in residentgal units
in such a siCttatioa.
1. Couuovn 0 ea S ace: .9~ m7.37~um of twenty-five percent (~5~) of the tract
• s[~all be devoted to open space exclusive of buildings cad paved vehicular
areas. In addition, aLl tracts shall be cvxttiguaus to common open space.
which is part of the .planned development for at least oree-hal€ (~] the
lcrtgti7 of the bauadary of the tract.
s, .Recreation yacili,ties: ~tCGreatiotl areas and facilities sha].I be avail-
' able cad readily accessible to the resi.deats of the tract, either pro-
- vided within the tract or is other parts of Che planned development of
which 'the tract is a part, and shall be'indicated an the p~.ans Submitted
£or approval. There • slta27. be at least ox~e swit~mirtg pool for each one
• thousand (l.,ooo) dwell3.ne units of all kinds in the tract or planned
development, at least one {1) teztnis court far each five hundred [5Q~)
dwelling units (as well es bicycle paths, playfields, tat lots, picnic
tables, and arbor such.RmeCLi.tieS Ps prpvided in Lhe total cprrur~~nity.)
The Yervfce area of each facility except tennis] shall riot exceed a one (1.~s,
radius, artd the requl.red reCreatian Eaciliti~•s s3lall be built and operational *.
• the time sixty percent (GUX} of Cite dwelling units ~n the service area
have been etCt+pied.
K. .ffaintenance o£ Cat:ason areas and en 5 ace; Same as++~~5eetion 1,0-5 (Zi}
~ of the Chesterfield County Zoning Ordinance, except~:~tat such regtiirea:ents
.._ shall apply to a~partmants and nondamiriiums. -.'~s~'`~'
l '"~~;
L. Building Desifin and Sitir:~: luilding¢ sha3.~tifi~ designed to impat`t a sense
of human scales^sle and to avoid vnreliered monvtona,~g faCadCS yr large b-:lky
masses, Building facades at3d masses shall ire varied is accordance -aith
Section E above. The desired residential character and human scale shall
be reinforced through appropriat ruse of desigC, elements such as b.elcox~~,es,
articulation of doors and windows, sculptural or textural reJ.ief of
fac.ades,+ brick belt courses, t~vof form and proportion,' pr• other appurtenances
such as lighting fixturCS or plaat3rt$. Bu~.ldings sha11 not normally be
Sited in even roars, at a unifp~ distance from a Street, or spsced at
uianotonous equal intervals.
M.; Farkin~: parking spaces shall be provided at a ratio of one and four-fifths
~l 415) spaces per dwelling unit, and a common storage area or areas for
'boats, large tructES, campers, travel at:d utility trailezs shall be provided
either within the tract ox in ether parts ^€ the planned development and
gvailali],e tv a21 residents of the planned daveiaptaent. •Na such equipment
shnll,be kept in parking iatendcd Per residents' parking in t'ha.tract.
N.. Pedestrian circulation: A pedestrian cf.rculatioa system ahali ba planned
to give access to and from dwe].Zing units, parking areas, r:vmm~u7ity fa-
. .. cil$C3es, and appropriate areas outside the tract. Paths shalt be a. mi_~i-
mua oP three (3) feet wide. - ._
•
.. Q: Com atibilit with Ad•acent Residential Tracts: Compat£biiity betr.ree~t
r any multiple family tract and adjacent tracts sha11 be insured by transi-
tignal eiemr~ts whiCl~ s3~ta.ll be comprised of an ax ea left in a rsatural
wooded state not_less than thirty (3D) feet wide or a golf aat:rsQ or Qther
non-~apoded area nod less than fifty {j0} feet tr~.d~, or s change is t4pD-
graphy ar an architectural element, ar another approved transitional fea-
ture whie#- may be either within the boundmries of the tract or a part of
the span space syste~a of the plar~ncd devezapment.
p. Access: ABequate access to pvbixG roads shall be provided for, all tutu s
by means of commvr~ wa}~s which shall, b2 a m3ni.mum ^f sixteen (z6) £aet far
one wsy drives when there is na adj aceat parking, tkienty-two (22} feet
for two way drives when there is n4 adj scent parking, and where the accts
road serv~.rtg a tract of more than fifty CSO} una*s joins a public road,
tkiare shall be at least two {2) exit lanes and one^(1) entrance lame
provided in the xaadway, whicEt may be divided. i7rtdgr special conditions
apd cireezmstahces, the Pla~triing Commission may reduce the widths of
drives to forsxtean (14} and twenty (2 d) feet respectively during sChema.tic
pl.at~ review.
Q, _ Vehicular. ~srea Faving: A~.1 roads, driveways, and ppar3ci:tg areas shm11 be hard
surfaced, properly dra~,ned, and the edges defined by durable means.
R- ~'3ana R_equirCd: Same as Gvnditivn nl, "Chesterfield Car~nty Typical Re-
gc~irements for i`Iultip].e Family Developments, " September 25, 2973. (Exhibit V}
S.
T.
U.
V.
W.
• X.
Drama a Plans- Same as Candztfon ~~, "CheStexfieZd County Typice.l Re-
quirements for Multiple Family DcvClapa~eats,.r September Z5. 1973. (Exhibit V}
Erosion and Sediment Control: 5~ as Cpndition 4F3, "Chesterfield Gaunty
Typical Requirements for Multiple Family Developments," September 25, 1973.
(bchibit V} -
Fubli~ Water and Seiner-: 52une as Car~.dition ~:4, 'Chhesterfield County Typi-
cal Reqquirements for :$ultipie Family Dev'elapmenGs," September'2~, 1973.
(fxhi.bi.t ~')
k'ater Bodies: Any lake, pond,•atrearn, cree'~, ar river, (o=her than the
Swff t Creek Reservoir rahose protectf oa and taainteaancQ is speci=fied by
other d~tutoaats) Within or partially within the bounda'cies of any tract
shall be mair~Saiaed by the developer andfor vwnex of the project ar the
$raYidermill Corumunity Association ox any ocher approved residents' asso-
ciatiaa, and plaAS far the maintenSnGe of snch water body shall be ~spproved
by the County Planning Departm~at prior t4 the beginning of clearing or
g'radiag, ~ •
Fire Frotectiaa Measures: Fire protection measures shall be as~pravided aacard;
Ee Exhibit T• ~ _
Fire YnspectiG•a: Same aS Condition x'33, "Chesterfield County Typi.Cal Re-
qu5.rements far bfu3.'tiple Fazaily ]}eve,Zopa~ents," 5eptembar z5, i~73.
exhibit V} .
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