13SN0110
CASE NUMBER: 13SN0110
APPLICANT: Chesterfield DD, Inc.
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: MATOACA
15101 Hull Street Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
SEPTEMBER 16, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JACK WILSON
(804-425-9474)
Applicant’s Contact:
JAMES T. DISE (757-650-6301)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
APPLICANT’S REQUEST
Rezoning from Residential Townhome (R-TH) to Multi-Family Residential (R-MF) with Conditional
Use Planned Development to permit townhome and group care facility uses and exceptions to
ordinance requirements.
A residential development with multi-family and townhome residential units and group care
facility use are planned. The development would be limited to a maximum of 570 dwelling units,
yielding an overall density of 6.72 dwelling units per acre.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statementand Conceptual Layout are located in Attachments 1-3.
RECOMMENDATION
RECOMMEND APPROVAL
PLANNING
As conditioned, development complies with Plan; will construct
COMMISSION
Ashbrook Parkway extension and pedestrian connections; and,
(8/18/2015)
will include quality design and architecture
RECOMMEND DENIAL
While the proposed usescomply with the Plan, and development
densities are consistent with the recommendations of the Plan or
STAFF
reflective of neighboring residential development, the request
fails to fully address development impacts for age restricted units
and units with two (2) or fewer bedrooms
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING -
BUDGET AND Fails to address capital facilities impacts for units with two (2) or fewer
MANAGEMENTbedrooms or those constructed as age-restricted units
FIRE -
PARKS AND
-
RECREATION
LIBRARIES -
Fails to address capital facilities impacts for units with two (2) or fewer
SCHOOLS
bedrooms or those constructed as age-restricted units
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: MEDIUM TO HIGH DENSITY RESIDENTIAL, NEIGHBORHOOD BUSINESS AND
SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential uses of varying densities and
neighborhood scale commercial use. Appropriate residential densities range between 2.0
dwelling units per acre on the southern portion of the property and eight (8) dwellingunits per
acre on the northern portion.
Map 3: Surrounding Land Uses & Development
Commercial
use
Alta Sterling
Apartments
Ashbrook Parkway
Hull Street Road
.
Hampton Park Dr
Ashbrook Parkway
Single family residential
– Ashbrook and Clover
Hill Estates
Single family residential
– Hampton Park
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
PROPOSAL
The applicant proposes to develop multi-family and town home residential units and allow for
the option for group care facility use. A master plan divides the property into three (3)
development tracts(Attachment 3). Modifications to the development tracts could be
permitted with certain limitations. Offering age restricted housing units is optional for part or
all of the units. (Proffered Condition 4)
The development would be phased so Tract B would develop for multi-family residential use
before such use is developed in Tract A. The applicant has indicated a desire to delay
development of Tract A to examine a potential commercial market for that portion of the
property.
Density by tract is determined by a certain number of units permitted per acre, with an overall
maximum of 570 dwelling units permitted. The following table outlines proposed uses, acreage
and densities:
Development Plan
Requirements Tract A Tract B Tract C
Multi-family units Multi-family units Residential
Townhomes
Recreational amenities Recreational
amenities Recreational
amenities
Textual Statement II.F &
Textual Statement II.F & III.A
IV.A
Only 1 group care facility with a maximum of 60
Permitted
beds Permitted,provided facilityis:
Uses
Located in Tract A or B on maximum of 10 acres
o
Interior to development
o
Developed after 100 multi-family units
o
Architecturally compatible with multi-family
o
buildings
Textual Statement IV.A &
Textual StatementII.I , III.A and IV.A
IV.K
26.8 1 to 32.6 acres
24.3 to 30 acres
20 to 27.9 acres
*Based on Tract B
Tract Acreage
increased acreage option
Textual Statement II.A
Textual Statement II.A
coming from Tract C
12 dwelling units per
8 dwelling units per acre50 dwelling units
acre
160 –223 units
2,3, 4
Density
292 – 360 units
Textual Statement III.CTextual Statement V.C
Textual Statement IV.C
Overall
84.8 acres
Project
Maximum of 570 units/
Acreage and
6.72 dwelling units per acre
4
Density
Textual Statement II.H
1
Mininum area for Tract C is calculated based on the increase in Tract B coming solely from Tract C.
2
The range in the number of units is calculated using maximum units per acre. The maximum number of
units shown is not cumulative as project density cannot exceed 570 units.If units within Tract B are
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increased by a reduction in Tract A, the maximum density of the tract will have to be met and the
increase cannot result in an overall increase in density in any tract or increase the number of units over
570 units.
3
The acreage to determine density for Tracts A and B will be reduced by 8 and 10 units respectively for every
acre or portion of acre developed within each tract for group care facility use.
4
Any independent living units developed with group care facility use will be counted towards the maximum
densities.
DEVELOPMENT DESIGN
The development is proposed with tree-lined streets, water features, supplemental landscaping,
useable open space, and recreational amenities for its residents. Pedestrian connections are
important within higher density developments and to connect these developments to area
services. Sidewalks are proposed within this development for internal connectivity and to connect
the development to the surrounding community and commercial services.
The following is an overview of development standards for multi-family, townhome and group
care facility use:
GeneralOverview
Requirements Details
The Textual Statement and the tract boundary plan serves
Master and Tract Boundary Plans
as the master plan
Proffered Condition 1and Attachments 2 and 3
No multi-family units in Tract A until occupancy of 250
Phasing
units in Tract B
Textual Statement II.G
Approval of a Mixed Use Plan is required to mix multi-
Mixing of Uses
family and group care facility useswithin Tracts A and B
Textual Statement II.B.
Commission must approve elevations in all Tracts
Traditional Richmond architecture
Compatibility between all Tracts
Mix of design features & elements to:
Impart harmonious proportions and avoid
o
monotonous facades
Break up mass of buildings
o
Architecture
Provide architectural variety and cohesive
o
residential character
Appearance of small buildings clustered together
o
Articulation and textual relief of facades
o
Architectural ornamentation
o
Varied roof lines
o
Includes balconies
Textual Statement III.H.3, IV.J.3 and V.I.3
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GeneralOverview (Continued)
Requirements Details
Minimum 60 % brick or stone - All front facades and
other sides visible from public streets (Ashbrook
Parkway, Hull Street Rd & North/South Road)
Building Materials
Maximum 40% premium quality vinyl–all facades
Standards established for foundations and porches
Textual Statement III.H.3, IV.J.3 and V.I.3
Optional age restriction for occupancy
Maximum of 12 three-bedroom units in Tracts A and
Bedrooms and Age Restriction
B; rest of units 2 or fewer bedrooms
No bedroom limitation in Tract C
Textual Statement III.B and, IV.B
Tracts A and B: 50 feet or 4 stories; 10 units per floor;
40 units per building
Heights and Units Per Floor/Building
Tract C: 50 feet
Textual Statement III.D and E and IV.D and E and Ordinance
Tract C only:
Minimum 1,360 square feet of gross floor area
Dwelling Size, Lot Area & Coverage
Minimum standards for lot area, width and lot
coverage established
Textual Statement V.C, D and E
0.75 acre reserved as focal point in each tract –
includes hardscape and open areas designed for
public gatherings
Open Space and Focal Points
Tract C –20% of area outside of RPA reserved as
common area
Textual Statement III.G.4, IV.H and V.H
Minimum standards established for each tract
Setbacks, Distance Between
Tract C –no more than 8 attached townhome units
Buildings and Group Design
Textual Statement II.C, III.F and G, IV.F and G and V.F and G
Street trees required on both sides of roads providing
general circulationand all public roads
Landscaping required within yards & along front
Street trees, Landscaping and
foundations
Buffers
No buffers, except in Tract C 50 foot buffer along
Ashbrook Parkway
Textual Statement III.H.2, IV.I.2 and V.I.2
Sidewalks on both sides of all public roads and roads
that provide general circulation
Designed to connect development with area services
Pedestrian Connections
Sidewalks along Ashbrook Parkway extension (on-
and off-site)
Textual Statement III.H.1, IV.I.1 and V.I.1
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GeneralOverview (Continued)
Requirements Details
Driveways will be hardscaped with hardscaped walks to
Driveways and walks connect dwelling units with sidewalks and parking areas
Textual Statement III.H.1.b and b, IV.I.1.b and c, V.I.1.b and c
Clubhouse, pool and playground in Tract B
Tract B facilities serve Tract A or facilities built for
Tract A
Acreage in Tract C to serve development with
hardscaped areas, covered areas, benches,
Recreational Amenities
landscaping, walking paths and other amenities that
facilitate outdoor gathering – can be within
“BMP/Open Space Area” on Master Plan
Other recreational facilities for Tract C to be provided
as required by ordinance standards for R-TH Districts
Textual Statement II.F and V.K
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FINANCIAL IMPACT ON CAPITAL FACILITIES
Budget and Management
Staff Contact: Natalie Spillman (717-8767) spillmann@chesterfield.gov
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 Adopted Capital
Improvement Program and further detailed by specific departments in the applicable sections
of this request analysis.
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
$23,418 per unit.
The applicant has requested a rezoning from residential townhomes (R-TH) to residential multi-
family (R-MF) with a conditional use planned development. Based on the textual statement
dated August 7, 2015, the applicant has proposed three different tracts of development: Tract
A would be restricted to residential multi-family (R-MF) and group care facilities. In Tract A, the
R-MF area could yield a maximum density of 160 units, with the exception of no more than
twelve (12) three (3) bedroom units, and all other units shall have two (2) or fewer bedrooms.
The group care facilities would be restricted to a maximum of 60 beds. Tract B would be
restricted to residential multi-family (R-MF) and group care facilities. In Tract B, the R-MF area
could yield a maximum density of 360 units, with the exception of no more than twelve(12)
three (3) bedroom units, and all other units shall have two (2) or fewer bedrooms. The group
care facilities would be restricted to a maximum of 60 beds. Tract C would be restricted to
residential townhouses (R-TH) and a maximum density of 50 units. To address the impact of this
development on capital facilities, the applicant has proffered $11,152 per dwelling unit for units
constructed with two (2) or fewer bedrooms or constructed as age-restricted units, to be
allocated pro-rata among all categories with the exception of schools and $18,966 per dwelling
unit for units constructed with three (3) or more bedrooms, which is the maximum cash proffer
in place.
In addition to addressing the impact on parks, libraries, fire stations and schools (where
applicable), the proffered conditions offer the option to accept road cash proffer payments on a
per dwelling unit basis or allow the applicant to provide off-site road improvements, as
approved by the Transportation Department, in lieu of the road cash proffer payment
(Proffered Condition 3.D). Once the off-site road improvements credit amount has been
fulfilled, then the cash proffer amounts as described in Proffered Conditions 3.A, 3.B and 3.C
would go into effect.
While staff supports the applicant’s proposal for a cash proffer of $18,966, with the option to
accept the proffered offsite transportation improvements, for units developed with three (3) or
more bedrooms, the applicant’s cash proffer of $11,152 for units with two (2) or fewer
bedrooms or constructed as age-restricted units falls short of addressing its impact on capital
facilities.
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The Planning Commission and 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 proffers as offered for this case.
570
Per Dwelling Unit Impact on Capital Facilities
Potential
Units
FacilityFY16 Calculated Current BOS Applicant Variance from
Categories Impact Maximum ProposalMaximum
Schools $9,648 $7,814 $0 ($7,814)
Parks $1,347 $1,091 $1,091 $0
Libraries $318 $258 $258 $0
Fire Stations $861 $697 $697 $0
Roads $11,244 $9,106 $9,106 $0
Total $23,418 $18,966 $11,152 ($7,814)
Overall Impact on Capital Facilities
Schools $5,499,360 $4,453,980 $0 ($4,453,980)
Parks $767,790 $621,870 $621,870 $0
Libraries $181,260 $147,060 $147,060 $0
Fire Stations $490,770 $397,290 $397,290 $0
Roads $6,409,080 $5,190,420 $5,190,420 $0
Total $13,348,260 $10,810,620 $6,356,640 ($4,453,980)
*
Based on density as described in the textual statement. The actual number of units, occupancy
types/number of bedrooms, and corresponding impact may vary.
**The applicant has proffered an option for a transportation credit for off-site road
improvements which could offset the road cash proffer payment.
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Greg Smith (804-706-2012) smithgd@chesterfield.gov
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive
Plan, indicates:
County-wide Fire & EMS ServiceInformation & Needs
New 5
Recommendations for Fire Stations
by 2022
Replacement/Revitalization 4
Fire 24%
1
2011 Incidents as a percent of total
EMS (Emergency Medical Services) 76%
Fire/EMS Increases in Call Volume
44%
from 2001 and 2011
County Population Increase from
17%
2001 to 2011
1
With the aging of population, medical emergency incidents are expected to increase faster than the rate of
population growth over time.
Fire Service - Project Impacts
153
Estimated Number of Calls for
(65 to multi-family and townhome units and 88 to
Service Annually
group care facility use)
Offered In Accordance with Policy
Applicant’s Proposal to Address
1
Proffered Condition 3
Impacts
1
The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital
Facilities” section of the report.
Additional Information:
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.
Information relative to nearby fire and emergency service facilities can be found in Attachment
4.
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PARKS AND RECREATION
Staff Contact: Brian Geouge (318-8720) geougeb@chesterfield.gov
The County supports a high-qualitypark system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The Public Facilities Plan, as part of the
Comprehensive Plan, indicates:
County-wide Parks and Recreation Needs
Park TypeNumber of New Parks Aggregate Acreage
Regional 3600
Community10 790
Neighborhood 9180
Special Purpose 3 1 -
Urban 2 - -
Linear 3 - -
1
The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired
and developed on a site-by-site basis.
2
Facilities are recommended in urban areas where there is limited acreage available for park development.
3
Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan.
Parks and Recreation – Project Impacts
5.9 Acres of Regional, Community and/or Neighborhood
2012 County Level of Service
parkland per 1,000 persons
9 Acres of Regional, Community and/or Neighborhood
Target Level of Service
parkland per 1,000 persons
Offered In Accordance with Policy
Applicant’s Proposal to Address
1
Proffered Condition 3
Impacts
1
The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital
Facilities” section of the report.
Additional Information:
Information relative to nearby parks and recreation facilities can be found in Attachment 4.
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LIBRARIES
Staff Contact: Debra Winecoff (751-4475)winecoffd@chesterfield.gov
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities. The Public Facilities Plan, as part of the
Comprehensive Plan,indicates:
County-wide Library Needs
Facility ActionCounty-wide Facility Needs
Expand or Replace 5 Libraries
Construction of New 5 Libraries
Facilities
1 Community Arts Center
Libraries -Project Impacts
Applicant’s Proposal to
Offered in Accordance with Policy
1
Address Impacts
Proffered Condition 3
1
The financial impact of residential development on library facilities is addressed in the “Financial Impact on
Capital Facilities” section of the report.
Additional Library Information:
Information relative to nearby library facilities can be found in Attachment 4.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located. The Public Facilities Plan,
as part of the Comprehensive Plan, indicates:
County-wide School Needs
School Types Facilities to Revitalize/Replace New Facilities
Elementary 16 3
Middle 62
High 23
Technical - 1
Schools -Project Impacts
Elementary 121
Middle 64
Average Student Yield
High 87
Total 272
Applicant’s Proposal to Not Offered in Accordance with Policyfor Age Restricted Units
1
Address Impacts and Units Constructed with 1 and 2 Bedrooms
1
The financial impact of residential development on school facilities is addressed in the “Financial Impact on
Capital Facilities” section of the report.
Additional Information:
After review of this request, based on current school assignments and student enrollment the
proposed rezoning case will have an impact on schools. It is possible that over time this case,
combined with other tentative residential developments and other zoning cases in the area will
continue to push these schools to their capacity and therefore impact the capacity of facilities
division-wide.
Information relative to schools currently serving area can be found in Attachment 4.
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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifiescounty-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and recommendations are
detailed in the chart below:
RecommendationApplicant’s Proposal
Offered as Recommended
Right of Way Dedications
100 feet along Route 360 for property frontage.
90 foot wide for Ashbrook Parkway through the
property.
Right of way accommodating North/South Road
Proffered Condition 6and 9
Vehicular Access ControlOffered as Recommended
One (1) access onto Route 360 and constructed to
preclude vehicles from turning left when exiting the
property.
Approval of an access plan for Ashbrook Parkway.
Proffered Condition 7
Road Improvements Offered as Recommended
Two (2) lanes of Ashbrook Parkway from western
property line to the Shady Banks Drive intersection.
Two (2) lanes of North/South Road connecting
Ashbrook Parkway and Hull Street Road
Sidewalk along the north side of Ashbrook Parkway
from western property line to the Ashlake Parkway
intersection.
Additional lane along Route 360 for property frontage.
Right turn lane along Route 360 at the site access.
Adequate left turn lane along Route 360 at the
existing crossover that serves the property.
Sidewalk along Route 360 for property frontage.
Left and right turn lanes along Ashbrook Parkway at
each access.
Proffered Conditions 8 and 9
Cash Proffer PolicyOffered in Accordance with
Policy
Potential transportation credit of $3,229,471
Proffered Condition 3
Transportation Credit
The transportation credit is for the developer constructing the “off-site” two-lane section of
Ashbrook Parkway from the eastern property line to Shady Banks Drive intersection and the
“off-site sidewalk from the eastern property to the Ashlake Parkway intersection. The credit
amount was based solely on construction estimates from other projects. The actual cost of
these improvements may be more or less than this estimated amount. Once the off-site road
improvements credit amount has been fulfilled, then the cash proffer amounts as described in
Proffered Conditions 3.A, 3.B and 3.C would go into effect.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT Land Use Regulations
Traffic Impact Analysis (24VAC30-155)
-
Access Management (24VAC30-73) All proposed access points (including those
located along proposed Ashbrook
Parkway) to publically maintained
roadways shall comply with the Access
Management Regulation spacing
standards. As proffered the partial access
on Hull Street Rd. (WB left out restricted)
across from Cosby Rd. complies with
current spacing standards. The adequacy
of the proffered access turn lane and taper
will be verified through the site plan
review process.
Subdivision Street Acceptance (24VAC30-91/92) For all internal roads desired to be
included in the Virginia secondary road
system, the plans shall conform to the
provisions of the Subdivision Street
Acceptance Requirements, unless
grandfathered (previous approval of street
layout/tentative plan) under the 2005
SSR’s. Included in those provisions are
meeting connectivity (two external
connections to a publically maintained
street or one connection and the provision
for a stub out to an adjacent developable
parcel) and pedestrian accommodations
(street ADT dependent).
Pedestrian accommodations, including the
culvert crossing along existing Ashbrook
Parkway (proffer 8Aii), are to comply with
ADA and VDOT standards. Compliance
with those provisions will be evaluated
through the site plan review process.
Land Use Permit (24VAC30-151)
-
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 12”Yes
Wastewater No24”Yes
Utilities Issues
In addition, Proffered Condition 5 requires a payment of $200.00
per acre to the County as a contribution towards expansion of the
Dry Creek Wastewater Pump Station. Payments will be made
over time as the property develops with payment for each section
or site to be made prior to issuance of the first building permit for
a structure to be erected on the property.
Use of public water and wastewater are required by Code. As
such, Proffered Condition 2 should be withdrawn.
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Doug Pritchard (804-748-1028) pritchardd@chesterfield.gov
Environmental Engineering has no comment on this request.
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CASE HISTORY
Applicant Submittals
11/26/2012 Application submitted
10/1/2013 Application amended and revised proffered conditions, textual statement
and master plan were submitted
10/7 & Revised proffered conditions and Textual Statement were submitted
11/26/2013
4/10/2015 Revised proffered conditions, textual statement and master plan were
submitted
5/12/2015 Application amended
5/14, 22 & Revised proffered conditions and Textual Statement were submitted
26/2015
6/5, 6/8, 7/23, Application amended and revised proffered conditions and Textual
8/5 & Statement were submitted
8/7/2015
8/17 & 18 Revisions to the proffered conditions and Textual Statement were submitted
/2015
Community Meetings
10/8/2012 Issues Discussed:
Student generation from proposed development vs. townhomes
currently approved; concerned 1 and 2-bedroom apartments will
generate students and impact schools
BMPs as amenities/water features
Open space/recreation
Drainage and water quality; effects on Reservoir
Impacts of Ashbrook Parkway extensionto Ashbrook subdivision; county
should install berm/buffer; bond to ensure road construction completed
Ashbrook Parkway extension planned for over 20 years; relief to Hull
Street Road
Citizens from other areas using sidewalks through Ashbrook subdivision;
proximity of neighborhood playground
Water consumption
11/8/2012 Issues Discussed:
Effects on Swift Creek Reservoir; water quality and storm water run-off
Proximity of Ashbrook Parkway extension to rear of lots in Ashbrook
subdivision and proposed speed limit
Wildlife habitat
Commercial uses proposed
Density higher than current zoning
Quality of architecture/development
Impacts on area schools
Sidewalk extension through Ashbrook subdivision
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Community Meetings(Continued)
5/26/2015 Issues Discussed:
Placement of sidewalk in right of way for Ashbrook Parkway extension
Quality of multi-family use
Possibility of future commercial use in Tract A
Approval of architectural elevations
Townhomes and recreational uses only uses in Tract C, south of
Ashbrook Parkway extension
Storm water run-off
Retention of mature vegetation along right of way proposed instead of
constructing berm
Planning Commission
10/16/2012 Action –DEFERRED TO DECEMBER 10, 2012 WITH APPLICANT’S CONSENT
12/10/2012 Action –DEFERRED TO MARCH 19, 2013 AT APPLICANT’S REQUEST
3/19/2013 Action –DEFERRED TO JUNE 18, 2013 WITH APPLICANT’S CONSENT
6/18/2013 Action –DEFERRED TO SEPTEMBER 17, 2013WITH APPLICANT’S CONSENT
9/17/2013 Action –DEFERRED TO NOVEMBER 19, 2013 AT APPLICANT’S REQUEST
11/19/2013 Action –DEFERRED TO JANUARY 21, 2014 WITH APPLICANT’S CONSENT
1/21/2014 DUE TO INCLEMENT WEATHER, MEETING WAS POSTPONED TO JANUARY 23,
2014
1/23/2014 Action –DEFERRED TO MARCH 18, 2014 WITH APPLICANT’S CONSENT
3/18/2014 Action –DEFERRED TO JULY 15, 2014 WITH APPLICANT’S CONSENT
7/15/2014 DUE TO PLANNED RENOVATIONS TO PUBLIC MEETING ROOM, COMMISSION
MEETING RESCHEDULED TO JULY 22, 2014
7/22/2014 Action –DEFERRED TO DECEMBER 16, 2014 WITH APPLICANT’S CONSENT
12/16/2014 Action –DEFERRED TO JUNE 16, 2015 AT APPLICANT’S REQUEST
6/16/2015 Action –DEFERRED TO AUGUST 18, 2015 ON THEIR OWN MOTION
8/18/2015 Citizen Discussion
No one spoke to support or oppose the case
Applicant Discussion
Offered revision to limit use of premium vinyl to maximum of 40% of each
façade
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Commission Discussion
Mr. Waller and Dr. Wallin discussed input information used for school
capacity calculations
Dr. Wallin stated this was an important development to the 360 Corridor.
He stated he supports the case because Ashbrook Parkway extension and
pedestrian connections to commercial services will be built with this
development. He also indicated that architectural quality, including building
materials, was important and he was pleased the Planning Commission
would have the ability to approve the final building elevations.
Recommendation: APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Patton
AYES: Gulley, Waller, Brown, Patton and Wallin
The Board of Supervisors on Wednesday, September 16, 2015, beginning at 6:30 p.m., will
consider this request.
2213SN0110-2015EPT16-CPC-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
Note:
(CPC) – Recommended by the Planning Commission
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors and assigns, proffer that the property under consideration (“the Property”)
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
(CPC) 1. Master Plan. The Plan titled “Madison Crossing-Master Plan” prepared by
Townes Site Engineering dated April 10, 2015, and the Textual Statement last
revised August 18, 2015, shall be considered the Master Plan. (P)
(CPC) 2. Utilities. The public water and wastewater systems shall be used. (U)
(CPC) 3. Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s)
shall pay the following to the County of Chesterfield, prior to the issuance of a
building permit for infrastructure improvements within the service district for
the Property, unless state law prevents enforcement of that timing:
A.For all dwelling units constructed with three (3) or more bedrooms:
1.$18,966.00 per dwelling unit for the period beginning July 1
preceding the Board of Supervisors’ approval of the case through
July 1 four years later, at which point the amount will be adjusted
for the cumulative change to the Marshall and Swift Building Cost
Index during that time period.
2.Thereafter, the per dwelling unit cash proffer amount shall be
automatically adjusted, annually, by the annual change in the
Marshall and Swift Building Cost Index on July 1 of each year.
B.For all dwelling units constructed with two (2) or fewer bedrooms:
1.$11,152.00 per dwelling unit, allocated on a pro-rata basis among
the categories for parks, libraries, fire and roads, for the period
beginning July 1 preceding the Board of Supervisors’ approval of the
case through July 1 four years later, at which point the amount will
be adjusted for the cumulative change to the Marshall and Swift
Building Cost Index during that time period.
2313SN0110-2015EPT16-CPC-RPT
2.Thereafter, the per dwelling unit cash proffer amount shall be
automatically adjusted, annually, by the annual change in the
Marshall and Swift Building Cost Index on July 1 of each year.
C.Provided, however, that if any building permits issued on the Property
are for senior housing, as defined in the proffer on age restriction, the
applicant, sub-divider, or assignee(s) shall pay $11,152.00 per dwelling
unit, allocated on a pro-rata basis among the categories for parks,
libraries, fire and roads, for the period beginning July 1 preceding the
Board of Supervisors’ approval of the case through July 1 four years later,
at which point the amount will be adjusted for the cumulative change to
the Marshall and Swift Building Cost Index during that time period.
Thereafter, the per dwelling unit cash proffer amount shall be
automatically adjusted, annually, by the annual change in the Marshall
and Swift Building Cost Index on July 1 of each year.
D.Off-site Transportation Credit. If the developer constructs all of the
improvements with initial development of the Property as described in
Proffer Condition 8.A., as determined by the Transportation Department,
a credit for the road improvements in a total amount of $3,229,471 (the
“Credit”) shall be allocated equally to the dwelling units on the Property
on a pro-rata basis and shall reduce the road portion of the cash proffer
payments set forth in Paragraphs 3A, 3B and 3C above until such time as
the Credit is extinguished. After that occurs, the applicant, subdivider, or
assignee(s) shall commence paying cash proffers in accordance with that
set forth in Paragraphs 3A, 3B and 3C above. The Credit shall remain set
for the period beginning July 1 preceding the Board of Supervisors’
approval of the case through July 1 four years later, at which point the
amount will be adjusted for the cumulative change to the Marshall and
Swift Building Cost Index during that time period. Thereafter, the Credit
amount shall be automatically adjusted, annually, by the annual change
in the Marshall and Swift Building Cost Index on July 1 of each year.
E.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 toward, but not in addition to, any impact fees, in a manner as
determined by the county. (B&M and T)
(CPC) 4. 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, occupancy of dwelling units shall be permitted to 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 age
2413SN0110-2015EPT16-CPC-RPT
restricted dwelling units shall be identified on all site and subdivision plans for
buildings containing such age restricted units. (B&M, P)
(CPC) 5. The developer shall make a payment of $200 per acre (not to exceed an
aggregate payment of $17,076.00 based upon a total of 85.4 acres) to the
County toward the expansion of the Dry Creek Wastewater Pumping Station.
These payments shall be made prior to the issuance of the first building permit,
unless the developer submits and the County approves a phasing schedule for
the payment of such fees in accordance with the phases in which the Property
is developed. (U)
(CPC) 6. Dedications.
A.Prior toany site plan approval for Tract A or within sixty (60) days of a
written request by the Transportation Department, whichever occurs
first, 100 feet of right-of-way along Hull Street Road (Route 360),
measured from the centerline of that part of Route 360 immediately
adjacent to the Property, shall be dedicated, free and unrestricted, to and
for the benefit of Chesterfield County.
B.Prior to any site plan approval for Tract B, inconjunction with the
recordation of the initial subdivision plat for Tract C, or within sixty (60)
days from the date of a written request by the Transportation
Department, whichever occurs first, a ninety (90) foot wide right-of-way
for an east/west major arterial (“Ashbrook Parkway”) shall be dedicated
from the eastern Property line to the western Property line, free and
unrestricted, to and for the benefit of Chesterfield County. The exact
location of this right-of-way shall be approved by the Transportation
Department, and shall be generally located as shown on the Master Plan.
(T)
(CPC) 7. Access.
A.Direct vehicular access to and from the Property onto Route 360 shall be
limited to one access that aligns the existing crossover at Cosby Road.
The approved access shall be designed and constructed to preclude
vehicles exiting the Property from traveling west on Route 360. The exact
location and design of the access shall be approved by the Transportation
Department
B.Prior to any site plan approval for Tract B or any tentative subdivision plat
approval for Tract C, whichever occurs first, an access plan for Ashbrook
Parkway shall be submitted to and approved by the Transportation
Department. Direct vehicular access from the Property to Ashbrook
Parkway shall conform to the approved access plan. (T)
(CPC) 8. Road Improvements.
2513SN0110-2015EPT16-CPC-RPT
A.With initial development on Tract A or Tract B, whichever occurs first, the
following improvements shall be completed, as determined by the
Transportation Department:
i.Construction of two lanes of Ashbrook Parkway to VDOT urban
minor arterial standards with a 50 mph design speed, with any
modifications approved by the Transportation Department, from its
terminus approximately 1,000 feet east of Hampton Park Drive to
its terminus at Shady Banks Drive. The exact length, location and
design of this improvement shall be approved by the Transportation
Department. The section of Ashbrook Parkway that crosses the
stream shall be constructed with box culverts such that aquatic
wildlife can pass through. Notwithstanding the foregoing, the
Transportation Department shall approve the location of the two
lane section of Ashbrook Parkway adjacent to Ashbrook Subdivision
as far north within the existing right of way as practicable.
ii.Construction of a sidewalk along the north side of Ashbrook
Parkway and existing Ashbrook Parkway from the western Property
line to the Ashlake Parkway intersection; exclusive of the area of
the proposed structure that crosses the stream located along the
eastern Property line. In the area of the proposed structure, a
paved shoulder shall be provided, as determined by the
Transportation Department.
iii.Dedication, free and unrestricted, to and for the benefit of
Chesterfield County, of any additional right-of-way (or easements)
required for these improvements.
B.With initial development of Tract A, the following improvements shall also
be completed, as determined by the Transportation Department:
i. Construction of an additional lane of pavement along the
eastbound lanes of Route 360 for the entire Property frontage.
ii.Construction of additional pavement along the eastbound lanes
Route 360 at the approved access to provide a separate right turn
lane.
iii.Construction of additional pavement along the westbound lanes of
Route 360 to provide an adequate left turn lane, as determined by
the Chesterfield County Transportation Department, at the existing
crossover that aligns the approved access.
iv.Construction of a sidewalk along the south side of Route 360 for the
entire Property frontage.
2613SN0110-2015EPT16-CPC-RPT
v.Dedication, free and unrestricted, to and for the benefit of
Chesterfield County, of any additional right-of-way (or easements)
required for these improvements.
C.With development of Tract B or Tract C, the following improvements shall
also be completed, as determined by the Transportation Department:
1.Construction of left and right turn lanes or roundabouts along
Ashbrook Parkway, as approved by the Transportation Department,
at each approved access as described in Proffered Condition 6.B. (T)
(CPC) 9. North/South Public Road.
A. With development of Tract A, the following improvements shall be
completed, as determined by the Transportation Department. Prior to any
site plan approval, a phasing plan for the dedication and construction of
this section of the North/South Public Road shall be approved by the
Transportation Department:
i.Construction of a two-lane North/South Public Road from Route
360 at the approved access to the southern boundary of Tract A.
ii.Dedication, free and unrestricted, to and for the benefit of
Chesterfield County, of any additional right-of-way (or easements)
required for these improvements.
B. With development of Tract B, the following improvements shall be
completed, as determined by the Transportation Department. Prior to any
site plan approval, a phasing plan for the dedication and construction of
this section of the North/South Public Road shall be approved by the
Transportation Department:
i.Construction of a two-lane North/South Public Road from Ashbrook
Parkway to the northern boundary of Tract B.
ii.Dedication, free and unrestricted, to and for the benefit of
Chesterfield County, of any additional right-of-way (or easements)
required for these improvements. (T)
2713SN0110-2015EPT16-CPC-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
Last revised August 18, 2015
I.Rezone. This is a request to rezone approximately 84.82 acres (the “Property”)
currently zoned R-TH with Conditional Use Planned Development to Residential Multi
Family (R-MF) with Conditional Use Planned Development to allow for group care
facilities and residential townhouses and to permit ordinance exceptions as described
herein, and as provided in the proffered conditions
II.General Conditions for All Tracts.
A.Tract Modifications. To accommodate the orderly development of Tracts A, B
and C (“Tracts”), the Tracts shall be located as generally depicted on the Master
Plan entitled “Madison Crossing Master Plan” dated April 10, 2015, and attached
as Exhibit A. Adjustments to the Tract boundaries shall be permitted at the time
of Plans review provided the Tracts maintain their relationship to one another.
However, TractA shall not contain less than twenty (20) acres and Tract B shall
not exceed thirty (30) acres.
B.Mixed Use Plan. Multi-Family Residential Units shall be permitted to be grouped
together. If there is a desire to mix multifamily and assisted living units within a
tract or subtract, the mixing may be permitted if a Mixed Use Plan is submitted
to the Planning Department for review and approval and such plan shall be
subject to appeal in accordance with the Zoning Ordinance for Site Plan appeals.
The Mixed Use Plan shall address land use transitions and compatibility between
the different uses within a Tract or subtract. Land use compatibility may include,
but not limited to, the location of uses and site design.
C.Setbacks. Along all public roads connecting or designed to connect Ashbrook
Parkway with Hull Street Road, setbacks shall be a minimum of ten (10) feet for
parking and drives and a minimum of twenty-five (25) feet for buildings. Within
these setbacks Perimeter Landscape C shall be installed.
D.Buffers. No buffers shall be required except for a fifty (50) foot buffer within
Tract C along Ashbrook Parkway. Such buffer shall be provided in accordance
with Zoning Ordinance requirements except that Perimeter Landscaping C shall
be installed.
E.Water Features. All stormwater management facilities shall be designed as
visual amenities to create water views. Such facilities shall include fountain type
aerators.
F.Recreational Facilities. Within Tract B, a minimum 1000 gross square foot
community clubhouse, architecturally compatible with the multi-family buildings
in Tract B, and a pool and playground area shall be provided. A certificate of
2813SN0110-2015EPT16-CPC-RPT
occupancy shall be obtained for the clubhouse prior to issuance of a certificate
th
of occupancy for the 150 dwelling unit. These amenities shall also serve Tract A
unless similar amenities are provided for Tract A.
G.Phasing. No multi-family dwelling units shall be developed on Tract A until after
th
issuance of a certificate of occupancy for the 250 dwelling unit on Tract B.
H.Density. The maximum number of residential dwelling units permitted on the
Property shall be 570 units. This does not include any group care facility beds.
Group care facility beds/units shall not be counted towards the maximum
density unless such beds/units are independent living units.
I.Group Care Facility. There shall be only one (1) group care facility permitted on
the Property.
III.Tract A.
Except as provided herein, development within this Tract shall comply with the Zoning
Ordinance for uses within the Residential Multi-Family (R-MF) District
A.Uses. Permitted uses shall include:
1.Uses permitted by right or with restrictions in the Residential Multi-Family
(R-MF) District.
2.Group Care Facilities, provided:
a. the maximum number of beds for the facility shall be 60
b. the facility shall not be located on more than 10 acres
c. no building permit for the facility shall be issued until a minimum of 100
multifamily dwelling units have received certificates of occupancy within
the same tract
d.the facility shall be located interior to the project. Multifamily residential
uses shall be located between the facility and all property boundaries.
Views of the facility from Hull Street Road and Ashbrook Parkway shall
be minimized through use of site design, landscaping and/or setbacks, as
determined by the Planning Department
e. such facility shall blend architecturally with the surrounding multifamily
residential uses, as determined by the Planning Department.
2913SN0110-2015EPT16-CPC-RPT
B.Bedrooms. With the exception of no more than twelve (12) 3-bedroom units, all
units in Tract A shall have two (2) or fewer bedrooms.
C.Density. A maximum of eight (8) units per gross acre shall be permitted. If a
group care facility is developed the total number of dwelling units shall be
reduced by eight (8) units for each one (1) acre or portion of each one (1) acre
developed for the group care facility use.
D.Height. Buildings shall not exceed a height of 50 feet or four (4) stories.
E.Dwelling Units Per Building. No more than ten (10) dwelling units shall be
permitted on any one floor level of a building, with no more than 40 (forty)
dwelling units per building.
F.Distance between Buildings. There shall be no minimum required distance
between buildings.
G.Setbacks for Buildings, Parking and Drives.
1.Buildings shall be setback as follows:
a.From interior private driveways and parking, a minimum of eight (8)
feet;
b.From Tract boundary lines, a minimum of thirty (30) feet;
c.From perimeter property boundaries, a minimum of thirty (30) feet;
and
d.From Hull Street Road, a minimum of fifty (50) feet.
2.Parking and Drives shall be setback as follows:
a.From Tract boundary lines, a minimum of fifteen (15) feet.
b.From perimeter property boundaries, a minimum of thirty (30) feet.
c.From Hull Street Road, a minimum of fifty (50) feet.
3.Landscaping within setbacks: Perimeter Landscaping C shall be installed in all
setbacks from perimeter boundaries and from Hull Street Road.
4.Focal Points. Open space of at least 0.75 acres shall be provided near the
entrance off Hull Street Road to serve as a focal point for the development.
The focal point shall be a mix of hardscape and open areas and include
benches or other amenities to provide a place for gatherings and an identity
for the project
H.Development Standards.
A.Sidewalks/Driveways
1.Sidewalks: Sidewalks shall be provided on both sides of any public road
that connects or is designed to connect Ashbrook Parkway to Hull Street
Road within Tract A and all streets that provide general circulation.
3013SN0110-2015EPT16-CPC-RPT
2.Driveways: All private driveways serving residential uses shall be asphalt
or concrete. Private driveways shall not require curb and gutter unless
such driveways provide access to parking for more than five (5) cars.
3.Front Walks: A minimum four (4) foot wide concrete front walk shall be
provided in front of each building to connect building to parking and
drives.
B.Landscaping
a.Street Trees: Street trees shall be planted or retained along both sides of
all streets that provide general circulation and any public roads
connecting or designed to connect Ashbrook Parkway to Hull Street Road
in accordance with Zoning Ordinance requirements for street trees. The
street trees shall be in accordance with Section 19.1-250.D large
deciduous trees.
b.Supplemental Trees: Prior to the issuance of a Certificate of Occupancy
for each multi-family unit building, a minimum of one additional tree for
every five (5) units shall be planted in a courtyard or side yard area.
Supplemental trees shall be at least 50% flowering trees, and the
remainder shall be deciduous trees. Supplemental trees shall have a
minimum caliper of 2” measured at breast height (4’-10” above ground)
at the time of planting.
c.Sodded Yard Areas: All contiguous yard areas along building fronts and
all side yards that face a street shall be sodded and irrigated.
d.Front Foundation Planting Bed: Foundation planting is required along the
entire front façade of all units, and shall extend along all sides facing a
street. Foundation Planting Beds shall be a minimum of 4’ wide from the
unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium
shrubs spaced a maximum of four (4) feet apart or an alternate plant
variety approved at the time of Plan review. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’) or small evergreen trees (6’-
8’) at the time of planting.
C.Architecture and Materials.
3113SN0110-2015EPT16-CPC-RPT
a.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, such as Georgian, Adam, Classical
Revival Colonial, Greek Revival and Queen Anne.
b.Architectural Compatibility. All buildings (whether multi-family or group
care facilities) constructed shall be architecturally compatible with and
substantially similar in style and quality to those constructed in Tract B.
The final architectural elevations for Tract A shall be submitted to the
Planning Commission for review and approval to ensure compliance with
this condition.
c.Architecture: Buildings shall be designed to impart harmonious
proportions and avoid monotonous facades or large bulky masses.
Buildings shall possess architectural variety while at the same time have
an overall cohesive residential character. Architectural treatment of all
buildings shall utilize a mixture of design features. Design features shall
include a combination of the following so buildings will have a residential
character and the appearance of several small buildings clustered
together in buildings of large mass: balconies, terraces, articulation of
doors and windows, sculptural or textural relief of facades, architectural
ornamentation and varied rooflines.
d.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural Stucco foundations shall be permitted for
facades constructed primarily of stucco when the stucco is installed
immediately above the foundation. Stepping the siding down below the
first floor level is not permitted on any elevation of the unit.
e.Exterior Facades: At least 60% of the front facades of all buildings shall
be brick or stone masonry. The side or rear façade of any building that is
visible from public streets shall have at least 60% brick or stone masonry.
The height of the brick and stone shall be permitted to vary to allow for a
mixture of design features. Measurement of the requirement for
masonry façade treatment shall be exclusive of roof gable ends,
windows, doors, balconies, porches and sunrooms. Other acceptable
siding materials include stucco, synthetic stucco (E.I.F.S), and horizontal
lap siding. Horizontal lap siding shall be manufactured from natural
wood, cement fiber board, or may be premium quality vinyl siding(up to
a maximum of 40% on any façade). Plywood and metal siding are not
permitted. Painted wood trim is not permitted. Additional siding
requirements:
3213SN0110-2015EPT16-CPC-RPT
i.A variety of facing materials shall be used on any one façade of any
unit. A maximum of three (3) facing materials may be used on any
one façade of any unit.
ii.Brick sills shall be projected and brick heads at openings shall be
traditional jack arches, circular arches, or soldier courses.
iii. Vinyl siding is permitted in traditional wide beaded styles only with a
minimum 6-inch drop. Premium quality vinyl is defined as vinyl siding
with a minimum wall thickness of .044”. Cementitious siding shall
have wood grain and not have a bead.
iv.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
v.Exterior facades which face a public street shall have a formal
arrangement and organization of elements including doors, windows,
and trim and shall include porches, columns, cornices and trim.
f.Roofs:
i.Varied Roof Line. Varied roof designs and materials shall be used on
building sections across the front façade of all buildings and rear
facades of buildings that face a street.
ii.Roof Materials: Roofing material shall be dimensional architectural
shingles with a minimum 30 year warranty. All flashing shall be
copper or pre-finished aluminum (bronze or black).
D.Balconies. All second, third and fourth floor dwelling units shall have either
an open balcony or an enclosed sunroom with at least 50% of the units
having open balconies. Balconies shall be covered, architecturally
compatible with the building elevation, and shall be a minimum of six (6) feet
in depth and sixty (60) square feet in area.
IV.Tract B.
Except as provided herein, development within this Tract shall comply with the Zoning
Ordinance requirements for uses within the Residential Multi-Family (R-MF) District.
A.Uses. Permitted uses shall include:
1.Uses permitted by right or with restrictions in the Residential Multi-Family
(R-MF) District.
3313SN0110-2015EPT16-CPC-RPT
2.Group Care Facilities, provided:
a. the maximum number of beds for the facility shall be 60
b.the facility shall not be located on more than 10 acres
c. no building permit for the facility shall be issued until a minimum of 100
multifamily dwelling units have received certificates of occupancy within
the same tract
d. the facility shall be located interior to the project. Multifamily residential
uses shall be located between the facility and all property boundaries.
Views of the facility from Hull Street Road and Ashbrook Parkway shall
be minimized through use of site design, landscaping and/or setbacks, as
determined by the Planning Department
e. such facility shall blend architecturally with the surrounding multifamily
residential uses, as determined by the Planning Department.
B.Bedrooms. With the exception of no more than twelve (12) 3-bedroom units, all
units in Tract B shall have two (2) or fewer bedrooms.
C.Density. A maximum of twelve (12) dwelling units per gross acre shall be
permitted. If a group care facility is developed the total number of dwelling units
shall be reduced by twelve (12) units for each one (1) acre or portion of each one
(1) acre developed for the group care facility.
D.Height. Buildings shall not exceed a height of 50 feet or four (4) stories.
E.Dwelling Units Per Building. No more than ten (10) dwelling units shall be
permitted on any one floor level of a building, with no more than 40 (forty)
dwelling units per building.
F.Distance between Buildings. There shall be no minimum required distance
between buildings.
G.Setbacks for Buildings, Parking and Drives.
1.Buildings shall be setback as follows:
a.From interior private driveways and parking, a minimum of eight (8)
feet;
b.From Tract boundary lines, a minimum of thirty (30) feet;
c.From perimeter property boundaries, a minimum of thirty (30) feet;
and
d.From Ashbrook Parkway, a minimum of fifty (50) feet.
3413SN0110-2015EPT16-CPC-RPT
2.Parking and Drives shall be setback as follows:
a.From Tract boundary lines, a minimum of fifteen (15) feet.
b.From perimeter property boundaries, a minimum of thirty (30) feet.
c.From Ashbrook Parkway, a minimum of fifty (50) feet.
3.Landscaping within setbacks: Perimeter Landscaping C shall be installed in all
setbacks from perimeter property boundaries and from Ashbrook Parkway
H.Focal Points. Open space of at least 0.75 acres shall be provided near the
entrance off Ashbrook Parkway to serve as a focal point for the development.
The focal point shall be a mix of hardscape and open areas and include benches
or other amenities to provide a place for gatherings and an identity for the
project
I.Development Standards.
1.Sidewalks/Driveways
a.Sidewalks: Sidewalks shall be provided on both sides of Ashbrook
Parkway within Tract B, any public roads connecting or designed to
connect Ashbrook Parkway to Hull Street Road, and all streets that
provide general circulation.
b.Driveways: All private driveways serving residential uses shall be asphalt
or concrete. Private driveways shall not require curb and gutter unless
such driveways provide access to parking for more than five (5) cars.
4.Front Walks: A minimum four (4) foot wide concrete front walk shall be
provided in front of each building to connect buildings to parking and
drives.
2.Landscaping
a.Street Trees: Street trees shall be planted or retained along both sides of
Ashbrook Parkway, any public roads connecting or designed to connect
Ashbrook Parkway to Hull Street Road, and all streets that provide
general circulation in accordance with Zoning Ordinance requirements
for street trees. The street trees shall be in accordance with Section 19.1-
250.D large deciduous trees.
b.Supplemental Trees: Prior to the issuance of a Certificate of Occupancy
for each multi-family unit building, a minimum of one additional tree for
every five (5) units shall be planted in a courtyard or side yard area.
Supplemental trees shall be at least 50% flowering trees, and the
remainder shall be deciduous trees. Supplemental trees shall have a
3513SN0110-2015EPT16-CPC-RPT
minimum caliper of 2” measured at breast height (4’-10” above ground)
at the time of planting.
c.Sodded Yard Areas: All contiguous yard areas along building fronts and
all side yards that face a street shall be sodded and irrigated.
d.Front Foundation Planting Bed: Foundation planting is required along the
entire front façade of all units, and shall extend along all sides facing a
street. Foundation Planting Beds shall be a minimum of 4’ wide from the
unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium
shrubs spaced a maximum of four (4) feet apart or an alternate plant
variety approved at Plan review. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’) or small evergreen trees (6’-8’) at the
time of planting.
3.Architecture and Materials.
a.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, such as Georgian, Adam, Classical
Revival Colonial, Greek Revival and Queen Anne.
b.The final elevations for all buildings (whether multi-family or group care
facilities) for Tract B shall be submitted to the Planning Commission for
approval to ensure compliance with these requirements.
c.Architecture: Buildings shall be designed to impart harmonious
proportions and avoid monotonous facades or large bulky masses.
Buildings shall possess architectural variety while at the same time have
an overall cohesive residential character. Architectural treatment of all
buildings shall utilize a mixture of design features. Design features shall
include a combination of the following so buildings will have a residential
character and the appearance of several small buildings clustered
together in buildings of large mass: balconies, terraces, articulation of
doors and windows, sculptural or textural relief of facades, architectural
ornamentation and varied rooflines.
d.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural Stucco foundations shall be permitted for
facades constructed primarily of stucco when the stucco is installed
3613SN0110-2015EPT16-CPC-RPT
immediately above the foundation. Stepping the siding down below the
first floor level is not permitted on any elevation of the unit.
e.Exterior Facades: At least 60% of the front facades of all buildings shall
be brick or stone masonry. The side or rear façade of any building that is
visible from public streets shall have at least 60% brick or stone masonry.
The height of the brick and stone shall be permitted to vary to allow for a
mixture of design features. Measurement of the requirement for
masonry façade treatment shall be exclusive of roof gable ends,
windows, doors, balconies, porches and sunrooms. Other acceptable
siding materials include stucco, synthetic stucco (E.I.F.S), and horizontal
lap siding. Horizontal lap siding shall be manufactured from natural
wood, cement fiber board, or may be premium quality vinyl siding(up to
a maximum of 40% on any façade). Plywood and metal siding are not
permitted. Painted wood trim is not permitted. Additional siding
requirements:
i.A variety of facing materials shall be used on any one façade of any
building. A maximum of three (3) facing materials may be used on
any one façade of any unit.
ii.Brick sills shall be projected and brick heads at openings shall be
traditional jack arches, circular arches, or soldier courses.
iii. Vinyl siding is permitted in traditional wide beaded styles only with a
minimum 6-inch drop. Premium quality vinyl is defined as vinyl siding
with a minimum wall thickness of .044”. Cementitious siding shall
have wood grain and not have a bead.
iv.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
v.Exterior facadeswhich face a public street shall have a formal
arrangement and organization of elements including doors, windows,
and trim and shall include porches, columns, cornices and trim.
f.Roofs:
Varied Roof Line. Varied roof designs and materials shall be used on
i.
building sections across the front façade of all buildings and rear
facades of buildings that face a street.
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Roof Materials: Roofing material shall be dimensional architectural
ii.
shingles with a minimum 30 year warranty. All flashing shall be
copper orpre-finished aluminum (bronze or black).
4.Balconies. All second, third and fourth floor dwelling units shall have either
an open balcony or an enclosed sunroom with at least 50% of the units
having open balconies. Balconies shall be covered, architecturally
compatible with the building elevation, and shall be a minimum of six (6) feet
in depth and sixty (60) square feet in area.
V.Tract C.
Except as provided herein, development within this Tract shall comply with the Zoning
Ordinance requirements for uses within the Residential Townhouse (R-TH) District.
A.Uses. Uses shall be limited to those uses permitted by right or with restrictions
in the Residential Townhouse (R-TH) District and neighborhood recreation use.
B.Density.A maximum of fifty (50) townhomes shall be permitted.
C.Dwelling Size. Each townhouse unit shall contain a minimum gross floor area of
1,360 square feet.
D.Lot Area and Width. Each lot shall have an area not less than 1,500 square feet
and a lot width of not less than nineteen (19) feet; except end lots in townhouse
groups or rows shall have lot areas of not less than 1,900 square feet and lot
widths of not less than twenty-six (26) feet.
E.Percentage of Lot Coverage.All buildings, including accessory buildings, on any
lot shall not cover more than sixty-five (65) percent of the lot’s area.
F.Setbacks: The following minimum setbacks shall be required:
1.Front Yard: Ten (10) feet.
2.Side Yard: A side yard of not less than five (5) feet in width shall be provided
for each end unit in townhouse groups or rows.
3.Corner Side Yard: Ten (10) feet.
4.Rear Yard: Twenty (20) feet.
G.Group Design. The total number of lots within each attached group or row of
townhouses shall not exceed eight (8) units. Units shall have varied setbacks by
a minimum of two (2) feet from an adjacent unit.
H.Focal Points. Open space of at least 0.75 acres shall be provided near the
entrance off Ashbrook Parkway to serve as a focal point for the development.
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The focal point shall be a mix of hardscape and open areas and include benches
or other amenities to provide a place for gatherings and an identity for the
project
I.Development Standards.
1.Sidewalks/Driveways
a.Sidewalks: Sidewalks shall be provided on both sides of Ashbrook
Parkway within Tract C and all streets that provide general circulation.
b.Driveways: All private driveways serving residential uses shall be asphalt
or concrete. Private driveways shall not require curb and gutter unless
such driveways provide access to parking for more than five (5) cars.
c.Front Walks: A minimum four (4) foot wide concrete front walk shall be
provided to each dwelling unit.
2.Landscaping
a.Street Trees: Street trees shall be planted or retained along both sides
of Ashbrook Parkway and all streets that provide general circulation in
accordance with Zoning Ordinance requirements for street trees. The
street trees shall be in accordance with Section 19-518.(b).(2) large
deciduous trees.
b.Supplemental Trees: Prior to the issuance of the certificate of
occupancy, a minimum of one additional tree shall be planted in a
courtyard or side yard area for each townhouse row. Supplemental
trees shall be at least 50% flowering trees, and the remainder shall be
deciduous trees. Supplemental trees shall have a minimum caliper of
2” measured at breast height (4’-10” above ground) at the time of
planting.
c.Sodded Yard Areas: All contiguous yard areas along building fronts
and all side yards that face a street shall be sodded and irrigated.
d.Front Foundation Planting Bed: Foundation planting is required along
the entire front façade of all units, and shall extend along all sides
facing a street. Foundation Planting Beds shall be a minimum of 4’
wide from the unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscape edging material. Planting beds
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shall include medium shrubs spaced a maximum of four (4) feet apart.
Unit corners shall be visually softened with vertical accent shrubs (4’-
5’) or small evergreen trees (6’-8’) at the time of planting.
3.Architecture and Materials.
a.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, such as Georgian, Adam, Classical
Revival Colonial, Greek Revival and Queen Anne.
b.Architectural Compatibility. All townhouses constructed shall be
architecturally compatible with and substantially similar in style and
quality to those constructed in Tract B. The final architectural elevations
for Tract C shall be submitted to the Planning Commission for review and
approval to ensure compliance with this condition.
c.Architecture. Buildings shall be designed to impart harmonious
proportions and avoid monotonous facades or large bulky masses.
Buildings shall possess architectural variety while at the same time have
an overall cohesive residential character. Architectural treatment of all
buildings shall utilize a mixture of design features. Design features shall
include a combination of the following so buildings will have a residential
character and the appearance of several small buildings clustered
together in buildings of large mass: balconies, terraces, articulation of
doors and windows, sculptural or textural relief of facades, architectural
ornamentation and varied rooflines.
d.Foundations: The exposed portion ofany foundation shall be brick or
stone. Synthetic or natural Stucco foundations shall be permitted for
facades constructed entirely of stucco. Stepping the siding down below
the first floor level is not permitted on any elevation of the unit.
e.Exterior Facades: At least 60% of the front facades of all buildings shall
be brick or stone masonry. The side or rear façade of any building that is
visible from public streets shall have at least 60% brick or stone masonry.
The height of the brick and stone shall be permitted to vary to allow for a
mixture of design features. Measurement of the requirement for
masonry façade treatment shall be exclusive of roof gable ends,
windows, doors, balconies, porches and sunrooms. Other acceptable
siding materials include stucco, synthetic stucco (E.I.F.S), and horizontal
4013SN0110-2015EPT16-CPC-RPT
lap siding. Horizontal lap siding shall be manufactured from natural
wood, cement fiber board, or may be premium quality vinyl siding(up to
a maximum of 40% on any façade). Plywood and metal siding are not
permitted. Painted wood trim is not permitted. Additional siding
requirements:
A variety of facing materials shall be used on any one façade of
i.
any unit. A maximum of three (3) facing materials may be used
on any one façade of any unit.
Brick sills shall be projected and brick heads at openings shall be
ii.
traditional jack arches, circular arches, or soldier courses.
Vinyl siding is permitted in traditional wide beaded styles only
iii.
with a minimum 6-inch drop. Premium quality vinyl is defined as
vinyl siding with a minimum wall thickness of .044”. Cementitious
siding shall have wood grain and not have a bead.
Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand
iv.
or level texture. Rough textures are not permitted.
Exterior facades which face a public street shall have a formal
v.
arrangement and organization of elements including doors,
windows, and trim and shall include porches, columns, cornices
and trim.
f.Roofs:
Varied Roof Line. Varied roof designs and materials shall be used
i.
on building sections across the front façade of all buildings and
rear facades of buildings that face a street.
Roof Materials: Roofing material shall be dimensional
ii.
architectural shingles with a minimum 30 year warranty. All
flashing shall be copper or pre-finished aluminum (bronze or
black).
J.Common Open Area.A minimum of twenty (20) percent of total gross acreage
north of the RPA shown on Tract C on the Master Plan shall be provided as
common open area, exclusive of driveways, parking areas and recreational areas.
Within this area, a minimum common area of five (5) feet in width shall be
provided adjacent to all groups of lots except where the groups front or abut a
public street.
4113SN0110-2015EPT16-CPC-RPT
K.Neighborhood Recreational Area. An area conveniently accessible to and
included within the Tract consisting of not less than ten (10) percent of the gross
acreage of the Tract shall be provided for suitable recreational use by the
occupants and in no event shall less than one and one-half (1 ½) acres be
provided. The area shall contain hardscaped areas, benches, landscaping,
walking trails, a covered gazebo/picnic area and other amenities that facilitate
outdoor gatherings. This recreational area shall be permitted to be located in
the “BMP/Open Space Area” as shown on the Master Plan.
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ATTACHMENT 3
Madison Crossing – Master Plan
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ATTACHMENT 4
SUPPLEMENTAL PUBLIC FACILITIES STATISTICS
Schools Currently Serving Area
Clover Hill
Swift Creek Cosby
Elementary
Middle School High School
School
Capacity
Functional Functional Functional
MembershipMembershipMembership
% Capacity% Capacity% Capacity
CapacityCapacityCapacity
Categories
Current
and
Projected
2014 795 7231101015 1021 99 19871750 114
2
Figures
2015 805 -111993 - 97 2012- 115
2016 821 -114962 - 94 2018- 115
2021 838 -116877 - 86 2008- 115
Trailers Number of
8 3 9
1
Trailers
1
Trailers are not identified in the staff report for schools under 90% capacity.
2
Disclaimer: Please note that Projected Membership AND Functional Capacity are updated on an ANNUAL BASIS.
They are based on the September 30 membership and Space Utilization Study Report for a given year. School
boundary adjustments may be made to address over capacity levels.
Nearby Public Facilities
Fire Station Clover Hill Fire Station, Company Number 7
EMS Facility Manchester Volunteer Rescue Squad
Library Clover Hill Library
Parks & Recreation Woodlake Athletic Complex
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