16SN0554
CASE NUMBER: 16SN0554
APPLICANT: O.K. Ventures, LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: MATOACA
13851 Raised Antler Circle
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
FEBRUARY 24, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW CONDLIN
(804-977-3373)
Applicant’s Contact:
KENNETH JONES
(804-745-0000)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
APPLICANT’S REQUEST
Rezoning from Corporate Office (O-2) and Neighborhood Business (C-2) to Multifamily Residential
(R-MF) plus conditional use planned development to permit exceptions to ordinance
requirements.
A 136 unit residential development composed of age-restricted multi-family and condominium
dwellings is planned, yielding a density of 9.9 dwelling units per acre. Exceptions relative to bulk
standards in the Multifamily Residential (R-MF) District for setbacks, project size, access, street
design, dwellings per floor and recreational areas are requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement, conceptual plan and elevations are located in Attachments 1-4.
RECOMMENDATION
RECOMMEND APPROVAL
High-quality, age-restricted development that will integrate
with existing shopping center to the north
PLANNING
COMMISSION
Development provides access from North Spring Run Road to
(1/19/2016)
the existing shopping center
Age-restricted development will have minimal impact on
School facilities
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION (CONTINUED)
PLANNING
COMMISSION AYES: Wallin, Sloan, Frye and Jones
(1/19/2016)NAY: Jackson
RECOMMEND DENIAL
Exceeds residential density suggested as appropriate for the
STAFF
area
Fails to fully address development impacts
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
Multi-family uses comply with Plan; however, the proposed
development density of 9.9 dwelling units per acre exceeds the
PLANNING recommended Plan densities for Medium-High Residential uses at
4-8 dwelling units per acre.
Development design does not offset impacts of increased density
BUDGET AND Fails to address the capital facility impacts for units constructed as age-
MANAGEMENTrestricted dwellings in accordance with Board’s Cash Proffer Policy
FIRE -
PARKS AND
-
RECREATION
LIBRARIES -
Fails to address the capital facility impacts for units constructed as age-
SCHOOLS restricted dwellings on school facilities in accordance with Board’s
Cash Proffer Policy
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL & NEIGHBORHOOD BUSINESS USES
The designation suggests the property is appropriate for 4.0 to 8.0 dwellings per acre. Various
residential types including, but not limited to, single family, two-family, zero lot line, townhouse,
condominium and multifamily dwellings would be permitted. In addition, the “Neighborhood
Business” designation suggests that a portion of the property is appropriate for commercial uses
that serve neighborhood-wide trade areas.
Map 3: Surrounding Land Uses & Development
Deer Run
Hull Street Road
Shopping Center
Commercial Uses
Norwood Pond
N. Spring Run
Deer Run
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezoning from A to R-12 of 357.4 acres, to O for 16.0
acres, to B-1 for 38.0 acres and to M-1 for 17.3 acres
Request properties zoned a mix of O & B-1
o
Approved
85SN0035
Conditional Use Planned Development to permit use
(06/26/1985)
and bulk exceptions
Planned community consisting of single family homes,
offices, commercial and industrial uses was proposed
Amendment of Conditional Use Planned Development
Approved (Case 85SN0035) to permit use and bulk exceptions
88SN0038
(05/25/1988) (relative to square footage limitations and outdoor
storage and display areas)
PROPOSAL
A 136 unit residential age-restricted multifamily development is planned. One hundred (100)
dwelling units would beconstructed within a four (4) story apartment building. The remaining
thirty-six (36) dwellings units would be developed as quad-stylecondominiums. Recreational
amenities in the form of a clubhouse, pool and walking trails would serve residents of the
development.
To encourage a high-quality residential development, the applicant has proffered design and
recreationalamenity requirements in conjunction with multifamily development. The following
chart provides an overview of the proffered conditions offered by the applicant:
General Overview
Requirements Details
The Textual Statement serves as the Master Plan and
outlines exceptions to permit modified R-MF standards
Exhibit A –Concept Plan
Master Plan
Layout of development to generally conform to
Concept Plan
Exhibit A1 – Conceptual Architectural Elevations
Proffered Conditions1& 9
Maximum of 136 Dwelling Units
Density
Proffered Condition 2
Restricted to “Housing for Older Persons”
Prohibits occupants under the age of 19
Age-Restriction
Preclude play equipment for children
Proffered Conditions3& 13
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General Overview(Continued)
Requirements Details
Compatible with Exhibit A1
Vinyl prohibited (except shake patterned vinyl in
gable roof areas)
Architectural dimensional shingles, 30-year
Architecture & Building Materials
warranty
Various minimum requirements for the use of
stone veneer in exterior building materials
Building heights limited
Proffered Conditions 8 & 10, Attachment 4
Clubhouse and pool certificate of occupancy required
prior to the issuance of a certificate of occupancy for 100
Community Clubhouse
dwelling units.
Proffered Condition 11
Area and location provided in accordance with
Exhibit A
Focal Point
Providewalking trail and hardscaped gathering
areas
Proffered Condition 12
Street trees along interior access roads and
common driveways
Buffers
25’ shared buffer along northern property
line (requires maintenance easement)
50’ buffer along Spring Run Road
6’ opaque fence along northern property
Street Trees, Buffers and
line
Landscaping
3’ decorative fence along Spring Run
Road, southern and eastern property lines
Landscaping provided around all buildings,
between buildings and driveways and in common
areas/medians
Proffered Conditions 13, 15and 16
20’ maximum height for apartment parking lot
lighting
Lighting
12’ maximum height for all other lighting
Proffered Condition 17
Sidewalk and walking trail network, as shown on
Exhibit A
Sidewalk & Walking Trail
Trails to be paved with asphalt
Proffered Condition 18, Attachment 3
716SN0554-2016FEB24-BOS-RPT
General Overview(Continued)
Requirements Details
Site improvements to be properly maintained and
repaired:
Paving and sidewalks, landscaping, lighting and
Maintenance of On-Site
façade finishes
Improvements
Pavement to be maintained without pot holes
and ruts
Proffered Condition 21
Record restrictive covenant to limit hours of operation
for community clubhouse:
5:30 AM to 11:00 PM, daily.
May be extended until 12Midnight on the
following holidays: Memorial Day, Fourth of July
Restrictive Covenant
and New Year’s Eve
(Hours of Operation for Clubhouse)
County will only insure the recordation of
covenants and is not responsible for
enforcement, once recorded, they can be
changed.
Proffered Condition 23
Prior to first certificate of occupancy, the access road
between North Spring Run Road and the adjacent
Access Road Improvements
shopping center shall be completed.
Proffered Condition 5
DEVELOPMENT STANDARDS
With certain exceptions, multifamily useswill be developed in accordance with the Multifamily
Residential (R-MF) District development standards. The following chart provides an overview of
the development’s modification to Multifamily Residential (R-MF) District standards:
Development StandardsOverview
R-MF Development Exceptions Zoning Ordinance
Proposed
(Textual Statement)Requirement
20 Acres13.7 Acres
Minimum Project Size
Textual Statement Item 1
10 25
Dwelling Units Per Floor
Textual Statement Item 2
30’ 26’
Pavement Width for Access Drives
Textual Statement Item 3.a
2 1 (Plus a Gated Emergency
Number of Accesses to Road
Access)
(51 to 200 Units)
Textual Statement Item 3.b
816SN0554-2016FEB24-BOS-RPT
Development Standards Overview(Continued)
R-MF Development Exceptions Zoning Ordinance
Proposed
(Textual Statement)Requirement
Building Setbacks
25’ 10’
From Private Driveways
15’ 6.5’
From Parking Spaces
50’ 35’
From Property Line
30’ (Plus 5’ for each 15’
Distance between Buildings
story above 3)
Textual Statement Item 4
1.5 Acres 10 Percent of Project Area
Minimum Recreation Area
(1.37 Acres)
Textual Statement Item 5
DENSITY & TRANSITION BETWEEN HOUSING TYPES
The Planrecommends Medium-High Density Residential at 4-8 dwelling units per acre. Moderate
density increases above the Plan’s recommendation may be appropriate when design elements
enhance the quality of the project and mitigate the impact of the use on adjoining properties. The
concept plan depicts the general location of a 4-story apartment and 1.5-story condominium
dwellings. Based on the differing size and scale of these housing types, staff has recommended
additional separation between the apartments and condominiums to achieve an adequate
transition between these uses. This additional area could offer an opportunity to construct an
entrance feature and separate project focal point for the condominium development, and
provide additional open space for residents. As an alternative, reducing the apartment building
height would also improve the transition between the housing types. In either scenario, density
would need to be decreased to effectively address this transition.
FINANCIAL IMPACT ON CAPITAL FACILITIES
Budget and Management
Staff Contact: Natalie Spillman (804-717-8767) 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 is requesting to rezone 13.4 acres of a 23.6 acre tract from commercial (C-2) and
office (O-2) to residential multifamily (RMF). The applicant has proffered a maximum density of
136 dwelling units, as well as a condition for all dwelling units to be restricted to ‘housing for
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older persons.’ To address the impact of this development on capital facilities, the applicant has
proffered 11,152 per dwelling unit allocated pro rata amongst fire, parks and recreation,
$
libraries and roads. The proffered amount omits any allocation for schools. The proffer also
freezes the amount for the period beginning the 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 in the Marshall and Swift Building Cost Index during that time period.
The applicant’s cash proffer of $11,152 per unit negatively impacts the county’s ability to
provide adequate school facilities more so than the other capital facility categories as indicated
in the table below. Consequently, the County’s ability to provide adequate facilities to its
citizens will be adversely impacted.
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.
136
Per Dwelling Unit Impact on Capital Facilities
Potential
Units*
Facility FY16 Calculated Current BOS Applicant Variance from
Categories Impact Maximum Proposal Maximum
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 $1,312,128 $1,062,704 $0 ($1,062,704)
Parks $183,192 $148,376 $148,376 $0
Libraries $43,248 $35,088 $35,088 $0
Fire Stations $117,096 $94,792 $94,792 $0
Roads $1,529,184 $1,238,416 $1,238,416 $0
Total $3,184,848 $2,579,376 $1,516,672 ($1,062,704)
*Based on Proffered Condition 2. Actual number of units and corresponding impact may vary.
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) battena@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 Service Information & 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
Estimated Number of Calls for
15
Service Annually
Applicant’s Proposal to Address Offered in Accordance with Policy
1
Impacts Proffered Condition 7
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.
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PARKS AND RECREATION
Staff Contact: Brian Geouge (804-318-8720) geougeb@chesterfield.gov
The County supports a high-quality park 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
Applicant’s Proposal to Address Offered in Accordance with Policy
1
Impacts Proffered Condition 7
1
The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital
Facilities” section of the report.
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LIBRARIES
Staff Contact: Jennifer Stevens(804-751-4998) stevensj@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 7
1
The financial impact of residential development on library facilities is addressed in the “Financial Impact on
Capital Facilities” section of the report.
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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 2
Middle 1
Average Student Yield
High 2
Total 5
Applicant’s Proposal to Notoffered in accordance with Policy
1
Address Impacts Proffered Condition 7
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:
While 136 age-restricted dwelling units are proposed, based on the cash proffer methodology
this development would yield 65 new students.
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.
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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, identifies county-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
Vehicular Access Control
One (1) entrance/exit (the “Main Access”) and one (1)
emergency only access onto Spring Run Road.
Offered as Recommended
Proffered Condition 4
Recordation of an access easementalong the Main
Accessto the adjacent property to the north.
Road Improvements
Right turn lanealong Spring Run Road at the Main
Access.
Offered as Recommended
Proffered Condition 6
A sidewalk along Spring Run Road for the property
frontage.
Cash Proffer Policy Reference “Budget and
Management” discussion on
Pages 8& 9
Proffered Condition7
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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) In accordance with 24VAC30-73, the
applicant shall be responsible for
addressing and mitigating impacts to the
traveling public at each point of access.
Traffic generated at the proposed “Main
Access” point, location as depicted on
Exhibit A dated 12-17-15, may warrant the
need for additional mitigation measures
beyond the proffered right-turn lane,
including signalization and modification of
the existing southbound N. Spring Run Rd.
left-turn lane. The Department will
evaluate through the site plan review
process.
Subdivision Street Acceptance (24VAC30-91/92) -
Land Use Permit (24VAC30-151) -
Summary -
WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’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” & 24” Yes
Wastewater No 8”Yes
Additional Information:
The proposed request will not impact the public water and wastewater systems.
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Ridge line across the property creates a natural drainage pattern
that has a portion of the property draining to the south toward
the existing storm sewer system in Antler Ridge Section 4.
Geography
Smaller portion of the property drains to the northeast toward
the existing stormwater management facility within the property
and the storm sewer systems in Antler Ridge Section 2.
A new alignment of the storm sewer within the area of the
existing Murphy’s Law Sports Bar should be provided such that it
discharges into the proposed stormwater management facility.
The proposed stormwater management facility discharges into
the existing storm sewer system in Antler Ridge Section 2, Antler
Ridge Section 4, and Deer Run Section 4, before reaching Spring
Run Creek.
The existing storm sewer system in the three previously
mentioned subdivisions should be analyzed to the point where
Drainage
the system discharges into the large paved ditch approximately
220 feet downstream from Key Deer Drive in Deer Run Section.
The analysis of this system would establish the required storage
volume and capacity of the proposed stormwater facility.
The peak discharge from a 100-year storm coming into the
existing storm sewer from the proposed stormwater
management facility should be below a rate that would cause a
surcharge in the existing downstream storm sewer systems
between the project and the outfall at Spring Run Creek.
Proffered Condition 22.aand 22.b
The ground elevations at the location of the proposed
stormwater management facility are higher than the downstream
subdivisions, causing a concern for protection from dam failure.
The facility should be a dry facility below the existing ground so
Storm Water
no manmade compacted embankment is required.
Management
If some level of manmade embankment is necessary, a dam
Facility
failure analysis may be required showing no homes will be
detrimentally impacted. The dam embankment design should
include, but not be limited to, a clay core or a syphon structure.
Proffered Condition 22.c and 22.d
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CASE HISTORY
Applicant Submittals
8/10/15 Application submitted
11/25/15 Revised proffered conditions, textual statement and concept plan were
submitted
12/18/15 Revised proffered conditions, textual statement and concept plan were
submitted
12/30/15 Revised proffered conditions and textual statement were submitted
1/8/16 Revised proffered conditions were submitted
1/11/16 Revised proffered conditions were submitted
Community Meetings
10/5/15Issues Discussed:
Rental rates for apartments
Road improvements along Spring Run Road
Drainage impacts on adjoining properties
On-site management of community
Building materials and architectural elevations
Buffers
Private street design for services (fire and trash collection)
Cash proffer amount
1/6/15 Issues Discussed:
Reviewed deviations from R-MF ordinance requirements
Road improvements along Spring Run Road
Parking for dwelling units
Bedrooms proposed for each type of dwelling unit
Height of lighting internal to project
Maintenance of existing BMP/SWM facility
Noise generated from clubhouse
Vehicle and pedestrian connection to shopping center
Planning Commission Meetings
11/17/15
Commission Discussion
The Commission noted their desire to defer this case to the next regularly
scheduled Planning Commission meeting.
Action – DEFERRED TO JANUARY 19, 2016
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Planning Commission Meetings (Continued)
1/19/16
Citizen Comments
No citizens spoke to this case.
Commission Discussion
Two (2) community meetings held to discuss the project and the
potential impacts it may have on adjoining properties
Project will serve as a higher-density, mixed-use development in
conjunction with the adjoining shopping center
Development will provide a vehicular and pedestrian access to the Deer
Run Shopping Center from North Spring Run Road, which would improve
potential patronage for the development
Age-restricted households will supplement tax base, which will provide
an increase in the operating budgets for Schools
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Frye
AYES: Wallin, Sloan, Frye and Jones
NAY: Jackson
The Board of Supervisors on Wednesday, February 24, 2015, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“CPC” – Recommended by the Planning Commission only
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of ChesterfieldCounty, for itself and its successor
or assigns, proffers that the development of the property (the “Property”) will be developed as
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
The Applicant hereby proffers the following conditions:
(CPC) 1.Master Plan. The textual statement dated December 30, 2015 and the following
exhibits, each of which is made a part of these proffers by this reference thereto,
shall be considered the Master Plan.
a.Exhibit A – Conceptual site plan entitled “SPRING RUN AGE-RESTRICTED,
MASTER PLAN FOR REZONING”, prepared by AES Consulting Engineers, dated
August 3, 2015,and last revised December 17, 2015.
b.Exhibit A1 – Elevations entitled “Spring Run Senior Housing”, prepared by
Commonwealth Architects, and dated April 20, 2015.(P)
(CPC) 2.Density. There shall be a maximum of one hundred thirty-six (136) dwelling
units. (P)
(CPC) 3.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.(P)
(CPC) 4.Access. Direct vehicular access from the Property to Spring Run Road shall be
limited to one (1) entrance/exit (the “Main Access”) and one (1) emergency only
access, as generally depicted on Exhibit A, unless otherwise approved by the
Transportation Department. The exact location of these accesses shall be
approved by the Transportation Department. Prior to any site plan approval, an
access easement, acceptable to the Transportation Department, shall be
recorded across the property to provide shared use of the Main Access with
adjacent properties to the north, GPIN 725-671-5911 and 725-671-9022 (the
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“Adjacent Properties”). Nothing herein shall preclude indirect access from the
Property to Spring Run Road through the Adjacent Properties. (T)
(CPC) 5.Private Access Road Connection to Shopping Center. Prior to issuance of any
occupancy permit, a private access road connection to the adjoining shopping
center, located at GPIN 725-671-5911, shall be completed, as determined by the
Planning Department.(P)
(CPC)6.Road Improvements. Prior to issuance of any occupancy permit, the following
road improvements shall be completed, as determined by the Transportation of
Department:
a.Construction of additional pavement along the northbound lane of Spring
Run Road at the Main Access to provide a separate right turn lane.
b.Construction of a sidewalk along the east side of Spring Run Road for the
entire Property frontage.
c.Dedication to and for the benefit of Chesterfield County, free and
unrestricted of any additional right of way or easements required for the
improvements identified above. (T)
(CPC) 7.Impacts. 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.$11,152 per dwelling unit (reflecting the maximum allowable cash proffer
per the Board’s current policy less the portion of the calculation attributable
to schools) for the period beginning the 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 in the Marshall
and Swift Building Cost Index during that time period. At the time of
payment, the amount will be allocated pro-rata among the facility categories
for parks and recreation, fire, libraries, and roads.
b.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.Cash proffer payments shall be spent for the purposes proffered or as
otherwise permitted by law. (B&M)
(CPC) 8.Architectural Treatment. The architectural treatment of and exterior materials
for the buildings on the Property shall be compatible and consistent with the
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elevations identified as Exhibit A1, with the following provisions:
a.Vinyl siding shall be prohibited, provided shake patterned vinyl shall be
permitted in gable roof areas only.
b.Roof materials shall be architectural dimensional shingles with a minimum of
a thirty (30) year warranty.
c.Exterior building materials for the apartment building shall be a minimum of
30% stone veneer, excluding window area. The remainder of the exterior
façade shall be fiber cement board (Hardiplank) siding.
d.Exterior building materials for the cottages shall be a minimum of 25% stone
veneer, excluding window area. The remainder of the exterior façade shall be
fiber cement board (Hardiplank) siding.
e.Exterior building materials for the clubhouse building shall be a minimum of
50% stone veneer, excluding window area. The remainder of the exterior
façade shall be fiber cement board (Hardiplank) siding. (P)
(CPC) 9. Concept Plan Requirements. The site shall be designed as generally depicted on
the Concept Plan (Exhibit A). However, the exact location of buildings, parking
and other improvements may be modified provided that the general intent of
the plan is maintained. All dwelling units shall be configured within a single
apartment structure or as attached cottage (clustered) units and shall be located
generally in the areas as depicted on Exhibit A. (P)
(CPC) 10. Building Heights. The apartment structure shall be a maximum of four (4) stories,
with no individual story to exceed twelve (12) feet in height. Attached cottages
shall be a maximum of two (2) stories. (P)
(CPC) 11. Clubhouse and Amenities. Prior to the certificate of occupancy for more than
100 dwelling units, amenities including, but not limited to, a clubhouse and pool
shall receive a certificate of occupancy. The clubhouse shall contain a minimum
of 3,500 gross square feet. Provided further, any sales or leasing office within
the clubhouse shall not exceed twenty-five (25) percent of the clubhouse’s gross
square footage. (P)
(CPC) 12. Focal Point. The area designated on Exhibit A as “PEDESTRIAN AREA” shall be
designed to include pedestrian scale amenities, such as, but not limited to:
decorative paving units; gazebo; decorative pedestrian-style lighting; benches;
landscaped areas; plantings; bike racks; plazas; water features; gathering areas;
walking trails located within common area or open space and other pedestrian
elements. The exact design and location of these amenities shall be approved by
the Planning Department at the time of site plan review. (P)
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(CPC) 13. Street Trees. Street trees, consisting of large deciduous trees planted a
maximum of forty (40) feet on center, shall be planted along each side of the
interior access roads and common driveways as generallyshown on Exhibit A.
Spacing may be increased where there is a conflict with utilities, sightlines, and
driveway areas. (P)
(CPC) 14. Restriction on Children’s Play Facilities. The common area/recreational
amenities associated with any multifamily use shall not include playground
equipment, play fields or other facilities primarily associated with children’s play.
(P)
(CPC) 15. Buffers and Landscaping.
a.A twenty-five (25) foot buffer shall be provided along the northern property
line and on adjoining parcels to the north (portions of GPIN 725-671-5911
and 725-671-9022), generally as depicted on Exhibit A. Any portion of the
buffer that is located off-site shall be located within a maintenance easement
to ensure that the long term maintenance and preservation of the
landscaping by the owner of the Property. Such buffer may be disturbed for
the purpose of site grading provided it shall be planted in accordance with
the following standards:
1.Planting requirements for the buffer shall meet the fifty (50) foot buffer
treatment requirements outlined by the Zoning Ordinance where
vegetation does not exist or is approved for removal. The following
exceptions to these standards shall be permitted: Evergreen trees shall
be substituted for one hundred (100) percent of the required small
deciduous trees.
2.A four (4) foot high berm with a maximum side slope of 3:1 may be
installed, at the option of the developer.
b.A 50’ buffer shall be required along Spring Run Road. A variable width
undulating berm with an average height of three (3) feet shall be installed
within this buffer, as approved by the Planning Department at the time of
site plan approval.
c.A durable and opaque fence, a minimum of six (6) feet in height, shall be
provided in the general locations as shown on Exhibit A. The location and
design of the fence shall be reviewed and approved at time of site plan
submittal.
d.A decorative fence, a minimum of three (3) feet in height, shall be provided
within the buffers along the southern and eastern property lines in the
general locations as shown on Exhibit A. The location and design of the fence
shall be reviewed and approved at time of site plan submittal.
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e.A decorative fence, a minimum of three (3) feet in height, shall be provided
within the buffer along Spring Run Road. The location and design of the fence
shall be reviewed and approved at time of site plan submittal. (P)
(CPC) 16. Landscaping. Landscaping shall be provided around the perimeter of all
buildings, between buildings and driveways, within medians, and within common
areas not occupied by recreational facilities or other structures. Landscaping
shall comply with the requirements of the Zoning Ordinance. (P)
(CPC) 17. Lighting. Other than in the parking lot for the apartment structure, all site
lighting shall be pedestrian scale lighting not to exceed a height of twelve (12)
feet. Parking lot lighting for the apartment structure shall not exceed a height of
twenty (20) feet. All lighting on the site shall be shielded and designed to orient
light in a downward fashion so as not to cause direct view of the light source
from the apartment units, the individual homes, adjacent properties or public
streets. (P)
(CPC) 18. Sidewalks and Trails. An internal system of sidewalks, trails, and crosswalks
where necessary, shall be constructed within the development in the locations
generally shown on Exhibit A and shall include an internal pedestrian connection
to the adjacent shopping center (GPIN 725-671-5911). All trails shall be paved
with asphalt. (P)
(CPC) 19. Timbering Restrictions. Except for timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or diseased trees,
there shall be no timbering on the Property until a land disturbance permit has
been obtained from the Environmental Engineering Department and the
approved devices have been installed.(EE)
(CPC) 20. Burning Ban. The Developer shall not use burning to clear or timber the
Property. (EE)
(CPC) 21. Maintenance of On-Site Improvements. On-site improvements shall be properly
maintained and repaired including, but not limited to, paving and sidewalks,
landscaping, lighting, and façade finishes. All areas of pavement shall be
maintained without pot holes and ruts. (P)
(CPC) 22. Storm Sewer Facilities.
a.The existing storm sewer facility which drains from GPIN 725-671-5911 will
be re-aligned to match the proposed layout set forth on Exhibit A and will
discharge into the proposed stormwater management facility serving the
Property.
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b.The existing storm sewer into which this project drains would establish the
required storage volume and outflow capacity of the proposed stormwater
management facility serving the Property. The existing system in Antler
Ridge Section 2, Antler Ridge Section 4, and Deer Run Section 4 should be
analyzed to the point where the system discharges into the large paved ditch
approximately 220 feet downstream from Key Deer Drive in Deer Run
Section 4. The analysis of this system will establish the required storage
volume and outflow capacity of the proposed stormwater management
facility serving the Property.
c.The peak discharge rate from a 100 year storm going into the existing storm
sewer from the proposed stormwater management facility serving the
Property would have to be below a rate that would cause a storm sewer
surcharge in the existing downstream subdivisions.
d.Any proposed stormwater management facility located on the Property will
be designed as a dry pond with no manmade compacted embankment. If
some level of manmade embankment is necessary, a dam failure analysis
may be required showing no homes will be detrimentally impacted. In
addition, the dam embankment should include, but not be limited to, a clay
core or syphon structure.
(CPC) 23. Restrictive Covenant. Restrictive covenants on the Property shall be recorded
prior to the issuance of any certificate of occupancy and shall include the
following item:
a.Hours of Operation for Community Clubhouse – The hours of operation for
the community clubhouse shall be limited to 5:30 AM to 11:00 PM, daily.
Hours of operation for the community clubhouse may be extended until 12
Midnight on the following holidays: Memorial Day, Fourth of July and New
Year’s Eve. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
December 30, 2015
Requested: Rezone 13.7 acres from O-2 and C-2 to R-MF with CUPD. Specifically, the applicant
requests the following exceptions to the Zoning Ordinance:
Multifamily residential dwellings (apartments and attached cottage (clustered) units) shall
be subject to the requirements of the Zoning Ordinance for the Residential Multi-Family
(R-MF) Districts, except as follows:
1.Project Size. The minimum project size shall be thirteen (13) acres.
2.Dwelling Units per Floor (maximum). A maximum of twenty-five (25) dwelling
units shall be permitted on any one floor of a building.
3.Roads.
a.The pavement width of access drives shall be twenty-six (26) feet
minimum.
b.One (1) access to a public road shall be provided and one (1) gated
emergency access shall also be provided, as shown on Exhibit A, except
as approved by the Transportation Department. Any gated emergency
access shall be reviewed and approved by the Fire Department.
4.Setbacks.
a.Private Streets and Drive Aisles.
1.All residential structures, including accessory structures, shall be
setback ten (10) feet from any private street or drive aisle.
2.The apartment building shall be setback no less than five (5) feet
from the edge of the sidewalk. This area shall be used as a
planting area.
b.Residential structures. All residential structures, including accessory
structures, shall be located at least six and one half (6.5) feet from any
parking space.
c.Structure Setbacks. All structures shall be set back a minimum of
fifteen (15) feet from all exterior property lines.
d.Parking areas. Parking areas and drive aisles may be constructed
between the multifamily building and Spring Run Road.
e.Distance between buildings. Fifteen (15) feet minimum.
5.Recreational Area. Recreational area of at least ten (10) percent of the project
area shall be provided.
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ATTACHMENT 3
EXHIBIT A – CONCEPTUAL PLAN
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ATTACHMENT 4
EXHIBIT A1 – CONCEPTUAL ELEVATION
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