16SN0558
CASE NUMBER: 16SN0558
APPLICANT: Atlantic Development and Acquisition, L.C.
CHESTERFIELD COUNTY, VIRGINIA
Magisterial District: MATOACA
STAFF’S ANALYSIS
7501 Ashlake Pkwy
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
MARCH 9, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JAMES W. THEOBALD
(804-771-9513)
Applicant’s Contact:
ROGER A. GLOVER III
(804-270-7701)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
APPLICANTS’ REQUEST
Rezoning from Agricultural (A) to Multifamily (R-MF) with conditional use planned development
to permit exceptions to ordinance requirements. Specifically, exceptions are requested to
setbacks; buffers; road and driveway widths; building frontage; curb and gutter (clubhouse, only);
a second public road access; and use of the clubhouse and a temporary modular office unit for a
sales office.
A multi-family residential development with a maximum of eighty-two (82) dwelling units is
planned, yielding a density of 4.1 dwelling units per acre.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement and exhibits are located in Attachments 1 – 6.
RECOMMENDATION
RECOMMEND APPROVAL
Unique community offering quality features
Addresses safety through provision of emergency access and stub
road for future road extension
PLANNING
Commitment for state-maintained roads
COMMISSION
While an age-restricted development, provides school revenue
(2/16/2016)
source in real estate tax
AYES: Wallin, Sloan, Freye and Jones
NAY: Jackson
Providing a FIRST CHOICE community through excellence in public service
RECOMMEND DENIAL
Exceeds residential density suggested as appropriate for the area
Fails to fully address the impact of the development on capital
STAFF
facilities in accordance with the Board’s Cash Proffer Policy.
Lack of second public road access reduces convenience and safety
for residents
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SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
Proposed 4.1 dwelling units per acre, or 82 units, exceeds the
recommended 2.0 dwelling units per acre or 40 units suggested by
the Comprehensive Plan as an appropriate residential density for
the area
Represents over-development of property requiring exceptions to
PLANNING
Ordinancestandards such as setbacks, buffers, road widths and
public accesses
Emergency access should not substitute for provision of a second
public road access when serving more than fifty (50) dwelling units
as required by Ordinance
BUDGET AND Fails to address capital facilities impacts in accordance with the Cash
Proffer Policy relative to schools
MANAGEMENT
Second public road access should be provided, as required by the
FIRE
Zoning Ordinance.
PARKS AND
-
RECREATION
LIBRARIES -
Fails to address capital facilities impacts in accordance with the Cash
SCHOOLS
Proffer Policy relative to schools
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
REVITALIZATION
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Map 2: Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriatefor residential use with a maximum of 2 dwelling units
per acre.
Map 3: Surrounding Land Uses & Development
Ashbrook Pkwy
Ashlake Pkwy
Commercial and future
residential use
Single family residential –
Clover Hill Estates
Single family residential –
Winterpock Rd
Ashbrook
Bethia Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
PROPOSAL
Rezoning the property from Agricultural (A) to Multi-family Residential (R-MF) is proposed. The
development would include a maximum of 82 age-restricted multi-family dwelling units, yielding a
density of 4.1 dwelling units per acre (Proffered Conditions 3 and 20). The proposed density exceeds
the density suggested as appropriate by the Comprehensive Plan, being a maximum of 40 units (or 2
dwelling units per acre on the subject 20 acres). The development is proposed with generally four
(4) attached condominium units per building (referred as a quad-plex style) with tree-lined streets,
sidewalks on both sides of the roads, open space and recreational amenities (Proffered Condition 15
and Exhibit A – Conceptual Plan, Attachment 1).
EXCEPTIONS TO ORDINANCE REQUIREMENTS
The subject property is narrow and linear. Given the planned density and development design,
approval of a Conditional Use Planned Development (CUPD) is requested to permit exceptions as
outlined below (Textual Statement):
Reduction in setbacks for structures from: interior private driveways; parking spaces;
exterior parcel boundaries(i.e. Ashlake Parkway and adjacent to lots within Clover Hill
Estates subdivision) and internal rights-of-way;
Reduction in setbacks for parking and driveways from rights-of way
Exception to the requirement that multi-family buildings constructed along public rights-of-
way have to front the public roads
Exception to curb and gutter for driveways and parking areas serving the community
clubhouse
Reduction in minimum pavements widths for private streets and driveways
Reduction in buffer requirements adjacent to Ashbrook Parkway, Ashlake Parkway, the
southern property boundary, and lots within Clover Hill Estates subdivision.
Exception to permit sales offices within modular office unit and the clubhouse
The applicant is also requesting an exception to permit more than fifty (50) dwelling units without
providing a second public road access, as required by the Zoning Ordinance in R-MF Districts. The
Zoning Ordinance requires a second public road access to increase convenience of access and
safety for residents. An emergency vehicular access is proposed instead of the second public
road access (Proffered Condition 4). Staff cannot support this exception as it permits
overdevelopment of the property with densities exceeding those recommended by the Plan.
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DEVELOPMENT DESIGN
The following is an overview of design standards for the development:
General Overview
Requirements Details
The Textual Statement serves as the master plan
Master Plan
Proffered Condition 1
Maximum of 82 age restricted multi-family dwelling
units
Use/Density
Sales office permitted in modular office unit (for 1
year) and clubhouse
Proffered Conditions 20 and Textual Statement
As provided in Exhibits, unless otherwise approved by
Planning Commission
Architectureand House Size
Dwellings will have minimum of 1,500 square feet of
gross floor area
Proffered Conditions 2 and 24, and Exhibits B-1 –B-3
Roofs - 30 year architectural/dimensional shingle
Minimum 60% brick or stone facades, in the
aggregate with no side having less than 10%
Siding materials – engineered wood, natural wood or
Building Materials and Exterior
cement fiber board; no vinyl siding permitted
Facades
Variety of materials used on each façade
Visual impacts of garage doors will be minimized
Foundations permitted on slabs or with brick or stone
Piers supporting front porches shall be brick or stone
Proffered Conditions 2, 12, and 14
Not permitted to have the same color palette,
*
percentages of siding materials and yard landscaping
Buildings Located Side by Side
Proffered Condition 2
Maximum 15’ tall street lights with decorative non-glare
Lighting
design and residential character
Proffered Condition 9
Provided on both sides of all interior streets
Sidewalks and Street Trees
Proffered Conditions 6 and 7
Decorative fencing along Ashbrook and Ashlake
Parkways
Fencing and Supplemental
6’ solid board fence adjacent to lots within Clover Hill
Landscaping
Estates subdivision
Supplemental landscaping throughout development
Proffered Conditions 8 and 21
*
Given the narrow, linear shape of the property and the proposed density in excess of Plan
recommendations, staff finds it imperative that consideration be given to architectural design
such that buildings have variation and articulation to create diversity and interest along the
streetscapes. A monotonous streetscape would detract from the overall quality of the
development. Through the plans review process, this design variety will be evaluated to ensure
compliance.
716SN0558-2016MAR9-BOS-RPT
General Overview (Continued)
Requirements Details
Hardscaped with concrete, asphalt or pavers
Driveways and Front Walks
Proffered Condition 13
Applicant will notify Home Owners Association
representative when any site plan is submitted to County
Notification
for review and approval
Proffered Condition 11
Minimum of 2 acres provided as open space and
recreational areas
Clubhouse to serve as the focal point
Include hardscaped areas designed for gathering
Focal Point and Recreational
Minimum 2,500 square foot clubhouse with pool
Amenities
Clubhouse complete prior to issuance of certificate of
th
occupancy for 20 dwelling unit
Wet stormwater facilities to be designed as amenities
Proffered Conditions 10 and 22
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FINANCIAL IMPACT ON CAPITAL FACILITIES
Budget and Management
Staff Contact: Natalie Spillman (318-8767) 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 the property from Agricultural (A) to Multi-Family
Residential (R-MF). The applicant has proffered a maximum density of 82 dwelling units, as well
as a condition for all dwelling units to be restricted to ‘housing for older persons.’ To address the
impact of this development on capital facilities, the applicant has proffered $11,152 per dwelling
unit, to be allocated pro-rata among all categories, with the exception of schools. The proffer also
includes language that would freeze the $11,152 contribution for a period of four years after
which it would be escalated by the cumulative change in the Marshall and Swift Building Code
Index, a provision recently adopted by the Board of Supervisors.
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.
82*
Per Dwelling Unit Impact on Capital Facilities
Potential
Units
Facility FY16 Calculated Current BOS ApplicantVariance from
CategoriesImpactMaximum 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)
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Overall Impact on Capital Facilities
Schools $791,136 $640,748 $0 ($640,748)
Parks $110,454 $89,462 $89,462 $0
Libraries $26,076 $21,156 $21,156 $0
Fire Stations$70,602 $57,154 $57,154 $0
Roads $922,008 $746,692 $746,692 $0
Total$1,920,276 $1,555,212 $914,464 ($640,748)
*Based on Proffered Condition 22. Actual number of lots and corresponding impact may vary.
PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (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/Revitalization4
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%
2001to 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
Service Annually (For 16 additional 3
units)
Applicant’s Proposal to Address
Offered in accordance with Policy
1
Impacts
Proffered Condition16
1
The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital
Facilities” section of the report.
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Additional Information:
The Fire Department supports the County’s Zoning Ordinance regulation that a second public
road access be provided for more than fifty (50) dwelling units.
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.
PARKS AND RECREATION
Staff Contact: Brian Geouge (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 Type Number of New Parks Aggregate Acreage
Regional3 600
Community 10790
Neighborhood9 180
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 16
Impacts
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 (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 Action County-wide Facility Needs
Expand or Replace 5 Libraries
Construction of New 5 Libraries
Facilities
1 Community Arts Center
Libraries - Project Impacts
2011 County Level of Service 0.45 square feet of library space per person
Standard Level of Service 0.82 square feet of library space per person
Applicant’s Proposal to
Offered In Accordance with Cash Proffer Policy
1
Address Impacts
Proffered Condition 16
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 TypesFacilities to Revitalize/Replace New Facilities
Elementary 163
Middle6 2
High 2 3
Technical - 1
Schools - Project Impacts
Elementary17
Middle9
Average Student Yield
High13
Total39
Applicant’s Proposal to Not offered in accordance with policy
1
Address Impacts Proffered Condition 16
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 82 age-restricted dwelling units are proposed, based on the cash proffer methodology this
development would yield 39 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:
Recommendation Applicant’s Proposal
Right of Way Dedication
90 foot wide for Ashlake Parkway Extended through Offered as Recommended.
Proffered Condition 17
the southern part of the property.
Vehicular Access Control
Access to Ashlake Parkway/ Ashlake Parkway
Extended limited to one (1) public road.
Offered as Recommended
Proffered Condition 4
No direct access to Ashbrook Parkway or to Bethia
Road.
Road Improvements
Two (2) lanes of Ashlake Parkway Extended from the
current terminus of Ashland Parkway to the
southern Property line.
Offered as Recommended
Left and right turn lanes along Ashlake Parkway/
Proffered Condition 18
Ashlake Parkway Extended at the approved access.
A sidewalk along Ashlake Parkway/ Ashlake Parkway
Extended for the property frontage.
Cash Proffer Policy
Reference “Financial Impacton
Capital Facilities” section.
Proffered Condition 16
Note: The road improvements identified in Proffered Condition 18 will be constructed in two (2)
phases, as statedin Proffered Condition 19.
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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)
Subdivision Street Acceptance (24VAC30-91/92) Department acceptance of the internal
roadway for maintenance is contingent on
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). The connection to Ashlake
Parkway and provision for a constructed
stub out to the adjacent parcel to the south
meet the regulation intent.
Proffered Condition 5 and Exhibit A-2 Stub Road
Land Use Permit (24VAC30-151)
SummaryA stub road will be constructed to the
adjacent property to the south which meets
the regulation intent for connectivity and
acceptance of the road into the state
system
Proffered Condition 5 and Exhibit A-2 Stub Road
WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The request will have a minimal impact on the public utility systems. The proposal’s specific impacts
are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing Line Connection Required by County Code?
Serviced?
Water No 12” Yes
Wastewater No 10” Yes
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL ENGINEERING
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward(748-1028) wardr@chesterfield.gov
Stormwater
IssueDiscussion/Conditions
Property drains to Swift Creek Reservoir
Located within the Upper Swift Creek Watershed
Drainage from western side of property flows to existing Ashbrook
Geography
Subdivision
Drainage from eastern side of the property flows into a wetland
and floodplain along the rear of lots in Clover Hill Estates, which
dischargestoexisting culverts underAshbrook Parkway
Offsite improvements to existing storm sewer system in Ashbrook
Subdivision will be required if this system is used as an outfall for
this project
Proffered Condition 23.a
Post-development 100-year peak discharge into the wetlands and
floodplain along the rear of the lots in Clover Hill Estates should not
exceed the pre-development 100-year peak discharge
Drainage
Proffered Condition 23.b
Stormwater discharge into the existing wetlands and floodplains
along the rear of the lots in Clover Hill Estates may require offsite
easements
Recommend storm sewer and pond outfall be discharged directly to
existing culverts under Ashbrook Parkway
Existing lake in the Ashbrook subdivision cannot be used to provide
pollutant removal credits for this project
Proffered Condition 23.c
Storm Water
Management
Water quality, in accordance with Virginia Stormwater
Management Program Regulations (Part IIB), must be provided
using on-site measures
Developer will be responsible for acceptance of the extension of
Ashlake Parkway
Ashlake Parkway into the state system
Extension
Proffered Condition 23.d
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CASE HISTORY
Applicant Submittals
8/31/2015 Application submitted
11/9, 12/21 Revisions to proffered conditions, Textual Statement, conceptual plan and exhibits
and 12/22/
2015
1/6, 1/20 Revisions to proffered conditions, Textual Statement, conceptual plan and exhibits
and
2/2/2016
2/16/2016 Applicant submitted revisions to proffered conditions, Textual Statement, exhibits
and conceptual plan
Community Meeting
1/14/2016Issues Discussed
Additional traffic from development
Size of homes and clubhouse
Development design elements
Signalization of Ashbrook Parkway and Winterpock Road intersection
Anticipated value of new homes
Planning Commission Meeting
12/15/2015
Action: DEFERRED TO COMMISSION’S REGULARLY SCHEDULED
MEETING IN FEBRUARY 2016 WITH APPLICANT’S CONSENT
Planning Commission Meeting
2/16/2016Citizen Comments
No citizens spoke to this case
Commission Discussion
Comments in support noting:
Unique community offering quality features
o
Safety provisions with emergency access and future stub road
o
connections, and commitment for state-maintained roads
Age-restricted development with no school impacts, however
o
benefits schools through real estate taxrevenue
Comments not in support noting:
Fails to address capital facility impacts on schoolsin accordance
o
with Board’s cash proffer policy
Recommendation: APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Sloan
AYES: Wallin, Sloan, Freye, Jones
NAY: Jackson
The Board of Supervisors on Wednesday, March 9, 2016, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“CPC” –Recommended by Planning Commission only
These Proffered Conditions include five (5)exhibits:
Exhibit A-1 –Conceptual Plan prepared by Stewart/HG, dated January 6, 2016 titled “The Villas at
Ashlake, Chesterfield County, Virginia”
Exhibit A-2 –Stub Road Plan prepared by Balzer and Associates, dated August 27, 2015, last
revised February 12, 2016, entitled “Atlantic Development – Ashlake, Schematic Plan, Matoaca
District, Chesterfield County, Virginia”
Exhibit B-1 Elevation dated January 19, 2016
Exhibit B-2Elevation dated January 19, 2016
Exhibit B-3 Elevation dated January 19, 2016
(CPC) 1. Master Plan. The Textual Statement last revised February 16, 2016, shall
be considered the Master Plan.(P)
(CPC) 2. Elevations/Exterior Facades. Development of the Property shall be in
general conformance with the architectural appearance shown on the
elevations attached hereto as Exhibits B-1 and B-2. Any substantial
modifications shall be approved by the Planning Commission in conjunction
with plans review.
a. Roof materials shall be 30 year architectural/dimensional asphalt
composition shingle.
b. Facades of each building, in the aggregate, shall have a minimum of
sixty (60) percent brick or stone masonry, but in no event shall a
facade have less than ten (10) percent brick or stone masonry. The
height of the brick and stone shall be permitted tovary to allow for
a mixture of design features. Measurement of the requirement for
masonry façade treatment shall be exclusive of facades within
courtyards screened with a minimum six (6) foot vinyl fence, as well
as windows, gable vents, dormers, doors, trim, soffit, fascia,
balconies and porches.
c. Other acceptable siding materials shall include engineered wood
(e.g. LP Smartside) and horizontal lap siding. Horizontal lap siding
shall be manufactured from natural wood or cement fiber board.
Plywood, vinyl 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 minimum of two (2) facing materials shall
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be used on any one façade of any unit.
ii. Buildings with the same color palette, percentages of siding
materials, and landscaping shall not be permitted side-by-
side to create diversity and interest along the streetscapes.
(P and BI)
(CPC) 3. Age Restriction. In accordance with the Virginia Fair Housing Law, the
federal Housing Law, and such other applicable federal, state, or local legal
requirements, dwelling units shall be restricted to “housing for older
persons” as defined in the Virginia Fair Housing Law and no persons under
the age of 19 shall reside therein. (P)
(CPC) 4. Access.
a. Direct vehicular access from the Property to Ashlake Parkway and
Ashlake Parkway Extended shall be limited to one (1) public road
and one emergency vehicular access. The exact location of these
access points shall be approved by the Transportation Department.
b. No direct vehicular access shall be provided from the Property to
Ashbrook Parkway or Bethia Road, except for a temporary
construction entrance.(T)
(CPC) 5. Public Roads. All roads that accommodate general traffic circulation
through the development (the “Public Roads”), as determined by the
Transportation Department, shall be designed and constructed to VDOT
road standards and taken into the State System. (T)
(CPC) 6. Sidewalks. Sidewalks shall be provided on both sides of the interior street
rights of way. The treatment and location of these sidewalks shall be
approved by the Planning Department at the time of site plan review. (P)
(CPC) 7. Street Trees. Street trees shall be planted along both sides of the interior
roads and the entrance road from Ashlake Parkway into the development
in accordance with Zoning Ordinance requirements. (P)
(CPC) 8. Supplemental Landscaping. Supplemental landscaping shall be provided
around the perimeter of all buildings, between buildings and driveways,
within medians, and within common areas. Such landscaping shall be
designed to: minimize the predominance of building mass and paved
areas; define private spaces; and enhance the residential character of the
development. The Planning Department, at the time of site plan review,
shall approve the landscaping plan with respect to the exact numbers,
spacing, arrangement and species of plantings. (P)
(CPC) 9. Lighting. Street lights shall be decorative and residential in character with a
non-glare design. Light poles shall have a maximum height of fifteen (15)
2016SN0558-2016MAR9-BOS-RPT
feet and shall be located generally along the interior roads as approved by
the Planning Department during plans review. (P)
(CPC) 10.Recreation Areas/Focal Point. A minimum of two (2) acres shall be
provided in the clubhouse area, the entrance area, pocket parks and other
natural areas. The clubhouse shall serve as a focal point. Part of these
areas shall be “hardscaped” (concrete, asphalt or pavers) and have a
combination of other amenities such as benches, a pergola, a gazebo and
pavers that accommodate and facilitate gatherings. The exact design and
location shall be approved by the Planning Department at the time of site
plan review. The clubhouse shall have a minimum of 2,500 square feet of
gross floor area and shall include a pool. The clubhouse shall be
constructed during the first phase of development and shall be completed
before the issuance of the twentieth certificate of occupancy in the
development. The undeveloped southeastern portion of the Property
which abuts the southern property lines of Lots 46 through 56 of Cloverhill
Estates subdivision shall be utilized for passive recreation and/or
pedestrian trails only. (P)
(CPC) 11.Notification. The developer shall be responsible for notifying by first class
mail the last known representative on file with the Chesterfield County
Planning Department of Cloverhill Estates Subdivision of the submission of
any site plan for the development. Such notification shall occur as soon as
practical, but in no event less than twenty-one (21) days prior to the
approval of such plans. The developer shall provide the Planning
Department with evidence that such notice was sent. (P)
(CPC) 12.Garage Doors. Visual impacts of garage doors shall be minimized through
the use of architectural fenestration and/or orientation. (P)
(CPC) 13.Driveways/Front Walks. All private driveways shall be hardscaped
(concrete, asphalt or pavers). Paved front walks from buildings shall be
provided a minimum of three (3) feet in width. (P)
(CPC) 14.Foundation Treatment. All exposed portions of the foundation, with the
exception of exposed piers supporting front porches of each new dwelling
unit shall be faced with brick or stone veneer or two inch (2”) R-10
perimeter styrofoam minimum twenty four inch (24”) insulation with a
protective grey epoxy-like coating where visible to a point six inches (6”)
below grade. (P and BI)
(CPC) 15.Virginia Condominium Act. All dwelling units on the Property shall be
condominiums as defined and regulated by the Virginia Condominium Act,
and all common areas and improvements therein shall be maintained by a
condominium association. (P)
(CPC) 16.Impact on Capital Facilities. For each dwelling unit, the applicant, sub-
divider, or assignee(s) shall pay the following to the County of Chesterfield,
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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 , the maximum cash proffer acceptable per current policy
less the amount of the calculation dedicated to schools, per
dwelling unit, 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.
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.
d. 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 be in addition to, any impact fees, in a manner determined
by the County. (B)
(CPC) 17.Right of Way Dedication. Prior to any site plan approval, a ninety (90) foot
wide right-of-way for a north/south major arterial (“Ashlake Parkway
Extended”) from the northern boundary line to the southern boundary line
of the parcel identified as GPIN 720-668-8155 shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. The exact
location and alignment of this right-of-way shall be approved by the
Transportation Department.(T)
(CPC) 18.Road Improvements. The following road improvements shall be provided
as required:
a. Construction of two (2) lanes of Ashlake Parkway Extended to VDOT
urban minor arterial standards (50 MPH), with modifications
approvedby the Transportation Department, from the current
terminus of Ashlake Parkway to the southern Property line.
b. Construction of left and right turn lanes along Ashlake
Parkway/Ashlake Parkway Extended at the approved access.
c. Construction of a sidewalk along the east side of Ashlake
Parkway/Ashlake Parkway Extended for the entire Property
frontage.
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d. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the
improvements identified in this Proffered Condition. (T)
(CPC) 19.Phasing Plan for Road Improvements. The road improvements listed in
Proffered Condition 18 shall be completed, as determined by the
Transportation Department, as follows:
a. Prior to issuance of any occupancy permits, a left turn lane along
Ashlake Parkway/Ashlake Parkway Extended as identified in
Proffered Condition 18.b, and a sidewalk along Ashlake
Parkway/Ashlake Parkway Extended from Ashbrook Parkway to the
approved access as included in Proffered Condition 18.c.
b. Prior to issuance of building permits for more than a cumulative
total of 50 units, two (2) lanes of Ashlake Parkway Extended as
identified in Proffered Condition 18.a; a right turn lane along
Ashlake Parkway/Ashlake Parkway Extended as identified in
Proffered Condition18.b; and a sidewalk along Ashlake
Parkway/Ashlake Parkway Extended from the approved access to
the southern Property line as included in Proffered Condition 18.c.
(T)
(CPC) 20.Density. There shall be no more than eighty-two (82) residential units
developed on the Property.(P)
(CPC) 21.Fencing. A decorative “wrought iron-style” fence shall be provided along
the Ashlake Parkway and Ashbrook Parkway frontages of the Property. A
six (6) foot high board or solid vinyl privacy fence shall be provided and
maintained along the Property lines adjacent to Cloverhill Estates
subdivision from Ashbrook Parkway to the southwest corner of Tax ID 721-
668-1879.(P)
(CPC) 22.Best Management Practice. Any above-ground wet stormwater
management facilities shall have a fountain-type aerator and shall be
designed and landscaped as a water feature for the development. (EE and
P)
(CPC) 23.Environmental.
a. Offsite improvements of the existing storm sewer system, as
approved by the Department of Environmental Engineering, in the
Ashbrook Subdivision will be required if this system is used as an
outfall for the development. All improvements shall be shown on
the site plan for review and approval.
b. The post-development 100-year peak discharge into the wetlands
and floodplain along the rear of the lots in Cloverhill Estates shall
not exceed the pre-development 100-year peak discharge.
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c. The existing lake in the Ashbrook subdivision cannot be used to
provide pollutant removal credits for the development.
d. The developer shall be responsible for the acceptance of Ashlake
Parkway into the state system from the existing intersection with
Broadreach Drive to the proposed entrance, prior to issuance of the
Certificate of Occupancy (CO) for the fiftieth (50) unit or as
otherwise determined by the Department of Environment
Engineering.(EE)
(CPC) 24.Minimum Dwelling Size. Dwellings shall have a minimum of 1,500 square
feet of finished floor area. (P and BI)
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ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised 2/16/2016
This is a request to rezone 20 acres of property to RMF with a Conditional Use Planned
Development (CUPD) to permit ordinance requirement exceptions and a use exception for a sales
office in a modular unit and in the clubhouse as described in this Textural Statement.
Multi-family residential dwellings shall be subject to the requirements of the Zoning Ordinance
for the Residential Multi-Family (R-MF) District, except as follows:
1. Setbacks:
a. The minimum setback requirement for structures from interior private driveways
shall be two (2) feet.
b. There shall be no setback requirement for structures from parking spaces.
c. There shall be a thirty-five (35) foot minimum setback requirement for structures
from property lines adjacent to GPIN 720-667-7794.
d. The minimum setback for structures from internal rights-of-way shall be twelve
and one-half (12.5) feet.
e. The minimum setback for structures from the Ashlake Parkway right-of-way shall
be thirty (30) feet.
f. The minimum setback for parking and driveways from rights-of-way shall be five
(5) feet.
g. The minimum rear setback for buildings along the eastern property boundary
adjacent to the Cloverhill Estates subdivision shall be forty-five (45) feet. (P)
2. Public Road Frontage: Multifamily buildings constructed along a public road shall not be
required to front that road. (P)
3. Driveways and Parking Areas: Internal driveways and parking areas serving the clubhouse
shall not be required to have curb and gutter. (P)
4. Roads:
a. The minimum pavement width requirement for private streets and driveways shall
be sixteen (16) feet; provided, however, the pavement width of any street or
driveway designated as a fire lane at the time of site plan review shall be not less
than twenty (20) feet. (P and T)
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5. Model home(s) shall be permitted subject to the restrictions of the Zoning Ordinance for
such use and provided:
a.a temporary sales office shall be permitted in the clubhouse, subject to all other
Zoning Ordinance restrictions; and
b. one (1) temporary sales office shall be permitted in a modular office unit, subject
to all other Zoning Ordinance restrictions, and provided:
i. such unit shall be utilized for a maximum of the earlier of one (1) year from
the date of site plan approval or issuance of a certificate of occupancy for
the clubhouse. (P)
6. Buffers: Buffers shall be provided in accordance with Zoning Ordinance requirements and
as set forth below.
a. A minimum twenty-five (25) foot buffer shall be provided along that portion of the
Property boundary adjacent to the Cloverhill Estates subdivision where shown on
the Conceptual Plan, and a minimum twenty (20) foot buffer shall be provided
along the eastern Property boundary adjacent to the Cloverhill Estates subdivision
Tax IDs 721-668-2855 and 721-668-3142 where shown on the Conceptual Plan,
except to the extent necessary or allowed for berms, and other purposes
requested and specifically permitted, or if required, at the time of site plan review.
b. A minimum twenty-five (25) foot buffer shall be provided along the northern
property boundary adjacent to Ashbrook Parkway, except to the extent necessary
or allowed for berms and BMPs as generally shown on the Conceptual Plan, and
other purposes requested and specifically permitted, or if required, at the time of
site plan review.
c. A minimum twenty (20) foot buffer shall be provided along the western property
boundary adjacent to Ashlake Parkway, except to the extent necessary or allowed
for berms, and other purposes requested and specifically permitted, or if required,
at the time of site plan review.
d. A minimum twenty-five (25) foot buffer shall be provided along the southern
property boundary adjacent to Tax ID 720-667-7794, except to the extent
necessary or allowed for berms, and other purposes requested and specifically
permitted, or if required, at the time of site plan review. (P)
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ATTACHMENT 3
EXHIBIT A-1
Conceptual Plan Dated 1/6/2016
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ATTACHMENT 3
EXHIBIT A-2
Stub Road Plan dated 2/12/2016
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ATTACHMENT 4
EXHIBIT B-1
Elevations Dated January 19, 2016
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ATTACHMENT 5
EXHIBIT B-2
Elevations Dated January 19, 2016
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ATTACHMENT 6
EXHIBIT B-3
Elevations Dated January 19, 2016
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