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16SN0581 CASE NUMBER: 16SN0581 APPLICANT: Pocoshock Green Development, LLC CHESTERFIELD COUNTY, VIRGINIA STAFF’S ANALYSIS Magisterial District: CLOVER HILL & AND MIDLOTHIAN 7681 Elkhardt Road RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: AUGUST 24, 2016 BOS Time Remaining: 365 DAYS Applicant’s Agent: JENNIFER D. MULLEN (804-977-3374) Applicant’s Contact: MITCHELL BODE (804-627-0000) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) APPLICANT’S REQUEST Request I: Rezoning from Residential Townhouse (R-TH) to Residential Townhouse (R-TH) plus conditional use planned development to permit exceptions to ordinance requirements. Request II: Waiver to street connectivity requirements. A 128 unit age-restricted townhouse developmentis planned, yielding a density of 3.8 dwelling units per acre. Exceptions to buffer widths and recreational facilities (community building) are requested. Further relief is requested to the “Residential Subdivision Connectivity Policy” to eliminate potential road connections to adjacent subdivision development. Notes: A.Since the Commission’s consideration of this request, the applicant has revised Proffered Condition 6 as outlined in Attachment 1. B.Conditions may be imposed or the property owner may proffer conditions. C.Proffered conditions, Textual Statement, conceptual development plans, and conceptual elevations are located in Attachments 1 - 5. D.The Connectivity Policy requires that separate action be taken on each request. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS Request I (Rezoning & CUPD) - RECOMMEND APPROVAL Age-restricted development with limited impact oncapital facilities Proposal represents a quality infill and revitalization PLANNING development opportunity with adequate recreation facilities COMMISSION (7/19/2016) AYES: Wallin, Sloan, Frye and Jones NAY: Jackson Request II (Waiver to Connectivity) - RECOMMEND APPROVAL Request I (Rezoning & CUPD) - RECOMMEND DENIAL Fails to fully address development impacts Appropriate active recreational facilities for residents (i.e. community building) not provided STAFF Request II (Waiver to Connectivity) - RECOMMEND APPROVAL Street connections to Amber Heights and Forestdale Subdivisions would exacerbate existing drainage problems Similar request was approved with previous zoning request (Case 05SN0188) 216SN0581-2016AUG24-BOS-RPT SUMMARY OF IDENTIFIED ISSUES Department Issue Lack of a community building would not provide appropriate PLANNING recreational facilities that are typical to a development of this size and character. Age-restricted development, applicant has not proffered cash allocated to schools; however, the Board of Supervisors has BUDGET AND approved zoning cases without schools cash proffer when MANAGEMENT applicant proffers age-restricted community. Deviation from current cash proffer policy regarding escalation of the Marshall and Swift Building Cost Index FIRE - PARKS AND - RECREATION LIBRARIES - Age-restricted development, applicant has not proffered cash allocated to schools; however, recent Board of Supervisor action has SCHOOLS approved zoning cases without schools cash proffer when applicant proffers an age-restricted community. CDOT - VDOT - UTILITIES - ENVIRONMENTAL - ENGINEERING REVITALIZATION - 316SN0581-2016AUG24-BOS-RPT 416SN0581-2016AUG24-BOS-RPT Map 2: Comprehensive Plan (The Eastern Midlothian Plan) Classification: RESIDENTIAL The designation suggests the property is appropriate for 2.51 to 4.0 dwellings per acre. Map 3: Surrounding Land Uses & Development Single-family Residential Use Elkhardt Road Single-family Residential Use (Surreywood North) Single-family Residential Use (Amber Heights) Pocoshock Boulevard 516SN0581-2016AUG24-BOS-RPT PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov ZONING HISTORY Case Number BOS Action Request Rezoning from A & R-7 to R-TH of 32.9 acres with Conditional Use Planned Development to permit exceptions to Ordinance requirements. A development consisting of 128 detached age-restricted dwelling units was planned. Neo-traditional cluster style development with Approved sidewalks, street trees, open spaces, rear-loaded 05SN0188 (07/27/2005) garages and alleys Architectural proffers include building materials and minimum dwelling size Supporting recreational uses to include a clubhouse Waiver to street connectivity requirements (Lily Drive and Cheltenham Drive) PROPOSAL A 128 unit residential age-restricted townhouse development is planned. The applicant has proffered design requirements and passive recreational facilities in conjunction with residential townhouse 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 MasterPlan and outlines exceptions to permit modified R-TH standards Exhibit A –Concept Plan Master Plan Layout of development to generally o conform to Concept Plan Exhibit B – Conceptual Architectural Elevations Proffered Conditions 1 & 10 Maximum of 128 Dwelling Units Density Proffered Condition 7 Restricted to “Housing for Older Persons” Prohibits occupants under the age of 19 Age-Restriction Precludesplay equipment for children Proffered Conditions 2 & 18 616SN0581-2016AUG24-BOS-RPT General Overview(Continued) Requirements Details Building materialsinclude: Brick, stone, hardiplank and higher-quality vinyl siding (minimum wall thickness of 0.044 and excludes Dutch lap style siding) Brick or stone foundations No cantilevering of architectural features or Architecture & Building Materials chimneys Brick or stone chimneys 1-car garage for each dwelling Dimensional roof material with a 30-year warranty Proffered Conditions 9, 11-14, Attachment 4 Minimum dwelling size of 1,850 square feet Dwelling Size Proffered Condition 8 Asphalt or concretedriveways with one treatment Drivewaysselected for the development Proffered Condition 16 Passive recreation facilities consisting of pavilion, raised Recreational Uses for garden area (with storage shed), lawn area and benches Community Amenity Area in Community Amenity Area Proffered Condition 17 Sidewalks and street trees along all internal public roads Buffers Recorded in open space 35’ buffer along Pocoshock Boulevard Sidewalks, Street Trees, Buffers and with opaque fence Yard Landscaping Shadow-box or picket fence o Front, corner side and side yards to be sodded and irrigated Proffered Conditions 15, 19, 20 and 21 Attachments 3 and 5 Site improvements to be properly maintained and repaired: Dwelling exteriors, landscaping and improvements constructed in the Community Amenity Area Maintenance of On-Site Improvements County will only insure the recordation of (Restrictive Covenants) covenants and is not responsible for enforcement, once recorded, they can be changed. Association/owner to provide maintenance on Pocoshock Boulevard fence Proffered Conditions3and 4 716SN0581-2016AUG24-BOS-RPT DEVELOPMENT EXCEPTIONS Townhouse uses will be developed in accordance with the Residential Townhouse (R-TH) District development standards, with the exception of buffers and recreational provisions as detailed below: Development StandardsOverview R-THDevelopment Exceptions Zoning Ordinance Proposed (Textual Statement)Requirement No Community Building Active recreational uses, such as a Community Building & Required pool and/or playfields is not Active Recreation Facilities guaranteed Textual Statement,Item 1 Buffers, 50’, with various locations reduced (Adjacent to Residential Zoning& to 10’, 15’, 25’ and 40’ Vacant Agricultural Zoning 50’ Textual Statement , Item 2 Attachment 5 Designated on Plan for Residential Use) COMMUNITY BUILDING & ACTIVE RECREATION FACILTIES To balance the reduced lot sizes within townhouse developments, the Ordinance requires provisions for open space and recreational amenities. Recreational areas must include a community building, as well as active and passive recreation facilities. A community building serves as a focal point for residents to congregate in an all-weather facility for activities and typically contains, at a minimum, a meeting room, office, and bathroom. Larger community buildings may also contain gyms, kitchens and dining areas for residents. The applicant’s request would delete the requirement to construct a community building as well as provide no guarantee that active recreation facilities, such as a pool or playfield (i.e. tennis court) would be built. Consequently, the only amenities proposed to facilitate community gathering space are a pavilion, benches along trails, and community gardens. Each of these facilities lacks the benefit of being an all-weather facility used year-round by the community’s residents. BUFFERS Buffers provide transition and enhance visual separation between differing residential types. While reduced buffers are proposed adjacent to neighboring residential development, the applicant has offered to provide the required quantity of buffer plantings for a fifty (50) foot wide buffer in areas where the buffer width is reduced. As such, impacts resulting from reductions in buffer widths would be offset by planting requirements for a fifty (50) buffers. It should be noted that the applicant has also offered a wooden shadow box fence or picket fence along the thirty-five (35) buffer on Pocoshock Boulevard (Proffered Condition 19, Attachment 3). To reduce maintenance costs and increase durability, staff recommends that both fence options be constructed of vinyl material. 816SN0581-2016AUG24-BOS-RPT ARCHITECTURE Within Residential Townhouse District, architecture for buildings should impart harmonious proportions and avoid monotonous facades or large bulky masses; and provide architectural variety while maintaining an overall cohesive residential character. Conceptual elevations offered by the applicant provide the option for a Craftsman or Colonial-style townhouse building, with a one or two-car front-loaded garage (Attachment 4). As proffered, fifty (50) percent of the buildings in this development would be Craftsman-style, with a minimum of thirty (30) percent of the buildings also being Colonial-style. To provide some variation in design, the applicant has offered an alternative elevation (Elevation 2) of each style that includes dormer windows on one (1) unit of the front elevation. Aminimum of forty (40) percent of the townhome buildings must be constructed per the alternative elevation (Proffered Condition 1.b). In addition, no two (2) townhouse buildings adjacent to each other would have identical design elements. Buildings would be required to vary with at least two (2) of the following design elements: Craftsman or Colonial style building Color scheme Garage door detail Dormers Other similar architectural detail (as determined by the Planning Department) No more than 20% of the buildings facing each other may have an identical design Recent revisions to proffered conditions have offered additional variation in unit and building design. These elements include: Covered porch or stoop for all front (primary) entry doors Variation of garage door style between units and a minimum number of garage doors containing windows in each townhouse building Staff notes that the Ordinance will continue to require unit offsets (being a minimum of two (2) or four (4) feet) in each townhouse building. Therefore, these offsets will create unit to unit variation in the roofline, as well as additional offsets visible along the front, side and rear building elevations. As proffered, staff can support the applicant’s proposed architectural treatment. WAIVER TO CONNECTIVITY The applicant has proffered to prohibit street connections to the Amber Heights and Forestdale Subdivisions (Proffered Condition 21). Currently two streets, Cheltenham Drive and Lily Drive, stub into the eastern portion of the request properties. In Case 05SN0188, the Board approved a waiver of connectivity to Cheltenham Drive and Lily Drive on the basis of drainage and topography concerns. Staff noted that the higher elevation of the request property and existing drainage issues on Chevelle Drive would be exacerbated if these street connections were made. Adjoining property owners supported and continue to support awaiver to connectivity for these street connections. 916SN0581-2016AUG24-BOS-RPT 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. On July 27, 2005, the Board of Supervisors approved zoning case 05SN0188 to rezone the requested property from Agricultural (A) and Residential (R-7) to Residential Townhouse (R-TH) with Conditional Use Planned Development, with a density of approximately 128 dwelling units. At the time the maximum cash proffer in place was $6,017 per dwelling unit; the case was approved with a cash proffer of $5,991 per unit. The current amount for that cash proffer has escalated to $9,542 per unit. In this case, the applicant is requesting to rezone the property from Residential Townhouse (R- TH) to Residential Townhouse (R-TH) with conditional use planned development (CUPD) to permit ordinance exceptions. The applicant has proffered a maximum density of 128 dwelling units, as well as a condition for all dwelling units to be restricted to ‘housing for older persons’ and no one under 19 years of age shall reside therein. 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 except schools. Traditionally, cash proffers would remain unchanged for a period of four years after which they would be escalated by the cumulative change in the Marshall and Swift Building Cost Index, a provision recently adopted by the Board of Supervisors. However, in this case the applicant has requested that the Marshall and Swift Building Cost Index adjustment not cause the cash proffer payment to exceed the amount of the maximum cash proffer policy in effect at the time of payment, less the schools component. This request deviates from the cash proffer policy regarding the Marshall and Swift Building Cost Index adjustment. In recent years, the Board of Supervisors has approved zoning cases without a cash proffer for schools when the applicant has proffered an age-restricted community. The applicant has proffered all dwelling units to be restricted to ‘housing for older persons,’ and likewise, the applicant has not proffered cash to be allocated to schools. 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. 1016SN0581-2016AUG24-BOS-RPT 128 Per Dwelling Unit Impact on Capital Facilities Potential Units FacilityFY16 Calculated Current BOS ApplicantVariance 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 $1,234,944 $1,000,192 $0 ($1,000,192) Parks $172,416 $139,648 $139,648 $0 Libraries $40,704 $33,024 $33,024 $0 Fire Stations $110,208 $89,216 $89,216 $0 Roads $1,439,232 $1,165,568 $1,165,568 $0 Total $2,997,504 $2,427,648 $1,427,456 ($1,000,192) *Based on a proffered maximum of 128 units. Actual number of units and corresponding impact may vary. 1116SN0581-2016AUG24-BOS-RPT 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 44 Service Annually Amount offered in accordance with Policy. Escalator Applicant’s Proposal to Address 1 deviates from Policy. 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. 1216SN0581-2016AUG24-BOS-RPT 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 Amount offered in accordance with Policy. Escalator Applicant’s Proposal to Address deviates from Policy. 1 Impacts Proffered Condition 6 1 The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. 1316SN0581-2016AUG24-BOS-RPT 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 2011 County Level of Service0.45 square feet of library space per person Standard Level of Service 0.82 square feet of library space per person Applicant’s Proposal to Amount offered in accordance with Policy. Escalator deviates 1 Address Impacts from Policy. Proffered Condition 6 1 The financial impact of residential development on library facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. 1416SN0581-2016AUG24-BOS-RPT 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 27 Middle 14 Average Student Yield High 20 Total 61 Applicant’s Proposal to Not offered in accordance with Policy 1 Address Impacts Proffered Condition 6 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 128 age-restricted dwelling units are proposed, based on the cash proffer methodology this development would yield 61 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 schools to their capacity and therefore impact the capacity of facilities division-wide. The approved School Board Capital Improvement Program (CIP) plan for FY2016-FY2022 includes the construction of a new elementary school in the Midlothian area and revitalization or replacement of ten existing schools. These ten facilities are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2016. 1516SN0581-2016AUG24-BOS-RPT 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 Right of Way Dedications Offered as Recommended. 35 feet from the centerlines of Pocoshock Boulevard Proffered Condition 22 and Elkhardt Road. Vehicular Access Control Access to Pocoshock Boulevard limited to two (2) Offered as Recommended. public roads. Proffered Condition 24 No direct access to Elkhardt Road. Vehicular Access Control Offered to address neighbor No direct access to Lilly Drive or to Cheltenham Drive. concerns. Proffered Condition 24 Road Improvements Additional pavement along Pocoshock Boulevard at each access to provide right turn lane tappers. Shoulder widening along the east side and asphalt overlay the full width of Pocoshock Boulevard for the entire property frontage.Offered as Recommended. Proffered Condition 23 An asphalt sidewalk along the east side of Pocoshock Boulevardfor the entire property frontage. Handicap ramps in the southeast and southwest corners of the Pocoshock Boulevard/Elkhart Road intersection and associated painted crosswalk. Cash Proffer Policy Reference “Financial Impact on Capital Facilities” Section. Proffered Condition 6 1616SN0581-2016AUG24-BOS-RPT 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) - Land Use Permit (24VAC30-151) - Summary Department acceptance of the proposed connections to Pocoshock Blvd, of the proffered right-of-way improvements and of the internal roadways (as depicted on the Conceptual Plan, Exhibit A dated 3/14/16) for maintenance is subject to roadway design and construction in accordance with Department standards. VDOT will evaluate compliance through the Chesterfield County subdivision review process. 1716SN0581-2016AUG24-BOS-RPT 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”, 8” & 6” Yes Wastewater No 8”Yes Map 5: Existing Water & Wastewater Systems 1816SN0581-2016AUG24-BOS-RPT Additional Information: Property is located in the mandatory water and wastewater connection area. There is an existing twelve (12) inch water line extending along both Elkhardt Road and Pocoshock Boulevard, adjacent to this site. In addition a twelve (12) inch water line extends along portions of Cheltenham Drive and a six (6) inch water line extends along Lilly Drive. Both of these water lines terminate adjacent to the eastern boundary of the request site. Per Chesterfield County’s Water and Sewer Specifications and Procedures, subdivisions with more the twenty-five (25) lots shall provide with two (2) supply points to the public water system. There is an existing eight (8) inch wastewater collector line in a portion of Pocoshock Boulevard that terminates adjacent to the southern boundary of this site. In addition an eight (8) inch wastewater collector line extends along a portion of Cheltenham Drive and terminates approximately 100 feet east of the request site. During subdivision plan review the engineer will need to ensure that sewer lines are designed to be deep enough and with appropriate easements to provide future sewer service to homes adjacent to the subdivision that are currently on septic systems. ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Stormwater Issue Discussion/Conditions Located within the Falling Creek watershed. Property drains east through the Amber Heights subdivision, then Geography through tributaries to the Foresetdale subdivision and under Turner Road to Pocoshock Creek. Culverts under Chevelle Drive and the drainage ditches leading to the culverts from the property are inadequate. Development will require onsite retention/detention to prevent downstream flooding. Drainage system shall be designed in a manner that water shall be retained onsite and released at such a rate that: the manmade conveyance channels to Chevelle Drive are a. capable of containing a 10-year storm; the existing culverts beneath Chevelle Drive shall function b. Drainage in compliance with the currentVDOT criteria for culverts under secondary roads; the 100-year storm shall not come within twenty-five (25) c. feet of any existing home located along Chevelle Drive; and no impervious areas shall sheet flow through Amber d. Heights. Proffered Condition 5 1916SN0581-2016AUG24-BOS-RPT REVITALIZATION Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov The subject site is located in the Eastern Midlothian Turnpike Special Focus and Gateway Revitalization Area, as denoted by Chapter 7 of the Comprehensive Plan, and the Providence Middle School revitalization area identified as part of the county’s school-based revitalization efforts. The Revitalization Office supports development in revitalization areas that represents a substantial improvement above current conditions. This analysis examined the proposed development and proffered conditions, with existing contiguous area development conditions in the Surreywood North, Amber Heights, Forestdale, and Elkhardt Heights subdivisions. The proposed development would generally exceed development standards of nearby development in terms: common area, paved driveways, garages, sidewalks, roofing materials, building color, fences, and front porches / stoops. The proposed development would generally equal the development standards of nearby development in terms of: chimneys, foundation materials, landscaping, street trees, roof form, and building repetition. Upon further review, staff determined that prior concerns regarding large, undifferentiated, and monotonous roof forms would be satisfactorily addressed by zoning standards for R-TH development (i.e., § 19.1-111.C), and therefore would not be a matter for a proffered condition. Specifically, the Zoning Ordinance requires variation of front yard setbacks of townhouse units, and this would carry through to the roof form, resulting in a variation of roof lines. Proffered condition 9.a allows use of four different siding materials, including vinyl siding (excluding Dutch lap style siding). While surrounding development includes a variety of siding materials (predominately brick and lap-style siding of various composition), it should be noted that many contiguous housing units are brick. On balance, the proposed zoning request would result in a substantial improvement above current conditions. Therefore, the Revitalization Office supports the proposal as presented. 2016SN0581-2016AUG24-BOS-RPT CASE HISTORY Applicant Submittals 12/7/15 Application, proffered conditions textual statement and conceptual drawings were submitted 3/14/16 Revised proffered conditions, textual statement and conceptual drawingswere submitted 4/5, 4/6,Revised proffered conditions, textual statement and/or conceptual drawings 4/7& 4/16 were submitted 5/5 & Revised proffered conditions were submitted 5/9/16 6/24, 6/28 Revised proffered conditions and textual statement were submitted & 6/30/16 8/1 & 8/8 Revisions to Proffered Condition 6 were submitted Community Meeting 2/18/16Issues Discussed: House sizes and pricing Treatment of landscaping and buffer along Pocoshock Boulevard Maintenance of open space and requirement for homeowners association Location of public sewer extension to service development Existing stormwater issues and impacts from the development on adjacent properties Planned transportation improvements for Pocoshock Boulevard Traffic impacts on adjoining streets in Surreywood Planning Commission Meetings 4/19/16Citizen Comments No citizens spoke to this case. Commission Discussion The Commission desired additional time for the applicant to work with staff relative to proffers for impacts on capital facilities, architecture and building materials. Action – DEFERRAL TO MAY 17, 2016 ON COMMISSION’S MOTION AND WITH APPLICANT’S CONSENT 5/17/16Citizen Comments No citizens spoke to this case. Commission Discussion The applicant desired additional time to work with staff relative to proffers for impacts on capital facilities, architecture and buffers. Action – DEFERRAL TO JULY 19, 2016 ON COMMISSION’S MOTION AND WITH APPLICANT’S CONSENT 2116SN0581-2016AUG24-BOS-RPT CASE HISTORY Planning Commission Meetings(Continued) 7/19/16 Citizen Comments One citizen spoke in support of the case, noting the applicant’s willingness to work with the community and incorporate changes noted by residents at the community meeting. Commission Discussion Questions and comments relative to the cash proffer amount, escalator and impacts on schools were addressed by staff. The Commission noted their support for this case: Applicant worked closely with the Surreywood neighborhoodto o address initial concerns; The omission of a clubhouse allows for more open space in the o community and is not a necessity in an age-restricted development; Layout of townhomes provides greater separation from adjoining o single-family development than previous layout plan for single- family homes; Proposal supports infill and revitalization efforts in and around the o Surreywood neighborhood. Mr. Jackson noted that he could not support the request to rezone the property since the applicant did not address the development’s impact on County school facilities. Recommendation – APPROVAL AND ACCEPTANCE OF REQUEST I WITH THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jones Second: Freye AYES: Wallin, Sloan, Frye and Jones NAYS: Jackson Recommendation – APPROVAL AND ACCEPTANCE OF REQUEST II Motion: Jones Second: Freye AYES: Wallin, Sloan, Frye, Jackson and Jones The Board of Supervisors on Wednesday, August 24, 2016, beginning at 6:30 p.m., will consider this request. 2216SN0581-2016AUG24-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Notes: A.The following conditions were recommended by the Planning Commission only B.On August 8, 2016, the applicant revised Proffered Condition 6. The original Proffered Condition 6 is notated with “(CPC)” and is followed by the proffer revision, notated with “(MODIFIED)”. This modification is a clarification within Item “b”of Proffered Condition 6. This portion of the proffer contains the Marshall & Swift Adjustment and its impact on the maximum cash proffer payment, which would be reduced by the calculation attributable to schools. Staff finds that the modification to Proffered Condition 6 to be an improvement in the language for clarification; therefore, should the Board wish to approve this request, the language of the modified proffer is acceptable. 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 Chesterfield County, 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: 1.Master Plan. The textual statement dated June 30, 2016 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 – Sheets Pg. 1, Pg. 2, and Pg.3 on the site plan entitled “Schematic Master Plan, Pocoshock Green Townhouse Community, Chesterfield County, Midlothian District”, prepared by Stewart HG, and dated April 5, 2016. b.Exhibit B – Elevations entitled “Colonial Front Elevation”, “Colonial Rear Elevation”, “Craftsman Front Elevation”, and “Craftsman Rear Elevation”, prepared by Housing Design Matters, and dated November 13, 2015 (“Elevation 1”), and alternative elevations entitled “Colonial Front Elevation”, “Colonial Rear Elevation”, “Craftsman Front Elevation”, and “Craftsman Rear Elevation”, prepared by Housing Design Matters, dated March 7, 2016 (“Elevation 2”). The development shall include at least forty (40%) percent of the buildings being either Colonial or Craftsman style from Elevation 2. A minimum of fifty (50%) percent of the buildings in the development being either Elevation 1 or Elevation 2 shall be Craftsman style and a minimum of thirty (30%) percent of the buildings in the development being either Elevation 1 or Elevation 2 shall be Colonial style. (P) 2.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Act, and such other applicable federal, state or local legal requirements, all dwelling units shall be restricted to “housing for older persons” as defined 2316SN0581-2016AUG24-BOS-RPT in the Virginia Fair Housing Law and no persons under 19 years of age shall reside therein. (P) 3.Restrictive Covenants. Restrictive covenants shall be recorded, and a homeowners’ association established for the enforcement of such covenants, to limit the use and occupancy of the dwellings as specified herein, and to provide for the maintenance of the dwelling exteriors, landscaping, fence and improvements constructed in the Community Amenity Area, as more particularly described within such restrictive covenants. Restrictive covenants on the Property shall incorporate the architectural requirements set forth in Proffered Condition 9 herein and shall be recorded prior to the issuance of any certificate of occupancy.(P) 4.Fence. The fence along Pocoshock Boulevard shall be maintained by the owner or the Association to be free of warping, loose/damaged/missing boards, leaning posts and panels, mildew and other discoloration, and weeds and other wild vegetation. (P) 5.Drainage. The drainage system shall be designed in a manner that water shall be retained onsite and released at such a rate that: the manmade conveyance channels to Chevelle Drive are capable of containing a a. 10-year storm; the existing culverts beneath Chevelle Drive shall function in compliance with the b. current Virginia Department of Transportation (VDOT) criteria for culverts under secondary roads; the 100-year storm shall not come within twenty-five (25) feet of any existing c. home located along Chevelle Drive; and no impervious areas shall sheet flow through Amber Heights. (EE) d. 6.(CPC) 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 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, except that such adjustment shall not exceed the amount of the maximum cash proffer (less the portion of the calculation attributable to schools) in the cash proffer policy in effect at the time of payment. 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, except that the total amount shall not exceed the amount of the maximum cash proffer less the portion of the calculation 2416SN0581-2016AUG24-BOS-RPT attributable to schools) in the cash proffer policy in effect at the time of payment. c.Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. (BM) 6.(MODIFIED) 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 for the period beginning theJuly 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, except that such adjustment shall not exceed the amount of the maximum cash proffer (less the portion of the calculation attributable to schools) in the cash proffer policy in effect at the time of payment. 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, except that the adjustment shall not cause the amount to exceed the amount of the maximum cash proffer, less the portion of the calculation attributable to schools, in the cash proffer policy in effect at the time of payment. c.Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. (BM) 7.Density. The maximum number of dwelling units shall be 128. (P) 8.Dwelling Size. The dwelling units shall have a minimum gross floor area of 1,850 square feet. (P) 9.Architectural Treatment. The architectural treatment of and exterior materials for the buildings on the Property shall be compatible and consistent with the elevations identified as Exhibit B, with the following provisions: a.Exterior building materials shall consist of brick, stone, hardiplank or vinyl siding. Any vinyl siding shall have a minimum wall thickness of 0.044 and shall not be dutch lap in style. b.No two buildings adjoining each other side by side shall have identical design elements, including but not limited to, the Craftsman or Colonial style of building, color scheme, garage door detail, dormers or other similar architectural details (as determined by the Planning Department) for Elevation 1 or Elevation 2. At least two (2) of the aforementioned design elements shall be used to provide variation between adjoining 2516SN0581-2016AUG24-BOS-RPT buildings and no two (2) adjacent or directly facing buildings shall have identical color schemes. No more than twenty (20%) percent of the buildings on the Property may be identical to the building directly facing such building. c.No two units adjoining each other side by side shall have identical garage doors. There shall be a minimum of two (2) different styles of garage doors. A minimum of two (2) units within buildings containing five (5) units or less or a minimum of three (3) units within buildings containing six (6)units or more shall have garage doors with windows. d.All front (primary) entry doors shall have a covered porch or stoop. e.Roof materials shall be architectural dimensional shingles with a minimum of a thirty (30) year warranty. (P) 10.Concept Plan Requirements. The site shall be designed as generally depicted on the Concept Plan (Exhibit A); provided, however the exact location of the dwellings, streets, Community Amenity Area and other improvements may be modified provided that the general intent of the Concept Plan is maintained. (P) 11.Foundations. The exposed exterior portions of any exterior dwelling foundation below the first floor level shall be constructed of brick or stone.(P) 12.Chimneys. No chimneys or gas vents shall be cantilevered. The exposed portions of all fireplace chimneys shall be of brick or stone. This proffer shall not apply to direct vent gas fireplaces or appliances. (P) 13.Garages. All dwellings shall have a minimum of a one (1) car garage with minimum clearspace inside of ten (10) X eighteen (18) feet.(P) 14.Cantilevering. No architectural features shall be cantilevered. (P) 15.Yards. All front, corner and side yards of each dwelling unit shall be sodded and irrigated. (P) 16.Driveways. All driveways shall be asphalt or concrete. One (1) treatment shall be selected for driveways within the development. (P) 17.Common Area. The area(s) designed as “Community Amenity Area” on page 2 of the Conceptual Plan shall be designed to include pedestrian scale amenities, such as, but not limited to: decorative paving units; pavilion; gazebo; decorative pedestrian-style lighting; benches; landscaped areas; plantings; plazas; gathering areas; water feature; walking trails; garden area and other pedestrian elements, as generally shown on the Conceptual Plan. A pavilion, raised garden area (with storage shed), lawn area and benches shall be constructed within the Community Amenity Area. (P) 18.Restriction on Children’s Play Facilities. The pedestrian scale amenities associated with any multifamily use shall not include playground equipment, play fields or other facilities primarily associated with children’s play. (P) 2616SN0581-2016AUG24-BOS-RPT 19.Buffers. All buffers shall be located within recorded open space. In addition to the landscaping requirements for the thirty-five (35) foot buffer along Pocoshock Boulevard, a wood shadow-box or picket fence shall be installed within the buffer. (P) 20.Street Trees. Street trees, consisting of deciduous trees, a minimum of two and one-half (2 ½”)inch caliper at the time of planting, a maximum of forty (40) feet on center, shall be planted along both sides of all public roads internal to the development. (P) 21.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 the Concept Plan (Exhibit A). Sidewalks shall be constructed on both sides of any local street, internal to the Property. (P) 22.Right of Way Dedication. The following right-of-way on the Property shall be dedicated, free and unrestricted, to Chesterfield County in conjunction with recordation of the initial subdivision plat, or within sixty (60) days from a written request by the Transportation Department, whichever comes first: a.Where the Property abuts both sides of Pocoshock Boulevard, thirty-five (35) feet of right-of-way on both sides of Pocoshock Boulevard measured from the centerline; b.Where the Property abuts only the east side of Pocoshock Boulevard, thirty-five (35) feet of right-of-way on the east side of Pocoshock Boulevard measured from the centerline; and c. Thirty-five (35) feet of right-of-way on the south side of Elkhardt Road measured from the centerline of that part of Elkhardt Road immediately adjacent to the Property frontage. (T) 23.Pocoshock Boulevard Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department: a.Improve the east side of Pocoshock Boulevard to provide a four (4’) foot gravel (i.e., unpaved) shoulder for the entire Property frontage. b.Construction of additional pavement along Pocoshock Boulevard to provide a right turn lane taper at each approved access. c. Overlay the full width of Pocoshock Boulevard with one and one-half (1.5”) inches of compacted bituminous asphalt concrete, with modifications approved by the Transportation Department. \[Note: Milling up to one and one-half (1.5”) inches may be required, to the extent determined to be necessary by VDOT, prior to overlaying the road.\] d.Construction of a five (5’) foot wide asphalt sidewalk along the east side of Pocoshock Boulevard for the entire Property frontage, with modifications approved by the Transportation Department. 2716SN0581-2016AUG24-BOS-RPT e.Construction of VDOT standard handicap ramps in the southeast and southwest corners of the Pocoshock Boulevard/Elkhart Road intersection, and associated painted crosswalk with modification approved by the Transportation Department. f.Dedication to Chesterfield County, free and unrestricted, of any additional right of way (or easements) required for the improvements identified above. (T) 24.Access. There shall be no direct vehicular access or road connection from the Property to Lilly Drive or to Cheltenham Drive. No direct vehicular access shall be provided from the Property to Elkhardt Road. Direct vehicularaccess from the Property to Pocoshock Boulevard shall be limited to two (2) public roads. The exact location of these accesses shall be approved by the Transportation Department. (T) 25.Stormwater Management/Best Management Practice (BMP) Basin.The stormwater management/BMP basin shall be designed with a hard surface sidewalk, path or trail around it. (EE) 2816SN0581-2016AUG24-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT June 30, 2016 Pocoshock Green Development, LLC – Case Number 16SN0581 Requested: Rezone 33.5 acres from R-TH to R-TH with CUPD. Specifically, the applicant requests the following exceptions to the Zoning Ordinance: Single-family attached dwellings (townhouses) shall be subject to the requirements of the Zoning Ordinance for the Residential Townhouse District (R-TH) Districts, except as follows: 1.Common Area. Within required common area, a minimum of 10% of the subdivision acreage, but in no case less than 1.5 acres, shall be provided for recreation facilities, including active recreation and passive recreation (the amenities described in Proffered Condition 17) as deemed appropriate during plan review. A community building shall not be required as a recreational amenity. Unless a phasing plan is approved through preliminary plat review, construction shall be completed prior to issuance of building permits for individual townhouse units. An approved phasing plan may include limitations on the issuance of building permits for individual townhouse units. 2.Buffers between Different Zoning Districts. Buffers shall conform to the provisions of the Zoning Ordinance, with the following exceptions as more particularly shown on that certain site plan, prepared by Timmons Group, dated October 16, 2015, last revised March 14, 2016, entitled “Pocoshock Green, Cloverhill District, Chesterfield County, Virginia, Conceptual Plan- Pocoshock Green”, known as Exhibit C: a.Buffers adjacent to the R-7 district properties to the east at the northern portion along the rear portion of Lot 16, where a variable width buffer from 25’ to 50’ is provided; b.Buffers adjacent to the R-7 district properties at the southern portion of the property along the rear lot lines of lots 111-116, where a 15’ buffer is provided. c.Buffers adjacent to the R-7 district properties at the southern portion of the property along the side lot lines of lots 110 and 110, where a 40’ buffer is provided. The revised width buffers as provided in subsection (a)-(c) above shall be planted to Buffer Treatment standard required for the 50’ buffer of RTH pursuant tothe Zoning Ordinance prior to the issuance of a certificate of occupancy for the building adjacent to such reduced buffer in subsections (a)-(c). 2916SN0581-2016AUG24-BOS-RPT ATTACHMENT 3 CONCEPTUAL PLAN, EXHIBIT A – PAGE 1 3016SN0581-2016AUG24-BOS-RPT ATTACHMENT 3 CONCEPTUAL PLAN, EXHIBIT A – PAGE 2 3116SN0581-2016AUG24-BOS-RPT ATTACHMENT 3 CONCEPTUAL PLAN, EXHIBIT A – PAGE 3 3216SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ELEVATIONS, EXHIBIT B –PAGE 1 ELEVATION 1 3316SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ELEVATIONS, EXHIBIT B –PAGE 2 ELEVATION 1 3416SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ELEVATIONS, EXHIBIT B –PAGE 3 ELEVATION 1 3516SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ELEVATIONS, EXHIBIT B –PAGE 4 ELEVATION 1 3616SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B – PAGE 1 ELEVATION 2 3716SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B – PAGE 2 ELEVATION 2 3816SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B – PAGE 3 ELEVATION 2 3916SN0581-2016AUG24-BOS-RPT ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B – PAGE 4 ELEVATION 2 4016SN0581-2016AUG24-BOS-RPT ATTACHMENT 5 CONCEPTUAL PLAN FOR BUFFERS, EXHIBIT C Buffer Reduction Areas 4116SN0581-2016AUG24-BOS-RPT