Loading...
16SN0586 CASE NUMBER: 16SN0586 APPLICANT: Courthouse Development Company LLC CHESTERFIELD COUNTY, VIRGINIA CLOVER HILL DISTRICT STAFF’S ANALYSIS AND RECOMMENDATION Board of Supervisors Hearing: MARCH 15, 2017 Board of SupervisorsTime 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) 22.2 Acres – 201 North Courthouse Road REQUEST Rezoning from Agricultural (A) to Residential Townhouse (R-TH) plus conditional use planned development to permit exceptions to ordinance requirements.Specifically, exceptions to residential townhouse development standards, buffer widths and recreational facilities (community building) are requested. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions,conceptual development plans, conceptual elevations, an entrance feature concept plan, and applicant’s analysis of road impacts are located in Attachments 1 - 6. SUMMARY A 62 unit age-restricted single-family detached condominium development is planned, yielding a density of 2.8 dwelling units per acre.Proffered conditions would provide quality design and architecture that would be compatible with existing area residential development. Recreational amenities in the form of a focal point with a pavilion, garden area, path and benches will be provided. The traffic impact of the proposed development could be addressed with $3,854 (41% of $9,400) per dwelling unit, based upon traffic data submitted by the applicant for a similar age-restricted townhouse development. Therefore, the applicant has offered to pay $3,854 per dwelling unit for road infrastructure improvements. (Proffered Condition 21) RECOMMENDATIONS COMMISSION APPROVAL PLANNING AND TRANSPORTATION – APPROVAL Quality design and architecture proffered in the request provides for a STAFF convenient, attractive, and harmonious community. Development’s traffic impact will be addressed by providing cash payments. Providing a FIRST CHOICE community through excellence in public service 216SN0586-2017MAR15-BOS-RPT Map 2: Comprehensive Plan (Northern Courthouse Road Community Plan) Classification: RESIDENTIAL & OFFICE* The designation suggests thewestern portion of theproperty is appropriate for 1.5 dwellings per acre or less and the eastern portion for professional and administrative offices. * Note 5 of the Plan refers to the office designation, noting officeuses should be residential in character, with all parcels aggregated fordevelopment to include closing the Berrand crossover or restrictingturns, or providing a new access to Courthouse Road to align with the Reams Road traffic signal. Withoutaggregation, the initial development would provide these road improvements. Map 3: Surrounding Land Uses & Development Single-family Church Residential (Stonehenge) Huddersfield Drive North Courthouse Road Single-family Residential (Stonehenge Hills) Single-family Residential or Vacant 316SN0586-2017MAR15-BOS-RPT PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov Proposal Rezoning the property from Agricultural (A) to Residential Townhouse (R-TH) is proposed. The development would include a maximum of 62 age-restricted single-family detached condominiumunits, yielding a density of 2.8 dwelling units per acre (Textual Statement, Item 4). Comprehensive Plan & Density The Comprehensive Plan suggests the western-most 17.7 acres of the property is appropriate for residential development at a maximum density of 1.5 dwelling units per acre. While the eastern- most 4.5 acres of the property is suggested by the Plan for office use, the proposal to aggregate this property with the adjacent western property as part of a unified development plan may be appropriate. The project density at 2.8 dwelling units per acre is above that suggested by the Plan, however the development is self-contained and accesses directly on a major arterial, minimizing its impact on neighboring residential developments. It should be noted that existing adjacent residential developments range from 0.8 to 2.4 dwelling units per acre. Design High quality residential development addresses the Comprehensive Plan goals for strong and sustainable neighborhoods that are visually attractive, well-planned and well-maintained. Further, the purpose and intent of the zoning ordinance to promote the health, safety, convenience and general welfare of the public includes the creation of convenient, attractive and harmonious communities, protection against overcrowding of land, and protection of the natural environment. As such, developments that promote unique, viable and long lasting places and enhance the community are encouraged. The chart below and continued on the following page provides an overview of the proffered conditions offered by the applicant for the project design: General Overview– Project Design Requirements Details The Textual Statement serves as the Master Plan and outlines exceptions to permit modified R-TH standards Exhibit A –Concept Plan for development layout Master Plan Exhibit B – Conceptual Architectural Elevations Exhibit C – Entrance Feature Concept Plan Proffered Conditions 1 & 2, Attachments 3-5 Maximum of 62Dwelling Units Density Textual Statement, Item 4 (Table A) Restricted to “Housing for Older Persons” Restricted to “Housing for Older Persons” as permitted by law Age-Restriction Prohibits occupants under the age of 19 Precludes play equipment for children Proffered Conditions 3 & 13 416SN0586-2017MAR15-BOS-RPT GeneralOverview – Project Design (Continued) Requirements Details Single-family detached dwellings developed as condominiums Housing Type not located on individual lots Textual Statement, Item 2 Condominium declarations to identify common elements of Condominium development and maintenance responsibilities Proffered Condition 4 Site plan review for the location of condominium “land units”, Development Review Process recreation areas, private streets and open spaces Textual Statement, Items 1 and 3 “Land unit” development standards such as setbacks, private Development Standards road frontage and building heights Textual Statement, Item 4 and Table B Prohibited Access to Huddersfield Drive Proffered Condition 7 Installation of entrance feature, as shown on Exhibit C Entrance Feature Proffered Condition 6, Attachment 5 Hardscape treatment shall include brushed concrete, stamped concrete, aggregate concrete or brick pavers and not include Hardscape Features asphalt Proffered Condition 8 Sidewalks on both sidesof private roads Individual hardscaped driveways Project Design Elements Street trees provided on private streets in accordance with ordinance (Sidewalks, Driveways, Street Consistent design/color of mailboxes of low maintenance Trees & Mailboxes) material Proffered Condition 9 0.75 acres of usable open space area to provide a focal point Passive recreation facilities consisting of pavilion, raised Focal Point and Recreational garden area (with storage shed), lawn area and benchesin Amenities Community Amenity Area Hardscape for pavilion floor and pedestrian paths to pavilion and community garden area Proffered Condition 12 Buffers Adjacent to R Zoning, 25’ buffer or Vacant A Zoning suggested Permit BMP inside 50’ buffer, adjacent to Courthouse Road for Ruse Textual Statement, Item 6, Attachment 3 Proper maintenance for paving, sidewalks and landscaping Maintenance of On-Site required Improvements Private pavement maintained without potholes and ruts Proffered Condition 16 516SN0586-2017MAR15-BOS-RPT The chart below providesan overview of the proffered conditions offered by the applicant for the individual dwelling units: General Overview – Dwelling Units Requirements Details Sodded and irrigated front, corner side and side yards Individual Unit Landscaping & 4’ planting beds in front and corner side yards of dwellings Sidewalks 4’ sidewalk from driveway to front porch steps Proffered Condition 10 Minimum 1,550 square feet Dwelling Size Proffered Condition 5 Variation of dwelling elevations Brick, stone, shake shingle or scallops, board and batten, horizontal lap exclusive of Dutch lap, horizontal board and batten or a combination thereof Vinyl siding prohibited, except in trim and soffits High Impact Land Units to employ similar siding treatment as front elevation; minimum of 2 windows on corner side elevation Architecture & Building Dwellings with brick or stone on the front elevation will Materials wrap at least 12”onto side elevations Brick or stone foundations which extend a minimum of 3 courses above grade 2-car garage for each dwelling project no further than front line of the first floor o living area 50% of garage doorsshall have windows o Dimensional roof material with a 30-year warranty Proffered Condition 11, Attachment 4 Heating, Ventilation and Air Units initially screened from view of private and public roads Conditioning (HVAC) Units and by landscaping or low maintenance material Proffered Condition 14 Whole House Generators Restrictions on permitted siding for accessory structures Accessory Structures Proffered Condition 15 Planning initially was not supportive of some design and amenity elements offered in the project. This position was reflected in the original recommendation. Staff recently conducted a field visit on a similar community under construction in the City of Richmond. The community, known as Archer Springs, is being developed by the applicant. Archer Springs contains community recreation facilities, streetscape amenities, as well as dwelling design and building materials that are comparable with the applicant’s request.Based on the applicant’s proffered conditions as well as seeing the level of quality design elements incorporated in Archer Springs, Planning now supports the applicant’s request. As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions include design and architectural elements compatible in quality to the surrounding community. 616SN0586-2017MAR15-BOS-RPT UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov Existing Water and Wastewater Systems Currently Size of Closest Connection Required by County Code Serviced Existing Lines Water No 8” & 16”Yes Wastewater No 8” Yes Map 4: Existing Water & Wastewater Systems 716SN0586-2017MAR15-BOS-RPT Additional Utilities Comments Located in the mandatory water and sewer connection area. Connection to water and sewer is required by County Code. Public sewer (8”) is available on Northgate Court. The sewer is located in the Ashley Woods East Subdivision with an existing 16’ sewer easement and two temporary construction easements between lots 6 and 7 (210 and 211 Northgate Court) for connection. Public water (16”) is available along the north side Courthouse Road. For connection a bore will be required for access. Also there is a public water line (8”) located along Huddersfield Drive with stub at the property line. Note, County standards for residential units of 25 or more will require a second waterline feed. 816SN0586-2017MAR15-BOS-RPT ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Issue Discussion/Conditions Property is located within the Falling Creek Watershed. Northwestern portion of the property drains to an existing culvert under N Courthouse Road, then to an existing pond. Eastern portion ofthe property drains to a defined channel, then Geography into the existing storm sewer system in the Ashley Woods East subdivision. Western portion of the property drains toward the Parker property and the Stonehenge Hills subdivision. A Resource Protection Area Designation (RPAD) must be submitted and Environmental approved by the Environmental Engineering-Water Quality Section prior Features to approval of the site plan. Development of the property cannot increase the post- development peak discharge above the pre-development peak discharge to the existing pond located on the northern side of N Courthouse Road. In addition, the 50-year post-development peak discharge shall be detained such that is does not exceed the 10-year pre-development peak discharge. Proffered Conditions 20a and 20b Drainage No impervious areas shall sheet flow through the Parker property, Stonehenge Hills subdivision, or the Ashley Woods subdivision. The 100-year post-development peak discharge from the development in these directions shall be detained such that is does not exceed the 100-year pre-development peak discharge. Proffered Conditions 20c and 20d The development is subject to the Part IIB technical criteria of the Virginia Stormwater Management Program (VSMP) Regulations for both water quality and water quantity. To address neighboring property owner(s) concerns with regards to stagnant water associated with the stormwater management Stormwater basins/BMPs, the applicant offered a proffer to aerate the BMP Management located in the southeastern portion of the property to be designed as a water feature, as well as to aerate the BMP located in the northern portion of the property if it is designed as a wet pond. Proffered Condition 16 916SN0586-2017MAR15-BOS-RPT COUNTY TRANSPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov Based on trip generation rates for senior adult housing-detached,and the maximum density of 62 dwellings, the proposed development could generate approximately 309 average daily trips. Traffic generated by development of the property would initially be distributed along Courthouse Road. Courthouse Road is a major arterial with a recommended right of way width of 120 to 200 feet, as identified on the County’s Thoroughfare Plan. Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. The proposed residential development would contribute to an identifiable need for transportation improvements on Courthouse Road, such as right of way dedication in accordance with the Thoroughfare Plan, access control, a turn lane, and a sidewalk. The applicant has offered: Vehicular Access Control (Proffered Condition 18) limit access to North Courthouse Road to 1 entrance/exit. Improvements (Proffered Condition 19) construct a right turn lane along North Courthouse Road. construct a sidewalk along North Courthouse Road for the entire property frontage. The property is within Traffic Shed 3, which encompasses the area of the County west of Courthouse Road, north of Powhite Parkway, and south of Midlothian Turnpike. Several roads in this area of the County have been widened to four or six lanes. However, some roads in this part of the County will need to be improved or widened. The traffic volume generated from the proposed residential development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. These roads need to be improved to address safety and accommodate increased traffic, including the increased traffic from the proposed development. An applicant may choose to address the development’s impact on the county’s road transportation network through dedication of property, construction of road improvements, or a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road transportation network, Transportation staff has calculated the average impact of a single- family dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per dwelling unit as addressing the trafficimpacts of residential development, with all of the funds to be dedicated towards improvements to the road network. The Policyallows the County to consider mitigating circumstances about a proposed development. In this case, the proposed development is limited to age-restricted detached townhouse units. The applicant collected traffic generation data at a similar development in the county. The traffic data indicates that the average townhouse unit in that development generates 1016SN0586-2017MAR15-BOS-RPT approximately 41% of the traffic of single-family dwelling unit. Because of this, the traffic impact of the proposed development could be addressed with $3,854 (41% of $9,400) per dwelling unit. The applicant has offered to pay $3,854 per dwelling unit for road infrastructure improvements (Proffered Condition 21). Staff supports the request. 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) Compliance with VDOT street acceptance requirements does not apply. All internal roadways are anticipated to be private. (Textural Statement, Item 4.a.ii) Land Use Permit (24VAC30-151)- Summary Department acceptance of the proposed connection to North Courthouse Road and of the proffered road improvements is subject to roadway design and construction in accordance with Department standards. VDOT will evaluate compliance through the Chesterfield County site plan review process. (Proffered Conditions 17 and 18) 1116SN0586-2017MAR15-BOS-RPT FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov Mission 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. Response Times The proposed development is located in the urban response zone for which Fire & EMS has a goal of responding to at least 90% of the calls for service in under seven (7)minutes. Fire and EMS is currently unable to meet that goal. Nearby Fire/EMS Facilities The Courthouse Fire Station, Company Number 20 Anticipated Fire & EMS Impacts/Needs Based on an average of 0.11 calls per dwelling, it is estimated that this development will generate 7 annual calls for Fire/EMS services. Additional Fire and EMS Comments 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. 1216SN0586-2017MAR15-BOS-RPT SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net Countywide School Needs 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 School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the 2013 voter approved school revitalization program that will replace or renovate ten schools and construct one new elementary school to add capacity in the Midlothian area of the county. The ten existing facilities that are part of the revitalization program are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca ElementarySchool, 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 FY2017. Anticipated School Impacts Proposal’s School Impacts Enrollment Anticipated Schools Percent of Functional Number of Current Student Yield by Currently Total Capacity Trailers Enrollment School Type Serving Area Functional Capacity Elementary -Gordon 753 1 625 83 Middle -Midlothian 15033 1245 83 High-Monacan17321 1424 82 Total\[1\] - Note: \[1\] Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit. After review of this request for 62 age-restricted dwelling units, the proposed rezoning case may have minimal impact on school facilities. Recent research on the actual student yield from age-restricted housing reported in April 2016 revealed that there was a small yield (four elementary students out of the total school population) from all age-managed dwelling units. It is possible however, 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. 1316SN0586-2017MAR15-BOS-RPT LIBRARIES Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov Mission 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. Nearby Library North Courthouse Road Library 1416SN0586-2017MAR15-BOS-RPT PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Facilities Huguenot Park Public Facilities Plan The Public Facilities Plan identifies the need for a three community parks, consisting of approximately 90 acres each, in the vicinity of this location. Land for these community parks has not been acquired. The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes and existing pedestrian/bicycle facilities to adjacent developments. The plan recommends a route along Courthouse Road, a portion of northeast boundary of the applicant’s project. This segment of the route, for bicycle facilities, has already been completed with a prior road project and no additional improvements are required. The applicant has made provisions for pedestrian facilities, a sidewalk, along Courthouse Road for entire length of property. 1516SN0586-2017MAR15-BOS-RPT CASE HISTORY Applicant Submittals 12/8/15 Application submitted 1/12/16 Revised textual statement was submitted 9/9/16 Revised proffered conditions, textual statement, concept plan and an exhibit were submitted 9/12/16 Revised application was submitted 10/12/16 Revised proffered conditions, textual statement and a new exhibit were submitted 11/2/16 Revised proffered conditions were submitted 11/7/16 Revised proffered conditions and textual statement were submitted 11/29/16 Revised proffered condition was submitted, relative to foundation treatment 1/10/17& Revised proffered condition was submitted, relative to road cash proffer 1/16/17 payment 2/15/17 Revised proffered condition submitted Community Meetings 2/10/16Issues Discussed: Applicant presented concept for development to be a single-family townhouse dwellings on lots Access to Huddersfield drive opposed Traffic generated by development would negatively impact Stonehenge neighborhood Buffer treatment along perimeter of development Density of project is too high considering area development pattern Maintenance responsibilities of open space, amenities, fence and buffers Concern about the design and building materials proposed for townhomes Potential negative impact on adjoining property values Location and treatment of BMP ponds in development 8/17/16Issues Discussed: Applicant presented a revised concept for development, being single- family detached dwellings on “land units”, developed as condominium project Access to Huddersfield Drive was removed Planned road improvements and access to Courthouse Road Location and treatment of BMP ponds in development Buffer treatment along perimeter of development Maintenance of homes, amenities and common area, including duties of condominium homeowners association Design, building materials and price point for proposed homes in development 1616SN0586-2017MAR15-BOS-RPT Planning Commission 11/15/16 Action – COMMISSION DEFERRED TO JANUARY 17, 2017 WITH THE APPLICANT’S CONSENT 1/17/17Action – COMMISSION DEFERRED TO FEBRUARY 21, 2017 WITH THE APPLICANT’S CONSENT 2/21/2017 Citizen Comments: No citizens spoke to this request. Recommendation - APPROVAL Motion: Wallin Second: Freye AYES: Sloan, Jackson, Freye, Jones and Wallin The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will consider this request. 1716SN0586-2017MAR15-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Note: Both the Planning Commission and staff recommend acceptance of the following proffered condition, as offered by the applicant. 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 October 10, 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 – “Preliminary Master Plan, Proposed Residential Community, Chesterfield County, Clover Hill District”, prepared by HG, and dated September 2, 2016. b.Exhibit B – Elevations attached as Exhibit B. c.Exhibit C – Entrance Feature Concept Plan, “Schematic Concept: Main Entry, Courthouse Road Townhomes, Chesterfield County, Virginia, Clover Hill District”, prepared by HG Design Studio, dated September 26, 2016. (P) 2.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, focal point, recreation areas, and other improvements may be modified provided that the general intent of the Concept Plan is maintained. (P) 3.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Act, and such other applicable federal, state or local legal requirements, all dwelling units shall be restricted to “housing for older persons” as defined in the Virginia Fair Housing Law and no persons under 19 years of age shall reside therein. (P) 4.Condominium. The Property shall be required to be subjected to the provisions of Chapter 4.2 of Title 55 of the Code of Virginia of 1950, as amended. 1816SN0586-2017MAR15-BOS-RPT a.The condominium declaration and its exhibits shall identify and provide the private, internal roadways shown on the Preliminary Master Plan (Exhibit A) as common element, which shall be the responsibility of the condominium association to maintain. b.The condominium declaration shall identify the area designated as “Recreational Space” on the Preliminary Master Plan as a common element, which shall also be the responsibility of the condominium association to maintain. The common elements within the Recreational Space 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. A pavilion, raised garden area (with storage shed), lawn area and benches shall be constructed within the Recreational Space. (P) 5.Dwelling Size. The dwelling units shall have a minimum gross floor area of 1,550 square feet. (P) 6.Entrance Feature. An entrance feature as generally shown on the Entrance Feature plan attached as Exhibit C shall be installed along Courthouse Road at the entrance to the Property and be maintained by Condominium Association. (P) 7.Access to Huddersfield Drive. There shall be no access or private road connection from the Property to Huddersfield Drive. (P) 8.Hardscape. For the purposes of these proffered conditions, the term “hardscape” shall include brushed concrete, stamped concrete, aggregate concrete or brick pavers and not include asphalt. (P) 9.Project Design Elements. a.Sidewalks. Sidewalks shall be provided along both sides of private roads; and b.Driveways. Individual driveways to each dwelling unit shall be constructed of hardscape. c.Street Trees. Street trees shall be provided along both sides of private roads. Trees shall meet the requirements of Sec. 19.1-252 of the Zoning Ordinance. d.Mailboxes. If individual land units have mail boxes, the boxes and supporting posts shall be of a consistent design and color throughout the development. The boxes and posts shall be made of low maintenance material, as approved by the Planning Department at the time of plan review. (P) 1916SN0586-2017MAR15-BOS-RPT 10.Individual Land Unit Landscaping and Sidewalks. a.Front Yards. Except for foundation planting beds, front, corner side and side yards shall be sodded and irrigated. b.Front Foundation Planting Beds. Foundation planting shall be required along the entire front and corner side façades of dwelling units. Beds shall be a minimum 4 foot wide measured from the unit foundation. Beds shall include a minimum of 3 medium shrubs. c.Sidewalks. A minimum 4 foot wide sidewalk shall be provided from the driveway to the front porch steps. (P) 11.Dwelling Unit Architecture and Materials. a.Elevation Repetition. The same dwelling unit elevations shall not be located adjacent to, directly across from, or diagonally across from each other along the same private road. This requirement does not apply to units on different private roads backing up to each other. b.Foundations. Foundations shall be faced with brick or stone which extends a minimum 3 courses above grade. If the dwelling unit is constructed on a slab, brick or stone shall be employed around the base of the dwelling unit a minimum 3 courses above grade so as to give the appearance of a foundation. c.Siding. i.Dwelling units shall be sided with brick, stone, shake shingle or scallops, board and batten, horizontal lap exclusive of dutch lap, horizontal board and batten or a combination thereof. Siding may be manufactured from natural wood or cement fiber board, including, but not limited to, hardiplank. Vinyl siding shall only be permitted for trim or soffits. ii.The corner side facades of a dwelling on High Impact Land Units, identified as land unit numbers 1, 44, 36, 62, 45, 49, 54and 58, shall employ similar siding treatments. iii.Dwellings with brick or stone as the primary material on the front facade shall have a corresponding brick or stone wrap at least twelve (12) inches around the corner of the side elevations. d.Fenestration. On High Impact Land Units, the corner side façade of dwelling shall include a minimum of two windows. 2016SN0586-2017MAR15-BOS-RPT e.Roofing. Roofing material shall be dimensional architectural shingles or better with a minimum 30 year warranty. Accent roofing material shall be permitted. f.Garages. Each dwelling unit shall have an attached two (2) car garage. Garages shall project no further than the front line of the first floor living area of the dwelling. A minimum of fifty (50%) percent of the garage doors shall have windows. (P) 12.Focal Point and Recreational Amenities. a.The area designated on Exhibit A as “Recreational Space” shall be designed to include pedestrian scale amenities, such as, but not limited to: decorative paving units; gazebo; pavilion, decorative pedestrian-style lighting; benches; landscaped areas; plantings; bike racks; plazas; water features; gathering areas; walking trails located within common area or open space and other pedestrian elements. b.A minimum of 0.75 acres of centrally located open space shall be provided as a focal point for those entering the project, as generally shown on Exhibit A as “Recreational Space”. The exact location and design shall be subject to review and approval at the time of plan review. The focal point area shall contain a pavilion, community garden (and an accessory shed), benches and may include other amenities that accommodate and facilitate neighborhood gatherings shall be provided. The pavilion at ground level and the pedestrian paths to the pavilion and community garden area shall be hardscaped. (P) 13.Restriction on Children’s Play Facilities. The pedestrian scale amenities associated with any residential use shall not include playground equipment, play fields or other facilities primarily associated with children’s play. (P) 14.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House Generators. Units shall initially be screened from view of private and public roads by landscaping or low maintenance material, as may be approved by the Planning Department. (P) 15.Accessory Structures. Accessory structures shall be sided with brick, stone, shake shingle or scallops, board and batten, horizontal lap exclusive of dutch lap, horizontal board and batten or a combination thereof. Siding may be manufactured from natural wood or cement fiber board, including, but not limited to, hardiplank. (P) 16.Maintenance of On-Site Improvements. On-site improvements shall be properly maintained and repaired including, but not limited to, paving, sidewalks, and landscaping. All areas of private pavement in roads shall be maintained in a commercially reasonable manner, in a passable condition twenty four hours a day, generally without potholes and ruts. (P) 17.Vehicular Access. Direct vehicular access from the Property to North Courthouse Road shall be limited to 1 entrance/exit, generally aligning the existing North Courthouse Road crossover located along the Property frontage. The exact location of the access shall be approved by the Transportation Department. (T) 2116SN0586-2017MAR15-BOS-RPT 18.Road Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department: a.Construction of additional pavement along the southbound lanes of North Courthouse Road at the approved access to provide a right turn lane. b.Construction of a concrete sidewalk along the west side of North Courthouse Road for the entire Property frontage. c.Dedication to Chesterfield County, free and unrestricted, of any additional right of way (or easements) required for the improvements identified above. (T) 19.Stormwater Management/Best Management Practice (BMP) Basin. The stormwater management/BMP basin to the southeast of Land Units 20-24 shall be aerated and designed with a water feature. The stormwater/BMP basin located in the northern portion of the property adjacent to Courthouse Road shall be aerated if wet. (EE) 20.Drainage. The drainage system shall be designed in a manner that water shall be retained onsite and released at such a rate that: a.development of the Property shall not increase the post-development peak discharge above the pre-development peak discharge to the existing pond located on the northern side of Courthouse Road located on GPIN 7437053543 and GPIN 7437066711; b.the 50-year post-development peak discharge to the existing pond located on the northern side of Courthouse Road on GPIN 7437053543 and GPIN 7437066711 shall be detained such that it does not exceed the 10-year pre- development peak discharge; c.no impervious areas shall sheet flow through the adjacent properties to the South and the West; and d.the 100-year post-development peak discharge from the development to the South and West shall be detained such that it does not exceed the 100-year pre- development peak discharge. (EE) 21.Cash Proffer. For each dwelling unit, the Applicant or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit, for road infrastructure improvements within the service district for the property, unless state law prevents enforcement of that timing, $3,854.00 per dwelling unit. (B&M) 2216SN0586-2017MAR15-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT October 10, 2016 1.Site Plan. The development shall be subject to site plan approval. 2.Uses.Uses shall be those permitted by right or with restrictions in the Residential Townhouse (R-TH) District, except as follows: a.Residential uses shall be limited to single-family detached dwellings developed as condominiums and not located on individual lots. Each dwelling shall be located on an individual “land unit”, which serves as a single partitioned land area set off by metes and bounds and occupied, or intended to be occupied, by a principal building and accessory building(s). Such uses shall be developed in accordance with Item 4 of the Textual Statement; 3.Required Conditions for Residential Uses. At the time of site plan review, the Condominium Plats and Plans depicting the location of land units and common elements, including private streets, recreational area and open space shall be submitted to the Planning Department for review and approval. The land units shall meet the minimum required conditions outlined in Item 4, Table B of the Textual Statement. 4.Development Standards. The following development standards in Tables A & B shall apply to the property for any residential development and supersede the development standards of the R-TH District: Table A. Required Conditions R-TH District- Notes for Table A Development Standards \[1\]Within required common area, a minimum of 10% of the subdivision A.Development Size acreage, but in no case less than 1.5 10 acres (Minimum) acres, shall be provided for recreational facilities, including B.Density (Maximum) 62 dwellings passive recreation, as deemed C.Private Pavement Setbacks appropriate during plan review. Unless a phasing plan is approved 1.Major arterial 50 feet through site plan review, construction shall be completed prior to the 2.Other road 15 feet issuance of a certificate of occupancy \[1\] D.Common Area 30% of property acreage st for the 31dwelling. 2316SN0586-2017MAR15-BOS-RPT Table B. Required Conditions for Land Unit A. Land Unit Standards Notes for Table B 1.Land Unit area and width \[1\]For flag lots, private road frontage may be reduced to a.Area (square feet) 4,900 30 feet. b.Width (feet) 25 \[2\]Setbacks may be impacted 2.Land Unit coverage (maximum %) 60 by Buffer, Setbacks-- B.Private Road Frontage (feet) \[1\] Generally, Permitted Yard Encroachments for 1.Permanent cul-de-sac 30 Principal Buildings, 2.Radius of a loop street 25 Floodplain, Chesapeake 3.Other roads \[2\] 30 Bay or Upper Swift Creek Watershed regulations. C.Principal Building Setbacks (feet) \[3\]Height limits are subject to 1.Front yard Article IV, Division 2 of a.Land Units fronting a through road 20 the Zoning Ordinance. b.Land Units front along a cul-de-sac road 20 2.Interior side yard 5.5 3.Corner side yard a.Back to side with another lot 15 b.Back to back with another corner lot 15 4.Rear yard a. Non through lot15 b.Through lot \[6\] 15 Lesser of 2 \[3\] D.Principal Building Heights (maximum) stories or 30 feet Subject to Section 19.1-304 of the E. Accessory Building Requirements Zoning Ordinance for R-7 Districts 2416SN0586-2017MAR15-BOS-RPT a.Other Required Development Standards. i.Common Area. All parts of the Property other than the Land Units shall be Common Elements, with each owner of a Land Unit owning an undivided interest in the Common Elements. The Declaration and Bylaws shall provide for maintenance of the Common Elements by the Association. Within the Common Elements, a minimum of 10% of the property, but in no case less than 1.5 acres, shall be provided for recreation facilities, including passive recreation as deemed appropriate during plan review and identified as “Common Element- Recreational Area” on the Plats and Plans attached to the Declaration. ii.Private Roads. All private roads shall have concrete curb and gutter. All private roads that accommodate general traffic circulation through the development, as determined by the director of transportation, shall be designed and constructed to VDOT standards. iii.Driveway and Parking Areas. Concrete curbs and gutters shall not be required on private driveways and parking areas. 5.Recreational Amenities. Active recreation facilities and a community building shall not be required. 6.Buffers. The minimum buffer to the adjacent residentially zoned property shall be 25’. The BMPs on the Property may be located within the buffer. 2516SN0586-2017MAR15-BOS-RPT ATTACHMENT 3 EXHIBIT A - PRELIMINARY MASTER PLAN 2616SN0586-2017MAR15-BOS-RPT ATTACHMENT 4 EXHIBIT B – ELEVATIONS 2716SN0586-2017MAR15-BOS-RPT 2816SN0586-2017MAR15-BOS-RPT ATTACHMENT 4 EXHIBIT B – GARAGE DOORS 2916SN0586-2017MAR15-BOS-RPT ATTACHMENT 5 EXHIBIT C – ENTRANCE FEATURE 3016SN0586-2017MAR15-BOS-RPT ATTACHMENT 6 APPLICANT’S ANALYSIS OF ROAD IMPACTS 3116SN0586-2017MAR15-BOS-RPT 3216SN0586-2017MAR15-BOS-RPT