17SN0715
CASE NUMBER: 17SN0715
APPLICANT: Cosby Village, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: MARCH 15, 2017
Board of SupervisorsTime Remaining:365 DAYS
Applicant’s Agent:
ANDREW M. CONDLIN(804-977-3373)
Applicant’s Contact:
BOB SHAFFER (804-641-3342)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
60.6 Acres – 15710 Cosby Road
REQUESTS
Request I: Amendment of conditional use and conditional use planned development (Case
06SN0215) relative to cash proffers in Community Business (C-3) and Multifamily Residential (R-MF)
Districts. Specifically, deletion of Proffered Condition 4 is proposed to eliminate a cash payment.
Request II: Amendment of conditional use and conditional use planned development (Case
06SN0215) relative to development standards in Community Business (C-3) and Multifamily
Residential (R-MF) Districts. Specifically, modification to the master plan, utilities, access, road
improvements, transportation contribution and buffers requirements are proposed.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, conceptual plan, elevation, site access exhibit and approved conditions and exhibits
are located in Attachments 1 -6.
SUMMARY
A mixed use development including up to 775 dwelling units (with a variety of housing types) and
10 acres of commercial/office uses is planned. The current zoning provides design and architectural
standards and a cash proffer to address the development’s impacts on roads, parks, libraries, fire
stations and schools. (Summarized on Page 6)
To address impacts on County roads, applicant has proffered to widen/improve Otterdale Road for
the property frontage, construct 2 lanes of the East-West Road (Village Square Parkway), and
dedicate rights of way and easements, an estimated value of $3,281,780. The applicant has
proffered to make payments for any unit above the total number of the various unit types that
would result in a road impact of greater than $3,281,780. In addition, applicant has proffered
additional design and architectural elements (Summarized on page 6) that are elevated in quality to
the surrounding community.
RECOMMENDATIONS
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION – APPROVAL
STAFF
Quality design and architecture provide for a convenient, attractive, and
harmonious community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS (CONTINUED)
Development’s traffic impact will be addressed by providing road
STAFF
improvements and cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan suggests the Clover Hill Library should be expanded,
replaced or a new facility shall be constructed in the general vicinity of
LIBRARIES
Otterdale and Hull Street Road. Land for expansion or replacement of this
facility has not been acquired.
The Public Facilities Plan identifies the need for a two (2) Neighborhood
PARKS AND Parks associated with a new Elementary and Middle Schools and one (1)
RECREATION RegionalPark in vicinity of this location. Land for these facilities havenot
been acquired.
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Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL
The designation suggests the property is appropriate for residential use with a minimum 4.0 to
8.0 dwellings per acre.
Surrounding Land Uses and Development
Multi-family uses
Village Square
(Greenwich Walk)
Parkway
Cosby High School
Single-family uses
Otterdale Road
Vacant
Hull Street Road
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to C-3 with Conditional Use to permit various types of residential and
limited commercial uses and rezoning to R-MF plus Conditional Use Planned
Development to permit exceptions to Ordinance requirements. A mixed use
development consisting of multifamily, townhouse, condominium and single-
family residential, and commercial uses. The staff report for case 06SN0215
analyzed the impact of the proposed development on public facilities and the
applicant’s offerto mitigate that impact.
Proffered Conditions included a cash proffer to address the development’s
06SN0215 impacts for Tracts A, B & C, as follows:
Approved $6,685 per dwelling unit (currently escalated by the Marshalland Swift
(5/23/2007)Building Cost Index to $9,079) for Schools, Parks & Recreation,
Libraries, and Fire.
$1,354 per senior housing dwelling unit (currently escalated by the
Marshall and Swift Building Cost Index to $1,839) for Schools, Parks &
Recreation, Libraries, and Fire.
For Transportation impacts, two (2) options:
Lump sum payment of $1,007,395 (currently escalated to
o
$1,368,091); with units developed in excess of 113 paying
$8,915 per unit (currently escalated to $12,107) OR
$8,915 per dwelling unit (currently escalated to $12,107).
o
Design Requirements of Case 06SN0215
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments 2 & 3):
Tracts A, B & C Project Requirements
Traditional neighborhood design (to include sidewalks, street trees, open spaces
o
and alleys serving the rear of some dwelling units)
Sidewalks on both sides of all public streets
o
Street trees on both sides of all public streets
o
Parking areas to be located to minimize exposure to public roads
o
Front loaded garages do not protrude beyond 4’ from front façade
o
Architectural compatibility of commercial, office and mixed-use buildings in Tract
o
C
Tract D Project Requirements
Traditional neighborhood design (to include sidewalks, street trees, open spaces
o
and alleys serving the rear of some dwelling units)
Sidewalks on both sides of all public streets where dwellings front
o
Street trees on both sides of all public streets
o
Parking areas to be located to minimize exposure to public roads
o
Front loaded garages are no closer to the street than the front facade
o
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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.
Residential Design
The applicant has proffered the following design and architectural requirements for the
residential development (Attachment 1 -Proffered Condition 3):
Architectural styles to be interpretations of traditional Richmond architecture or New
Traditional forms
Similar elevations or color palette for single-family dwellings located side-by-side,
directly across a street, or diagonally across from each other are not permitted
Similar elevations and color palette for townhouse buildings or attached dwellings
located side-by-side, directly across a street, or diagonally across from each other are
not permitted
Minimum size and phasing of community’s recreational facilities, to include a clubhouse,
fitness center, pool and playground
30-year minimum warranty for roof materials, such as architectural dimensional
shingles, metal or rubber membrane
Brick, stone, or stucco foundation treatment
Garage door treatment required when visible to a public street
Chimney and gas vent exterior treatments
Incorporation of brick or stone (20% exclusive of openings, trim, gables) on 50% of front
facades of single-family, townhouse and attached dwellings units only if vinyl siding is
used
Variety of siding materials to include vinyl with minimum thickness of 0.44 inches
Front porch and stoop treatments, if provided
Sodded and irrigated front and corner side yards, front foundation planting beds and
supplemental trees for specified residential uses
Specified materials permitted for driveways and front walks (concrete, pavers and
asphalt)
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 06SN0215 include design and
architectural elements compatible in quality to the surrounding community.
Commercial Development & Design within Tract C
Tract C permits a variety of C-2 commercial uses as well as some specified C-3 commercial uses.
The applicant has proffered an updated conceptual plan illustrating a development concept for
a grocery store and two (2) smaller commercial buildings in Tract C. These buildings would be
oriented away from Otterdale Road on 10 acres, which conforms with existing zoning
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requirements (Case 06SN0215). Associated parking areas, proposed road improvements and
access to Tract Care also shown. A conceptual elevation for the grocery store, specified list of
acceptable building materials for Tract C, and treatment of solid waste storage areas are also
outlinedin Proffered Condition 1.
Buffer Grading & Requirement Modification
The applicant requests the ability to 1) permit grading within the required fifty (50) foot buffer
along Otterdale Roadand 2) permit the Director of Planning to modify requirements of the
buffer at time of subdivision or site plan review (Proffered Condition 8).Replanting of the
buffer, if cleared and graded, would still be required per the standards of the Ordinance. In
addition, the ability to modify requirements of this buffer is being transferred from the Planning
Commission to the Director of Planning.
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COUNTY TRANPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 06SN0215 limits development to 700 dwelling units of various residential types (single-
family, townhouse, apartment, and senior adult housing) and 10 acres of commercial uses
(Proffered Condition 12). The development of the property is not limited to a specific land use;
therefore, it is difficult to anticipate traffic generation. Based on trip generation rates for a
townhouse and for a shopping center with an assumed density of 700 townhouse units and
100,000 square feet of retail, the proposed development could generate approximately 10,290
average daily trips. Traffic generated by development of the property is anticipated to be
initially distributed along Otterdale Road and Hull Street Road.
Otterdale Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Otterdale Road is a two-lane road. Sections of the
road have been improved in conjunction with adjacent residential development. Other sections
of the road are substandard, with approximately 10-foot lane widths and no usable shoulders.
VDOT minimum geometric design standards recommend this road have 12-foot lane widths and
10 foot shoulders. In 2015, the traffic count on Otterdale Road north of Hull Street Road was
5,540 (Level of Service “D”)
Hull Street Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of from 120 to 200 feet. Hull Street Road is a four-lane
divided road, with a traffic signal at the Otterdale Road intersection. In 2015, the traffic count
on Hull Street Road east of Otterdale Road was 36,665 (Level of Service “D”).
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. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following (note: some of these conditions are
currently required by Case 06SN0215):
Vehicular Access (Proffered Condition 4)
Access to Otterdale Road for Tracts A, B, and C limited to the East-West Road and two
entrances/exits (the “Site Accesses”).
An access plan for the East-West Road shall approved by the Transportation
Department. Access from Tracts A, B, and C to the East-West Road shall conform to the
approved access plan.
Access to Cosby Road shall be prohibited, until the East/West Road is completed.
Road Improvements (Proffered Condition 5)
Widening/improving the east side of Otterdale Road to a twelve (12) foot wide travel
lane, with an additional four (4) foot wide paved shoulder plus a four (4) foot wide
unpaved shoulder and overlaying the full width of Otterdale Road for the entire
property frontage.
2 lanes of the East-West Road from Otterdale Road to the existing western terminus of
Village Squire Parkway.
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Left and right turn lanes along Otterdale Road at the East-West Road intersection, if
warranted.
Left and right turn lanes along the East-West Road at each approved access, if
warranted.
Left and right turn lanes along Otterdale Road at the Site Accesses and at the Cosby
Road intersection, if warranted.
Note: A right of way dedication proffer has been offered for the improvements identified
above. The proffer states that in the event the developer is unable to acquire any “off-site”
right of way, the developer may request that the county acquire such right of way as a
public road improvement. All costs associated with the acquisition of the right of way will be
borne by the developer. In the event the county chooses not to assist the developer in
acquisition of the off-site right of way, the developer shall be relieved of the obligation to
acquire the off-site right of way and shall provide the road improvements within available
right of way.(Proffered Condition 5.F)
Right of Way Dedication (Proffered Condition 7)
All right of way and easements as shown on the Community Development Authority
(CDA) construction plans for the widening of Otterdale Road.
The property is within Traffic Shed 6, which encompasses a large area in the western part of the
County. Many of the roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The
traffic volume generated from this proposed residential development will contribute to an
identifiable need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved
or widened 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 Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,922per unit.
An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,640 per unit.
A senior housing-detached unit, which generates 46% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $4,324 per unit.
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A senior housing-attached unit, which generates 31% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $2,914 per unit.
As noted above, the applicant has proffered to widen/improve Otterdale Road for the property
frontage, construct 2 lanes of the East-West Road, and dedicate all rights of way and easements
as shown on the CDA construction plans for the widening of Otterdale Road, which is greater
than the right of way identified on the Thoroughfare Plan (Proffered Conditions 5.A, 5.B and 7).
These items have been estimated to be valued at approximately $3,281,780 and are proffered
(Proffered Conditions
to be completed prior to the issuance of any residential occupancy permit
5.G and 7). It should be noted, however, that the actual cost to provide these improvements
could be more or less than this amount.
The applicant has proffered to make payments for any residential unit beyond the total number
of units that would result in an impact of $3,281,780 (Proffered Condition 6). Staff supports the
request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
Access Management (24VAC30-73)
All proposed access points are subject to compliance with the Regulation spacing standards. A
preliminary concept identifying the access locations consistent with the Cosby Village Master Plan
was accepted by VDOT in August 2016. (Proffered Condition)
Additional VDOT Comments
VDOT has not comment on the remaining proffer amendments.
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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 12”, 16” & 24” Yes
Wastewater No 8” & 15”Yes
Existing Water & Wastewater Systems
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Additional Utilities Comments
Located in the mandatory water and sewer connection area. Connection required by county code.
There is an existing sixteen (16) inch public waterline along Cosby Road that terminates
approximately 400 feet to the east of the eastern most point of this site. There is also a twenty-
four (24) inch public waterline along Hull Street Road approximately 400 feet to the south of the
site. There is also a twelve (12) inch public waterline currently under construction within
Greenwich Walk to the north of the site with dedicated easements for connection of future lines.
Adequate looping will be required as part of the site plan and subdivision plan submittals. The
Utilities Department’s Water and Sewer Specifications and Procedures require that developments
with over twenty-five (25) units have at least two water connection points.
There is an existing fifteen (15) inch public gravity wastewater line along West Branch to the north
of the site. There are multiple eight (8) inch gravity lines that come off this fifteen (15) inch line
that extend towards this site (two under construction within Greenwich Walk to the north and one
on the Cosby High School property to the east). Because of the topography of the site, it may be
necessary to connect to more than one of the eight (8) inch wastewater extensions or it could be
possible that a new extension from the fifteen (15) inch line could be required to serve portions of
the site.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Environmental Engineering has no comment on this request.
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) 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 Facility
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.2 calls per dwelling, it is estimated that this development will
generate 133 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.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
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.
Capital Improvements
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 Elementary School, Harrowgate Elementary School, Reams Elementary School,
Crestwood Elementary School, and Ettrick Elementary School. The project at Providence
Middle School is currently in construction, a new Manchester Middle School is planned for
construction on the existing school site,and the project at Monacan High School is complete.
Additional information on the CIP can be found in the financial section of the CCPS Adopted
Budget for FY2017.
Anticipated School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Serving Total
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 147Woolridge 746 3 725 97
Middle 77 Tomahawk Creek1343 3 1385 103
High112Cosby 1609 9 2027 126
Total\[1\] 336
Note:
\[1\] Based upon average number of students per single family dwelling unit countywide at 0.48 students per
unit. While this figure represents the highest impact to the school system, the zoning proposal permits the
development of townhouse, multi-family and age-restricted dwelling units which would reduce the overall
anticipated student yield.
Public Facilities Plan
The Public Facilities Plan recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit an elementary school located at 1501 Old Hundred Road. The school division is now in
negotiations for acquisition of this property. Post 2020, the Plan also recommends a new
middle school in the vicinity of Hull Street and Otterdale Roads, as well as a new high school in
the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir, however at this
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time a budget has not been developed for the acquisition of land or construction of these
school facilities as recommended in the Plan.
Additional Schools Comments
While this case permits an unspecified mix of single-family, townhouse, and multi- family
dwelling units, the student yield calculations are based on 700 single-family dwelling units, the
maximum possible impact. The staff report for case 06SN0215 includes a conceptual plan
denoting multi-family, mixed residential, and assisted living sections of the Cosby Village
development, however case documents do not provide specific numbers for dwelling unit types
or for the number of age restricted units.
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
Clover Hill Library
Public Facilities Plan
The Public Facilities Plan suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. The plan additionally
recommends a new library in the vicinity of Otterdale and Hull Street Roadto address service
gap and demand issues related to increases in population anticipated in this area of the county.
Land for expansion or replacement of this facility or new facility has not been acquired.
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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
Magnolia Green Community Park \[undeveloped\]
Old Clover Hill High School Athletic Complex Park
\[3\] Elementary School Athletic Areas
\[1\] High School Athletic Area
Public Facilities Plan
The Public Facilities Plan identifies the need for two Neighborhood Parks associated with a new
Elementary and Middle Schools, 10 acres each, and one Regional Park, 200 acres, consisting of
approximately 220 acres in total; nearest this location. Land for these 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. This case is not immediately
adjacent to recommended routes of the Plan or existing facilities. The plan recommends no routes
in vicinity of applicant’s project. The applicant is encouraged to consider pedestrian/bicycle
connection to Cosby High School and consider provisions for internal pedestrian system within the
development that connects to the adjacent high school.
ECONOMIC DEVELOPMENT
Staff Contact: Garrett Hart (804-318-8561) hartga@chesterfield.gov
This project will include a 50,000 SF, high-quality grocery store with an additional 10,000 SF of
retail space at the corner of Otterdale and Hull Street Road. Western Hull Street is a high-
growth, residential area with large developments like Magnolia Green, Harper’s Mill, and
Hampton Park that need services like the one proposed at Cosby Village.
It is estimated that the capital investment of $20 million will generate approximately $192,000
per year in real estate taxes back to the County. Approximately 125 jobs will also be generated
from this project.
Based on the demand for services in the area, the capital investment and job creation Economic
Development supports the zoning amendment as submitted.
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CASE HISTORY
Applicant Submittals
11/10/16 Application submitted
12/22/16 Revised application was submitted
1/12, 1,20, Revised proffers were submitted
2/1, 2/7,
2/8, &
2/15/17
Community Meeting
12/15/16Issues Discussed:
A general overview of the request and conceptual elevations were
presented to the attendees
No questions or concerns expressed by those in attendance
Planning Commission
2/21/2017 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting that the Board continued their discussion of the Road Cash Proffer
policy until April.
Recommendation –APPROVALAND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The Owner-Applicant in this rezoning Case 17SN0715, pursuant to Section 15.2-2298 of the
Code of Virginia (1950 as amended) and theZoning Ordinance of Chesterfield County, Virginia,
for itself and its successor or assigns, proffers the following amendments to case 06SN0215;
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 proffered conditions of Case 06SN0215 set forth below shall be deleted and replaced with
the following proffered conditions. All other conditions of Case 06SN0215 shall remain in force
and effect.
Proffer 1 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
1.Tract C. With respect to Tract C, the following shall apply:
A. Tract C Standards:
(1) Material: All commercial buildings shall have exterior wall surfaces constructed
of brick, stone or cultured stone, architectural masonry, cementitious siding and
trim, exclusive of windows, doors, cornices, accent bands, and architectural
treatments which may be constructed of metal, fiberglass, E.I.F.S., stucco, or other
comparable materials as approved by the Director of Planning. The exposed portion
of the exterior wall surfaces (front, rear and sides) of any commercial building shall
be similar in quality as to architectural treatment and materials. The Conceptual
Elevations at Cosby Village drafted by Freeman Morgan and Associates dated
December 15, 2016, illustrate a concept that adheres to this proffer.
(2) Trash Receptacle: Solid waste storage areas, not including convenience
containers, shall be screened from public view at ground level from the adjacent
properties and/or the public rights of way with an enclosure constructed with
materials to match the building it serves. The area shall have an opaque door which
shall remain closed when not being accessed.
B. Master Plan. The Textual Statement dated November 13, 2006, last revised April 2,
2007, shall be considered the Master Plan. Tract C shall be developed generally consistent
with the Conceptual Plan entitled “COSBY VILLAGE MASTER PLAN”, dated October 27, 2016,
and prepared by Timmons Group (the “Conceptual Plan”), is hereby deemed to be in
compliance with all terms, requirements and conditions set forth in the Master Plan. (P)
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Proffer 2 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
2.Utilities. The public water and wastewater systems shall be used, except for temporary
sales and/or construction office trailers.(U)
Proffer 4 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
3.Development Standards. In addition to any other requirements set forth herein, the
Applicant shall comply with the following:
A. Development Standards Generally. All parcels containing residential dwellings shall
be improved pursuant to the following criteria:
1.Driveways: All front and side loaded private driveways shall be constructed
of concrete, decorative pavers or material of equal standards as approved by
the Director of Planning. Buildings containing multiple-family and
townhouse dwellings (including mixed use buildings) and rear loaded private
driveways may also have private driveways constructed of asphalt. Private
driveways shall not require curb and gutter unless such driveway provides
access to parking for more than 5 vehicles.
2.Front Walks: A minimum of 42 inches wide front walk (constructed of
concrete, decorative pavers or material of equal standards as approved by
the Director of Planning) shall be provided to each dwelling unit to connect
the building to parking, drives, sidewalks or streets.
3. Sodded Yard Areas: All continuous yard areas along building fronts and all
side yards that face a street shall be sodded and irrigated.
4. Front Foundation Planting Beds: Foundation planting beds shall be provided
along the entire front façade of any building containing a dwelling unit, and
shall extend along all sides facing a street. Planting beds shall be defined
with a trenched edge or suitable landscaping edging material. Such
foundation planting beds shall be a minimum of 4 feet wide from the unit
foundation at the time of planting and shall include medium shrubs spaced a
maximum of 4 feet apart. Corners of dwellings shall be visually softened with
vertical accent shrubs (a minimum of 4’ in height at time of planting) or small
evergreen trees (a minimum of 5’ in height at time of planting).
5. Supplemental Trees. Prior to the issuance of a certificate of occupancy for a
dwelling unit, the following trees shall be planted based on the type of unit:
a. For each single family detached dwelling, a minimum of 1 tree shall be
planted in the front yard of such dwelling unit.
b. For every two attached dwellings not otherwise a townhouse, a minimum
of 1 tree shall be planted in the front yard of such dwellings.
c. For each townhouse dwelling row, a minimum of 1 tree shall be planted
in an adjoining courtyard or side yard area for such row.
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d.For each building containing a multiple-family dwelling unit, a minimum
of 1 tree for every 5 multiple-family dwelling units shall be planted in an
adjoining courtyard or yard area.
For the purposes hereof, all trees shall have a minimum caliper of 2 inches
measured at breast height (4 to 10 inches above ground) at the time of planting.
At least 50% of such trees that are planted shall be flowering trees, and the
remainder shall be deciduous trees.
B. Recreation Facilities. For the entirety of the development, one or more buildings
containing recreational amenities, as described below, shall equal a total of at least
10 gross square feet per dwelling unit having received a certificate of occupancy, to
be phased as described below. Prior to the issuance of a certificate of occupancy for
st
the 301 dwelling unit on the Property, a building or buildings with a total of at least
3,000 square feet and exterior areas containing recreational amenities shall be
provided that shall include at least a clubhouse, fitness center, pool and playground.
Thereafter, the phasing of any buildings to contain recreational amenities shall be
determined by the Director of Planning at the time of plan review. Other common
amenities that shall be provided shall include, but are not limited to, one or more of
the following: meeting rooms, community gathering space for residential group
activities, media room, entertainment lounge, business center, and exterior
gathering spaces, courtyards, outdoor game areas and walking paths.
C. Dwelling Unit Standards for All Dwellings Units.
1. Architecture and Materials:
a. Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture or New Traditional forms, using forms
and elements from American Vernacular, Georgian, Federal, Colonial
Revival, Greek Revival, Prairie and Craftsman Styles, unless otherwise
approved by the Director of Planning. For multiple-family apartment
buildings containing more than 5 dwelling units, buildings shall be
designed to impart harmonious proportions and avoid monotonous
façades or large bulky masses. Any building containing dwelling units
shall possess architectural variety while at the same time have an overall
cohesive residential character. Architectural treatment of all such
buildings shall utilize a mixture of design features, which shall include a
combination of the following so buildings will have a residential
character: balconies, terraces, articulation of doors and windows,
sculptural or textural relief of facades, architectural ornamentation and
varied rooflines. Any garage doors facing the front yard or street facing
side yard on a corner lot shall include one or more design elements,
including, but not limited to, windows, material articulation, simulated
carriage-style garage doors, and hardware.
b. Repetition: Single family detached dwellings with the same elevations or
color palette may not be located adjacent to, directly across from, or
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diagonally across from each other on the same street. Townhouse
dwellings and attached dwellings with the same elevations and color
palette may not be located adjacent to, directly across from, or
diagonally across from each other on the same street. In either case, this
requirement does not apply to dwellings on different streets backing up
to each other.
c.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), and approved horizontal lap
siding. Horizontal lap siding may be manufactured from natural wood,
cellular PVC, cement fiber board or may be premium quality vinyl siding
with a minimum thickness of .044 inches. Finished metal siding may be
permitted as an element on appropriate styles. Plywood siding shall be
prohibited. For any single family, attached or townhouse dwelling that
has vinyl siding, a minimum of 50% of the front facades for such dwelling
units, exclusive of windows, doors, trim and gables, shall have a minimum
of 20% brick, stone or masonry materials. Flashing shall be limited to
painted aluminum or copper. Exterior facades which face a public street
shall have a formal arrangement and organization of elements, including
doors, windows and trim.
d.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco shall be permitted as a foundation
material if the exterior façade for such dwelling is made of stucco, is
installed immediately above the foundation, and is permitted by the
Director of Planning.
2. Roof Material: Roofing material shall be a material consisting of, but not
limited to, architectural dimensional shingles, metal, or rubber membrane,
and having a minimum 30 year warranty.
3. Porches & Stoops:
a. Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12”x12”
masonry piers. Extended front porches shall be a minimum of five feet
(5’) deep. Porches with a height between 2 feet and 8 feet shall be
enclosed. Handrails and railings shall be finished painted or stained wood
or metal railing with vertical pickets or balusters. Pickets shall be
supported on top and bottom rails that span between columns.
b. Front Porch Flooring: Porch flooring may be concrete, exposed
aggregate concrete, or a finished paving material such as stone, tile or
brick, finished wood (stained or painted), or properly trimmed composite
decking boards. All front steps shall be masonry to match the foundation
with exception for wood steps with finished risers on covered wood
porches which shall be stained or painted.
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4. Chimneys: Chimney chases shall be constructed of brick or stone. Sided
chimneys shall be permitted if it does not face a street. The foundation of
any chimney shall match the house foundation. For gas fireplaces, metal
flues may be used on the roof.
5. Direct Vent Fireplaces: Direct vent gas fireplace boxes, which extend beyond
the exterior plane of the dwelling, are not permitted on front facades or side
facades facing a street. The exterior material and finish used will match the
surrounding façade.
6. Dwelling Size: Each townhouse dwelling shall contain a minimum gross floor
area of 1,360 square feet. Each single family dwelling shall contain a
minimum gross floor area of 1,500 square feet.
7. Group Design: The total number of lots within each attached group or row of
townhouses shall not exceed 6 dwellings. (P)
Proffer 8 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
4.Access.
A.Direct vehicular access from Tracts A, B, and C to Otterdale Road shall be limited to
the East-West Road and two entrances/exits (the “Site Accesses”), with the exact
locations of these accesses to be approved by the Transportation Department. The
Site Accesses shall be designed and constructed as generally shown on the Exhibit
entitled “SITE ACCESS EXHIBIT – COSBY VILLAGE”, dated February 6, 2017 and
prepared by Timmons Group, unless otherwise approved by the Transportation
Department.
B. Prior to any site plan or subdivision plan approval, an access plan for the East-West
Road shall be submitted to and approved by the Transportation Department. Access
from Tracts A, B, and C to the East-West Road shall conform to the approved access
plan.
C.Direct vehicular access from the property to Cosby Road shall be prohibited until the
East/West Road, as described in ProfferedCondition 6.B, is completed, as
determined by the Transportation Department. (T)
Proffer 9 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
5. Road Improvements. The Developer of Tracts A, B, and C shall be responsible for the
following improvements. If any of the improvements are provided by others, as
determined by the Transportation Department, then the specific required improvement
shall no longer be required by the Developer of Tracts A, B, and C.
A. Widening/improving the east side of Otterdale Road to a twelve (12) foot wide
travel lane, measured from the centerline of the existing pavement, with an
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additional four (4) foot wide paved shoulder plus a four (4) foot wide unpaved
shoulder and overlaying the full width of Otterdale Road with one and one-half (1.5)
inches of compacted bituminous asphalt concrete, with modifications approved by
the Transportation Department, for the entire property frontage.
B. Construction of two lanes of the East-West Road,to VDOT Urban Collector (40 MPH)
standards with any modifications approved by the Transportation Department, from
Otterdale Road to the existing western terminus of Village Squire Parkway. The
exact location, length, and design of this improvement shall be approved by the
Transportation Department.
C. Construction of left and right turn lanes along Otterdale Road at the East-West Road
intersection, if warranted, based on Transportation Department standards.
D. Construction of left and right turn lanes along the East-West Road at each approved
access, if warranted, based on Transportation Department standards.
E. Construction of left and right turn lanes along Otterdale Road at the Site Accesses
and at the Cosby Road intersection, if warranted, based on Transportation
Department standards.
F. Dedication to Chesterfield County, free and unrestricted, of any additional right-of-
way (or easements) required for the improvements identified above. In the event
the Developer is unable to acquire any “off-site” right-of-way that is necessary for
the road improvements described in this Proffered Condition, the Developer may
request, in writing, that the County acquire such right-of-way as a public road
improvements. All costs associated with the acquisition of the right-of-way shall be
borne by the Developer. In the event the County chooses not to assist the
Developer in acquisition of the “off-site” right-of-way, the Developer shall be
relieved of the obligation to acquire the “off-site” right-of-way and shall provide the
road improvements within available right-of-way as determined by the
Transportation Department.
G. Prior to recordation of the initial subdivision plat or prior to any site plan approval,
whichever occurs first, a phasing plan for the required road improvements, as
identified in this Proffered Condition, shall be submitted to and approved by the
Transportation Department. The approved phasing plan shall require that in
conjunction with the initial residential development, the road improvements
described in Proffered Conditions 5. A. and B. shall be provided. (T)
Proffer 11 of Case 06SN0215 is hereby deleted in its entirety and replaced with the following:
6. Road Cash Proffer. For each dwelling unit the applicant shall pay a cash proffer to the
County of Chesterfield for road improvements within the service district for the
property. Each payment shall be made prior to the issuance of a building permit for a
dwelling unit, unless state law modifies the timing of the payment. The amount of the
cash proffer payments for each unit shall be as follows: single-family, $9,400;
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townhouse, $5,922; apartment, $5,640; senior housing (detached), $4,324; and senior
housing (attached), $2,914 (the “Road Cash Proffer Payment”). Once dwelling units have
been approved for payments that would exceed a cumulative total of $3,281,784, the
applicant shall begin making the Road Cash Proffer Payment for any additional dwelling
unit(s). (T)
7. Dedication. All rights of way and easements as shown on the Community Development
Authority (CDA) construction plans for the widening of Otterdale Road from Tracts A, B,
and C, as determined by the Transportation Department, shall be dedicated, free and
unrestricted, to Chesterfield County prior to any siteplan, in conjunction with
recordation of the initial subdivision plat, or within sixty (60) days from a written
request by the Transportation Department, whichever occurs first.(T)
Proffer 13(A) of Case 06SN0215 is hereby deleted in its entirety and replaced with the
following:
8. Otterdale Road Buffer. A fifty (50) foot buffer shall be provided adjacent to Otterdale
Road. This buffer shall conform to the requirements of the Zoning Ordinance for fifty
(50) foot buffers, provided, however, the Developer of Tracts A, B, C and D may grade
within such buffer, and the Director of Planning may otherwise modify this buffer
requirement at the time of site plan review or subdivision review in accordance with the
(P)
County Zoning Ordinance.
(Staff Note: Except as amended with this case, all other conditions of Case 06SN0215 shall
remain in force and effect.)
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ATTACHMENT 2
CONCEPTUAL MASTER PLAN – TRACT C (VILLAGE CENTER)
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ATTACHMENT 3
CONCEPTUAL ELEVATIONS FOR PLANNED GROCERY STORE
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ATTACHMENT 4
SITE ACCESS EXHIBIT
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ATTACHMENT 5
APPROVED PROFFERED CONDITIONS (06SN0215)
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ATTACHMENT 6
APPROVED TEXTUAL STATEMENT (06SN0215)
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