Loading...
16SN0684 CASE NUMBER: 16SN0684 (AMENDED) APPLICANT: Terraforge Ventures LLC CHESTERFIELD COUNTY, VIRGINIA DALE DISTRICT YSIS AND RECOMMENDATION Board of Supervisors Hearing: APRIL 26, 2017 Board of SupervisorsTime Remaining: 365 DAYS : JACK R WILSON, III PLC (804-425-9474) DAVID CLOAK (804-726-2251) 158.4 Acres 7911 Sterling Brook Drive Planning Department Case Manager: JANE PETERSON (804-748-1045) REQUEST (AMENDED) Amendment of conditional use planned development (Case 05SN0219) to amend cash proffers, recreational areas and building materials in a Residential (R-12) District. (Proffered Conditions 5, 12 and 16). Specifically, these amendments would: Eliminate cash proffer payment; Accelerate the completion of certain community recreational amenities; and Provide additional building material options for façade treatments Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions and conditions of Case 05SN0219, as amended, are located in Attachments 1,3 & 4. C.The proffered design and architectural standards manual is located in Attachment 2 SUMMARY A mix of residential housing types (Silverleaf) is under development. County records indicate there are 345 units remaining to be constructed, on which a cash proffer could be collected, in the amount of $18,318 per dwelling unit. Currently, the total potential value of the approved cash proffer equates to $6,319,710. With this request, the applicant is proposing to eliminate the cash proffer payment as the property is located within an area identified as a revitalization area. Current zoning conditions provide design and architectural standards and timing for completion of community recreational amenities (summarized on page 7. Proffered conditions offer additional quality design and architectural standards (summarized on page 8); accelerate the provision of recreational amenities to within 4 months of zoning amendment approval; and provide for use of shakes and board and batten as façade treatment materials for dwellings. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS APPROVAL COMMISSION AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson PLANNING AND TRANSPORTATION - APPROVAL The quality design and architecture required by existing zoning conditions and proffered in this request provide for a convenient, attractive and harmonious community STAFF Completion of recreational amenities prior to construction of more than half of the planned residential dwelling units in a community is encouraged Property is located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted. 216SN0684-2017APR26-BOS-RPT SUMMARY OF IDENTIFIED ISSUES Department Issue The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Beulah Elementary School be revitalized or replaced. Land for this facility has been acquired. SCHOOLS Post 2020, the tƌğƓ also recommends the revitalization and replacement of Falling Creek Middle School and a new high school facility in the vicinity of Chester Road and Route 288, north of Route 10. Land for these facilities has not been acquired. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests a new 20,000 square foot facility should be constructed in the general vicinity of Kingsdale, Chester, and LIBRARIES Hopkins Roads. Land for this facility has not been acquired. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Dale area of 90 acres; nearest this location. Land for this community park has not been acquired. PARKS AND The applicant is encouraged to consider a pedestrian/bicycle system RECREATION within the development and to consider pedestrian/bicycle facilities along Old Hopkins Road or other internal route for future connection to the Hopkins Road Plan route. 316SN0684-2017APR26-BOS-RPT 416SN0684-2017APR26-BOS-RPT 516SN0684-2017APR26-BOS-RPT CHART A REQUEST PROPERTIES Tax ID Address 784-675-1052 7911 STERLING BROOK DR 784-675-7571 7836 SILVER MIST AVE 784-675-7664 7842 SILVER MIST AVE 784-675-7678 7830 SILVER MIST AVE 784-675-7756 7848 SILVER MIST AVE 784-675-7786 7824 SILVER MIST AVE 784-675-7952 7852 SILVER MIST AVE 784-675-7993 7818 SILVER MIST AVE 784-675-8299 7812 SILVER MIST AVE 784-676-3731 3755 PENNYWEIGHT CT 784-676-4223 3749 PENNYWEIGHT CT 784-676-4783 3813 CANNINGTON DR 784-676-5172 3748 ARGENT LN 784-676-5220 3743 PENNYWEIGHT CT 784-676-5922 3731 PENNYWEIGHT CT 784-676-6620 3725 PENNYWEIGHT CT 784-676-7319 3719 PENNYWEIGHT CT 784-676-7917 3713 PENNYWEIGHT CT 784-676-8533 3712 PENNYWEIGHT CT 784-676-8606 7806 SILVER MIST AVE 784-676-8616 3707 PENNYWEIGHT CT 784-676-8844 3713 ARGENT LN 784-676-8961 3712 ARGENT LN 784-676-9314 3701 PENNYWEIGHT CT 784-676-9443 3707 ARGENT LN 784-677-4902 3812 CANNINGTON DR 785-675-1969 7893 CHASING LN 785-675-2669 7806 ETCHING ST 785-676-2890 7531 SILVER MIST AVE 785-676-3117 7821 CHASING LN 785-676-3220 7817 CHASING LN 785-676-3222 7813 CHASING LN 785-676-3324 7809 CHASING LN 785-676-3327 7893 CHASING LN 785-677-3236 7501 SILVER MIST AVE 785-677-3310 7519 SILVER MIST AVE 785-677-3658 3736 GLEAMING DR 785-677-4240 3737 GLEAMING DR 786-675-0497 7701 CONIFER RD 616SN0684-2017APR26-BOS-RPT Map 2: Comprehensive Plan Classification: SUBURBAN RESIDENTIAL II The designation suggests the property is appropriate for 2.0 to 4.0 dwellings per acre. Map 3: Surrounding Land Uses & Development Silver Mist Ave. Silver Mews subdivision Seaboard Coast Line RR Hopkins Rd. Camelot Forest Defense General subdivision Supply Center 716SN0684-2017APR26-BOS-RPT PLANNING Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov Zoning History Case Number Request Rezoning to R-12 with conditional use planned development on 190.7 acres to permit single-family, cluster and townhouse residential uses. Proffered conditions limited development to 440 dwelling units; provided 05SN0219 open space; recreational amenities; sidewalks; street trees; and architectural Approved standards (6/2005) Cash proffer of $11,500 per dwelling unit (currently escalated to $18,318). The staff report for Case 05SN0155 analyzed the impact of the proposed impact. 08SN0238 Amendment to 05SN0219 relative to house sizes (superseded by 10SN0106) Approved (6/2008) 10SN0106 Amendments to 05SN0219 and 08SN0238 relative to garage orientation and Approved house sizes (11/2009) Proposal Continued development for a mixture of housing types, to include detached (regular and cluster) and attached (townhouse) units is planned. An overall maximum of 440 dwelling units are permitted with the approved zoning, with a maximum of 345 dwelling units impacted by this request. Current conditions of zoning (Cases 05SN0219 and 10SN0106) include architectural and site design standards. With this amendment, modifications to two of these standards (timing of recreational amenity provisions and building materials) are proposed. Additional design standards included in Attachment 1 and outlined herein have also been offered as part of this request. Design Requirements of Cases 05SN0219 and 10SN0106 The following provides an overview of the approved design requirements referenced in the attached case information (Attachments 3 & 4): Open space to include: 70 acres with trails along Kingsland Creek o Multipurpose field (minimum 0.5 acres as part of recreational area provision) o o (minimum 2 acres with benches and amenities to accommodate gatherings) Sidewalks and street trees on both sides of all roads where dwellings front Recreational areas (minimum 4 acres) to include: Clubhouse (minimum 2500 square feet), serving as community focal point o Pool o 816SN0684-2017APR26-BOS-RPT Trails o Multipurpose field o NOTE: All recreational area amenities are to be completed prior to issuance of more than 300 Hardscaped driveways (to include asphalt) Building materials limited to: Brick, brick veneer and stone o Wood o Vinyl o Cementious and composite siding o Glass o EIFS o Garages: Cluster Lots: minimum of 50% side or rear loaded, or setback 5 feet behind front o face of building Townhouse Lots: minimum 75% side or rear loaded o Regular Lots: not addressed o Minimum dwelling sizes Detached 1-story located on lots smaller than 12,000 sf: 1,400 gross floor area (gfa) o Detached units (other): 1,600 gfa o Townhouses: 1,280 gfa o 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 applicant has proffered additional design and architectural requirements for development, as contained in Attachment 2 (Silverleaf Lot Development, Architectural and Architectural Construction Standards) (Proffered Condition 1). The following provides an overview of these additional requirements: Lot Design: Concrete front walks o Sodded and irrigated front yards and corner side yards; between townhouse o buildings; and side yards of detached dwellings Foundation planting on front façades of all dwellings and side facades of o townhouses facing roads Screening of ground mounted mechanical equipment o One supplemental tree per yard for detached dwellings o One decorative lamp post per townhouse dwelling o 916SN0684-2017APR26-BOS-RPT Architecture: Variation in building elevations and townhouse rows o Variation in color schemes for neighboring dwelling units o Varied roof lines on each townhouse row o Accessory buildings compatible to the dwellings o Construction: Use of brick or stone on front facades of 50% of detached units on each street to o accentuate living spaces Use of brick or stone on front facades of 50% of each townhouse group, and on o 50% of side façade facing public street All street-facing facades finished in same materials o Continuous masonry foundations; limitations on stepping the siding down below o the first floor Dimensional architectural 30-year roof shingles o Front porches (if provided) supported by masonry piers or walls; masonry steps o to match foundations; no unfinished treated wood flooring Garage doors at 50% or less of front façade; Front-loaded limitations o NOTE: Limitations on use of front loaded garages and setbacks of Case 10SN0106 address 50% of the cluster lots, 75% of the townhouse lots and no regular detached lots. As such, the garage location proffer offered herein would affect the remaining 50% of cluster lots, the remaining 25% of townhouse lots and all regular detached lots. Standards for exterior trim, doors, windows and chimneys o As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of this current request along with those approved with Cases 05SN0219 and 10SN0106 include design and architectural elements elevated in quality that will likely enhance the surrounding community. Recreational Areas Existing conditions of zoning provide for the development of a clubhouse containing a minimum of 2500 square feet as a community focal point and other recreational facilities to include a pool, multipurpose field and Village Green (Case 05SN0219 - Proffered Condition 12). As conditioned, these recreational amenities must be completed prior to the issuance of more than 300 certificates of occupancy for residential dwelling units in the development. To date, 90 certificates of occupancy have been issued, with 210 remaining prior to required completion of these improvements for community use. Building permits have been issued for the construction of the clubhouse and pool. In concerns relative to the timing of community access to these facilities, the applicant has proffered to accelerate the completion of clubhouse and pool to within 4 months of approval of this request. (Proffered Condition 2) Building Materials Existing conditions of zoning limit the building materials used on the facades of all dwellings (Case 05SN0219 Proffered Condition 16). The applicant has requested inclusion of shakes and board and batten as additional material options (Proffered Condition 1 Item 3.1.a 1016SN0684-2017APR26-BOS-RPT ). Staff is supportive of this amendment. REVITALIZATION Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov The project site is located in a proposed revitalization area, as shown on the map presented to the Board of Supervisors on December 14, 2016 for the purposes of implementing Road Cash Proffer Policy B.5 (locational and other criteria for revitalization or preservation). Although the Board did not adopt that map, it directed staff to use the map for the purposes of evaluating zoning cases until there is formal policy guidance. The Revitalization Office supports development in revitalization areas that represents a substantial improvement above current area conditions. This proposal represents a substantial improvement above conditions of older residential development in the area bounded by Beulah Road, the Seaboard Coast Railroad, Kingsland Road, and Hopkins Road. Specifically, this project would be a substantial improvement in terms of: architectural variation, common recreation space, foundation planting beds, roof materials, sidewalks, siding materials, and street trees. The project would be generally equivalent to surrounding development in terms of paved driveways, exposed foundation treatment, and front walkways. The Revitalization Office supports the proposal as currently proffered. COUNTY TRANPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov Case 05SN0219 establishes a maximum number of dwelling units; 440 single family lots (Proffered Condition 15). Not included in the request are 95 lots that have been approved or recorded. Based on trip generation rates for a single-family dwelling and 345 lots (440 lots minus 95 lots), the proposed residential development could generate approximately 3,282 average daily trips. Traffic generated by development of the property would be initially distributed via local streets to Hopkins Road and Beulah Road. Hopkins Road is a major arterial with a recommended right of way width of 90 feet, as -lane facility. In 2015, the traffic count on this section of Hopkins Road was 10,040 vehicles per day Beulah Road east of Hopkins Road is a collector with a recommended right of way width of 70 -lane facility. In 2015, the traffic count on this section of Hopkins Road was 4,605 vehicles per day (Level of Service 1116SN0684-2017APR26-BOS-RPT 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 property is located within Traffic Shed 9, which encompasses the area of the County bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the roads in this traffic shed or which serve this traffic shed are substandard, with 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. 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 traffic impacts of residential development, with all the funds to be dedicated towards improvements to the road network. According to the Office of Revitalization, the property is located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in these areas. BUDGET & MANAGEMENT Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov County finance staff is responsible for managing the finances of the County and making recommendations to the County Administrator regarding the allocation of available resources for the provision of services and capital facilities to serve the citizens of the County. Finance staff will advise the County Administrator if changed economic circumstances require adjustments to the get or capital improvement program. 1216SN0684-2017APR26-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 Centralia Fire Station, Company Number 17 Anticipated Fire & EMS Impacts/Needs Based on an average of .2 calls per dwelling, it is estimated that this development will generate 69 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. 1316SN0684-2017APR26-BOS-RPT 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 72 Beulah 546 8 623 114 Middle 38 Falling Creek 1255 14 1189 95 High 55 Meadowbrook 1626 4 1650 101 Total \[1\] 165 Note: Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit. \[1\] Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Beulah Elementary School be revitalized or replaced. In November 2016 the Board of Supervisors approved Case 17PD0147 for substantial accord to permit an elementary school located along Beulah Road north of Kingsland Road. Post 2020, the Plan also recommends revitalization or replacement of Falling Creek Middle School and a new high school facility in the vicinity of Chester Road and Route 288 north of Route 10, however at this time a budget has not been developed for the acquisition of land or construction of these school facilities as recommended in the Plan. 1416SN0684-2017APR26-BOS-RPT Additional Schools Comments Case 05SN0219 permits a residential development with a variety of housing types, to include typical single family, cluster, and townhouse dwelling units. There is the potential for 345 dwelling units within the boundaries of this case. While this case permits an unspecified mix of housing types, the student yield calculations are based on 345 single family dwelling units, the maximum possible impact. LIBRARIES Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov Mission 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 Meadowdale Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests a new 20,000 square foot facility should be constructed in the general vicinity of Kingsdale, Chester, and Hopkins Roads. Land for this facility has not been acquired. 1516SN0684-2017APR26-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 \[within 3 mile radius\] Falling Creek East Park James River Conservation Area \[undeveloped\] Bensley Park Daniel Park Fairgrounds Park 3 Elementary School Athletic Areas 1 Middle School Athletic Area 2 Middle School Athletic Areas Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Dale area of 90 acres; nearest this location. Land for this community park 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 applicant is also encouraged to consider a pedestrian/bicycle system within the development and to consider pedestrian/bicycle facilities along Old Hopkins Road or other internal route for future connection to the Hopkins Road Plan route. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT offers no comment on this request. 1616SN0684-2017APR26-BOS-RPT UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 8 Yes Wastewater No 8 Yes Additional Utilities Comments : The proposed request will not impact the public water and wastewater systems. ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The subject properties drain south to Kingsland Creek and then east to the James River. A small portion of the northeast corner of the properties drain east and then under the railroad to a storm sewer system within Defense Supply Center Richmond (DSCR). Two other locations in Chesterfield County also drain east into DSCR, and all three areas experience flooding problems during heavy rains. Drainage Any increased runoff from the development to the existing storm sewer system within DSCR will result in increased upstream flooding, which will impact private properties and public safety. Thus, the drainage from the impervious areas within this development shall be conveyed south to Kingsland Creek prior to passing under the railroad tracks. Proffered Condition 10 from the original zoning Case 05SN0129 was offered to address these flooding impacts, and is not modified by the proposed amendment. 1716SN0684-2017APR26-BOS-RPT CASE HISTORY Applicant Submittals 2/18/16 Application submitted 3/24/16 Revised proffered conditions were submitted 1/4/17 Application amended 2/22/17 Application amended 3/7, 3/8, Revised proffered conditions submitted 3/10 & 3/14/17 Community Meeting 1/24/2017 Issues Discussed: Dissatisfaction with current provision of community recreation facilities Desire for completion of anticipated community clubhouse and pool for Summer, 2017 use Maintenance of existing architectural standards in community; interest in reviewing community pattern book Need for community street lights Various concerns Planning Commission 4/19/16 Action 6/21/16 Action APPLI 8/16/16 Action 10/18/16 Action 01/17/17 Action 2017 MEETING AT 02/21/17 Action MARCH 21, 2017 MEETING WITH 2/21/17 Citizen Comments: No citizens spoke to the 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 - APPROVAL AND ACCEPTANCE OF THE CONDITION AND PROFFERED CONDITIONS IN ATTACHMENTS 1 & 2 Motion: Wallin Second: Freye AYES: Sloan, Freye, Jones and Wallin ABSTENTION:Jackson The Board of Supervisors on Wednesday, April 26, 2017, beginning at 6:00 p.m., will consider this request. 1816SN0684-2017APR26-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Proffered Conditions 16SN0684 Date: March 14, 2017 The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors and assigns, proffer that th will be developed according to the following proffers if, and only if, the request submitted herewith is granted with only those conditions agreed to by the owner and applicant. In the event this request is denied or approved with conditions not agreed to by the owner and applicant, the proffers shall immediately be null and void and of no further force or effect. 1.All dwelling units shall comply with the standards set forth in Silverleaf Lot Development, Architecture and Architectural Construction Standards dated March 13, 2017, attached as Exhibit A. (P) (Staff Note: This condition, which includes reference to building materials (3.1.a.) supersedes Proffered Condition 16 of Case 05SN0219 relative to the same) 2.Recreation Area and Focal Point: Within four (4) months of approval of this request, the clubhouse and pool shall be completed for occupancy. (P) (Staff Note: This condition amends Proffered Condition 12 of Case 05SN0219 relative to the timing for the provision of the clubhouse and pool. All other requirements of Proffered Condition 12 would remain in effect) 1916SN0684-2017APR26-BOS-RPT ATTACHMENT 2 PROFFERED DESIGN AND ARCHITECTURAL STANDARDS SILVERLEAF LOT DEVELOPMENT, ARCHITECTURE AND ARCHITECTURAL CONSTRUCTION STANDARDS Date: March 13, 2017 2016SN0684-2017APR26-BOS-RPT Section 1 Lot Development Standards This section include standards for locating and orienting all houses, townhouses and garages. It also includes standards for all permitted types of improvements to lots, in addition to the house and garage. For specific architectural standards relating to the design and construction of the house, garage, and any approved additions or accessory buildings, see Sections 2 and 3. 1.1-simple privately owned parcels. Each lot is defined by lot lines on front, sides and rear. Land between each lot and the curb of any street adjacent to it, is part of the right-of-way of the street and is owned by the Virginia Department of Transportation (VDOT), however for landscaping and maintenance purposes this land is the responsibility of the adjacent homeowner. 1.2PAVEMENTS a)DRIVEWAYS AND APRONS: Driveways on lots served by rear alleys shall enter lots from the alleys. Driveways on all other lots shall enter from the street in front. Only one driveway entrance is permitted per lot. b)FRONT WALKS: Front walks shall be provided on each lot. Front walks shall be paved of broom finish concrete. Widths shall be a minimum of 3'-0", flared to the width of the entry steps. 1.3FENCES AND ENCLOSURES a)FENCES: The rear yards of townhouse lots shall be separated at initial construction with a 6' high solid board privacy fence of treated unfinished wood or a decorative maintenance free material such as vinyl, as specified below for each townhouse type: 1.Front (street) entry garage: 10' long rear fence attached to house rear on each adjoining side lot line (no fence on end units). 2.Rear (alley) entry attached garage: 10' long rear fence attached to house rear at ground level on each adjoining side lot line (no fence on end option, a privacy fence may be included between adjoining decks if done on all units. Individual fences (by owner) will not be permitted. 3. Rear (alley) detached garage: fence enclosing adjoining side lot lines between house and garage (no fence on end units). b)ENCLOSURES: For detached dwellings and townhouses, heating, ventilation and air conditioning units (HVAC), whole house generators and exterior trash cans shall be initially located in a fenced rear yard, or within an enclosure located on the side of the house toward the rear corner. Such enclosure shall screen the unit(s) from the street(s) and side lot lines, but may be open to the rear. Screening fences shall be wood picket fences or framed lattice. They may have 2" spaces 2116SN0684-2017APR26-BOS-RPT between the boards and shall be 4' high. Fences shall be properly supported, trimmed, level and plumb. 1.4LANDSCAPING AND YARDS TOWNHOUSES a)YARD AREAS: Except for foundation planting beds, all contiguous yard areas along townhouse building fronts and sides shall be sodded and irrigated. All yard areas along and between townhouse buildings front and sides shall be sodded and irrigated. Rear yard areas between garages of attached units (if any) and between driveways, shall be initially seeded or sodded - irrigation is not required. b)FRONT FOUNDATION PLANTING BED: Foundation planting is required along the entire front facade of townhouse buildings, and shall extend along sides facing a street. Foundation Planting Beds shall be a minimum of 4' wide from the house foundation. Planting beds shall be defined with a trenched edge or suitable landscape edging material. Planting beds shall include medium shrubs and may also include spreading groundcovers. House corners shall be visually softened with vertical accent shrubs (4'-5') or small evergreen trees (6'-8'). Open soil between plants shall be maintained with pine needle, pine bark, or shredded hardwood mulch. c)TRANSFORMERS/GAS METERS: Transformers and gas meters visible from the street must be initially screened from view by landscaping. d)DECORATIVE LAMP POSTS: A decorative, pedestrian-scaled, lamp post shall be provided in the front yard for each townhouse dwelling. DETACHED DWELLING UNITS a)SUPPLEMENTAL TREES: In addition to street trees, a minimum of one tree shall be planted in each yard. New trees shall have a minimum caliper of 2" measured at breast height (4'-10" above ground). Trees may be ornamental (flowering) or deciduous. b)FRONT YARD AREA (REGULAR LOTS): Except for foundation planting beds, all front and corner side yards shall be sodded and irrigated. c)FRONT YARD AREA (CLUSTER LOTS): Except for foundation planting beds, all front and side yards shall be sodded and irrigated, In corner side yards, a twenty (20) foot wide strip from the front to rear lot line shall be sodded and irrigated. d)FRONT FOUNDATION PLANTING BED: Foundation planting is required along the entire front facade of houses. Foundation Planting Beds shall be a minimum of 4' wide from the house foundation. Planting beds shall be defined with a trenched edge or suitable landscape edging material. Planting beds shall include medium shrubs and may also include spreading ground covers. House corners shall be visually softened with vertical accent shrubs (4'-5') or small 2216SN0684-2017APR26-BOS-RPT evergreen trees (6'-8'). Open soil between plants shall be maintained with pine needle, pine bark, or shredded hardwood mulch. e)REAR YARD: Rear yards shall be initially seeded or sodded irrigation is not required. f)TRANSFORMERS/GAS METERS: Transformers and gas meters visible from the street or adjacent properties must be initially screened from view by landscaping. Section 2 Silverleaf Architecture 2.1STYLE AND FORM: The architectural styles of Silverleaf shall be traditional or transitional with traditional detailing. Houses shall utilize simple rectangular massing with traditional gable, hip and/or shed roofs as appropriate to the size and shape of the house. Traditional dormers are encouraged on roofs, and may be required to visually break up large roof expanses. Houses shall have visible roofs with slopes between 6 in 12 and 14 in 12 for main house roofs. Gables and hips shall be symmetrical (matching slopes on all planes and with level eaves on all sides). Secondary roofs (porches, sunrooms, dormers, etc.) with lower slopes may be permitted. The proposed roof slope should be consistent with the style of architecture of the house. Small areas of flat roof may be permitted if they are concealed from view and are integral to the house design. Flat roofs used as decks shall be concealed with parapets. Full Dormers used to gain floor space on houses with gable roofs may not be used on any street facing facade and shall not extend closer than 1' from the end of the gables. The eave of the gable roof shall extend fully across the facade under the dormer. 2.2FACADES: Exterior facades which face a public street shall have a formal arrangement and organization of all elements. On detached homes, windows are required on all facades. On townhouses, windows are required on all exterior facades, including side elevations of end units. Cantilevered rooms, portions of rooms, fireplaces, chimneys or other enclosed spaces, except for bay windows, are not permitted. 2.3VARIED ROOF LINES. On townhomes, each building shall have a varied roofline 2316SN0684-2017APR26-BOS-RPT 2.4REPETITION: Single family detached house models with the same elevations may not be located adjacent to, directly across from, or diagonally across from each other on the same street. (This does not apply to homes on different streets backing up to each other). The same townhouse row (same unit selections in same order) may not be repeated directly adjacent or directly across the street from each other. The same color schemes may not be used on adjacent houses nor on houses directly or diagonally across from each other. 2.5ACCESSORY BUILDINGS - Detached garages and accessory structures shall be architecturally compatible and employing comparable materials to that of the dwelling unit. 2.6ARCHITECTURAL ELEMENTS: Exterior Architectural elements of homes and structures in Silverleaf shall meet the requirements set forth in Section 3 of these Standards - ARCHITECTURAL CONSTRUCTION STANDARDS. Section 3 Architectural Construction Standards 3.1CONSTRUCTION STANDARDS a)FOUNDATIONS AND SIDING STEP DOWN: Houses shall be built on continuous masonry foundations. For houses with primary facades constructed entirely of brick or stone, the foundation shall match the facade. Synthetic or natural stucco foundations may be permitted for facades entirely constructed of stucco. Masonry and mortar colors should be coordinated with other colors on the house. Stepping the siding down below the first floor shall only be permitted in circumstances of unique topographical conditions, as determined by the Planning Department. Where approved, step downs shall be permitted on the side and rear elevations only, with a maximum of two (2) steps permitted on any elevation, and with a minimum separation of eight (8) feet between steps. A minimum of 24 inches of exposed brick or stone shall be required. b)EXTERIOR FACADES: 1.Single Family Detached Units. The front face of 50% of the detached units on each street shall use brick or stone to visually accentuate the major living components of the unit such as a projecting room and or porch area. A masonry material shall continue along the front façade of such unit except that garages shall not be accentuated with brick or stone above the elevation of windows on either side of the garage. Any street side façade shall be faced with the same brick or stone material and complimentary with the front façade masonry. 2.Townhouse Units. At least 50% of all front facades of each townhouse row shall be brick or stone masonry, excluding windows, doors and openings. The side façade of any townhouse that faces a public street shall have at least 50% brick or stone masonry excluding windows, doors and openings. 2416SN0684-2017APR26-BOS-RPT 3. Other acceptable siding material include stucco, synthetic stucco (E.I.F.S.), or approved horizontal lap siding, shakes and board and batten. Horizontal lap siding, shakes or board and batten may be manufactured from natural wood or cement fiber board or may be premium quality vinyl siding. Plywood and metal siding are not permitted. Additional siding requirements: a.Where a house borders more than one street, all street-facing facades shall be finished in the same materials. b.A maximum of four (4) materials may be used on any one facade of any home. c.Brick may be coursed in running bond or Flemish bond. Variations are permitted. Brick heads at openings shall be traditional jack arches, circular arches, or soldier courses. Brick shall generally be a medium earth tone. Painted brick facades must be approved by the AB. d.Vinyl siding is permitted in traditional wide beaded styles or comparable quality. Dutch lap siding is not permitted. Premium quality vinyl is defined as vinyl siding with a minimum wall thickness of .044". e.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or level texture. Rough textures are not permitted. c)EXTERIOR TRIM: Exterior architectural detailing shall be consistent with the overall design theme of the house. Eaves, bandboards, cornices, rakes, columns, pilasters, corner boards, vents, window and door trim shall be consistent with the style of the house and sized appropriately to the scale of the house. Acceptable materials include wood, brick, stone, cast stone, and cellular PVC and vinyl. Fascias and frieze boards may be metal wrapped. On corner lots, the corner side façade of dwelling units shall employ complimentary fenestration to that of the front façade. d) CORNICES AND EAVES: All front facades and side facades of end units of townhouses shall have a minimum three (3) member cornice and eave consisting of soffit, fascia and upper crown or decorative gutter. The use of frieze boards is encouraged to create a four (4) member cornice. Gable ends with projected box rakes shall contain compatible elements to the main cornice and eave. 2516SN0684-2017APR26-BOS-RPT 3.2WINDOWS AND DOORS a)WINDOWS: Windows may be wood, clad wood (vinyl clad or metal clad), or solid PVC designed in wood profiles, single, double or triple- hung, or casement. Windows are required on all elevations unless prohibited by the building code. Windows should be organized vertically as well as horizontally. Gable windows shall be centered in the gable. On corner lots, additional windows, and upgraded consistent window detailing and organization on the street facing side façade is required. Circle and ellipse head windows are permitted as appropriate to the design. Quarter-round windows are permitted when used in pairs flanking another architectural feature. Muntins shall be fixed, between the glass, simulated divided lite (SDL) or true divided lite (TDL). Removable snap-in muntins are not permitted. Circle and ellipse head windows are permitted as appropriate to the design. Special shapes such as octagonal windows may be permitted in limited locations - usually only one to a facade. Windows shall be square or have a proportion of approximately 2:1 or 3:2 (vertical dimension longer). Sun control devices such as awnings are not permitted on the front of a home. b)WINDOW TRIM AND HEADS: Windows on public street facing facades shall be trimmed with minimum 2" traditional brick mould (on masonry walls). Shutters shall be wood or vinyl and shall be appropriately sized to the window opening. Shutters are not permitted on triple or larger multiple windows. Windows on sided walls shall have 2616SN0684-2017APR26-BOS-RPT decorative head trim. In brick or stone facades facing a street, jack arches or a soldier course are required over straight-head windows, except where these would be covered by a frieze board. Masonry arches are required around circle-head or ellipse-head windows. c)BAY WINDOWS: Bay windows on front facades must be wide enough to fill each bay facade without filling with siding. Siding may be used under windows, with a bandboard and drip cap at the base of the siding. Raised or recessed panels are preferred under windows. d)DOORS: Door shall be constructed of wood, metal clad or paintable/stainable fiberglass. Standard six-panel doors will generally be permitted as the minimum for the main front door of the house. Front doors may include side-lites and transom. Double front doors, doors with double side lites, special design panel doors and doors with half lites will be judged on the basis of their compatibility with the house architecture. Sliding doors are permitted on the rear façade. e) GARAGES. 1.Overhead garage doors shall be raised panel design, at minimum, and made of pre-finished metal or fiberglass. 2.For front-loaded garages, the width of garage door shall not exceed 50 3.Except as regulated by Proffered Condition 1 of Case 10SN0106, all front loaded garages shall be permitted to extend as far forward from the front line of the main dwelling as the front line of the front porch provided that the rooflines of the porch and garage are contiguous. Where the rooflines are not contiguous, garages shall be permitted to project a maximum of two (2) feet forward of the front line of the main dwelling. 3.3ROOFS AND ROOF ACCESSORIES a)ROOF MATERIALS: The minimum approved roofing material shall be dimensional architectural shingles (min. 30 year warranty) in the following color ranges: weathered wood, slate or medium gray. All flashing shall be copper or pre-finished aluminum (bronze or black). 2716SN0684-2017APR26-BOS-RPT b)GUTTERS AND DOWNSPOUTS: Gutters and downspouts shall be pre-finished aluminum to match the adjacent building trim color. c)ATTIC (ROOF) VENTILATION: All attics (roofs) shall be vented with continuous eave and ridge vents, incorporated into the architectural elements of the house so to be of low visibility. Ridge vents shall be covered with shingles. If additional roof vents are needed, such as power ventilators, they shall be low profile designs. d)GAS FLUES AND PLUMBING VENTS: Gas flues for heaters and fireplaces shall be no larger than 8" in diameter and shall be located on the rear or a side roof plane (facing away from the house entrance) No roof penetrations or accessories shall be located on the front roof plane of the house. e)ROOF DORMERS: Dormer windows and eyebrow windows are permitted as consistent with the style of the home. In general, dormers are intended to only be large enough to house a window(s) and appropriate trim. Generally, siding should not be used on the face of a dormer except for approved full dormers on the rear of a house. f)SKYLIGHTS AND SOLAR COLLECTORS: Skylights will not be approved for any roof plane facing a street. Where skylights are permitted, they shall be trimmed in a dark pre-finished metal similar to the roof color. Solar collectors that lie flat against a roof plane or that are otherwise not generally visible from a street, may be used. 3.4PORCHES, STOOPS, AND DECKS a)FRONT PORCHES : Extended front porches (not including covered stoops) shall be a minimum of 4' deep. Individual porches and porticos shall be one-story in height. Stacked first 2816SN0684-2017APR26-BOS-RPT and second floor porches and porches with upper open floors will be considered on a case-by-case basis. Wrap- around porches are encouraged on corner lots. All front entry stoops shall be constructed with continuous masonry foundation walls. Full or 3/4 front porches may be constructed on min. 12" x 12" brick piers with framed, finished lattice between. Handrails and railings shall be painted wood, pre-finished metal in wood profiles, or metal railing (iron or similar in appearance) with vertical pickets or swan balusters. Pickets shall be supported on top and bottom rails that span between columns. Columns supporting roofs of porches and covered stoops on street facing facades, shall be masonry piers, tapered round (Tuscan or Doric) columns, or square box columns of a size appropriate to the character of the house (min. 8"square). b)FRONT PORCH FLOORING: Porch flooring may be concrete, exposed aggregate concrete, or a finished paving material such as stone, tile or brick, finished (stained dark) wood, or properly trimmed composite decking boards. Unfinished treated wood decking is not acceptable. All front steps shall be masonry to match the foundation. c)OTHER PORCHES: Side and rear porches shall be constructed on min. 12" x 12" masonry piers except that porches on street facing facades shall be supported on a continuous masonry wall.) Floors may be treated wood or composite decking. Posts may be min. 6" square box columns. All vertical members - columns, rails, band boards, trim, etc, shall be finished to match house trim. Space between piers under porches shall be enclosed with framed lattice panels, except for porches over walk-out basements. Porches may be screened with insect screen. 3.5FIREPLACES, CHIMNEYS AND FLUES a)CHIMNEYS: When chimneys are used, masonry chimneys are required on any facade or roof plane that faces a street. Sided chimneys are permitted on roof planes or facades that do not face a street, and must have masonry foundations. Cantilevered chimneys are not permitted. Chimneys are not permitted on the front walls of townhomes. The width and depth of chimneys shall be appropriately sized in proportion to the size and height of the house. For gas fireplaces, metal flues may be used on the roof. 2916SN0684-2017APR26-BOS-RPT b)DIRECT VENT FIREPLACES: Direct vent gas fireplace boxes which protrude beyond the exterior plane of the house, are not permitted on front facades. On side facades, or any facade visible from the street, the frame structure must have a foundation to match the house foundation. First floor fireplaces on a rear facade, facing into an enclosed (with privacy fence) rear yard, may be cantilevered. All the exterior materials and finishes used to enclose the fireplace box must match the adjacent facade. 3016SN0684-2017APR26-BOS-RPT ATTACHMENT 3 APPROVED CONDITIONS AND TEXTUAL STATEMENT (05SN0276) 3116SN0684-2017APR26-BOS-RPT 3216SN0684-2017APR26-BOS-RPT 3316SN0684-2017APR26-BOS-RPT 3416SN0684-2017APR26-BOS-RPT 3516SN0684-2017APR26-BOS-RPT 3616SN0684-2017APR26-BOS-RPT ATTACHMENT 4 APPROVED CONDITIONS (10SN0106) 3716SN0684-2017APR26-BOS-RPT 3816SN0684-2017APR26-BOS-RPT