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.
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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
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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
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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
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). 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
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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.
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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.
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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 \[within 3 mile radius\]
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.
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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.
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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.
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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)
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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
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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
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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
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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.
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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.
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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
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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).
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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
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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.
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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.
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ATTACHMENT 3
APPROVED CONDITIONS AND TEXTUAL STATEMENT (05SN0276)
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ATTACHMENT 4
APPROVED CONDITIONS (10SN0106)
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