17SN0606
CASE NUMBER: 17SN0606
APPLICANT: Twin Rivers, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
ADDENDUM
Board of Supervisors Hearing:
AUGUST 23, 2017
Board of Supervisors Time Remaining:
365 DAYS
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
69.9 Acres 1401 Meadowville Road
REQUEST
Rezoning from General Business (C-5) to Regional Business (C-4) with conditional use to permit
single and multi-family residential uses plus conditional use planned development to permit
exceptions to ordinance requirements. Specifically, exceptions are requested to parking, setbacks,
building heights and landscaping standards to accommodate the proposed development.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, textual statement and exhibits are located in Attachments 1 6.
SUMMARY
A development including 586 residential dwelling units (450 apartments and 136 detached single
family dwellings) and a minimum of 30,000 square feet of commercial/office use is planned. Uses
would be permitted within certain development tracts as outlined on the master plan (Exhibit A
Attachment 3). -
In addition, senior apartments are optional among the 450
units permitted, with no maximum or minimum number established. If multi-family units are
provided in conjunction with commercial/office use, those units would only be permitted on upper
floors of buildings with first floor commercial/office use.
The development is planned with tree-lined streets; sidewalks throughout the development and
connecting adjacent subdivisions; buildings located closer to roads; open space and buffers within
and adjacent to residential uses; and architectural standards, further detailed on pages 6-8. The
proffered conditions offered by the applicant provide quality architectural and design standards
comparable with existing area development.
he applicant has proffered to widen and improve
the south side of Meadowville Road from Meadowville Road/Deepwater Cove Drive intersection to
North Enon Church Road and to widen and improve the west wide of North Enon Church Road for
the entire property frontage, which are estimated to cost approximately $2,521,799. The applicant
may also construct a sidewalk on the south side of Meadowville Road from the existing traffic circle
to the subject property with an estimated cost of $26,168. The applicant has proffered to make
payments for any residential unit beyond the total number of units that would result in an impact
greater than the value of these road and sidewalk improvements.
Providing a FIRST CHOICE community through excellence in public service
ADDENDUM
The purpose of this Addendum is to provide revised comments from Schools received after the
staff report was published.
Revised School comments are provided on page 3.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
Development will provide retail services and higher density residential
development to area, while offering transitional use between the
industrial area and single family development to the east.
STAFF
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that will compliment
area development.
improvements and cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility or new facility has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Enon
PARKS AND
area of 35 acres; nearest this location. Land for this community park has not
RECREATION
been acquired.
217SN0606-2017AUG23-BOS-ADD
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
Elementary Middle High Total (1)
Anticipated Student Yield by 106 51 63 220
School Type
Schools Currently Serving Area Enon Elizabeth Davis Thomas Dale
Current Enrollment 502 1249 2266
(2)
Building Capacity 700 1675 3325
(3)
Functional Capacity 584 1324 3215
Enrollment Percent of Total 86% 94% 70%
Functional Capacity
Total Number of Trailers 4 4 4
Number of Classroom Trailers 1 4 0
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit, as well as
\[1\]
average number of students per multi-family dwelling unit countywide at 0.33 students per unit.
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Enon Elementary School be revitalized or replaced.
Plans are underway for construction of a new Enon Elementary School on the existing school
site, and the anticipated opening of the school is January 2019.
317SN0606-2017AUG23-BOS-ADD
CASE NUMBER: 17SN0606
APPLICANT: Twin Rivers, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
AUGUST 23, 2017
Board of Supervisors Time Remaining:
365 DAYS
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
69.9 Acres 1401 Meadowville Road
REQUEST
Rezoning from General Business (C-5) to Regional Business (C-4) with conditional use to permit
single and multi-family residential uses plus conditional use planned development to permit
exceptions to ordinance requirements. Specifically, exceptions are requested to parking, setbacks,
building heights and landscaping standards to accommodate the proposed development.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, textual statement and exhibits are located in Attachments 1 6.
SUMMARY
A development including 586 residential dwelling units (450 apartments and 136 detached single
family dwellings) and a minimum of 30,000 square feet of commercial/office use is planned. Uses
would be permitted within certain development tracts as outlined on the master plan (Exhibit A
Attachment 3). -
In addition, senior apartments are optional among the 450
units permitted, with no maximum or minimum number established. If multi-family units are
provided in conjunction with commercial/office use, those units would only be permitted on upper
floors of buildings with first floor commercial/office use.
The development is planned with tree-lined streets; sidewalks throughout the development and
connecting adjacent subdivisions; buildings located closer to roads; open space and buffers within
and adjacent to residential uses; and architectural standards, further detailed on pages 6-8. The
proffered conditions offered by the applicant provide quality architectural and design standards
comparable with existing area development.
he applicant has proffered to widen and improve
the south side of Meadowville Road from Meadowville Road/Deepwater Cove Drive intersection to
North Enon Church Road and to widen and improve the west wide of North Enon Church Road for
the entire property frontage, which are estimated to cost approximately $2,521,799. The applicant
may also construct a sidewalk on the south side of Meadowville Road from the existing traffic circle
to the subject property with an estimated cost of $26,168. The applicant has proffered to make
payments for any residential unit beyond the total number of units that would result in an impact
greater than the value of these road and sidewalk improvements.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
Development will provide retail services and higher density residential
development to area, while offering transitional use between the
industrial area and single family development to the east.
STAFF
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that will compliment
area development.
improvements and cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility or new facility has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Enon
PARKS AND
area of 35 acres; nearest this location. Land for this community park has not
RECREATION
been acquired.
217SN0606-2017AUG23-BOS-RPT
317SN0606-2017AUG23-BOS-RPT
Comprehensive Plan
Classification: COMMUNITY MIXED USE
The designation suggests the property is appropriate for an integrated mixture of commercial and higher
density residential uses, with the predominant use being commercial uses that serve a community-wide
trade area. High quality development is encouraged with creative urban design to ensure integration of uses.
Surrounding Land Uses and Development
Single family residential
Meadowville Landing
Single family residential
Mount Blanco on the James and
Mount Blanco Subdivisions
Meadowville Road
Industrial and office use
or vacant (Meadowville
Technology Park)
N Enon Church Rd
417SN0606-2017AUG23-BOS-RPT
PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
96SN0203 Rezoning to General Industrial (I-2) with conditional use planned development to
Approved permit an industrial technology park (Meadowville Technology Park). The
(2/1996) subject property was part of this 1,582 acre tract
Rezoning to General Business (C-5) with Conditional Use to permit multi-
family residential and Conditional Use Planned Development to permit
exceptions to ordinance requirements
Commercial, office and integrated multi-family residential uses designed as an
urban/traditional mix of uses were proposed with tree-lined streets, open
spaces, pedestrian connections and on-street parking
users
08SN0111
Conditions permit Community Business (C-3) uses and outdoor community
Approved
events on 25 acres, located along the periphery of the property, with a
(1/2008)
maximum of 400 multi-family dwelling units mixed with commercial uses on a
tract located internally to the project; these units would generally be located
on upper floors of commercial/office buildings; a maximum of 2 buildings
could contain all residential uses
The Staff report for this case analyzed the impact of the proposed
development on public facilities (schools, roads, parks, libraries and fire
$15,600 per dwelling unit with more than 2 bedrooms and $10,269 per
dwelling units initially constructed with 2 or fewer bedrooms.
Proposal
A development including single and multi-family residential and commercial and office uses is
planned as identified in the proffered conditions, Textual Statement and Exhibits A D
(Attachments 1 - 6).
A Conditional Use is requested to permit the single and multi-family residential uses within the C-4
District. Standards for these residential uses are offered by the applicant in the proffered
conditions and Textual Statement. (Attachments 1 and 2)
Design and Ordinance Exceptions
As noted above, the development is planned with a mix of commercial/office and multi and
single family residential uses. Being an area designated for Community Mixed Use, the
Comprehensive Plan suggests that urban/traditional neighborhood designs should be employed
to ensure integration of uses and that flexibility in typical design standards should be used to
encourage innovative, creative design and high-quality development. Accordingly, a
conditional use planned development is proposed to permit exceptions to ordinance standards
517SN0606-2017AUG23-BOS-RPT
to reduce setbacks, numbers of parking spaces, increase building heights and modify
landscaping standards to accommodate the development.
In addition to Plan recommendations relative to mixed uses, 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 following outlines the proposed uses and design standards:
Uses and Development Standards by Tract (Exhibit A Attachment 3)
Tract A Commercial/Multi-family Mixed Use (approximately 7.8 acres minimum of 7
acres)
Minimum of 30,000 square feet of commercial and/or office uses
o
Uses permitted in the Community Business (C-3) District, except that more intense C-3
o
uses such as motor vehicles sales and rental, indoor flea markets and commercial
kennels would not be permitted
Maximum of 150 multi-family residential units permitted within mixed use buildings
o
(residential units only permitted on upper floors of buildings containing first floor
commercial/office use)
Architectural style similar to Colony Village and/or Chester Village and compatible in
o
color and materials to Exhibit D Attachment 6). Buildings maximum of 4 stories with
maximum of 54 dwelling units per floor
Only 10% of units may have 3 bedrooms and no units may have more than 3 bedrooms
o
Minimum 20 foot setback for buildings, parking and drives with perimeter Landscaping
o
K; minimum 25 foot wide buffer between Tract A and single family units on Tracts C and
D
Tract B Multi-family (approximately 17.5 acres- minimum of 10 acres)
Uses permitted in the Residential Multi-family (R-MF) District; maximum of 300
o
apartments units
Optional senior apartments with no minimum or maximum number; Senior apartments
o
must all be located in separate building(s) from non-senior apartments
Must be located a minimum of 100 feet from Meadowville Technology Park
o
Buildings constructed substantially
o
Attachment 6); Buildings maximum of 4 stories with maximum of 54 dwelling units per
floor
Only 10% of units may have 3 bedrooms and no units may have more than 3 bedrooms
o
Tracts C and D Single Family (approximately 43.1 acres maximum of 52.9 acres)
Maximum of 136 detached single family residential dwellings permitted on lots with
o
minimum area of 5,000 square feet with reduced lot widths and setbacks
617SN0606-2017AUG23-BOS-RPT
-
o
include a first-floor master and a minimum of 1,600 square feet of gross floor area;
other dwellings would include a minimum of 2,000 square feet of gross floor area
First section of single family units would be age-targeted units; all age-targeted units
o
would be grouped together
Dwellings must be located a minimum of 100 feet from Meadowville Technology
o
Parkway
Architectural standards require homes to be compatible with Meadowville Landing
o
subdivision, Chester Village Green or be craftsman style and address façade and roof
materials, foundation, porch and chimney treatment, and require variation in front
elevations to provide diversity along the streetscape
50-foot wide buffers exclusive of setbacks along Meadowville and North Enon Church
o
Roads
Overall Development Standards
Sidewalks along Meadowville Road and North Enon Church Road and along one side of
o
all roads within the development; pedestrian connections to adjacent development
(Exhibit C Attachment 5)
Street trees retained or provided along all public and private streets and in front of
o
single family dwellings
Parking requirements
o
Landscaped entrance features at each entrance
o
Recreational amenities, usable open space and focal points to encourage public
o
gathering (Exhibit B Attachment 4)
Hardscaped drives and front walks; sodded yards and front foundation plantings
o
Comprehensive Plan
As noted, the Comprehensive Plan suggests that the subject property would be appropriate for
development of an integrated mixture of commercial and higher density residential uses. The
majority of uses should be commercial, with higher density residential uses (townhome,
condominium and multifamily) appropriate only if they are not the predominate use and
developed in conjunction with nonresidential uses.
Staff recognizes that the proposed development has the potential of including a majority of
residential uses (maximum of 586 units), with a minimum of 30,000 sf of commercial use.
Given this mix, and with the inclusion of lower density (single family) residential uses, the
proposal does not comply with the land use recommendations of the Plan. It is important to
industrial/technology park employees and users, and retail services to meet needs of the
surrounding area. Further, anticipated development densities resulting from recent zoning
approvals north and east of the request property are significantly lower than those envisioned
by the Plan. As proposed, the single family residential uses on the eastern portion of the
property would provide an appropriate land use compatibility and transition among exiting and
anticipated single family residential uses, the proposed retail and multifamily uses, and
Meadowville Technology Park.
717SN0606-2017AUG23-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered to develop a maximum of 450 apartment units and 136 single-
family dwelling units (Proffered Condition 7). The proposed development also includes a
minimum 7 acres (Tract A) of commercial uses (Textual Statement Condition 4.A). The
development of Tract A is not limited to a specific land use; therefore, it is difficult to anticipate
traffic generation. Based on the maximum residential units and an assumed commercial density
of 70,000 square feet of shopping center, the proposed development could generate
approximately 9,631 average daily trips. Traffic generated by development of the property is
anticipated to be initially distributed along two existing roads: Meadowville Road and North
Enon Church Road. Vehicles entering the proposed development would access it from one or
both of these roads.
The eastern section of Meadowville Road is a collector, with a recommended right of way width
of 70 feet, as identified on the County ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ.
North Enon Church Road is also a collector, with a recommended right of way width of 70 feet,
as identified on the ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. This property fronts on about 1,350 feet of North Enon
Church Road. This section of road is substandard, with approximately 18 feet of pavement, no
usable shoulders, and deep ditches on both sides. A section of the road south of the property
has been improved in conjunction with area development.
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following (note: some of these conditions are
currently required by Case 08SN0111):
Right of Way Dedications (Proffered Condition 4)
35 feet on the west side of North Enon Church Road adjacent to the property.
35 feet on the south side of Meadowville Road adjacent to the property from North
Enon Church Road to the Meadowville Road/Deepwater Cove Drive intersection.
Vehicular Access (Proffered Condition 5)
Access to Meadowville Road limited to one entrance/exit.
Access to North Enon Church Road limited to one entrance/exit.
Road Improvements (Proffered Condition 3)
Widening/improving south side of Meadowville Road to a twelve (12) foot wide travel
lane, with an additional four (4) foot wide paved shoulder plus a four (4) foot wide
unpaved shoulder and overlaying the full width of Meadowville Road from the
Meadowville Road/Deepwater Cove Drive intersection to North Enon Church Road.
Widening/improving west side of the west side of North Enon Church Road to a twelve
(12) foot wide travel lane, with an additional four (4) foot wide paved shoulder plus a
four (4) foot wide unpaved shoulder and overlaying the full width of Meadowville Road
for the entire property frontage.
817SN0606-2017AUG23-BOS-RPT
Left and right turn lanes along Meadowville Road and along North Enon Church Road at
each approved access, if warranted.
Sidewalks along Meadowvile Road for the property frontage and along North Enon
Church Road from the Meadowville Road intersection to the proposed site access.
(Note: The Subdivision Ordinance would require a sidewalk along North Enon Church
Road for the entire property frontage. This requirement will be addressed at time of
preliminary plat review.)
A right of way dedication proffer has been offered for the improvements identified above.
The proffer states that in the -
way, the developer may request that the county acquire such right of way as a public road
improvement. All costs associated with the acquisition of the right of way will be borne by
the developer. In the event the county chooses not to assist the developer in acquisition of
the off-site right of way, the developer shall be relieved of the obligation to acquire the off-
site right of way and shall provide the road improvements within available right of way.
(Proffered Condition 4.D)
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of
the County, east of I-95. Many of the roads in Traffic Shed 15 or which serve Traffic Shed 15
have little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor
vertical and horizontal alignments. The traffic volume generated from the proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. These roads need to be
improved to address safety and accommodate increased traffic, including the increased traffic
from the proposed development.
An applicant may choose to address
transportation network through dedication of property, construction of road improvements, or
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,640 per unit.
A senior housing (detached) unit, which generates 46% of the traffic of single-family
dwelling unit, traffic impact could be addressed by $4,324 per unit.
As previously stated, the applicant has proffered the widening/improving of Meadowville Road
and of North Enon Church Road, and are proffered to be completed in conjunction with any
development with access to each road (Proffered Conditions 3.A and B). These improvements
are estimated to cost approximately $2,521,799. The applicant may choose to also construct a
917SN0606-2017AUG23-BOS-RPT
sidewalk on the south side of Meadowville Road from the existing traffic circle to the property
(Proffered Condition 3.E). This improvement is estimated to cost approximately $26,168. It
should be noted, however, that the actual cost to provide all these improvements could be
more or less than these amounts.
The applicant has proffered to make payments for any residential unit, beyond the total
number of units that would result in an impact of $2,521,799, or $2,547,967 ($2,521,799 +
$26,168) if the developer constructs the sidewalk along Meadowville Road west of the property
(Proffered Condition 13). Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date no comments have been received.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Enon Station, Company Number 6
The Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of .224 calls per dwelling, it is estimated that this development will
generate 132 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
Two access points will be required for this development. 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.
1017SN0606-2017AUG23-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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 103 Enon 584 4 502 86
Middle 50 Elizabeth Davis 1324 4 1249 94
High 61 Thomas Dale 3215 4 2266 70
Total \[1\] 214
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit, as well as
\[1\]
average number of students per multi-family dwelling unit countywide at 0.33 students per unit.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Enon Elementary School be revitalized or replaced.
Plans are underway for construction of a new Enon Elementary School on the existing school
site, and the anticipated opening of the school is January 2019.
1117SN0606-2017AUG23-BOS-RPT
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. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ, as part of the
comprehensive plan, indicates the following library needs countywide:
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility or new facility has not been acquired.
Nearby Libraries
Enon Library
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 \[within 3 mile radius\]
Henricus Park
Dutch Gap Conservation Area
Brown and Williamson \[undeveloped\]
Elementary School Athletic Areas
Middle School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Enon area of 35 acres;
nearest this location. Land for this community park has not been acquired.
1217SN0606-2017AUG23-BOS-RPT
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 has made
provisions for internal pedestrian/bicycle system within the development and connection to the
adjacent subdivisions. The applicant is also encouraged to consider a pedestrian/bicycle
connection to N. Enon Church for future linkage to the Plan route along Meadowville Tech
Parkway.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to rezone from C-5 to C-4 with CU and CUPD that will permit mixed use
will not impact water and sewer lines.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties are generally flat and located within the Johnson Creek and the James River
Watersheds. The northern portions of the subject properties drain north under Meadowville Road
and through storm sewer systems in the Meadowville Landing Subdivision to the James River.
The southern portions of the properties drain south through Meadowville Technology Park
tributaries to Johnson Creek. In the lower portion of the Johnson Creek Watershed, there are
existing culverts under Enon Church Road which are inadequate and currently cause upstream
flooding. Any increased runoff in this watershed upstream of the existing culverts will result in
increased flooding along Johnson Creek and its tributaries.
Drainage
Background Information:
Due to the extreme flatness of the area, it is unclear how much of the land drains to the north to
the James River and how much drains south to Johnson Creek. Staff has worked with area
developers to determine how much of the land drains in each direction, and has approved the
drainage area divide for these parcels. The approved drainage breaks for these parcels should be
honored with the proposed development, unless otherwise approved by the Department of
Environmental Engineering.
Downstream Impacts:
Due to existing inadequate culverts under Enon Church Road, any increased runoff from the
development in this watershed upstream of the existing culverts will result in increased flooding,
which will impact private properties and public safety. For the portions on the development
located within the Johnson Creek watershed, the post-development 2, 10 and 100-year
1317SN0606-2017AUG23-BOS-RPT
stormwater discharge rates shall not exceed the pre-development 2, 10 and 100 year-stormwater
discharge rates, respectively. On-site detention/retention to pre-development rates will protect
downstream properties and roadways from increased flooding. The applicant has offered
Proffered Condition 2 to address this impact.
The existing storm sewer systems in the Meadowville Landing Subdivision should be evaluated to
verify that existing private properties will not be negatively impacted with increased stormwater
runoff created by the development. Stormwater that is directed to the north toward the
Meadowville Landing Subdivision shall be discharged to an adequate outfall of sufficient size and
capacity to handle the post-development discharge. The applicant has offered Proffered Condition
2 to address this impact.
Stormwater Management
The parcels are currently covered by an active State General Construction permit; therefore, the
development is subject to the Part IIC technical criteria of the Virginia Stormwater Management
Program Regulations for both water quality and water quantity until July 1, 2024, unless otherwise
extended by state regulation.
1417SN0606-2017AUG23-BOS-RPT
CASE HISTORY
Applicant Submittals
10/18/16 Application submitted
11/14 and Amended proffered conditions, textual statement and exhibits were submitted.
12/14/16
1/4 and Amended proffered conditions, textual statement and exhibits were submitted.
1/5/17
4/24, 5/1, Amended proffered conditions, textual statement and exhibits were submitted.
5/19, 6/22,
7/6, 7/11
and
7/13/2017
Community Meeting
12/8/16 Issues Discussed
Applicant proposes quality to off-set cash proffer
Concerns expressed relative to narrowness and lack of shoulders on N.
Enon Church Road
Connection between developments in area with trails for residents to use
to get to recreational amenities in Meadowville Landing
Timeline for development
Propose age restricted single family within development instead of only
multi-family and reduce square footage of commercial/office use
Planning Commission
1/17/17 Action- DEFERRED TO MARCH 21, 2017 ON ITS OWN MOTION WITHOUT THE
3/21/17 Action-
CONSENT
5/16/17 Action DEFERRED TO JUNE 20, 2017 ON ITS OWN MOTION WITH THE
6/20/17 Action- DEFERRED TO JULY 18, 2017 ON ITS OWN MOTION WITHOUT THE
1517SN0606-2017AUG23-BOS-RPT
Planning Commission (Continued)
7/18/17 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting his continued discussions with the County Administration relative to
information provided in the staff report.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jackson Second: Jones
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, August 23, 2017, beginning at 6:00 p.m., will consider
this request.
1617SN0606-2017AUG23-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITION
(July 13, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and
its successors or assigns, proffers that the rezoning and development of the property known as
Chesterfield County Tax IDs 823-659-3856, 823-659-6573, 823-659-9483, 823-660-4049, 824-
659-2386, 824-659-5689, 824-659--5 to C-4 with a conditional use
to permit multi-family and single-family residential uses and a conditional use planned
e standards, and subject to the
conditions and provisions of the Textual Statement, will be developed as set forth below;
however, in the event the request is denied or approved with conditions not agreed to by the
Developer, these proffers and conditions shall be immediately null and void and of no further
force or effect.
The application contains four exhibits described as follows:
Exhibit A
last revised July 5, 2017, prepared by Timmons Kelley Architects.
Exhibit B
Engineering, dated September 15, 2016, last revised July 5, 2017.
Exhibit C ared by
Highmark Engineering, dated September 15, 2016, last revised July 11, 2017.
Exhibit D
Poole Architecture, dated May 13, 2016.
Master Plan. The textual statement last revised July 13, 2017, together with the
1.
Conceptual Plan attached as Exhibit A, shall be considered the Master Plan. (P)
Stormwater. Stormwater runoff designed to drain to Johnsons Creek, shall be retained
2.
based on the two (2) year, ten (10) year, and 100-year post development condition and
released based upon the two (2) year, ten (10) year, and 100-year pre-development
condition, respectively. Stormwater runoff designed to drain north toward the
Meadowville Landing Subdivision shall be discharged to an adequate outfall of sufficient
size and capacity to handle the post development discharge. (EE)
1717SN0606-2017AUG23-BOS-RPT
Transportation Improvements. The Developer shall provide the following
3.
improvements, subject to the terms contained herein. The exact design or
modifications of the improvements shall be approved by the Transportation
Department.
Widen/improve the entire Property frontage on the south side of Meadowville
A.
Road from the Meadowville Road/Deepwater Cove Drive intersection to North
Enon Church Road (a distance of 1,435 linear feet) to provide:
A twelve (12) foot wide travel lane, measured from the centerline of the
i.
road
A four (4) foot wide paved shoulder and a four (4) foot wide unpaved
ii.
shoulder
Overlay of the full road width with one and one half (1.5) inches of
iii.
compacted bituminous asphalt concrete
These improvements shall be provided in conjunction with any
iv.
development that includes access on Meadowville Road.
Widen/improve the entire Property frontage on the west side of North Enon
B.
Church Road to provide:
A twelve (12) foot wide travel lane, measured from the centerline of the
i.
road
A four (4) foot wide paved shoulder and a four (4) foot wide unpaved
ii.
shoulder
Overlay of the full road width with one and one half (1.5) inches of
iii.
compacted bituminous asphalt concrete
These improvements shall be provided in conjunction with any
iv.
development that includes access on North Enon Church Road.
Construction of additional pavement along Meadowville Road and North Enon
C.
Church Road at the approved accesses to provide left and right turn lanes, if
warranted, based on Transportation Department Standards.
Construct sidewalks in the following locations:
D.
Along the Property frontage on the south side of Meadowville Road from
i.
the Meadowville Road/Deepwater Cove Drive intersection to the
intersection with North Enon Church Road, which sidewalk shall be
constructed pursuant to Proffered Condition 3.A.iv.
Along the Property frontage on the west side of North Enon Church Road
ii.
from the Property entrance on North Enon Church Road to the
1817SN0606-2017AUG23-BOS-RPT
Meadowville Road/North Enon Church Road intersection, which sidewalk
shall be constructed pursuant to Proffered Condition 3.B.iv.
Along the Property frontage of Tract A (which includes a portion that is
iii.
required by Proffered Condition 3.D.i.), the sidewalk shall be constructed
in conjunction with development of the initial commercial or Multi-
Family units located on Tract A, whichever first occurs.
At the option of the Developer, the Developer may construct a sidewalk on the
E.
south side of Meadowville Road west of the Property to connect with the
existing sidewalks on Meadowville Road (currently terminating at the traffic
circle at Meadowville Road and Meadowville Technology Boulevard and shown
on Exhibit C tructed
pursuant to Proffered Condition 3.D.iii. (T and P)
Dedications. The following rights-of-way shall be dedicated, free and unrestricted, to
4.
Chesterfield County prior to any site plan approval, in conjunction with recordation of
the initial subdivision plat, or within sixty (60) days from the date of a written request by
the Transportation Department, whichever occurs first:
Thirty-five (35) feet of right-of-way, on the west side of North Enon Church Road
A.
measured from the centerline of that part of North Enon Church Road
immediately adjacent to the Property.
Thirty-five (35) feet of right-of-way on the south side of Meadowville Road
B.
measured from the centerline of that part of Meadowville Road immediately
adjacent to the Property from North Enon Church Road to the Meadowville
Road/Deepwater Cove Drive intersection.
Dedication to and for the benefit of Chesterfield County, free and unrestricted,
C.
of any additional right-of-way (or easement) required for the transportation
improvements identified above.
--of-way that is
D.
necessary for these improvements, the Developer may request, in writing, that
the County acquire such right-of-way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be borne by the
Developer. In the event the County chooses not to assist the Developer in
--of-way, the Developer shall be relieved of the
-ght-of-way and shall provide the road
improvements within available right-of-way as determined by the Transportation
Department. (T)
Access.
5.
Direct vehicular access from the Property to Meadowville Road shall be limited
A.
to one (1) entrance/exit. The exact location of this access shall be approved by
the Transportation Department.
1917SN0606-2017AUG23-BOS-RPT
Direct vehicular access from the Property to North Enon Church Road shall be
B.
limited to one (1) entrance/exit. The exact location of this access shall be
approved by the Transportation Department. (T)
Uses Not Permitted. The following uses shall not be permitted on the Property:
6.
Feed, seed and ice sales.
A.
Fraternal uses.
B.
Indoor flea markets.
C.
Kennels, commercial.
D.
Material reclamation receiving centers.
E.
Motor vehicle sales and rental.
F.
Secondhand and consignment stores.
G.
Taxidermies. (P)
H.
Density.
7.
Tract A. The maximum number of Multi-Family units within Tract A shall be 150.
A.
Tract B. The maximum number of Multi-Family (including any Senior
B.
Apartments) units within Tract B shall be 300.
Tracts C and D. The maximum number of Single-Family units within Tracts C and
C.
D shall be 136. (P)
Walkways. In addition to the sidewalks required by Proffered Condition 3.D., the
8.
Developer shall provide for pedestrian access throughout the Property as shown on
Exhibit C.
Sidewalks shall be installed along at least one side of all public streets as shown
A.
on the Exhibit C and on private streets located with Tract A and Tract B.
Sidewalks shall be constructed in conjunction with the street construction and in
Links between sidewalks shall be constructed as links to the various uses or
B.
adjacent development as shown on the Exhibit C. (P and T)
Age-Targeted Single Family Units; Age-Restricted Senior Apartments.
9.
Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair
A.
Housing Act, and such other applicable federal, state, or local legal requirements,
the Developer shall designate a minimum of 50 Single-Family units as targeted
-
2017SN0606-2017AUG23-BOS-RPT
Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair
B.
Housing Act, and such other applicable federal, state, or local legal requirements,
the Developer may designate one or more Multi-Family buildings on Tract B as
(P)
Tract A Commercial/Office Uses. A minimum of 30,000 square feet of commercial
10.
and/or office uses shall be constructed on Tract A. If the Developer constructs any
Multi-Family units on Tract A, the Multi-Family units shall be incorporated into the
building(s) developed for the commercial and/or office uses and shall occupy the second
and higher floors of such building(s). (P and BI)
Cash Proffers.
11.
For purposes of these Proffered Conditions, the following amounts shall be used
A.
to calculate the value of the cash proffer payments due for each dwelling unit
constructed on the Property: $5,640 for each multi-family unit other than Senior
Apartments; $9,400 for each single-family dwelling unit, including each Age-
Targeted unit; and $2,914.00 for each Senior Apartment unit.
The transportation improvements identified in Proffered Conditions 3.A. and 3.B.
B.
cash proffer for road improvements located within the service district for the
Property. Once the payments for any constructed dwelling units exceed the
Road Construction Value, the Developer thereafter shall begin making a cash
proffer payment for each additional residential unit, except as may be modified
by Proffered Condition 11.C., in the amounts identified in Proffered Condition
11.A. Each such payment shall be made prior to the issuance of a building
permit for a dwelling unit, unless state law modifies the timing of the payment.
The value of the sidewalk improvements identified in Proffered Condition 3.E.
C.
Construction
Value shall increase the Road Construction Value in Proffered Condition 11.B. to
a total of $2,547,967 above. (B&M and T)
2117SN0606-2017AUG23-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(July 13, 2017)
Rezone from C-5 to C-4 with a conditional use to permit multi-family and single-family
residential uses and a Conditional Use Planned Development (CUPD) for bulk exceptions to
ordinance standards in order to create a mixed-use center as delineated on the plan dated April
Exhibit A.
General Conditions.
1.
Reference is made to the Proffered Conditions dated July 13, 2017 (the
A.
he defined
terms in the Proffers are incorporated by reference and used herein.
The Property shall be developed as generally shown on the Conceptual Plan and
B.
as delineated below:
The Tracts shown on Exhibit A
i.
Conceptual Plan, but their locations and sizes, including further divisions
into sub-tracts may be modified as requested by the developer and
approved by the Director of the Planning Department and the Director of
the Transportation, so long as the Tracts generally maintain their
relationship with each other and any adjacent properties. The locations
of any internal streets or roads shown on the Conceptual Plan may also
be modified as requested by the Developer and approved by the Director
of the Planning Department and the Director of the Transportation
Department.
Requirements and Exceptions for all Tracts.
2.
Parking.
A.
The Developer shall provide parking ratios as follows:
i.
Two (2) spaces per dwelling unit for Multi-Family uses in Tract B.
(a)
Eight tenths (0.8) spaces for any Multi-Family units identified as
(b)
Senior Apartments.
Four and four-tenths (4.4) spaces/1,000 gross floor area of
(c)
commercial or office uses and one (1) space for each Multi-Family
unit in Tract A.
Two (2) spaces per dwelling unit for Single-Family units. Garage
(d)
spaces may count as the required parking spaces.
On-street parking shall be permitted within Tracts A and B, subject to the
ii.
design and construction requirements of the Virginia Department of
Transportation and the County. Any on-street parking on Tracts A and B
2217SN0606-2017AUG23-BOS-RPT
shall be counted towards the required number of parking spaces for each
Tract, it being understood that on-street parking on one such tract may
be counted toward the required parking in the other Tract.
At the time of plan review, parking requirements may be further reduced
iii.
if the Director of the Planning Department determines that the permitted
uses will have different time demands or where sidewalks or pedestrian
ways are provided between uses.
Setbacks. Except as set forth below, all buildings in Tracts A and B (including
B.
accessory structures) located along internal roads, interior private driveways,
parking areas, and streets may have zero (0) foot setbacks for front, side, corner
side, rear, and through lots. Corner side yards shall meet sight distance
requirements as may be established at the time of plan review.
Buffers and Landscape Areas.
C.
No buffers shall be required between various uses, adjacent properties,
i.
or along Meadowville Road and North Enon Church Road, except as
otherwise provided herein.
In Tract A, a minimum twenty (20) foot setback shall be required for
ii.
buildings, drives, and parking along Meadowville Road and planted in
accordance with Perimeter Landscaping K.
In Tracts C and D, a minimum fifty (50) foot buffer (exclusive of yards)
iii.
shall be required on the lots that are immediately adjacent to North Enon
Church Road and Meadowville Road. This buffer shall be subject to the
landscaping requirements for buffers adjacent to roads for lot
subdivisions where vegetation exists and will be retained, provided that
such buffer may be modified pursuant to the terms of the zoning
ordinance. Except where necessary to accommodate access and utilities
that run generally perpendicular through the buffer, existing trees with a
caliper of four (4) inches or greater shall be maintained within the buffer
except that any dead, diseased, or dying trees may be removed. Existing
trees may also be removed for the installation of sidewalks, bike paths, or
entryways that run generally perpendicular through the buffer. Such
buffers shall be maintained by the HOA (defined below).
To provide trees on the public street-frontage of each Single-Family unit
iv.
on Tracts C and D, the Developer shall have the option to (a) plant two
street trees in front of such unit, (b) to plant two trees in the front yard of
such Single-Family unit, (c) to preserve at least two existing trees with a
caliper of four (4) inches or greater in the front yard of such Single-Family
unit, or (d) to combine a newly-planted tree with an existing tree with a
caliper of four (4) inches or greater in the front yard of such Single-Family
unit.
On Tracts A and B, street trees shall be planted along both sides of all
v.
internal public streets and all private streets that provide general
circulation throughout the development. In lieu of providing such street
trees, the Developer shall have the option to preserve existing trees with
a caliper of four (4) inches or greater along the frontage of such public
2317SN0606-2017AUG23-BOS-RPT
streets and all private streets that provide general circulation throughout
the development.
A buffer twenty-
vi.
commercial development on Tract A and the Single-Family units on Tracts
C and D. Such buffer shall planted pursuant to the requirements of
Perimeter Landscaping Type C, Option 1, as identified in Table 19.1-
At each entrance to the Property, an entrance sign shall be constructed in
vii.
accordance with zoning ordinance requirements. Each entrance sign
shall be generally compatible with the entrance sign located at the
intersection of North Enon Church Road and North White Mountain Drive
for the Mount Blanco subdivision and/or the entrance sign located at the
intersection of James Overlook Drive and Deep Water Cove Drive for
Section 2 of the Meadowville Landing subdivision. Each such sign shall
incorporate landscaping similar to the landscaping around the
aforementioned signs.
Recreational Amenities.
3.
Multi-Family. A fitness center shall be located within one of the Multi-Family
A.
buildings constructed on Tract B and accessible to the residents of Tracts A and B
Multi-Family units.
Single-Family. In order to provide residents of the Property with opportunities to
B.
engage in an active lifestyle, the following existing recreational amenities shall
be made available, subject to and in accordance with membership rules of the
Meadowville L
clubhouse, trails, fitness center, pool, river walk trails, and two (2) community
docks for river access. To that end, the Developer shall cause the Single-Family
units to be subject to the Mea
recreational amenities are shown on Exhibit B.
Focal Points.
C.
The first section of Age-Targeted units developed pursuant to Section 4.C.
i.
below shall include an open space area to serve as a focal point and
gathering space for all Single-Family units on the Property. Such open
space shall be designed with either benches and/or gazebo, or with
recreational facilities such as bocce-ball or pickle-ball courts.
Prior to the issuance of certificates of occupancy for more than a
ii.
cumulative total of fifty (50) Single Family units that are served by an
entrance/exit on Meadowville Road, the Developer shall provide an
additional open space area to serve as an additional focal point and
gathering space for all Single-Family units on the Property. The additional
open space area shall be designed with either benches and/or gazebo, or
with recreational facilities such as bocce-ball or pickle-ball courts.
The open space areas described in Sections 3.C.i. and 3.C.ii above shall be
iii.
located as shown on Exhibit C or in other locations as approved by the
2417SN0606-2017AUG23-BOS-RPT
Director of the Planning Department. If any of the open spaces are
adjacent to or around a stormwater management facility, such facility
shall be designed as an amenity with landscaping and fountain (if
designed as a wet pond).
Each open space described in Sections 3.C.i. and 3.C.ii shall be a minimum
iv.
of 5,000 square feet in size.
The total amount of required open space provided on the Property and
v.
designed as focal points (including those noted in Sections 3.C.i. and
3.C.ii) shall be a minimum of 15,000 square feet.
All such open spaces/focal points shall be maintained by the HOA.
vi.
Uses and Development Standards.
4.
Tract A Mixed-Use.
A.
Uses permitted within Tract A shall be limited to:
i.
Uses permitted by-right or with restriction in the Community
(a)
Business (C-3) District.
Mixed-Use Buildings, defined as multi-story buildings that
(b)
accommodate a combination of commercial and/or office and/or
residential uses within the same structure.
Accessory uses permitted in the C-3 Zoning District, except as
(c)
restricted herein.
Development Standards.
ii.
Tract A shall be a minimum of 7 acres.
(a)
The maximum height for all buildings shall be four (4) stories. This
(b)
height limit shall not restrict the use of the roof for features such
as, but not limited to, decks, patios, or gardens.
There shall be no more than fifty-four (54) dwelling units per
(c)
floor.
No more than ten percent (10%) of the Multi-Family units shall
(d)
contain more than two bedrooms, and no Multi-Family unit shall
contain more than three bedrooms.
Front walks hardscaped with brushed concrete shall be provided
(e)
parallel to the front of the buildings and a minimum of 4 feet
wide. Hardscaped walks shall also be provided to side and rear
entrances and shall be minimum of 3 feet wide.
2517SN0606-2017AUG23-BOS-RPT
Tract B Multi-Family.
B.
Uses permitted within Tract B shall be limited to:
i.
Uses permitted by-right or with restriction in the Residential
(a)
Multi-Family (R-MF) District.
Senior Apartments provided (i) all such units are located together
(b)
in one building and (ii) there are no other Multi-Family units in
such building that do not qualify as Senior Apartments.
Accessory uses permitted in the R-MF Zoning District.
(c)
Development Standards.
ii.
Tract B shall be a minimum of 10 acres.
(a)
The Multi-Family buildings shall be located at least 100 feet from
(b)
GPINs 822-658-8153 and 824-658-
eliminated if
these parcels are ever rezoned for mixed-use or residential uses.
There shall be no more than fifty-four (54) dwelling units per
(c)
floor.
No more than ten percent (10%) of the Multi-Family units shall
(d)
contain more than two bedrooms, and no Multi-Family unit shall
contain more than three bedrooms.
The maximum height for all buildings shall be four (4) stories. This
(e)
height limit shall not restrict the use of the roof for features such
as, but not limited to, decks, patios, or gardens. The maximum
height of accessory buildings and structures shall be one (1) story.
Front walks hardscaped with brushed concrete shall be provided
(f)
parallel to the front of the buildings and a minimum of 4 feet
wide. Hardscaped walks shall also be provided to side and rear
entrances and shall be minimum of 3 feet wide.
Foundation Planting Bed. Foundation planting is required along
(g)
all Multi-Family building facades. Foundation Planting Beds shall
be a minimum of 4 feet wide measured from the dwelling unit
foundation. Planting beds shall be defined with a trenched edge
or suitable landscape edging material. Planting beds shall include
medium shrubs spaced a maximum of four (4) feet apart. Multi-
Family building corners shall be visually softened with vertical
accent shrubs 4-5 feet in high at the time of planting or small
evergreen trees 6-8 feet high at the time of planting.
Tracts C and D Single-Family Units.
C.
Uses permitted within Tracts C and D shall be limited to:
i.
Uses permitted by-right or with restriction in any single-family
(a)
residential district.
Accessory uses permitted in any single-family residential district.
(b)
2617SN0606-2017AUG23-BOS-RPT
Development Standards.
ii.
Lots
(a)
Minimum lot area 5,000 square feet
(i)
Minimum lot width 52 feet
(ii)
Minimum lot frontage
(iii)
Permanent cul-de-sac 30 feet
a.
Radius of a loop street 30 feet
b.
Other roads 50 feet
c.
No Single-Family unit shall be constructed within 100 feet
(iv)
of the Meadowville Technology Park.
Building Setbacks. Subject to the more restrictive requirements
(b)
for setbacks and buffers contained in Sections 2.B. and 2.C. above,
the following building setbacks shall apply to all Single-Family
units.
Front yard 20 feet
(i)
Side yards 5 feet
(ii)
Rear yard 20 feet
(iii)
Maximum Building Height Lesser of 3 stories or 40 feet.
(c)
Maximum Accessory Building Height - One-half the height of the
(d)
principal building
Building Square Footage.
(e)
The minimum gross floor area shall be 1,600 square feet
(i)
for each Age-Targeted unit and 2,000 square feet for each
Single-Family unit other than Age-Targeted units.
The gross square footage of all accessory buildings on a lot
(ii)
shall not exceed the gross square footage of the dwelling,
excluding basements.
Sod and Irrigation. All front yards and corner side yards shall be
(f)
sodded and irrigated.
Foundation Planting Bed. Foundation planting is required along
(g)
all dwelling facades facing a street. Foundation Planting Beds
shall be a minimum of four (4) feet wide measured from the
dwelling unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscape edging material. Planting
beds shall include medium shrubs spaced a maximum of four (4)
feet apart. Dwelling unit corners shall be visually softened with
vertical accent shrubs 4-5 feet in high at the time of planting or
small evergreen trees 6-8 feet high at the time of planting.
2717SN0606-2017AUG23-BOS-RPT
Private Driveways. All private driveways serving Single-Family
(h)
units shall be hardscaped with brushed concrete or asphalt.
Private driveways shall not require curb and gutter.
Front Walks. Front walks shall be provided to each Single-Family
(i)
unit. Front walks shall be hardscaped with of brushed concrete,
asphalt, pavers, or other hardscape materials. Front walks shall
be a minimum of 3 feet wide.
Development of Age-Targeted Units.
iii.
Age-Targeted units shall be designed for first floor living, including
(a)
bedroom(s), kitchen, bath, and living space on the entry level,
provided that additional bedroom(s) with bathroom(s) shall be
permitted on upper floors.
The first section of Single-Family units shall be developed as Age-
(b)
Targeted units and shall be developed using the entrance onto
North Enon Church Road. All other Age-Targeted units shall be
grouped together in sections that are contiguous with the first
section of Age-Targeted units or with subsequent sections of Age-
Targeted units. Each section of Age-Targeted units shall be
identified as such on the final subdivision plat for such section.
Architectural Design Standards.
5.
Single-Family Units. All Single-Family units developed on the Property shall be
A.
subject to the following architectural design standards:
Style and Form. The architectural styles of the Single-Family shall use
i.
forms and elements compatible with those existing in the Meadowville
Landing subdivision, Chester Village Green single-family subdivision, and
Craftsman style.
Exterior Facades. At least 50% of the dwelling units shall have brick,
ii.
stone, or masonry fronts that cover a minimum of 20% of the façade.
Other acceptable siding materials shall include stucco, synthetic stucco
(EIFS), or horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiberboard or may be
premium quality vinyl siding with a minimum wall thickness of .042
inches. Synthetic Stucco (EIFS) siding shall be finished in a smooth, sand,
or level texture, no rough textures are permitted.
2817SN0606-2017AUG23-BOS-RPT
Foundations. Except for houses constructed entirely using synthetic or
iii.
natural stucco veneer, the exterior veneer of all house foundations shall
consist of brick, stone, or a mixed combination of both. Houses built
entirely with synthetic or natural stucco veneer may have foundations
that are covered entirely with a veneer of stucco. If a house is built on a
slab, and the house is not constructed using synthetic or natural stucco
f each exterior wall shall be
covered with a veneer of brick, stone, or a mixed combination of both, to
create the appearance of a foundation.
Roofs.
iv.
Varied Roof Line. Varied roof designs and materials shall be used
(a)
on facades of dwellings that face a street. Minimum roof pitch
shall be 8/12.
Roof Materials. Roofing material shall be dimensional
(b)
architectural shingles with a minimum 30-year warranty. All
flashing shall be copper or pre-finished aluminum (bronze or
black).
Porches and Stoops.
v.
Front Porches and Stoops. Unless the porch or stoop is slab-on-
(a)
grade, all front entry stoops and front porches shall be
constructed with a continuous masonry foundation wall.
Individual front porches and stoops shall be one-story in height, or
taller if the porch/stoop design is architecturally compatible with
the dwelling it serves. Extended front porches shall be a
minimum of 5 feet deep. Handrails and railings shall be finished
painted wood or metal railing 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
stoops shall be masonry piers, tapered round (Tuscan or Doric)
column, or square box columns a minimum of 8 inch square as
appropriate to the character of the dwelling unit. All front steps
shall be masonry to match the foundation.
Rear Porches. Unless the rear porch is slab-on-grade, all rear
(b)
porches shall be constructed on masonry or stone piers with
lattice screening spanning between columns. Handrails and
railings shall be finished painted wood or metal railing with
vertical pickets or swan balusters.
Fireplaces, Chimneys and Flues.
vi.
Chimneys. Sided chimneys are permitted on roof planes or
(a)
facades and must have masonry foundations. Cantilevered
chimneys are not permitted. The width and depth of chimneys
shall be appropriately sized in proportion to the size and height of
the unit. For gas fireplaces, metal flues may be used on the roof.
2917SN0606-2017AUG23-BOS-RPT
Direct Vent Fireplaces. Direct vent gas fireplace boxes which
(b)
protrude beyond the exterior plane of the dwelling unit, are not
permitted on facades facing a street. All the exterior materials
and finishes used to enclose the fireplace box must match the
adjacent facade.
Variation in Front Elevations. Unless otherwise approved by the Director
vii.
of the Planning Department, the following restrictions are designed to
maximize architectural variety of the houses.
The same front elevation may not be located adjacent to, directly
(a)
across from, or diagonally across the street from each other on
the same street.
Variation in the front elevation to address the paragraph above
(b)
may not be achieved by simply mirroring the façade but may be
accomplished by providing at least three (3) of the following
architectural changes:
adding or removing a porch or covered entry or increasing
(i)
or decreasing the length of the porch or entry
varying the location and/or style of a front facing gable(s)
(ii)
alternating the location of the garage
(iii)
providing different materials and/or siding types on at
(iv)
least 50% of the elevation
providing a different roof type/roof line
(v)
Multi-Family buildings shall be designed and constructed in a manner that is
B.
prepared by Poole & Poole Architecture, dated May 13, 2016, and attached as
Exhibit D. Notwithstanding the foregoing, any such Multi-Family building shall
be permitted to be constructed without garages underneath the building or on
the first floor.
Any Commercial or Mixed-Use Buildings shall be similar in architectural style to
C.
Colony Village and/or Chester Village and compatible in colors and materials to
Exhibit D, unless otherwise approved by the Director of the Planning
Department.
3017SN0606-2017AUG23-BOS-RPT
ATTACHMENT 3
EXHIBIT A
Master Plan July 5, 2017
3117SN0606-2017AUG23-BOS-RPT
ATTACHMENT 4
EXHIBIT B
Existing Recreational Amenities July 5, 2017
3217SN0606-2017AUG23-BOS-RPT
ATTACHMENT 5
EXHIBIT C
Proposed Pedestrian Facilities July 11, 2017
3317SN0606-2017AUG23-BOS-RPT
ATTACHMENT 6
EXHIBITS D-1 THROUGH D-7
May 13, 2016
3417SN0606-2017AUG23-BOS-RPT
3517SN0606-2017AUG23-BOS-RPT
3617SN0606-2017AUG23-BOS-RPT
3717SN0606-2017AUG23-BOS-RPT
3817SN0606-2017AUG23-BOS-RPT
3917SN0606-2017AUG23-BOS-RPT
4017SN0606-2017AUG23-BOS-RPT