18SN0510
CASE NUMBER: 18SN0510
APPLICANT: Rivers Bend Development Company, L.P.
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
STA
AND RECOMMENDATION
Board of Supervisors Hearing:
NOVEMBER 15, 2017
Board of SupervisorsTime Remaining:
365 DAYS
ANDY SCHERZER (804-794-0571)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
6.9 Acres 12221 Rivers Bend Boulevard
REQUEST
Amendment of zoning approval (Case 95SN0109) to amend cash proffers, residential density, and
development standards in a Neighborhood Business (C-2) District. Specifically, deletion of Textual
Statement Items II.C.a. and II.A. Chart III Item 9 are proposed to remove requirements for a village
center and recordation of specific restrictive covenants for residential development in the VC-1
tract. Proffered Condition C and Textual Statement Item II.C.d. would be amended to modify cash
proffer payments and increase residential density permitted in the VC-1 tract
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, exhibit, and approved zoning conditions and textual statement are located in
Attachments 1 - 4.
SUMMARY
A residential townhouse subdivision is planned. The applicant has offered to limit the
development to a maximum of 38 townhomes, all of which would be impacted by this request.
The current cash proffer amount is $10,314 per dwelling unit. The current total potential value of
the approved cash proffer equates to $391,932. The applicant has requested to reduce the cash
proffer to $5,922 per dwelling unit; equating to a total potential value of $225,036.
The property is located within the VC-1 t, which is one of the
Village Center tracts. In addition to the modification to cash proffer payments, amendments to
existing zoning conditions are requested to accommodate the planned townhome development.
These exceptions would remove the requirements for a village center design (such as public uses
and a village green) and recordation of certain restrictive covenants (limit on the number of
attached units and refe).
Modifications would also increase the residential density to permit the 38 townhomes in the VC-1
tract.
Existing zoning and standards offered in this case provide design and architectural standards
(summarized on pages 6 and 7) that are comparable in quality to that of existing and planned area
development.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
convenient, attractive and harmonious community comparable in
STAFF
quality to that of existing and anticipated area development.
TRANSPORTATION APPROVAL
will be addressed by providing cash
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of
SCHOOLS Ruffin Mill Road, Enon Church Road and Ramblewood Drive, however at
this time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the tƌğƓ.
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.
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Comprehensive Plan
Classification: INDUSTRIAL
The designation suggests property is appropriate for moderate to intense manufacturing uses that
are generally dependent upon processing of raw materials and associated with outside storage.
Surrounding Land Uses and Development
Rivers Bend Blvd
Kingston Avenue
Industrial use
Single family residential
use Rivers Bend and
Single family residential
Greenside
use on acreage parcels
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-15, C-2, O-1 and I-1 with conditional use planned development
to permit a mixed use development including residential, office, commercial
and industrial uses.
Subject property is part of the VC-1 tract which permits 50,000 square feet of
95SN0109
commercial use and 50 residential units
Approved
Cash proffer of $5,083.00 per dwelling unit over 659 (currently escalated to
(108/1994)
$10,314)
The staff report for the case analyzed the impact of the proposed
impact.
Proposal
The subject property is a 6.9 acre portion of the 107 acre Village Center
development. The property is designated as part of the VC-1 tract. Townhomes are a permitted use
within the VC-1 tract. Development of a maximum of 38 townhomes is planned. (Proffered Condition
2)
Modifications to conditions for the VC-1 tract of Case 95SN0109 are planned as outlined below to
accommodate the townhome development:
Residential density within the VC-1 tract was limited to a maximum of 50 units. Development
of the Greenside subdivision to the west, also within the VC-1 tract, includes 36 units. An
exception to increase the permitted residential density is proposed to accommodate the 38
planned townhomes (Textual Statement Item II.C.d.)
Remove the requirement to provide the village center
property. The components required for the village center would still be required within
the larger geography as identified on the master plan for the village center (Textual
Statement Item II.C.a.)
Deletion of requirements that restrictive covenants be recorded as required for other
association.
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Design Requirements of Case 95SN0109
The following provides an overview of the approved design requirements referenced in attached case
information for the VC-1 tract of the Rivers Bend development (Attachment 3):
Community Design
Use and density limitations
Schematic plan approval required
Recreational amenities
Village green
Uniform signage system
Common open space
Trail along Otterdale Branch
Lot Design
Minimum lot sizes and setbacks
House Design
Buildings designed to impart a human scale and avoid unrelieved and monotonous facades or
large bulky masses
Maximum building heights
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 following provides an overview of additional design requirements offered as part of this
request (Proffered Conditions and Exhibit A Attachments 1 and 2):
Community Design
Maximum of 38 townhomes
Focal point and open spaces with amenities to facilitate gathering; includes pedestrian scale
amenities such as benches, landscaping, community gardens and walking trails
Minimum 120 square foot pavilion with hardscaping, seating for gathering to be built with
20 th building permit
Street trees and sidewalks on both sides of streets
Limit on height of light poles
In addition to ordinance required buffers along Rivers Bend Boulevard and Kingston Avenue,
buffers provided along southern and western property boundaries
Prohibition on chain link fencing except around BMP
and street trees
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Lot Design
Hardscaped driveways, parking and front walks
Lot landscaping Sodded yards, foundation planting and screening of HVAC and generators
Building Design
Architectural design compatible with townhomes in Exhibit A (Attachment 2)
Variety of elevations to avoid monotonous streetscape
For slab construction, maintain minimum 24 inches of brick/stone for foundation appearance
Exterior façade treatment includes variety of materials (if vinyl minimum 0.44 wall thickness)
Standing seam or architectural dimensional shingles for roofs with 30-year warranty
Front porch treatment
Garage setbacks and treatment for front and corner-side loaded garages
de visible
from Rivers Bend Boulevard or Kingston Avenue
In response to concerns expressed by an area citizen relative to driveway, porch and buffer
treatment, screening of yards and fencing, the applicant proffered the following design elements:
Asphalt not an acceptable driveway treatment
Screened rear yards and patios of units along Rivers Bend Boulevard and Kingston Avenue
(through use of landscaping and/or fencing)
Continuous masonry foundations for front porches
Treatment of rear yard fences
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered conditions
offered with this request along with those approved with Case 95SN0109 include quality design
and architectural elements that are comparable in quality to that of existing and planned area
development.
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
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 38 lots (Proffered Condition 2). Based on
those numbers of lots and applying trip generation rates for a townhouse unit, development could
generate approximately 277 average daily trips. Traffic generated by development of the property
will be initially distributed to Rivers Bend Boulevard and Kingston Avenue.
Rivers Bend Boulevard is a major arterial with a recommended right of way width of 120 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Rivers Bend Boulevard is a four-lane divided road.
book indicates that the traffic count on Rivers Bend Boulevard between Route 10 and Kingston
Avenue 2012 was 7,100 vehicles per day in 2012 (Le
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ.as a collector with a
recommended right of way width of 70 feet. Kingston Avenue is a two-lane road. No recent traffic
data is available for Kingston Avenue between Rivers Bend Boulevard and Bermuda Hundred
Road.
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:
Vehicular Access. (Proffered Condition 6)
No direct access to Rivers Bend Boulevard.
One public road to Kingston Avenue.
Road Improvements. (Proffered Condition 7)
Left and right turn lanes along Kingston Avenue at the approved access.
Sidewalk along Rivers Bend Boulevard and along Kingston Avenue for the property
frontage.
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of the
County, east of I-95. Many roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The
traffic volume generated from this proposed residential development will contribute to an
identifiable need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved or
widened to address safety and accommodate increased traffic, including the increased traffic from
the proposed development.
transportation network through dedication of property, construction of road improvements, or a
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
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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 will be limited to townhouse units, which generates 63% of the traffic of single-
family dwelling unit. The traffic impact could be addressed by $5,922 ($9,400 x 65%) per unit. The
traffic impact could be valued at $225,036 ($5,922 x 38).
The applicant has proffered to make payments of $5,992 for each dwelling unit (Proffered
Condition 1). The Proffer allows, at the option of the Transportation Department, a reduction in
the payments based on the cost of road improvements provided by the applicant. Specific road
improvements have not been identified. Staff supports the request.
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 Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of .22456 calls per dwelling, it is estimated that this development will
generate 9 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic vitality
of the County. The comprehensive plan suggests a greater focus should be placed on linking
schools with communities by providing greater access, flexible designs and locations that better
meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2018 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
FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 7 3 5 15
School Type
Schools Currently Serving AreaEnon Elizabeth Davis Thomas Dale
Current Enrollment 502 1249 2266
Building Capacity (2) 700 1675 3325
2016-17
Functional Capacity (3) 584 1324 3215
School Year
Enrollment Percent of Total 86% 94% 70%
Data
Functional Capacity
Total Number of Trailers 4 4 4
Number of Classroom Trailers 1 4 0
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 students per unit.
(1)
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
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of Ruffin Mill Road, Enon
Church Road and Ramblewood Drive, however at this time a budget has not been developed for
the acquisition of land or construction of this school facility as recommended in the tƌğƓ.
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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 Libraries
Enon Library
Additional Library Comments
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.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date no comments received.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Conditions E.3 through E.9 of Case 95SN0109 were offered to address downstream
drainage and water quality impacts, and will not be affected with this amendment.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
07/05/17 Application submitted
10/5 and Application amended
10/11/17
8/3, 9/6, Amended proffered conditions and exhibits submitted.
9/13, 9/27,
10/3, 10/6,
10/11, 10/13,
10/16 and
10/17/17
Community Meeting
10/10/17 Issues Discussed:
Safety of pedestrians crossing Rivers Bend Boulevard; possible caution
lights, crosswalk, pedestrian bridge
Traffic volume on Rivers Bend Boulevard with and without industrial
traffic
Need for traffic light; CDOT to request VDOT study warrants
Safety within proposed development, including congregation in
common areas
Visibility of rears of units from outside of development; ensure
architectural quality of these facades if visible
Buffers between development and adjacent properties and lot
landscaping
Intensity of lighting and whether streets will have curb and gutter
Concern units may become rental
Capacity of area schools
Adequate parking, signage, and overall development maintenance
Area where road proffers could be utilized
Impact of Route 10 project on Rivers Bend
Planning Commission
10/17/17 Citizen Comments:
One citizen expressed general support for the use and measures to screen
rear yards, but questioned whether ample parking was being provided. In
response, the applicantstated numbers of spaces were bring
provided (including overflow parking spaces) in accordance with zoning
ordinance requirements and that internal roads were wide enough to
accommodate on-street parking.
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Planning Commission (Continued)
10/17/17 Commission Discussion:
response to their feedback. He added that the case provides protection for
Greenside community with a high-quality transitional residential
development including appropriate buffers, fencing, screening of backs of lots
and architectural details.
Recommendation APPROVAL AND ACCEPTANCE OF PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jackson
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, November 15, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(October 17, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request, Proffered Condition C. and Item II.C.d of the Textual Statement
of Case 95SN0109 shall be amended as outlined below. Item II.C.a of the Textual Statement and
footnote 9 of Chart III under item II.A of the Textual Statement of Case 95SN0109 shall be deleted.
All other conditions of 95SN0109 shall remain in force and effect.
The Applicant amends Proffered Condition C. to read as follows:
1.Road Cash Proffer.
a.The applicant, sub-divider, or assignee(s) shall pay $5,922 for each townhouse unit
to the County of Chesterfield for road improvements within the service district for
the property.
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash proffers
shall be in lieu of or credited toward, but not in addition to, any impact fees, in a
manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements provided by the applicant, sub-divider,
or assignee(s), as determined by the Transportation Department. (B and M)
The Applicant amends Item II.C.d of the Textual Statement to read as follows:
2.A maximum of thirty-eight (38) lots shall be permitted on Tax ID 817-655-2577. (P)
The applicant hereby offers the following proffered conditions:
3.Architectural/Design Elements for Townhouse Units.
a.Driveways and Front Walks.
i.Driveways: All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, or decorative
pavers. Gravel and asphalt driveways shall not be permitted.
ii.Front Walks: A minimum of a three (3) foot wide concrete, or decorative
pavers, front walk shall be provided to the front entrance of each dwelling
unit, to connect to drives, sidewalks, or streets.
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b.Landscaping and Yards
i.Front Yards: Except for the foundation planting bed, all front yards shall be
sodded and irrigated.
ii.Front Foundation Planting Beds: Foundation planting is required along the
entire front façade of all dwelling units, and shall extend along all sides
facing a street. Foundation planting beds shall be a minimum of three (3)
feet wide from the unit foundation. Planting beds shall include medium
shrubs spaced a maximum of four (4) feet apart. Unit corners shall be
-
c.Architecture and Materials.
i.Unless deviations are approved by the Planning Commission during site plan
review, the architectural treatment of the townhouse development shall be
compatible and consistent with Exhibit A.
ii.If the dwelling unit is constructed on a slab, brick or stone shall be employed
around the base of the front and sides of the dwelling unit a minimum
twenty-four (24) inches above grade as to give the appearance of a
foundation.
iii.Acceptable siding materials include brick, stone, masonry, vinyl siding, fiber
cement siding (such as HardiPlank, HardieShingle, and HardieTrim), or
engineered wood siding (such as LP SmartSide). Vinyl siding shall be
premium quality with a minimum wall thickness of 0.044 inches. Dutch lap,
plywood and metal siding are not permitted.
iv.Other materials may be used for trim, architectural decorations, or design
elements provided they blend with the traditional and cottage style
architecture, as generally depicted on Exhibit A.
v.All front entries shall be covered with a solid porch roof. At least one unit in
each group of front loaded townhouses shall provide a front porch design
extending to include the garage to provide variety and vertical breaks to the
units.
vi.Dwelling units with the same elevations and color palette may not be
adjacent to each other on the same street.
vii.Special focus units, typically located at the end of a street intersection,
and/or against common open space, shall have an embellished façade with
enhanced features. Embellished facades may include a mixing of materials,
gables, dormers, entryway details, shutters, or other architectural features
on the exterior that enhance the entry (i.e. decorative lintels, shed roof
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overhangs, arches, columns, keystones, eyebrows, etc.). These units may
also utilize enhanced landscaping to reinforce the streetscape, with shade
trees, garden walls, hedges, shrubs, etc. to help define the front yard and
street edge.
viii.Units with rear elevations facing Kingston Avenue and side elevations facing
Rivers Bend Boulevard, shall utilize enhanced landscaping to minimize the
view to rear and side elevations and reinforce the streetscape, with shade
trees, garden fences, hedges, shrubs, etc. to help define the back yards and
street edge. Rear yard/patio areas of these units shall be screened from
view of the roads by fencing, landscaping, or a combination. Elevations that
are still visible to Kingston Avenue and Rivers Bend Boulevard shall utilize
enhanced architectural features on the exterior that create an embellished
façade, such as mixing of materials, gables, dormers, shutter, or other
features (i.e. decorative lintels, shed roof overhangs, arches, columns,
keystones, eyebrows, etc.).
d.Roof Material: Roofing material shall be standing seam metal or a thirty (30) year
architectural dimensional shingles with algae protection.
e.Porches and Stoops.
i.Front Porches: Front entry stoops and front porches shall be constructed
with continuous masonry foundation walls. Extended front porches shall be
a minimum of four (4) feet deep. Where provided or required by code on
elevated porches, handrails and railings shall be finished painted wood, vinyl
or metal railing with vertical pickets or swan balusters. Pickets shall be
supported on top and bottom rails that span between columns.
ii.Front Porch Flooring: Porch flooring may be concrete, exposed aggregate
concrete, or a finished paving material such as stone, tile or brick, finished
(stained) wood, or properly trimmed composite decking boards. All front
steps shall be masonry to match the foundation.
f.Garages.
i.Front loaded attached 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.
ii.Front loaded and corner side loaded garages shall use an upgraded garage
door. An upgraded garage door is any door with a minimum of two (2)
enhances features. Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural features on
the exterior that enhance the entry (i.e. decorative lintels, shed roof
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overhangs, arches, columns, keystones, eyebrows, etc.). Flat panel garage
doors are prohibited.
g.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department. (P and BI)
4.Vehicular Access.
a.No direct vehicular access shall be provided from the property to Rivers Bend
Boulevard.
b.Direct vehicular access from the property to Kingston Avenue shall be limited to
one (1) public road. The Transportation Department shall approve the exact
location of this access. (T)
5.Road Improvements. In conjunction with initial development, the following road
improvements shall be completed, as determined by the Transportation Department.
a.Construction of additional pavement along Kingston Avenue to provide left and
right turn lanes at the approved access.
b.Construction of a sidewalk along the south side of Rivers Bend Boulevard and along
the west side of Kingston Avenue for the entire property frontage.
c.Dedication to Chesterfield County, free and unrestricted, of any additional right-of-
way (or easements) required for the improvements identified above. (T)
6.Focal Point/Recreation Area.
a.A minimum of 7,150 square feet of open space/recreation area shall be provided
within this property to provid
hardscaped and have benches and other amenities that accommodate and
facilitate gatherings. The focal points shall be developed concurrent with the phase
of development that the focal point is intended to serve.
b.Recreational space shall be provided and designed to include pedestrian scale
amenities, such as, but not limited to: decorative paving units, benches, landscaped
areas, plantings, gathering areas, community gardens, walking trails located within
communal area or open space and other pedestrian elements.
c.A covered community gathering space such as a pavilion, gazebo, or similar
i.The Pavilion shall be a minimum of 120 square feet in size and the design of
the Pavilion shall be compatible with the architecture of the community.
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ii.The exact location of the Pavilion shall be determined at the time of the
initial construction plan approval.
iii.Once the location is identified, the Pavilion shall be constructed as part of
that row or group of townhouses immediately adjacent to the Pavilion
location.
iv.Notwithstanding the provisions above, the Pavilion shall be under
construction prior to the issuance of the 20 th building permit. (P and BI)
7.Streetscape.
a.
the Public Roads of front loaded lots, along Kingston Avenue, and the Recreational
Area, except where there is a conflict with utilities, sightlines, and driveway areas.
b.Small ornamental trees shall be provided between groups of front-loaded lots,
except where there is a conflict with utilities.
c.The SWM/BMP, generally located near the western property line, shall be screened
with landscaping. (P and EE)
8.Sidewalks: Sidewalks shall be provided on both sides of all public streets at general
circulation where houses are fronting. (P)
9.Additional Buffers and Fences.
a.A ten (10) foot wide buffer shall be provided along the southern parcel lines
adjacent to Tax ID 817-655-6707 and Tax ID 817-655-9934 (running generally
perpendicular to Kingston Avenue). The buffer shall be located in common area and
shall consist of a row of evergreen trees and a six (6) foot privacy fence. The exact
quantity and species of plant material and the fence location and color will be
determined at time of Construction Plan Review. If Tax ID 817-655-6707 is
developed residentially, then the stub road street shall be permitted to cross this
buffer.
b.A five (5) foot wide buffer shall be provided along the southeastern parcel line
adjacent to Tax ID 817-655-9934 (running generally parallel to Kingston Avenue).
The buffer shall be located in common area and shall consist of a row of evergreen
shrubs and a six (6) foot privacy fence. The exact quantity and species of plant
material and the fence location and color will be determined at time of
Construction Plan Review.
c.A minimum thirty (30) foot buffer shall be provided and maintained in accordance
with Zoning Ordinance requirements for thirty (30) foot buffers along the property
line adjacent to Tax ID 816-655-8684.
d.Chain link fence shall be prohibited, except for use at BMP.
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e.Prior to the issuance of the first occupancy permit, the fences shall be installed
along the property lines adjacent to Tax ID 817-655-6707 and Tax ID 817-655-9934.
f.Any rear yard fences constructed shall be fiber cement lumber, composite, vinyl
and/or comparable material. The height of the rear yard fences shall not exceed six
(6) feet. (P and EE)
10.Lighting. Light poles shall not exceed twenty (20) feet in height. (P)
11.Maintenance of Building Exteriors and Common Areas.
the development shall be responsible for properly maintaining and repairing on-site
improvements including, but not limit to, all Common Areas, driveways, lot landscaping,
lighting, fencing, street trees, sidewalks, and dwelling unit exteriors to exclude windows
and doors. Periodic cleaning and painting of doors, windows and trim will be done by the
g unit interiors are expressly excluded from the
repair obligations. (P)
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ATTACHMENT 2
EXHIBIT A
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ATTACHMENT 3
APPROVED CONDITIONS (95SN0109)
VC-1 Tract
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ATTACHMENT 4
APPROVED TEXTUAL STATEMENT
(Revised August 29, 1994)
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Tract VC 1
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