18SN0530
CASE NUMBER: 18SN0530
APPLICANT: Henry D. Moore
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JANUARY 24, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent:
DEAN E. HAWKINS (804-748-6519)
HENRY D. MOORE (804-347-2239)
Planning Department Case Manager:
0.8 Acres 11801 Dale Lane
JANE PETERSON (804-748-1045)
REQUEST
Rezoning from Residential Townhouse (R-TH) to Residential Townhouse (R-TH) plus Conditional
Use Planned Development to permit exceptions to ordinance requirements. Specifically,
exceptions are requested to setbacks, buffers, common area, density, and recreational area.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement and conceptual elevations are located in Attachments 1 4.
SUMMARY
A townhouse development consisting of eight (8) dwelling units is planned, yielding a density of
10 dwellings per acre. The property is located within an area identified for revitalization.
The applicant proposes to access this development from Dale Lane using an easement through
adjacent commercially-zoned property, with rear alley access serving individual dwelling units.
Approval of a conditional use planned development is requested to accommodate this proposed
traditional residential neighborhood design.
Proffered conditions provide design and architectural standards (summarized on page 7) that are
elevated in quality to that of the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Provides appropriate land use transition between retail/office uses
along W. Hundred Road and surrounding single family developments
Ordinance exceptions provide for a unique and integrated development
design
STAFF
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community elevated in quality
to that of the surrounding community.
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tƌğƓ recommends a new middle school in the vicinity of
Chester and West Hundred Roads, and a new high school in the vicinity of
SCHOOLS
Chester Road and Route 288 north of Route 10, however at this time a
budget has not been developed for the acquisition of land or construction
of these school facilities as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Chester 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 has not been acquired.
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Comprehensive Plan (The Chester Plan)
Classification: Office/Residential/Mixed Use
This designation suggests the property is appropriate for mixed uses including office and residential.
Surrounding Land Uses and Development
Thomas Dale High School
(Main Campus)
Single family
W. Hundred Rd
residential
Thomas Dale High
School
th
(9 Grade Campus)
Dale La
Retail (bridal shop)
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Corporate Office (O-2) of 0.8 acre and Residential Townhouse (R-
TH) of 0.8 acre plus Conditional Use Planned Development to permit
exceptions to Ordinance requirements on the entire tract. A maximum of
nine (9) townhouses were proposed on the northern portion of the property.
Office uses were proposed adjacent to West Hundred Road (A portion of this
O-2 property was subsequently rezoned to C-2 per Case 11SN0178).
Development exceptions for townhouses included setbacks, density,
07SN0261
recreation and common area, and buffers
Approved
(5/2007)
Quality standards for townhouses included brick facades on five (5) of the
nine (9) dwelling units and hardscaped driveways.
Cash proffer of $15,600 per dwelling unit to address impacts on roads,
schools, fire, libraries and parks (currently escalated to $21,504).
The staff report for this case analyzed the impact of the proposed
development on public facilities
impact.
Proposal and Ordinance Exceptions
A townhouse development containing a maximum of eight (8) dwelling units is planned, with
access to Dale Lane. Located within walking distance of retail, office and neighborhood schools,
the development is proposed with a traditional neighborhood design. Dwellings would be
located closer to Dale Lane, with the provision of sidewalks, street trees, pedestrian-scale
lighting and on-street parking. Alley access would serve individual driveway parking and
garages to the rear of dwellings. To accommodate this development density and design, a
conditional use planned development is requested to permit exceptions to Ordinance
requirements for R-TH Districts. These exceptions provide for an enhanced development design as
compared to existing zoning conditions of the 2007 zoning and include density, setbacks,
recreation and common areas and buffers, as identified in the Textual Statement (Attachment 2),
and discussed below:
Density
The Zoning Ordinance limits the density in an R-TH District to eight (8) units per acre. The applicant
proposes eight (8) townhouses on 0.8 acres, yielding a density of approximately ten (10) dwelling
units per acre. This proposal represents a reduction of one (1) dwelling unit from the nine (9)
dwelling units permitted by the existing zoning conditions (Case 07SN0261).
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Building Setbacks
The applicant requests exceptions to required building setbacks of the R-TH District as noted
below:
Building Setbacks - General Overview
Yards Ordinance Proposed
Front 20 ft 5 ft
Side 15 ft 10 ft
Corner Side 25 ft 20 ft
Rear 25 ft 20 ft
Common Area and Recreation
Based on parcel size and the proposed number of units, exceptions are requested to permit
reductions to recreational provisions of the Ordinance for the R-TH District. These exceptions are
noted below:
Common Area and Recreation
Type Ordinance Proposed
30% of subdivision acreage (.24 acres or
Common Area Approximately 11,000 sf *
10,455 sf)
10% of Common Area (minimum of 1.5
acres) Gazebo located at
Recreation Area development entrance to
Includes active and passive recreation,
facilitate gatherings
and community buildings, as deemed
appropriate during plan review.
*
While common area provisions appear to meet the minimum Ordinance requirement, an exception is included in the
event that final subdivision plans yield a provision below this minimum.
Buffer
The Zoning Ordinance requires the provision of a fifty (50) foot buffer along the eastern
development boundary adjacent to residentially-zoned properties. An exception is requested to
reduce this buffer to ten (10) feet, located within open space. While this buffer reduction is
consistent with that required by existing zoning conditions (Case 07SN0261), with the current
proposal, common area of approximately 35 feet in width is located between this buffer and the
proposed alley access (Attachment 3 The Plan), thereby providing the transition and separation
between residential developments of conflicting densities.
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
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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 Attachment 1):
Community Design
Overall site (conceptual) plan illustrating the location of dwellings, alleys buffers,
o
gathering areas and access points (Attachment 3 Plan)
Individual dwelling parking and garage access to rear of units
o
Common area improvements including covered picnic gazebo, and entrance sign and
o
cluster mail box incorporated into ornamental fencing along access drive
Street trees, street lighting, sidewalks and on-street parking along Dale Lane
o
Landscape and fencing along Thompson Avenue
o
10-foot buffer along the eastern property boundary
o
Homeowners association to maintain unit exteriors and common area
o
improvements
Lot Design
Hardscaped driveways and front walks
o
Sodded front, side and rear yards
o
Foundation planting beds
o
Screening of HVAC/whole house generators
o
Building Design
Architectural appearance in general conformance with elevations in Exhibit A
o
(Attachment 4)
Pedestrian scale architectural features with separation of first and upper floors
o
Variation in front elevation treatments
o
Specified building materials vinyl prohibited
o
Roof, foundation and front porch treatment
o
Rear loaded garages
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are elevated in quality to that
of the existing and planned area development.
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COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
At time of application filing, the project site was located in a revitalization area, consistent with
the criteria-based approach of Road Cash Proffer Policy Section B.5 (as amended by the Board of
Supervisors on April 26, 2017).
The Department of Community Enhancement supports development in revitalization areas that
represents a substantial improvement above current area conditions. On balance, this proposal
(as reflected in proffers dated 12/7/17), represents a substantial improvement above conditions
of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, foundation planting beds, front porches, front walks, garages, HVAC
screening, landscaping other than foundation planting beds, roof materials, sidewalks, and
street trees.
The project would be generally equivalent to surrounding development in terms of: architectural
variation, foundation treatment, roof form, siding materials, and yard trees.
The project would be generally less equivalent to surrounding development in terms of average
dwelling unit size.
The Department of Community Enhancement supports the proposal as proffered.
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
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TRANSPORTATION
Staff Contact: Jim Banks (804-748-1891) banksj@chesterfield.gov
The property could be developed for 8 units. Based on those number of units and trip
generation rates for townhouses, the proposed development could generate approximately 71
average daily trips. Traffic generated by development of the property would be initially
distributed to West Hundred Road (Route 10).
Route 10 through Chester is a Major Arterial with a recommended right of way width of 90 feet,
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Route 10 is a four-lane roadway. In 2015, the
traffic count on Route 10 between Jefferson Davis Highway and Chester Road was 33,340
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 not offered to provide any mitigating road improvements.
The property is located within Traffic Shed 14, which encompasses the area of the county
bounded by I-95, Route 10, Route 288, and Chester Road. Several roads in this traffic shed or
which serve this traffic shed are substandard, with little or no shoulders, fixed objects (trees)
adjacent to the edge of the pavement, and poor vertical and horizontal alignments. The traffic
volume generated from this proposed residential development will contribute to an identifiable
need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved
or widened to address safety and accommodate increased traffic, including the increased traffic
from the proposed development.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on
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. As such, if the applicant
chooses to address the devel
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The Policy allows the county to consider mitigating circumstances about a
proposed development. In this case, the residential development is limited to townhouse units.
Based on the volume of traffic it generates a townhouse, which generates 63% of the traffic of
single-family dwelling unit, traffic impact could be addressed by $5,922 per unit. The traffic
impact could be valued at $47,376 ($5,922 x 8).
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted
for development in these areas. Staff supports the request.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
VDOT notes this development will need to provide two (2) points of access, and that the
current plan satisfies this requirement.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of .26936 calls per dwelling, it is estimated that this development will
generate 2 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 2 1 1 4
School Type
Schools Currently Serving AreaCurtis Elizabeth Davis Thomas Dale
Current Enrollment 693 1249 2266
Building Capacity (2) 1075 1675 3325
2016-17
Functional Capacity (3) 809 1324 3215
School Year
Enrollment Percent of Total 86 94% 70%
Data
Functional Capacity
Total Number of Trailers 0 4 4
Number of Classroom Trailers 0 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 middle school in the vicinity of Chester and West
Hundred Roads, and a new high school in the vicinity of Chester Road and Route 288 north of
Route 10, however at this time a budget has not been developed for the acquisition of land or
construction of these school facilities as recommended in the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Chester Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Chester 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 has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Terry Maples (804-751-4435) maplest@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced Lines Code
Water No Yes
Wastewater No Yes
Additional Utilities Comments
As with the 2007 zoning, the applicant has proffered to use the public water and wastewater
systems (Proffered Condition 10). There is an existing 6-inch water line and an existing 8-inch
wastewater line along Dale Lane. All water and wastewater design and construction must comply
with the current
The Utilities Department supports this request.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject property currently drains naturally to the northeast, toward unimproved and
unmaintained Thompson Avenue and then into private properties along Old Centralia Road.
This area has experienced drainage problems over the years. The entire property is located
within the Proctors Creek Watershed.
Drainage
The existing properties to the northeast of the subject property have experienced drainage
problems and flooding throughout the years. An existing storm sewer system is located in the
northwest corner of the property which currently drains through the Thomas Dale Ninth Grade
Campus to a natural channel, and eventually to Great Branch. All drainage from impervious
areas shall be directed to the drainage system at the northwest corner of the property. The
applicant has offered Proffered Condition 11.a to address this impact.
To protect downstream properties from flooding in the event of a dam failure, any detention
facility serving the development should be a dry facility constructed below the existing ground,
such that no manmade compacted embankment is required. If some level of manmade
embankment is necessary, a dam failure analysis may be required to verify that no homes will
be detrimentally impacted. The dam embankment design should include, but is not limited to,
a clay core and/or a siphon structure. The applicant has offered Proffered Condition 11.b to
address this impact.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
VSMP Regulations for water quality and quantity. Any areas of forest/open space used for
stormwater quality compliance should be outside the limits of the residential lots.
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CASE HISTORY
Applicant Submittals
7/11/17 Application submitted
12/11/17 Application amended
8/25, 9/6 & Proffered conditions, Textual Statements and Exhibits submitted
12/11/17
Community Meeting
11/27/17 Issues Discussed:
Condition of pathway between the Thomas Dale High School main
campus and 9th grade campus
Concerns regarding saving the existing large oak trees
Impacts of development on parking for adjacent bridal shop
Planning Commission
Citizen Comments:
No citizens spoke to this case.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, January 24, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(December 7, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The applicant in this case, pursuant to Sec. 15.2-2298 of the Code of Virginia (1950, as
amended) and the Zoning Ordinance of the County of Chesterfield, for itself and its successors
and/or assigns, proffer that the property known as Chesterfield Geographic Parcel Identification
Number (GPIN) 791-656-2142-
according to the following proffers if, and only if, the request submitted herewith is granted
with only those conditions agreed to by the Applicant. In the event that this request is denied
or approved with conditions not agreed to by the Applicant, the proffers shall immediately
become null and void and of no further force or effect.
1. Master Plan. The Prelimina
Hawkins, ASLA, along with the Textual Statement dated 7 December 2017, shall be
considered the Master Plan. (P)
2. Architectural Design Elements. The Architectural Design elements described below are
considered the minimum standards for dwelling units on the Property.
a.Dwelling Unit Style and Form. Dwelling units shall have an architectural
treatment generally consistent with those depicted on the renderings on
Sheets CS, 1 and 2, dated 12-7-17, by TM Vavra + Associates, P.C., titled
Gregory Place
b. Exterior Facades.
i. Facade Materials. Acceptable siding materials include brick,
stone, horizontal lap siding, vertical siding, or a combination
thereof. Siding is to be manufactured from cement fiber board
(such as HardiPlank®, HardieShingle®, or HardieTrim®), solid PVC
or other material of comparable quality as approved by the
Planning Commission. Plywood, vinyl or metal siding shall not be
permitted. Plywood, metal, PVC, Fypon® moulded polyurethane,
or other similar materials may be used for trim and accent
features only.
ii. Foundation Materials. The foundations of dwelling units shall be
comprised of brick or stone and shall extend a mimimum of
twenty-four (24) inches above final grade on the front and side
facades, but in no case shall the foundations materials be
required to extend higher than the bottom trim of the first floor
windows. Such foundation materials shall extend at least eight (8)
inches above final grade on the rear facade.
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iii. Roofs. Roof material shall be thirty (30) year architectural
dimensional shingles with algae protection. Roof peak centerlines
of each unit shall be offset front to back and/or laterally from the
adjacent unit, showing a distinct break or reveal in their horizontal
positions.
c. Porches and Stoops. Each dwelling unit shall include a front porch or
stoop, measuring at least five (5) feet in depth. Where piers are used at
the base of porch or stoop columns, such piers shall be constructed of
brick or stone. Porch or stoop floors shall be constructed of poured
concrete with a brush finish, or brick and/or concrete pavers. Front
porches shall, at a minimum, cover the front entranceway to each
dwelling unit, but porches may extend over a greater distance across the
front of any dwelling, as generally shown on the Elevations.
d. Variation in Front Elevations. The following restrictions, designed to
maximize architectural variety of the dwelling units constructed on the
Property, shall apply:
i. The same front elevation may not be located on dwelling units
that are adjacent to each other within the same building.
ii. Variation in front elevations to address the paragraph above shall
not be achieved by mirroring the facade, but shall be
accomplished by providing at least three (3) of the following
architectural changes:
1. Increasing or decreasing the length of the porch or entry;
2. Varying the location and/or style of the front facing
gable(s);
3. Alternating the color themes of siding, doors, and trim;
4. Providing different materials and/or siding types on a least
fifty (50) percent of the elevation;
5. Providing a different roof type/roof line, and;
6. Varying the window and door fenestration. (P)
3. Pavements. The following pavements shall be constructed with this development:
i. Public Parking along Dale Lane. The public parking along Dale
Lane shall contain eight (8) parallel (7' wide x 22' long) spaces.
Concrete curb and gutter and bituminous pavement shall be
constructed per VDOT standards.
ii. Alleys in Open Space Areas. Alleys in Open Space Areas shall be
constructed of bituminous pavement materials. Concrete wheel
stops shall be required at each guest parking space.
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iii. Private Driveways. Private Driveways located on individual lots
shall be constructed of brushed concrete, or brick and/or concrete
pavers.
iv. Public Sidewalks. The Public Sidewalk within the public right-of-
way along Dale Lane, lying adjacent to the proposed parallel
public parking on Dale Lane, shall be five (5) feet wide, as
measured from the face of curbing to the back of the sidewalk,
and be constructed of brushed concrete for the length of the
parallel parking spaces, connecting to the existing entrance
and/or existing public sidewalk, as shown on the Plan.
v. Walkways. Walkways leading to and from the dwelling units, as
they lie outside the public right-of-way, shall be constructed of
brushed or stamped pattern concrete, concrete pavers, and/or
brick. These sidewalks shall be at least least four (4) feet wide. (P)
4. Street Lighting. Along the Dale Lane public road frontage, behind the proposed public
sidewalk and within the public right-of-way, four (4) street lights, similar to the existing
tyle lamps and poles used along West Hundred Road in the Chester Village, as
approved by the Planning Department, shall be installed with this development. (P)
5. Lot Landscaping. Front, rear and side yards shall be sodded and irrigated. Foundation
planting beds shall be required along the entire front facade of all dwelling units,
and shall extend along the sides facing a street. Foundation planting beds outer
boundaries shall be a minimum of three (3) feet wide from the unit foundation. Planting
beds shall have medium shrubs spaced a maximum of four (4) feet apart. Unit corners
shall be visually softened with vertical accent shrubs (4-5') or small evergreens (6-8') at
the time of planting. (P)
6. Buffers. Along the rear (eastern) property line, lying adjacent to neighboring parcels
identified as GPINs 791-656-3454-00000 and 791-656-3842-00000, there shall be a 10'
wide landscaped buffer with a density as specified in the Chesterfield County Zoning
Ordinance for buffers less than fifty (50) feet in width. (P)
7. Location of Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. HVAC and Whole House Generator Units are not required to be screened,
but they shall be located at the rear of the dwelling unit they serve. (P)
8. Common Area Component. Certain items located within the Common Area shall be
provided on the Property and/or as further described by the following:
a. Entrance Sign and Cluster Mailbox.
i. Any entrance or development identification sign shall be in the
form of a single monument-style sign, and be near the existing
entrance to and from Dale Lane. The design of the sign shall be
architecturally compatible with the dwelling units.
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ii. Mail delivery to the site shall be made to a Cluster Mailbox,
containing individual receptacles for each dwelling unit.
iii. Any Entrance Sign and Cluster Mailboxes shall be integrated into a
line of ornamental fencing, along with brick or stone columns
which are similar in design to those contained in the exterior
facades of the dwelling units, all measuring a minimum of four (4)
feet high. These items shall be provided along the Property's
southern boundary, within the Common Area, and adjacent to the
existing parking spaces now located on GPIN: 791-656-2321-
00000 (3810 West Hundred Road), and extend between the Dale
Lane right-of-way and the Alley entrance and Focal Point feature.
iv. In addition to the ornamental fencing and columns described in iii.
above, similar fencing and columns shall be provided on the
property for the length of the northern property boundary
adjacent to Thompson Avenue and be located within the Common
Area and across Lot 1, to provide a barrier from vehicles and
pedestrians using Thompson Avenue.
b. Refuse Disposal. No trash dumpster shall be located in the Common
Area.
c. Focal Point. A Picnic Gazebo Focal Point, as shown on the Plan near the
Alley entrance into the development, shall be provided to serve as a
visual attraction for the development, and to serve as an outdoor
gathering place for the residents and guests of the development.
d. Street Trees. Street trees, consisting of one (1) Large Deciduous Tree,
-five (35')
feet on center, shall be provided along Dale Lane within the public right-
of-
e. Thompson Avenue Setback Landscaping. Within the Thompson Avenue
setback area, varied and random deciduous and evergreen landscaping
shall be provided to the side and rear of the dwelling unit, the parking
and the alley areas. The design of this landscaping shall be approved by
the Planning Department.
f. Preservation of Oak Tree.
Dale Lane/Thompson Avenue intersection, shall be preserved. (P)
9. Maintenance of Building Exteriors and Common Areas. The homeowner's association
for the development shall be responsible for properly maintaining and repairing on-site
improvements including, but not limited to all Common Areas, driveways, lot
landscaping, lighting, fencing, street trees, evergreen screening, sidewalks, and dwelling
unit exteriors. Dwelling unit interiors are expressly excluded from the homeowner's
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association maintenance and repair obligations. All areas of concrete shall be
maintained by the homeowner's association without pot holes and ruts. The
homeowner's association shall ensure that the affairs of the homeowner's association
are professionally managed, including the homeowner's association's maintenance and
repair obligations. (P)
10. Connection to Public Water and Sewer. The Chesterfield County public water and
wastewater systems shall be used. (U)
11. Drainage. In order to accommodate stormwater runoff from the site:
a. All impervious areas which drain to the northeast corner of the
site towards Old Centralia Road shall be redirected to the
drainage system at the northwest corner of the site at Dale Lane,
and;
b. If proposed, any detention facility serving the site shall be a dry
facility below the existing ground so that no manmade
embankment is required. If some level of manmade
embankment is necessary a dam failure analysis may be required,
as determined by the Department of Environmental Engineering
at the time of site plan review, showing that no homes will be
detrimentally impacted. The dam embankment design should
include, but not be limited to, a clay core or a siphon structure.
(EE)
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ATTACHMENT 2
TEXTUAL STATEMENT
(December 7, 2017)
1. The following exceptions shall apply to the Property:
A. Front Yard Setback. A fifteen (15) foot exception to the required twenty
(20) front yard setback for buildings along non cul-de-sac roads, with no further
encroachments;
B. Corner Side Yard Setback. A five (5) foot exception to the required twenty-five
(25) foot corner side yard setback for buildings along Dale Lane (State Route
1519);
C. Side Yard Setback. A five (5) foot exception to the required fifteen (15) foot side
yard setback for an End Unit in a row of 5 or more attached lots, and;
D. Rear Yard Setback. A five (5) foot exception to the required twenty-five (25) foot
rear yard setback for buildings.
2. The following exceptions shall apply to the Property:
A. Buffer. A forty (40) foot exception to the required fifty (50) foot buffer adjacent
to GPINs 791-656-3842-00000 and 791-656-3454-00000;
B. Common Area. An exception to permit the Common Area (calculated by
excluding the area of the lots from the total acreage) to be less than thirty (30)
percent of the property;
C. Density. An exception to permit a maximum of eight (8) dwelling units on 0.8
acres (a calculated density of ten (10) units/acre to the requirement of a
maximum of eight (8) units per acre, and;
D. Recreational Area. An exemption to the minimum provision for a recreational
area. No recreational area shall be required;
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ATTACHMENT 3
THE PLAN
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ATTACHMENT 4
ELEVATIONS
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