18SN0628
CASE NUMBER: 18SN0628
APPLICANT: Shurm Construction Inc.
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
FEBRUARY 28, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent
JEFFREY GEIGER (804-771-9500)
Planning Department Case Manager:
40.5 Acres - 7200 Belmont Road
DREW NOXON (804-796-7122)
REQUEST
Rezoning from Agricultural (A) to Residential (R-12).
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.Proffered conditions and an Exhibit are located in Attachments 1 - 2.
SUMMARY
A single-family residential subdivision containing a maximum of 80 lots is proposed, yielding a
maximum density of 2 units per acre. The development will have sole access through the existing
Pennwood subdivision. The property is located within an area identified for revitalization.
Proffered conditions provide design and architectural standards (summarized on pages 7 and 8)
that are elevated in quality to that of the surrounding community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
While the property is located within the Airport Operational Area,
the development would be an appropriate land use compatible
with surrounding residential development
Quality, design and architecture offered by the applicant provide
STAFF
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.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, of
Parks approximately 90 acres nearest this location. Land for this park has not been
acquired.
218SN0628-2018FEB28-BOS-RPT
318SN0628-2018FEB28-BOS-RPT
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential development at a maximum density
of 2.0 to 4.0 dwellings per acre.
Property is located within an Airport Operational Area which discourages new residential
development.
Surrounding Land Uses and Development
Barkbridge Rd
Single-family uses
Belmont Rd
-Penwood
Single-family uses
-Fair Pines
Brickhaven Dr
Asbury
Church
Drexel Brook Rd
418SN0628-2018FEB28-BOS-RPT
PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Airport Operational Area
While the Comprehensive Plan designates the area for Suburban Residential II, the majority of
the subject property is located at the northern edge of the Airport Operational Area. Where
existing development patterns provide minimal opportunity for alternative land uses, a limited
amount of new residential development is suggested, as identified on the Land Use Plan Map.
Zoning for new residential development should be limited to the areas suggested for such uses
by the Land Use Plan Map. For any new residential development, the following should be
considered:
New dwellings and additions to existing dwellings should incorporate building methods
such as sound proofing to mitigate noise impacts.
Mechanisms should be established to notify future homeowners of the location and
possible effects of the airport on residential lifestyles prior to home purchase. These
mechanisms could include subdivision plat notes and sales material, and should include
deed or restrictive covenants.
Within the Airport Operational Areas shown on the Land Use Plan Map, the following uses should
be discouraged:
Residential
Residential services such as nursing homes and assisted living facilities
Rezoning requests were approved 1974, 1979 and 1988 for various sections of Pennwood (north,
west and south of the subject property), with the subject property intended to be developed as
a future phase of the subdivision. The properties surrounding the subject property are mostly
occupied by single-family residential uses. Alternative land uses other than residential or park
land would not be compatible with the existing residential development, therefore staff finds this
infill project to be appropriate for this particular site. The Planning Department has held
conversations with Chesterfield County Airport staff however no formal statement has been
provided to date.
Sole Access Planned Through Adjacent Subdivisions
The Comprehensive Plan suggests as new development proposals come forward, densities,
average lot sizes, house sizes and quality of existing residential neighborhoods should be closely
considered when new development borders, and primary access is through these existing
residential neighborhoods by way of adjacent public subdivision roads. This development would
have sole access through the exiting adjacent Pennwood neighborhood; therefore, consideration
should be given to densities, average lot sizes, house sizes and quality of existing residential
neighborhoods.
518SN0628-2018FEB28-BOS-RPT
Development of the property is planned with access from Drexelbrook Road and Brick Haven
Drive, which currently serve the Pennwood Subdivision. In order to access the subject property
from the north, travelers would pass by the properties known as 7100 7206 Barkbridge Road and
7205 7301 Drexelbrook Road. For access from the southern and western stub roads, travelers
would pass by the properties known as 7537 7806 Drexelbrook Road and 4925 -5007 Brickhaven
Drive. The existing stub roads are located between the following properties:
Northern access from Drexelbrook Road between 7235 and 7301 Drexelbrook Road
Western access from Brickhaven Drive between 4925 and 5001 Brickhaven Drive
Southern access from Drexelbrook Road between 7749 and 7801 Drexelbrook Road
Staff notes that 7206 ,7212, 7218, 7224, 7230, 7236 and 7300 Drexelbrook Road (northern access)
are impacted by Licking Creek and associated resource protection areas (RPA), therefore these are
larger properties that skew the average lot sizes. In addition, the lots known as 7117, 7118, 7131,
7146, 7158, and 7166 Barkbridge Road (northern access) are encumbered by the approximately
150-foot wide Dominion Power electric transmission line easement therefore the sizes of these lots
are significantly larger. The map and chart on the following page summarize the information
described above.
618SN0628-2018FEB28-BOS-RPT
The chart below provides a comparison of density, minimum and average lots sizes, and house
sizes among the lots shown in the map above and the proposed development.
Comparison of Adjacent Developments
Existing Pennwood Proposed
Subdivision Development
2.5 dwellings per
2.0 dwellings per acre
Density acre
(maximum of 80 lots)
(82 lots analyzed)
tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ѝ
9,000 square feet 12,000 square feet
Minimum Lot Size
(Zoned R-9) (R-12 proposed)
15,860 square feet
Average Lot Size Range = 10,028 Not provided
28,600 square feet
1,650 minimum
House Size (gfa) 1,012 2,818
tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ў
The maximum density of the proposed subdivision (2.0 dwellings per acre) is within the density
suggested by the Comprehensive Plan, and is less than the average density of the lots in the
Pennwood subdivision mentioned above. Minimum house sizes proffered in this case are within
the existing range of these adjacent developments. While an average lot size has not been provided
as part of this case, staff believes that the density and minimum lot sizes will offer assurance the
proposed development will be compatible with the surrounding Pennwood neighborhood.
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 design requirements offered as part of this request
(Attachment 1):
Community Design:
Conceptual layout (Attachment 2)
o
Bike trail along eastern side of subject property
o
Sidewalks on one side of all streets
o
No direct vehicular access from Belmont Road
o
718SN0628-2018FEB28-BOS-RPT
(required by Ordinance)
o
Buffers in open space per conceptual plan
o
Lot Design:
Paved driveways and front walks
o
One street tree per lot
o
Screening of mechanical units
o
Foundation planting beds along fronts of all units and along corner side yards
o
Lamps post in yard for each dwelling unit
o
Sidewalks on one side of all streets
o
Dwelling Design:
Traditional Richmond architectural style
o
30-year architectural/dimensional roof shingles
o
All dwellings to have brick, stone, masonry, hardiplank stucco or horizontal siding,
o
to include premium quality vinyl siding with minimum thickness of 0.042 inches
and/or engineered wood. Dutch lap siding prohibited
Dwellings adjacent to or directly across the street have different elevations
o
Foundations of brick, stone, or synthetic stone
o
Minimum dwelling size (gross floor area) of 1,650 square feet
o
Maximum projection for front-loaded garages from front facade; upgraded
o
garage door treatments for front and corner-side loaded garages
Chimney/fireplace treatment
o
All dwellings have front porch or stoop, porch/stoop treatment
o
The proposal does not include the following design elements:
Front yards/corner side yards sodded and irrigated
All street-facing facades finished in same materials
While these design features have been provided in many single-family residential communities
Countywide, they are not consistently found in the surrounding Pennwood, Land-O-Pines, Glen
Wood, or Five Forks Village subdivisions. Staff agrees that the design elements offered with this
case are elevated in comparison to that of the surrounding communities.
818SN0628-2018FEB28-BOS-RPT
COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is 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 1/8/18), represents a substantial improvement above conditions
of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: architectural variation,
common recreational area, paved driveways, foundation planting beds, front porches, front
walks, HVAC screening, roof materials, sidewalks, siding materials, and street trees.
The project would be generally equivalent to surrounding development in terms of: foundation
treatment and garages.
The project would be generally less equivalent to surrounding development in terms of:
minimum house size, landscaping other than foundation planting beds (not specified), roof form
variation (not specified), and yard trees (not specified).
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 adjustments to
918SN0628-2018FEB28-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 80 lots (Proffered Condition 4). Based
on those numbers of lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 855 average daily trips. Traffic generated by
development of the property will be distributed via subdivision streets to Belmont Road.
Belmont Road is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Belmont Road is a two-lane road. In 2015, the traffic
count on Belmont Road between Cogbill Road and Barkbridge Road was 4,085 vehicles per day
D).
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:
Dedication (Proffered Condition 15)
45 feet of right of way along Belmont Road for the property frontage.
Access (Proffered Condition 16)
No direct vehicular access to Belmont Road, except for an existing driveway.
The property is located within Traffic Shed 7, which encompasses the area of the county bounded
by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. 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
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
proffer, $9,400 per dwelling unit for improvements to the road network would be appropriate.
The traffic impact of the proposed development could be valued at $752,000 (80 x $9,400).
1018SN0628-2018FEB28-BOS-RPT
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.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
No comments have been received to date.
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 Manchester Fire Station, Company Number 2
Anticipated Fire & EMS Impacts/Needs
Based on an average of .1974 calls per dwelling, it is estimated that this development will
generate 16 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.
1118SN0628-2018FEB28-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 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 17 9 13 39
School Type
Schools Currently Serving Area Hening Manchester Meadowbrook
Current Enrollment 867 1388 1710
Building Capacity (2) 950 1675 1950
2016-17
(3)
Functional Capacity 874 1356 1948
School Year
Enrollment Percent of Total 99 102 88%
Data
Functional Capacity
Total Number of Trailers 7 16 4
Number of Classroom Trailers 7 14 0
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 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)
1218SN0628-2018FEB28-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.
Nearby Libraries
Meadowdale
LaPrade
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)
Stratton Park
Rockwood Park
Fernbrook Park
Cogbill park \[undeveloped\]
Manchester MS Complex
Daniel Park
1 High School Athletic Area
1 Middle School Athletic Area
4 Elementary School Athletic Areas
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, of approximately 90 acres
nearest this location. Land for this park has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the tƌğƓ and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ recommends a route
tƌğƓ also
recommends routes to the east and north of the property.
1318SN0628-2018FEB28-BOS-RPT
The applicant is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to the tƌğƓ route and adjacent subdivisions, where
feasible, and is compatible with the planned development.
Recommendation
The applicant has addressed the recommendations of the tƌğƓ.The applicant has addressed the
recommendations of the tƌğƓ; however, the alignment has been shifted to the east between the
transmission line and western line of the ultimate Belmont Road R.O.W. This alternate route better
addresses continuation of the route to the north and south.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Water and Wastewater Systems
Currently Size of Existing Line Connection Required by County Code?
Serviced?
Water No 6 Yes
Wastewater No Yes
Additional Utility Comments
This property is located in the mandatory water and wastewater connection area for residential
development. Connection to the public water and wastewater systems will be required by county
code.
There are existing 6-inch waterline stubs available to extend to the site located along stub roads
Appleman Rd, Michaelwood Rd and to the north of property. Consistent with the Utilities
Department Design Standards, residential subdivisions of greater than 25 lots shall have multiple
connection points to the existing water system with adequate looping to ensure sufficient fire
protection and water quality.
There are existing 8-inch wastewater line located along Drexelbrook Rd and lots 9 and 10 in the
Pennwood Section 2 Subdivision, with existing easement to property.
The applicant has proffered the use of public water and wastewater. (Proffered Condition 11)
1418SN0628-2018FEB28-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject property drains into an existing on-site natural channel which then
drains through Pennwood subdivision and directly into Licking Creek. Licking Creek is a tributary
to Falling Creek.
The western portion of the property currently sheet flows through existing residential lots in the
Pennwood subdivision and into a drainage system which then discharges into Licking Creek. The
eastern portion of the property discharges into an existing on-site natural channel or the roadside
dich along Belmont Road, which both discharge into Falling Creek. The entire property is located
within the Falling Creek Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) for the subject property must be approved by
the Environmental Engineering - Water Quality Section prior to the submittal of any construction
plans. Wetlands and/or streams shall not be impacted without approval from the U.S. Army Corps
of Engineers and/or the Virginia Department of Environmental Quality.
Drainage
The majority of the subject property drains to an existing on-site natural channel which
transverses through the center of the property draining from south to north. The channel drains
through two residential lots (GPINs 765-685-0538 and 765-685-1540) within the Pennwood
subdivision, through a culvert under Drexelbrook Road, through another channel along two
additional lots within the Pennwood subdivision, and into Licking Creek. The existing channels
and culvert in the Pennwood subdivision should be evaluated to verify that the existing private
properties will not be negatively impacted by increased stormwater runoff created by the
proposed development. On-site detention to predevelopment rates, drainage improvements
within Pennwood subdivision, or a combination of both shall be provided to protect the roadway
and downstream private properties from increased erosion and flooding. The applicant has
offered Proffered Conditions 14.a, 14.b, and 14.c to address this impact.
A small portion of the property currently drains west toward and into existing residential lots in the
Pennwood subdivision. There are no existing stormwater systems or drainage easements along the
rear of these lots; therefore, drainage shall be designed so that runoff from buildings, sidewalks,
driveways, and other impervious surfaces is directed away from these existing lots or collected in an
approved drainage system. The applicant has offered Proffered Condition 14.d 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.
1518SN0628-2018FEB28-BOS-RPT
CASE HISTORY
Applicant Submittals
11/03/17 Application submitted
10/30/17, Proffered conditions submitted
11/03/17,
01/03/18 &
01/10/18
Community Meeting
12/12/17 Issues Discussed:
Stub roads connecting to proposed development
Home prices/impact on nearby property values
Protection of existing trees and landscaping
Drainage issues along northern property boundary
Traffic and speed limit on Belmont Road
HOA for new development
Construction timeline
Bike trail within power line easement
Separation between new homes and existing homes in Pennwood
Subdivision
Fences in rear yards of new lots
Planning Commission
1/16/18 Citizen Comments:
Several citizens spoke in opposition to this request. A couple key points of
concern are as follows:
Additional Traffic Congestion on Community Roads
Displacement of Wildlife Inhabiting the Subject Property
Commission Comments:
Mr. Jackson made a statement commending the applicant on providing
proffered conditions to improve the quality of the proposed development.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Jackson Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, February 28, 2018, beginning at 6:00 p.m., will
consider this request.
1618SN0628-2018FEB28-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(Submitted January 10, 2018)
Note: The following proffered conditions are recommended by the Planning Commission and
Staff.
The property owners and applicant in this rezoning case, pursuant to Section 15.2-2298 of the
Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for
themselves and their successors or assigns, proffer that the property under consideration (the
request submitted herewith is granted with only those conditions agreed to by the owners and
applicant. In the event this request is denied or approved with conditions not agreed to by the
owners and applicant, the proffers shall immediately be null and void and of no further force or
effect.
1. Architecture and Materials.
a.The architectural styles of dwelling units on the Property shall be interpretations of
traditional Richmond architecture, using forms and elements compatible to those in
the surrounding subdivision, such as Georgian, Adams, Classical, Greek Revival,
Queen Anne, Craftsman, Euro Country and Traditional Styles.
b.Roof materials shall be 30 year architectural/dimensional asphalt composition
shingle or better per manufacturer warranty.
c.Except for doors, windows and other architectural features, dwelling units shall be
sided with brick, grouted real or synthetic stone, composition, hardiplank, stucco,
wood clapboard, wood shingle, wood board and batten, vinyl siding (a minimum of
/or
engineered wood (e.g. LP Smartside). Dutch lap siding shall not be permitted.
d.Dwellings with the same elevations may not be located adjacent to or directly across
from each other on the same street. This requirement does not apply to units on
different streets backing up to each other.
e.Foundations shall be faced with standard brick or grouted real or synthetic stone up
to a level consistent with the first floor elevation. If the dwelling unit is constructed
on a slab, there shall be a minimum vertical height of eighteen (18) inches of
standard brick, or grouted real or synthetic stone above grade to give the
appearance of a crawl space. (P)
2.Conceptual Plan. The location of roads, open space and access points on the Property shall
be developed in general conformance with the conceptual plan depicted on that certain
Conceptual Plan 7200 Belmont Road Shurm Homes, Dale District, Chesterfield County,
Virginia, dated October 13, 2017, prepared by Youngblood, Tyler & Associates P.C., unless
1718SN0628-2018FEB28-BOS-RPT
modifications are necessary to locate on-site stormwater facilities or are otherwise
approved by the Planning Director at the time of subdivision plan approval. (P)
3.Bikeway. In conjunction with recordation of the initial subdivision plat or within 60 days
from a written request by the County, whichever occurs first, the owner of the Property
e northern
to the southern property lines of that portion of the Property that is adjacent to Belmont
Road for the use and operation of a shared use bike path, which grant shall be subject to all
The location of this Bike
Easement shall be located between the eastern boundary of the electrical transmission line
easement and the ultimate right-of-way line for Belmont Road in a manner that avoids
existing utility improvements and with the specific location mutually agreed upon by the
guidelines for construction as found in the Comprehensive Plan: Bikeways and Trails
-first
st
(41) certificate of occupancy for a home on the Property. Upon completion, the Bike Path
shall be dedicated to the County for acceptance into its bike path system. (P&R, P)
4.Density. A maximum of eighty (80) dwelling units shall be permitted. (P)
5.Dwelling Size. All dwellings shall have a minimum gross floor area of 1,650 square feet. (P)
6.Garages.
a.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.
b.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) enhanced 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 overhangs, arches, columns, keystones, eyebrows,
etc.). Flat panel garage doors shall be prohibited. (P)
7.Driveways/Front Walks. All private driveways shall be constructed from concrete, exposed
aggregate concrete, concrete pavers, stamped concrete, brick, or asphalt. A minimum of a
three (3) foot wide front walkway consisting of concrete, exposed aggregate concrete,
concrete pavers, stamped concrete or brick shall be provided to the front entrance of each
dwelling unit, to connect to drives, sidewalks or street. (P)
8.Heating, Ventilation and Air Conditioning (HVAC) Units and any Whole House Generators.
Units shall be screened from view of public roads by landscaping or low maintenance
material chosen by the applicant, as approved by the Planning Department. (P)
1818SN0628-2018FEB28-BOS-RPT
9.Foundation Plantings
required along the entire front and corner side façade of the dwelling units, excluding
entryways to porches, patios and garages. Planting beds shall contain a minimum of fifty
(50) percent evergreen materials and shall include two or more of the following types of
materials for visual interest: groundcover, small shrubs, large shrubs, and small trees.
- maturity) or
- (P)
10.Street Trees. Street trees shall be planted along each side of all public roads spaced at a
minimum of one (1) per lot. If existing trees are maintained, and are located along the sides
of the interior public roads, they may be counted toward this requirement. Street trees
shall not include evergreen trees. (P)
11.Utilities. Public water and wastewater shall be used. (U)
12.Lamp Posts. Lamp posts of pedestrian design shall be provided for each dwelling unit in the
front yard near the front walkway and/or driveway. (P)
13.Sidewalks. Sidewalks shall be provided on one side of all public roads. (P)
14.Storm Water Management
a. The developer shall provide either onsite detention, downstream improvements, or a
combination of both in order to provide drainage capacity across GPIN 765-685-0538, GPIN
765-685-1540 and Drexelbrook Road that meets State criteria and causes no increase to
the 100-year flood elevation downstream.
b. The post-development 1, 2, 10 and 100-year peak discharge to the channel within GPINs
765-685-0538 and 765-685-1540 and the existing culvert under Drexelbrook Road shall not
exceed the pre-development 1, 2, 10 and 100-year peak discharge, respectively.
c. If it is determined that downstream facilities have adequate capacity or if off-site
improvements are provided, alternative storm water measures may be approved by the
Director of Environmental Engineering at the time of construction plan review.
d. Sheet flow generated from impervious areas, excluding the Bike Path (as defined in #3
above), shall be controlled using stormwater control measures approved by the Director of
Environmental Engineering at the time of construction plan review. (EE)
15.Dedication. In conjunction with recordation of the initial subdivision plat or within 60 days
from a written request by the Transportation Department, whichever occurs first, 45 feet
of right-of-way along the west side of Belmont Road, measured from the centerline of that
part of Belmont Road immediately adjacent to the property, shall be dedicated, free and
unrestricted, except for encumbrances related to the electric transmission lines and service
improvements located on the property, to and for the benefit of Chesterfield County. (T)
1918SN0628-2018FEB28-BOS-RPT
16.Access. No direct vehicular access shall be provided from the Property to Belmont Road,
except for the existing driveway serving improvements within the electrical transmission
lines on the Property. (T)
17.Chimneys. Masonry fireplace chimney chases shall be constructed of brick or stone. The
width and depth of chimneys shall be appropriately sized in portion to the size and height
of the dwelling unit. (P)
18.Direct Vent Fireplace. Direct vent gas fireplace boxes, which protrude beyond the exterior
face of the unit, are not be permitted on front façades. All the exterior materials and
finishes used to enclose the fireplace box must match the adjacent façade. (P)
19.Porches and Stoops. Each dwelling unit shall have either a front entry stoop or front porch.
All front entry stoops and front porches shall be constructed with continuous masonry
minimum of five (5) feet deep. Space between piers under porches shall be enclosed with
framed lattice panels. Handrails and railings shall be finished painted wood, vinyl rails or
metal rail systems with vertical pickets or swan balusters. Pickets shall be supported on top
and bottom rails that span between columns. (P)
20.Common Area Maintenance. Prior to or concurrent with the final approval of the initial
subdivision plat for the Property, a document setting forth covenants for the maintenance
of the common
shall be recorded in the Clerk's Office of the Circuit Court of Chesterfield County, Virginia.
(P)
21.Airport. At a minimum, the Restrictive Covenants shall contain language that addresses the
following. Such covenant shall remain in place as long as the Property is used for residential
purposes.
Future homeowners of lots or units within the Property will have notice of the location of
the Chesterfield County Airport and its proximity to the Property. Any subdivision plat
recorded against the Property shall note the location of the Airport and its proximity to the
Property. (P)
2018SN0628-2018FEB28-BOS-RPT
ATTACHMENT 2
EXHIBIT, CONCEPTUAL SITE LAYOUT
2118SN0628-2018FEB28-BOS-RPT