17SN0515
CASE NUMBER: 17SN0515 (AMENDED)
APPLICANTS: Douglas and Susan Sowers
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
APRIL 25, 2018
Board of Supervisors Time Remaining:
365 DAYS
Applicants Agent:
KERRY HUTCHERSON (804-748-3600 EXT. 306)
Applicants Contact:
DOUGLAS SOWERS (804-794-6836)
98.7 Acres 13460 Hensley Road
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
REQUESTS
Request I: (AMENDED) Amendment of conditional use planned development (Case 03SN0307) to
amend cash proffers and transportation improvements in a Residential (R-12) District. Specifically,
the applicant proposes to amend Proffered Condition 3 relative to cash proffer payments and
Proffered Condition 5.b.ii relative to improvements to Spring Run Road.
Request II: Amendment of conditional use planned development (Case 03SN0307) relative to
setbacks (Textual Statement B.2.e). Specifically, the applicant proposes to provide a uniform seven
and one-half (7.5) foot side yard setback for cluster homes in the development.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions
B.Proffered conditions, textual statement, exhibits, and approved zoning conditions are located in
Attachments 1 - 3.
SUMMARY
A residential subdivision composed of cluster, condominium and traditional single-family homes
(Collington East) is planned. Existing zoning permits a maximum of 217 dwelling units, all of which
are impacted by this request.
The current cash proffer amount is $15,393 per dwelling unit, or $8,233 per unit for any senior
housing. Currently, the total potential value of the approved cash proffer equates to $3,340,281,
based upon $15,393 per dwelling unit. With this request, the applicant is proposing to provide
offsite road improvements along Spring Run Road, valued at $3,560,606. However, if any part of
the road improvements is not constructed, the value of the improvements shall be reduced, as
determined by the Transportation Department. Therefore, once the payments for any constructed
dwelling units exceed the revised value for the road improvements, the applicant would begin
making a cash proffer payment of $9,400 for each additional dwelling unit.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) compatible in quality to the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
REQUESTS I & II - APPROVAL
PLANNING
COMMISSION
REQUEST I (Cash Proffer and Transportation Improvement Amendments)
PLANNING APPROVAL
Quality design and architecture required by existing zoning conditions and
proffered in this request provide for a convenient, attractive, and
harmonious community comparable in quality to that of the surrounding
community.
STAFF
TRANSPORTATION - APPROVAL
ng road
improvements and potential cash payments.
REQUEST II (Cluster Side Yard Setback Amendment)
PLANNING APPROVAL
Modification to side yard setback will maintain adequate separation.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The applicant has not offered to address provision of pedestrian/bikeway
PARKS AND
route along Spring Run Road, as recommended in the Bikeways and Trails
RECREATION
Chapter of the Comprehensive Plan.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling units per
acre.
Surrounding Land Uses and Development
Spring Run Rd
Spring Run
Elementary
Springford
Pkwy
Single-family residential
Single-family residential
(Collington subdivision)
Hensley Rd
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a mixture of residential uses. Proffered Conditions included a cash proffer
of $9,000 per dwelling unit (escalated to $15,393)
03SN0307 impacts on schools, roads, fire, libraries and parks. For senior housing units, a
Approved cash proffer of $4,815 per dwelling unit (escalated to $8,233) was included to
(3/2004) address impacts on roads, fire, libraries and parks. (Condition 3)
This staff report for Case 03SN0307 analyzed the impact of the proposed
.
Proposal
A mixture of residential uses, including single family, condominium and cluster homes, is
proposed. A maximum of 217 dwelling units (2.2 dwelling units per acre) are permitted with the
approved zoning. No increase in the density of the project is proposed. All of the 217 dwelling
units are subject to this request.
Design Requirements of Case 03SN0307
The following provides an overview of the approved design requirements for each housing type
referenced in attached case information (Attachment 2):
Traditional
Minimum house sizes
o
Restrictive covenants (not enforceable by the County)
o
Cluster
Architectural design standards (Exhibits Attachment 6)
o
Side/rear-loaded garages; front-loaded with CPC approval
o
Paved driveways
o
Unit landscaping
o
Sidewalks
o
Street trees
o
Buffers in open space
o
Focal point
o
Condominium
Architectural design standards (Exhibits Attachment 5)
o
Side/rear-loaded garages; front-loaded with CPC approval
o
Unit landscaping
o
Sidewalks
o
Street trees
o
Buffers in open space
o
Focal point
o
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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 by the applicant
as part of this request (Attachment 1 - Proffered Condition 4):
Traditional
Architectural styles compatible to Collington subdivision
o
Variety of elevations along street to avoid monotonous streetscape
o
Variety of siding materials, to include vinyl (minimum thickness of 0.044 inches);
o
front facades with minimum 20% brick or stone on 50% of units (5 of 10)
Shutters (except Craftsman) required; and minimum 3 colors on each exterior
o
Brick, stone or stucco foundation treatment; step-down siding only under special
o
circumstances
Varied rooflines; 30-year architectural/dimensional roof shingles
o
Chimney and gas vent exterior treatments
o
Front and rear porch treatments, if provided
o
Garages required (attached or detached); upgraded doors; 10% permitted to extend
o
past front line of dwelling with architectural treatment per Exhibit A (Attachment 2)
Sodded and irrigated front yards and front foundation planting beds
o
Hardscaped driveways (to include asphalt) and concrete front walks
o
Front yard lighting
o
Uniform mailbox design
o
Buffers in open space
o
Screening of mechanical units
o
Cluster
Vinyl siding (permitted by 2003 zoning) to meet minimum thickness of 0.044 inches
o
Sodded and irrigated front yards and front foundation planting beds
o
Variety of elevations along street to avoid monotonous streetscape
o
Front and rear porch treatments, if provided
o
Brick, stone or stucco foundation treatment; step-down siding only under special
o
circumstances
Concrete front walks
o
Front yard lighting
o
Screening of mechanical units
o
Condominium
Front facades with minimum 20% brick or stone on 50% of units (5 of 10)
o
Brick or stone foundation treatment, extending minimum of 18 inches above grade;
o
step-down siding only under special circumstances
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As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 03SN0307 include design and
architectural elements comparable in quality to the surrounding community.
Side Yard Setbacks for Cluster Homes
Cluster homes are single-family detached dwellings located on lots ranging from 6,000 to 11,999
square feet in area. Setbacks on these lots have been reduced to accommodate larger homes on
smaller lots. The side yard setbacks for these lots was approved with a minimum five (5) foot
setback on one side property line, and a minimum of ten (10) feet on the opposite side. In
addition, every group of three (3) adjacent dwellings fronting on the same street are required to
have a minimum setback of twenty (20) feet between two (2) of the dwellings.
This request would modify the side yard setbacks for cluster homes by providing a uniform seven
and one-half (7.5) foot setback from each side property line. This modification maintains the
aggregate side yard setback provided in the original zoning case (fifteen (15) feet per lot) while
providing the desired flexibility to remove the restriction that two dwellings be at least twenty (20)
feet from one another. Adequate separation between cluster homes will be maintained under the
request.
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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A preliminary subdivision plat (Collington East) has been approved for the property, which
depicts 217 lots. Based on that number of lots and applying trip generation rates for a single-
family dwelling, development could generate approximately 2,142 average daily trips. Traffic
generated by development of the property is anticipated to be initially distributed along
Springford Parkway, Spring Run Road and Bailey Bridge Road.
Springford Parkway is a two-lane road. It was constructed in conjunction with adjacent
residential development.
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Spring Run Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Spring Run Road is a two-lane road. Sections of the
road are substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT
minimum geometric design standards recommend this road have 12-foot lane widths and 10-
foot shoulders. In addition, there are fixed objects (trees) adjacent to the edge of the pavement
and poor vertical and horizontal alignments on Spring Run, such that there is a safety concern
with the potential increase in accidents from additional traffic on it. In 2015, the traffic count
on Spring Run Road west of Springford ParkwE
Bailey Bridge Road is also identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Bailey Bridge Road is a two-lane road. Sections of
the road are substandard, with approximately 10-foot lane widths and no usable shoulders.
VDOT minimum geometric design standards recommend this road have 12-foot lane widths and
10-foot shoulders. In 2015, the traffic count on Bailey Bridge Road north of Spring Run Road
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 property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the county. Like Spring Run, many other 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
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 ment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact could be valued at $2,039,800 ($9,400 x 217).
The applicant has proffered to widen/improve Spring Run Road to a total width of 22 feet of
travel lanes, with an additional four (4) foot wide paved shoulder on both sides of the road, for
a total distance of 2,000 feet (Proffered Condition 2). These improvements have been
estimated to be valued at approximately $3,560,606. It should be noted, however, that the
actual cost to provide these improvements could be more or less than this amount.
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Proffered Condition 2.C states that a bond or other security in an amount equal to the cost of
the Spring Run Road improvements or $949,900, whichever is greater, will be provided prior to
recordation of the initial subdivision plat, and that the improvements would be completed prior
to recordation of more than 101 dwelling units. Because of the extensive road improvements to
Spring Run Road that are proffered and are necessary to improve the safety of the road, staff
of Spring Run and the
A right of way dedication proffer has been offered for the Spring Run Road improvements
(Proffered Condition 2.B). The proffer states that in the event the applicant is unable to acquire
-applicant may request that the county acquire such right of way
as a public road improvement. All costs associated with the acquisition of the right of way will
be borne by the applicant.
The applicant has also proffered to make payments for any residential unit, beyond the total
number of units that would result in an impact of $3,560,606 (Proffered Condition 3). If for any
reason a part of the Spring Road improvements is not provided, this amount will be reduced
and the applicant will provide supplementary cash payments. Staff supports the request.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
Collington East:
The following concerns will be addressed at time of subdivision plan development for
Collington East:
1.Conformity to the 2011 Subdivision Street Acceptance Requirements (2011 SSAR) as
well as Access Management requirements for entrance spacing and depth of street to
internal streets within the subdivision.
2.Widening and improvements to Spring Run Road must be to VDOT road design criteria
extant at the time of construction in accordance to the VDOT road classification and
design speed.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facility
Beach Road Fire Station Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 33 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)
45 24 35 104
Anticipated Student Yield by
School Type
Schools Currently Serving AreaSpring Run Bailey Bridge Manchester
Current Enrollment 912 1397 1983
Building Capacity (2) 1025 1875 2675
2016-17
(3)
Functional Capacity 924 1455 2344
School Year
Enrollment Percent of Total 99% 96% 85%
Data
Functional Capacity
Total Number of Trailers 2 0 5
Number of Classroom Trailers 1 0 5
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)
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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 Library
Clover Hill Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill 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 been acquired.
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 2018 level of service is 7.5 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
Old Clover Hill HS Athletic Complex
Woodlake Athletic Complex
Winterpock/Rt. 360 West Park \[undeveloped\]
3 Elementary School Athletic Areas
1 Middle School Athletic Area
2 High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Regional Park of 200 acres, nearest this
location. Land for this park has been recently acquired. The new regional park is 240 acres in size
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The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route
along Spring Run
offered to address the impacts on pedestrian/bicycle facilities.
The applicant is also encouraged to consider a pedestrian/bicycle system within the development
and connection to the Spring Run Plan route, the adjacent Spring Run Elementary School and other
adjacent sidewalk systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 1 of Case 03SN0307 was offered to address drainage impacts to the existing
culvert under Spring Run Road, and will not be affected with this amendment.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
8/4/16 Application submitted
12/21/16, 12/7/17 Revised application submitted
& 2/19/18
1/9, 1/11, 1/13, Revised proffered conditions submitted
1/23, 1/24, 11/27,
11/29 & 12/7/17
1/26, 2/23, 3/7, Revised proffered conditions submitted
3/14 & 3/19/18
Community Meetings
11/17/16 Issues Discussed:
Constructed and planned road improvements to service Collington &
Collington East developments
Density permitted in the approved zoning case will be maintained
Location of cluster homes in Collington East
Provide adequate spacing provided between cluster homes
Impact of reduced cash proffers on home values in community and
impact on countywide services
12/13/16 Issues Discussed:
Existing and worsening traffic congestion on local roads
Phasing of remaining road improvements for Collington
developments
Need for a stop light at Bailey Bridge Road, Springford Parkway and
Spring Run Road
General location of cluster lots and problems with existing side yard
setbacks requirement
Existing and planned recreational amenities for Collington
developments
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Planning Commission
1/17/17 Citizen Comments:
One citizen spoke to this request noting concerns relative to pedestrian safety
along Spring Run Road, impacts of road widening on area properties, and
incompatibility of reduced cluster setbacks with larger neighboring properties.
Commission Discussion:
Two community meetings held to discuss proposal
Conditions of this case offer improvements to Spring Run Road and
increased side yard setbacks for dwellings located on cluster lots
the value of these
improvements in addressing Road Cash Proffer Policy
Quality development standards offered improve upon original case.
Recommendation - APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Sloan
AYES: Sloan, Jackson, Freye, Jones and Wallin
Board of Supervisors
2/22/17 Action DEFERRED TO APRIL 26, 2017 ON THE OWN MOTION WITH
S CONSENT.
4/26/17 Action DEFERRED TO JUNE 28, 2017
6/28/17 Action DEFERRED TO AUGUST 23, 2017
8/23/17 Action DEFERRED TO OCTOBER 25, 2017 ON T
10/25/17 Action
12/13/17 Action
Planning Commission
3/20/18 Citizen Comments:
No citizens spoke to this case.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Stariha
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, April 25, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(March 19, 2018)
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 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 known as Chesterfield County Tax
Identification Number 730-663-3520
according to the following proffer(s) if, and only if, the request submitted herewith is
granted with only those conditions agreed to by the Applicant. In the event this request
is denied or approved with conditions not agreed to by the Applicant, the proffer shall
immediately be null and void and of no further force or effect.
The Applicant hereby amends Zoning Case 03SN0307 by modifying Section B.2(e) of the
Textual Statement, dated May 16, 2003 and amended January 23, 2004, as related to
side yards for cluster homes to read as follows:
and one-half (7.5) feet from any side property line. Accessory structures shall have
no side yard setback. (P)
The Applicant hereby amends Zoning Case 03SN0307 by replacing Proffered Condition
5(b)(ii) with Proffered Condition 2.A below, and the Applicant hereby proffers the
following additional conditions:
2. Road Improvements. The Developer/Subdivider/Assignee shall provide the following
improvements to Spring Run Road:
A. Widening/improving Spring Run Road to provide two (2) eleven (11) foot
wide travel lanes and a four (4) foot wide paved shoulder on both sides of
the road, with modifications approved by the Transportation Department,
from a point beginning approximately 500 feet east of the Springford
Parkway/Bailey Bridge Road intersection eastward for a distance of
The exact
length and design of these improvements shall be approved by the
Transportation Department.
B. Dedication to Chesterfield County, free and unrestricted, of any additional
right-of-way (or easements) required for the improvements identified above.
In the event the Developer/Subdivider/Assignee is unable to acquire any
--of-way that is necessary for these improvements, the
Developer/Subdivider/Assignee may request, in writing, that the County
acquire such right-of-way as a public road improvement. All costs associated
1617SN0515-2018APR25-BOS-RPT
with the acquisition of the right-of-way shall be borne by the
Developer/Subdivider/Assignee.
C. Prior to any construction plan approval, a phasing plan for the improvements
identified in Proffered Condition 5 of Case 03SN0307 and for the Spring Run
Road Improvements shall be submitted to and approved by the
Transportation Department. The approved phasing plan shall require that the
improvements identified in Proffered Condition 2.A and 2.B shall be provided
prior to recordation of more than a cumulative total of one-hundred and one
(101) residential lots. Additionally, prior to recordation of the initial
subdivision plat, a bond, letter o
form acceptable to the County Attorney, shall be provided to the County in an
amount for the estimated cost of the Spring Run Road Improvements based
on the approved construction plans or $949,400, whichever is greater, as
approved by the Transportation Department. The Security shall be held in
place for the payment of the Road Cash Proffer as described and required in
Proffered Condition 3. (T)
3. Road Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s)
shall pay $9,400 per dwelling unit to the County of Chesterfield for road
Each payment shall be made, at the option of the Developer/Subdivider/Assignee,
either through the application of the Road Construction Value (as defined and
described in the following paragraph) or through cash payment 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 be in addition to, any impact
fees, in a manner determined by the County.
The Transportation Department has acknowledged that the Spring Run Road
h Proffer.
Once the payments for any constructed dwelling units exceed the Road Construction
Value, the applicant, sub-divider, or assignee(s) thereafter shall begin making a cash
proffer payment for each additional residential unit. (T and B&M)
4. Architectural and Site Design Standards (not applicable to condominiums or cluster
homes). All dwelling units, other than condominiums or cluster homes, developed
on the Property shall be subject to the following architectural design standards:
A. Style and Form.
i. The architectural styles shall use forms and elements compatible with
those in the Collington subdivision in Chesterfield County, Virginia.
ii. The main body of each dwelling unit shall be a minimum of thirty (30) feet
in width.
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iii. Variation in Front Elevations. The following restrictions are designed to
maximize architectural variety of the houses.
a. The same front elevation may not be located adjacent to, directly
across from, or diagonally across the street from each other on the
same street.
b. Variation in the front elevation to address the paragraph above may
not be achieved by simply mirroring the façade but may be
accomplished by providing at least two (2) of the following
architectural changes:
(i) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(ii) varying the location and/or style of a front facing gable(s)
(iii) alternating the location of the garage
(iv) providing different materials and/or siding types on at least
50% of the elevation
(v) providing a different roof type/roof line
(vi) providing different window shapes or designs
(vii) alternating the color themes with respect to siding, doors,
and trim, or
(viii) varying the window and door fenestration.
B. Exterior Facades.
i. Façade Materials. At least 50% (5 in 10) dwelling units constructed shall
have brick or stone (or a combination thereof) that covers a minimum of
20% of the front façade (which façade shall exclude gables, windows, trim,
and doors). Other acceptable siding materials shall include stucco, synthetic
stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may be premium
quality vinyl siding with a minimum wall thickness of .044 inches. Synthetic
Stucco (E.I.F.S.) siding shall be finished in a smooth, sand or level texture, no
rough textures are permitted. Exterior facades shall include, at a minimum,
1 X 6 rake and fascia boards.
ii. Shutters. Except in the case of dwellings that utilize Craftsman or
contemporary architectural styles and forms, fifty percent (50%) of the
windows on each dwelling unit shall include panel shutters.
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iii. Color. Elements of exterior facades (which include cladding, trim, and
doors) shall include a minimum of three (3) colors, except a minimum of two
(2) colors shall be included if the cladding is white.
C. Foundations. All foundations shall be constructed entirely of brick or stone.
Synthetic or natural stucco foundations may be permitted for facades
constructed entirely of stucco. Stepping the siding down below the first
floor shall only be permitted in circumstances of unique topographical
conditions. Step downs shall be permitted on the side and rear elevations
only, with a maximum of two (2) steps permitted on any elevation, and
with a minimum separation of eight (8) feet between steps. A minimum of
twenty-four (24) inches of exposed brick or stone shall be required, unless
a lesser amount is approved by the Planning Department at time of plans
review due to unique design circumstances.
D. Roofs.
i. Varied Roof Line. Varied roof designs and materials shall be used on
facades of dwellings that face a street. Minimum roof pitch shall be 7/12,
and there shall be a minimum roof overhang of twelve (12) inches.
ii. Roof Materials. Roofing material shall be dimensional architectural
shingles with a minimum 30 year warranty. All flashing shall be copper or
pre-finished aluminum (bronze or black).
E. Porches, Stoops and Decks.
i. Front Porches. All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on minimum
f five
framed lattice panels or better. Handrails and railings shall be finished
wood, vinyl, or metal railing with vertical pickets, stainless steel cables,
swan balusters, or better. Pickets shall be supported on top and bottom
rails that span between columns. There shall be no unpainted vertical
surfaces on decks, porches and stoops on the front or sides of the house.
ii. Rear Porches. All rear porches visible from public rights of way shall
have lattice screening spanning between columns. Handrails and railings,
when required by building code, shall be finished painted wood, vinyl, or
metal railing with vertical pickets or swan balusters.
F. Fireplaces, Chimneys and Flues.
i. Chimneys. Chimney chases shall be constructed of brick or stone. The
width and depth of chimneys shall be appropriately sized in proportion to
the size and height of the unit.
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ii. Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude
beyond the exterior plane of the unit, are not permitted on front facades.
All the exterior materials and finishes used to enclose the fireplace box
must match the adjacent facade.
G. Front walks/Driveways.
i. All private driveways serving residential uses shall be constructed of
either concrete or asphalt. Private driveways shall not require curb and
gutter.
ii. Front walks shall be provided to each dwelling unit. Front walks shall
be constructed of concrete. Front walks shall be a
iii. One (1) lamp post shall be provided to each dwelling unit. The design
of such lamp posts shall be consistent throughout the Property.
iv. If individual mailbox units are provided for each lot, the design of such
mailboxes shall be consistent throughout the subdivision.
H. Landscaping and Yards. All front yards shall be sodded and irrigated.
Foundation planting beds shall be provided along the front façades of
dwelling units. Foundation planting beds shall be a minimum of four (4)
feet wide as measured from the unit foundation. Planting beds shall be
defined with a trenched edge or suitable landscape edging material.
Planting beds shall include medium shrubs spaced a maximum of four (4)
feet apart. Unit corners shall be visually softened with vertical accent
shrubs (2--
of planting.
I. Garages.
i.All units shall have a garage, which may be attached or detached.
ii. Attached garages (both front loaded and corner side loaded) and
detached 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 are prohibited.
iii. A maximum of one (1) dwelling unit for every group of ten (10)
dwelling units shall be permitted to feature a garage that extends past the
front line of the main dwelling provided that: (a) the architectural
treatment of the garage generally conforms to the example photos
attached hereto as EXHIBIT A and (b) the garage extends for a distance of
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no more than twenty-
dwelling.
J. Buffers. All buffers required by County ordinance shall be located within
recorded open spaces.
K. 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)
5. Architectural Design Standards (applicable to condominiums only). The following
architectural design standards shall apply only to condominium units developed on
the Property:
A. Front Façade Materials. At least 50% of all condominium units constructed
shall have brick veneer, stone veneer, or a combination thereof that cover a
minimum of 20% of the front façade of the unit (which façade shall exclude
gables, windows, trim, and doors).
B. Foundation Treatments. All condominium units shall feature foundation
treatments faced with brick or stone veneer that extend a minimum of
twenty-four (24) inches of exposed brick or stone shall be required, unless a
lesser amount is approved by the Planning Department at time of plans
review due to unique design circumstances. Stepping the siding down
below the first floor shall only be permitted in circumstances of unique
topographical conditions. Step downs shall be permitted on the side and
rear elevations only, with a maximum of two (2) steps permitted on any
elevation, and with a minimum separation of eight (8) feet between steps. A
minimum of twenty-four (24) inches of exposed brick or stone shall be
required, unless a lesser amount is approved by the Planning Department at
time of plans review due to unique design circumstances.
6. Architectural Design Standards (applicable to cluster homes only). The following
architectural design standards shall apply only to cluster homes developed on the
Property:
A. Vinyl Siding Standards. Where vinyl siding is used on cluster homes, such
siding shall be premium quality vinyl siding with a minimum wall thickness
of .044 inches.
B. Landscaping and Yards. All front yards shall be sodded and irrigated.
Foundation planting beds shall be provided along the front façades of
cluster homes. Foundation planting beds shall be a minimum of four (4)
feet wide as measured from the unit foundation. Planting beds shall be
defined with a trenched edge or suitable landscape edging material.
Planting beds shall include medium shrubs spaced a maximum of four (4)
feet apart. Unit corners shall be visually softened with vertical accent
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shrubs (2--
planting.
C. Variation in Front Elevations. The following restrictions are designed to
maximize architectural variety of the houses.
a. The same front elevation may not be located adjacent to, directly
across from, or diagonally across the street from each other on the same
street.
b. Variation in the front elevation to address the paragraph above may
not be achieved by simply mirroring the façade but may be accomplished
by providing at least two (2) of the following architectural changes:
(i) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(ii) varying the location and/or style of a front facing gable(s)
(iii) alternating the location of the garage
(iv) providing different materials and/or siding types on at least 50%
of the elevation
(v) providing a different roof type/roof line
(vi) providing different window shapes or designs
(vii) alternating the color themes with respect to siding, doors, and
trim, or
(viii) varying the window and door fenestration.
D. Porches, Stoops and Decks.
i. Front Porches. All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on minimum
framed lattice panels or better. Handrails and railings shall be finished
wood, vinyl or metal railing with vertical pickets, stainless steel cables,
swan balusters, or better. Pickets shall be supported on top and bottom
rails that span between columns. There shall be no unpainted vertical
surfaces on decks, porches and stoops on the front or sides of the house.
ii. Rear Porches. All rear porches visible from public rights of way shall
have lattice screening spanning between columns. Handrails and railings,
2217SN0515-2018APR25-BOS-RPT
when required by building code, shall be finished painted wood, vinyl, or
metal railing with vertical pickets or swan balusters.
iii. Porch Flooring. Porch flooring shall be permitted to be concrete,
exposed aggregate concrete, a finished paving material such as stone,
tile, or brick, or finished (stained dark) wood, or properly trimmed
composite decking boards. Unfinished decking material is not permitted.
E. Foundation Treatments. All foundation treatments shall be
constructed entirely of brick or stone. Synthetic or natural stucco
foundations may be permitted for facades constructed entirely of stucco.
Stepping the siding down below the first floor shall only be permitted in
circumstances of unique topographical conditions. Step downs shall be
permitted on the side and rear elevations only, with a maximum of two
(2) steps permitted on any elevation, and with a minimum separation of
eight (8) feet between steps. A minimum of twenty-four (24) inches of
exposed brick or stone shall be required, unless a lesser amount is
approved by the Planning Department at time of plans review due to
unique design circumstances.
F. Front walks/Lighting.
i. Front walks shall be provided to each cluster home. Front walks shall
be constructed of concrete. Front walks
ii. One (1) lamp post shall be provided to each cluster home. The
design of such lamp posts shall be consistent throughout the Property.
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)
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ATTACHMENT 2
EXHIBIT A
(March 14, 2018)
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ATTACHMENT 3
APPROVED PROFFERED CONDITIONS (03SN0307)
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ATTACHMENT 4
APPROVED TEXTUAL STATEMENT (03SN0307)
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ATTACHMENT 5
APPROVED EXHIBITS CONDOMINIUMS (03SN0307)
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ATTACHMENT 6
APPROVED EXHIBITS CLUSTER (03SN0307)
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