18SN0612
CASE NUMBER: 18SN0612
APPLICANT: Hancock Village Investment Company, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
S
AND RECOMMENDATION
Board of Supervisors Hearing:
APRIL 25, 2018
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
DARIN SMOUSE (804-640-9728)
Planning Department Case Manager:
16.8 Acres 14300 Ashbrook Parkway
JANE PETERSON (804-748-1045)
REQUESTS
Request I - Amendment of zoning approvals (Cases 95SN0278 and 97SN0291) relative to cash
proffers; uses; road improvements; architectural treatment; outdoor speakers and parking lot
lighting.
Request II - Conditional use to permit townhouse and multi-family uses and conditional use
planned development to permit exceptions to ordinance requirements in a Community Business
(C-3) District.
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 - 7.
SUMMARY
A residential development composed of townhomes and condominiums (Hancock Village) is
planned. Proffered conditions would limit development to 147 dwelling units, yielding a density of
8.7 dwelling units per acre.
Existing zoning permits a maximum of 130 townhouse units as restricted uses in the C-3 District,
as well as office and office warehouse uses. These uses are subject to ordinance requirements
and Conditions of Cases 95SN0278 and 97SN0291. Amendment of these zoning approvals is
requested to reduce cash proffer payments; delete road improvements previously provided or no
longer warranted; modify architectural treatment for residential uses; and delete conditions for
outdoor speakers and parking lot lighting, as discussed herein. A conditional use and conditional
use planned development would permit multifamily (condominium) use and provide relief to
specific ordinance requirements for these residential uses in achieving this mixed housing
concept.
The current cash proffer amount is $10,314 per dwelling unit subject to 95SN0278 (120 units) and
$11,462 per unit subject to 97SN0291 (10 units). The current total potential value of the approved
cash proffer equates to $1,352,300. With this request, the applicant has requested to reduce the
cash proffer payment to $5,922 per dwelling unit; equating to a total potential value of $870,534.
Providing a FIRST CHOICE community through excellence in public service
However, at the option of the Transportation Department, the cash proffer payment may be
reduced for the cost of road improvements as proffered by the applicant and determined by the
Transportation Department.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 6 and 7) that will complement area residential and commercial
developments.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
Development design resulting from the requested amendments will
provide for integration of higher density residential uses with existing
and anticipated area commercial and residential developments.
Quality, design and architecture required by existing zoning conditions
STAFF
and offered by the applicant in this case provide for a convenient,
attractive and harmonious community that will complement area
development.
TRANSPORTATION APPROVAL
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of
Hull Street and Otterdale Roads, east of Skinquarter Road and south of
SCHOOLS Duval Road, and a new middle school in the vicinity of Hull Street and
Otterdale Roads. 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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Comprehensive Plan
Classification: COMMUNITY BUSINESS
The designation suggests the property is appropriate for commercial uses that serve community-wide trade
areas.
Surrounding Land Uses and Development
Hull Street
Rd
Hancock
Ashlake Pky
Village
Shopping
Center
Winterpock Rd
Ashbrook Pky
Single Family Residential
Cloverhill Estates
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PLANNING
Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3) of 73.7 acres and to Residential (R-12)
of 54.6 acres. A mixed-use development with residential, office and
commercial uses was planned.
Parcel B of the zoning plan (Attachment 6) was limited to offices, office
95SN0278* warehouse, and/or townhouse uses. A maximum of 120 townhouses were
Approved permitted on Parcels A and B. Parcel A was subsequently developed as the
(9/1995) Hancock Village shopping center. Parcel C was developed as Clover Hill
Estates. Parcel B, which remains vacant, is the subject of the current request.
Townhouse development was subject to development requirements of the
Residential Townhouse (R-TH) District
Cash proffer of $5,083 per dwelling unit (currently escalated to $10,314)
Rezoning to Community Business (C-3) of 24.6 acres. Commercial uses were
planned. Multi-family and townhouse uses permitted as restricted uses if
incorporated into additional C-3 acreage to west, zoned with Case 95SN0278.
Uses on the southern portion of the property limited to offices, office
97SN0291*
warehouses and/or townhouse uses. Density of townhouse development on
Approved
portion of property subject of current request would yield approximately 10
(9/1997)
dwelling units.
Townhouse development was subject to development requirements of the
Residential Townhouse (R-TH) District
Cash proffer of $6,819 per dwelling unit (currently escalated to $11,462)
Ϋ The staff report for these cases analyzed the impact of the proposed development on public
mpact.
Proposal
A townhouse and multi-family residential development known as Hancock Village with a maximum
density of 147 dwelling units is proposed. The development concept for the proposed
townhouses consists of 37 units, three (3) stories in height, located within the eastern portion of
the property. A maximum of 110 condominium units, four (4) stories in height, would be located
to the central portion of the property (Attachment 3 Exhibit A), with some units overlooking
courtyards. Access to the property would be from Ashbrook Parkway. A focal point containing a
first-floor clubhouse within a condominium building, as well as an outdoor patio area, are planned
at the terminus of a landscaped boulevard entrance. Setbacks for buildings and driveways would
be reduced along exterior roads bordered by street trees, with sidewalks along these corridors
connecting to internal sidewalks along development streets. A pedestrian connection to Hancock
Village Shopping Center is also proposed.
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At the option of the applicant, should condominiums not be constructed, the number of
townhouse units may be increased to 92. In addition, office and office warehouse uses, permitted
by existing zoning conditions, could be located at the intersection of Ashbrook and Ashlake
Parkways should condominiums not be constructed on that site. Such uses would be limited to
6,200 gross square feet on a maximum of 1.24 acres.
Development Standards
Except as noted in the Textual Statement and proffered conditions (Attachments 1 and 2),
development of the townhouses and condominiums would comply with ordinance requirements
of the Residential Townhouse (R-TH) and Multifamily Residential (R-MF) Districts, respectively.
Any office use would be developed according to ordinance requirements for C-3 Districts.
Design Requirements of Cases 95SN0278 and 97SN0291
The following provides an overview of the approved design requirements referenced in the
attached case information (Attachments 5 & 7):
Minimum dwelling size (gross floor area) for townhouses - 1,100 square feet (2-
bedroom) and 1,200 square feet (more than 2-bedroom)
Architectural treatment similar to Cross Creek, Woodlake Village or Hunters Chase
developments.
Minimum 40% (aggregate) of visible exterior walls of brick
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long-lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Community Design
Conceptual Plan (Attachment 3- Exhibit A)
o
Sidewalks
o
One side of internal public streets
Along Ashbrook Parkway, Ashlake Parkway and Winterpock Road
frontages
Landscaping around buildings, within medians, common areas and open spaces
o
Street trees along public roads with front-loaded lots, and Ashbrook Parkway,
o
Ashlake Parkway and Winterpock Road
Maintenance of building exteriors and common areas by HOA
o
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Community recreation/focal point to include a clubhouse for mix of townhouse
o
and multifamily (within ground floor condominium); and patio
Lot/Unit Design
Hardscaped driveways, to include asphalt
o
Front walks of concrete or decorative pavers
o
Front foundation planting beds
o
Sodded and irrigated front, side and corner side yards
o
Screening of utility units (HVAC, generators, etc.)
o
Individual lamp posts (townhouse, only)
o
Building Design Townhouse and Multifamily
Elevations (Attachment 4 Exhibit B)
o
Provisions for side elevation windows
o
Variety of elevations along street to avoid a monotonous streetscape
o
Variation in color themes
o
Brick or stone foundations
o
Various building materials, not to include vinyl
o
30-year dimensional shingle roofs
o
Second story decks, when provided, to extend beyond rear of units
o
Outdoor Speakers and Parking Lot Lighting
Proffered Condition 23 of Case 95SN0278 prohibits outdoor speaker systems within a
townhouse development. The applicant requests deletion of this proffer. No recreational
amenities are proposed that would prompt the need for such system. Further, the Ordinance
requires a conditional use to permit public address.
Proffered Condition 24 of Case 95SN0278 requires parking lot lighting standards in townhouse
development to include fixture height and concealed sources of light to minimize impacts off
the property. The ordinance addresses lighting standards to include shielding of light source.
Per the Concept Plan, buildings are located between the property perimeters and parking
areas, providing light source separation from adjacent properties.
Staff is supportive of these amendments.
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Cases 95SN0278 and 97SN0291
include quality design and architectural elements that will complement area commercial and
residential developments.
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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
adju
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 110 condominiums and 37 townhouses, or for 92
townhouses. Based on a total of 147 condominium/townhouse units and applying trip
generation rates for multi-family units, development could generate approximately 800
average daily trips. Traffic generated by development of the property will be distributed via
Ashbrook Parkway to Winterpock Road and Ashlake Parkway.
Ashbrook Parkway and Ashlake Parkway are major arterials with a recommended right of way
width of 90 feet, as identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Ashlake Parkway and Ashbrook
Parkway are two-lane roads that have been constructed in conjunction with area development.
Winterpock Road is also identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ.as a major arterial with a
recommended right of way width of 90 feet. Winterpock Road is primarily a two-lane road,
widening to four-lanes as it approaches Hull Street Road. Sections of the road have been
improved in conjunction with adjacent residential development. An improvement project is
currently in the design phase that will widen Winterpock Road to a four-lane road from Royal
Birkdale Drive to Hull Street Road. In 2016, the traffic count on Winterpock Road between
Beach Road and Hull Street Road was 9,600.
In 1995, the Board of Supervisors approved the rezoning (Case 95SN0278) on part of the
property and accepted several transportation related proffers. The applicant is requesting to
delete Proffered Condition 9.I which required construction of additional pavement along
Winterpock Road at the Ashbrook Parkway intersection to provide left and right turn lanes and
provide full cost of traffic signalization at this intersection, if warranted. As part of the Hancock
Village development, left and right turn lanes were constructed along Winterpock Road at the
Ashbrook Parkway intersection. The Transportation Department is managing an improvement
project that will widen Winterpock Road to a four-lane road from Royal Birkdale Drive to Hull
Street Road. As part of the county managed project, a roundabout will be constructed at the
Winterpock/Ashbrook intersection; therefore, the requirement of a traffic signal is no longer
applicable. Staff supports the request to delete the condition.
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
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proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following:
Right of Way Dedication (Proffered Condition 6)
All right-of-way and easements as shown on the construction plans for the widening of
Winterpock Road from the property.
The property is located within Traffic Shed 11, which encompasses the area of the county south
of Hull Street Road, west of Winterpock Road, and north of River 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
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the road 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 transportation network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to townhouse or condominium units. Based on the volume
of traffic it generates a townhouse/condominium, which generate approximately 63% of the
traffic of single-family dwelling units, traffic impact could be addressed by $5,922 (63% of
$9,400) per unit, which the applicant has proffered to make such payments (Proffered
Condition 1). The traffic impact could be valued at $870,534 ($5,922 x 147). Staff supports the
request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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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 Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .11396 calls per dwelling, it is estimated that this development will
generate 14 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.
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
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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 26 12 15 53
School Type
Schools Currently Serving Area Clover Hill Swift Creek Cosby
Current Enrollment 745 970 2054
(2)
Building Capacity 825 1325 1950
2016-17
Functional Capacity (3) 802 1037 1918
School Year
Enrollment Percent of Total 93 94 107%
Data
Functional Capacity
Total Number of Trailers 8 3 9
Number of Classroom Trailers 6 3 9
Note:
Based upon average number of students per townhome dwelling unit countywide at 0.41 students per unit, and
(1)
multifamily dwelling unit countywide at 0.33 students per unit.
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
Public Facilities Plan
Post 2020, the Plan recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road, and a new middle school in
the vicinity of Hull Street and Otterdale Roads. 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 Plan.
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
Clover Hill
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Public Facilities Plan
The
Public Facilities Plan 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
Magnolia Green Community Park \[undeveloped\]
Old Clover Hill High School Athletic Complex Park
\[3\] Elementary School Athletic Areas
\[1\] High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Neighborhood Parks associated with a new
Elementary and Middle Schools, 10 acres each, nearest this location. Land for these parks has not
been acquired. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ also 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
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
case is not immediately adjacent to recommended routes of the Plan or
existing facilities. The applicant is encouraged to consider pedestrian/bicycle connection(s) to the
Winterpock Road and Hull Street Road .źƉĻǞğǤƭ ğƓķ Ʃğźƌƭ routes.
Recommendation
Pedestrian facilities are planned within the new development. These facilities along Ashbrook
Parkway and the internal retail pedestrian connection will enhance the community and walkability
of the area. These pedestrian facilities augment the recommendations in the Bikeways and Trails
Chapter of the Comprehensive Plan.
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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 Utility Comments:
This property is within 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 is
Ashbrook Pkwy.
Under zoning cases 95SN0273 and 97SN0291, the applicant proffered the use of the public water
and wastewater systems. (Proffered Conditions 3 and 13)
All water and wastewater design and construction must comply with the current revision of the
Ch
Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 12 of Case 95SN0278 and Proffered Condition 2 of Case 97SN0291 were
offered to direct all runoff from impervious areas through a BMP, to further ensure protection of
water quality. These proffered conditions will not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
10/5/17 Application submitted
1/31/18 Application amended
1/19, 3/12, Proffered conditions, Textual Statement, conceptual plan and elevations
3/14, 3/15 submitted
& 3/16/18
Community Meeting
3/12/18 Issues Discussed:
Types of residential products, to include elevations, building heights,
density, square footages and pricing
Impacts on area roads; area road projects; and speed limits
Recreational provisions and walkways
Maintenance of unit exteriors and common areas
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
(3/16/18)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request, Proffered Condition 4 of Case 97SN0291 and Proffered
Conditions 14 and 15 of Case 95SN0278 shall be amended as outlined below. Proffered
Condition 8 of Case 97SN0291 and Proffered Conditions 9.I, 21, 23 and 24 of Case 95SN0278
shall be deleted. All other conditions of Cases 95SN0278 and 97SN0291 shall remain in force
and effect.
The Applicant amends Proffered Conditions 4 of Case 97SN0291 and Proffered Condition 14 of
Case 95SN0278 to read as follows:
1.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $5,922 for each townhouse or
condominium unit to the County of Chesterfield for road improvements within
the service district for the property.
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not in addition to, any impact
fees, in a manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements provided by the applicant, sub-
divider, or assignee(s). The value of the improvements shall be determined by
the Transportation Department. (B & M, T)
The Applicant amends Proffered Condition 15 of Case 95SN0278 to read as follows:
2.Permitted Uses.
prepared by J.K. Timmons and Associates, P.C., dated August 3, 1994, shall be limited to
offices (business, governmental, medical and professional), office warehouses,
residential townhouses (R-TH) and/or residential multi-family (R-MF). (P)
The Applicant hereby offers the following additional proffered conditions:
3.Master Plan. The Textual Statement, last revised March 16, 2018, and the Conceptual
Plan (Exhibit A), shall be considered the Master Plan. The site shall be designed as
generally depicted on the Conceptual Plan; provided, however the exact location of the
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dwellings, streets, common areas, and other improvements may be modified provided
that the general intent of the Conceptual Plan is maintained. In the event the residential
multi-family (R-MF) is not constructed, then the developer shall have the right to
construct residential townhouse (R-TH) units in the western part of the development.
The far west corner of the property, which is 1.24 acres, shall maintain the right to have
office uses, as described in Proffered Condition 2, as well as residential multi-family and
townhouse uses. (P)
4.Density. The number and location of the various unit types shall be identified on all
approved plans. The density shall be as outlined below.
a.The maximum number of residential multi-family (R-MF) units shall not exceed
110 units.
b.The maximum number of residential townhouse (R-TH) units shall not exceed 37,
provided however in the event the residential multi-family (R-MF) units are not
constructed, the maximum number of residential townhouse (R-TH) units shall
not exceed 92 units.
c.If office uses are provided, the permitted uses shall not exceed 6,200 gross
square feet on 1.24 acres. (P)
5.Dedication. Prior to any site plan, in conjunction with recordation of the initial
subdivision plat, or within thirty (30) days from a written request by the Transportation
Department, whichever occurs first, all rights of way and easements as shown on the
construction plans for the widening of Winterpock Road from the property, as
determined by the Transportation Department, shall be dedicated, free and
unrestricted, to Chesterfield County. (T)
6.Project Design Elements, to include both R-TH uses, and R-MF uses.
a.Sidewalks. Sidewalks shall be provided on one side of the internal public street
and for the entire property line fronting Ashbrook Parkway, Ashlake Parkway
and Winterpock Road, which shall be placed based upon location of ultimate
right of way.
b.Driveways. All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or decorative
pavers.
c.Streetscape. Large deciduous trees, with a caliper of 2.5 inches for non-native
species and 2 inches for native species at time of planting, planted
loaded lots, and along Ashbrook Parkway, Ashlake Parkway and Winterpock
Road, except where there is a conflict with utilities, sightlines, and driveway
areas. Streetscape will either be located within open space or an easement
maintained by the HOA.
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d.Landscaping. Landscaping shall be provided and maintained around the
perimeter of buildings, on fronts or sides facing a public street or designated as a
focal point lot, within medians, and common areas, including open space.
Landscaping shall comply with the requirements of the Zoning Ordinance and be
designed to minimize the predominance of building mass and paved areas;
define private spaces; and enhance the residential character of the
development. The landscaping plan shall be approved at time of site plan review
with respect to the exact numbers, spacing, arrangement and species of
plantings.
e.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.
f.Maintenance of Building Exteriors and Common Areas.
association for the development shall be responsible for properly maintaining
and repairing on-site improvements including, but not limited to, all common
areas, lot landscaping, lighting, fencing, street trees, sidewalks, and dwelling unit
exteriors to exclude windows and doors. Periodic cleaning and painting of doors,
nit
repair obligations. (P)
7.R-TH Unit Elements.
a.Front Yards. Except for foundation planting beds, front, corner side and side
yards shall be sodded and irrigated.
b.Front Foundation Planting Beds. Foundation planting shall be required along the
entire front and corner side facades of dwelling units facing a public street or
designated as a focal point lot. Beds shall be a minimum four (4) wide measured
from the unit foundation. Beds shall include a minimum of three (3) medium
shrubs.
c.Front Walks. A minimum of a three (3) foot wide concrete, or decorative pavers,
front walk shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks, or streets.
d.Elevations.
i.Unless deviations are approved by the Planning Commission during site
plan review, the architectural treatment of the townhouse development
shall be compatible with Exhibit B, prepared by StyleCraft.
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ii.High impact units, as marked on the conceptual plan, shall utilize similar
Exhibit B. High impact units shall have an embellished façade with
enhanced features. Embellished facades may include a mixing of
materials, shutters, or other architectural features on the exterior that
enhance the view (i.e. band boards, covered entry ways, columns, etc.).
iii.There shall be a minimum of eight (8) windows on the side elevation of
each unit, and a maximum of three (3) of such windows may be faux,
shuttered.
e.Repetition. Townhouse units with the same elevations may not be located
directly adjacent to each other in the same group of attached units.
f.Variation of Color Themes. The color palettes featured in a townhouse building
shall not be repeated in the townhouse building located beside said townhouse
building.
g.Foundations. Foundations shall be faced with brick or stone which extends a
minimum three (3) courses above grade. If the dwelling unit is constructed on a
slab, brick or stone shall be employed around the base of the dwelling unit a
minimum 3 courses above grade so as to give the appearance of a foundation.
h.Materials. Acceptable siding materials include brick, stone, masonry, fiber
cement siding (such as HardiPlank, HardieShingle, and HardieTrim), or
engineered wood siding (such as LP SmartSide).
i.Other Materials. Other materials may be used for trim, soffit, cornice, fascia
architectural decorations, or design elements provided they blend with the
architecture as generally depicted on Exhibit B.
j.Roof Materials. Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty. Accent roofing material shall be
permitted.
k.Rear Decks. Where provided, second story decks shall be permitted to extend
beyond the rear of the unit.
l.Lamp Posts. One (1) residential grade lamp post shall be provided for each
dwelling unit. The design of such lamp post shall be consistent throughout the
townhouse development. (P)
8.R-MF Unit Elements.
a.Front Yards. Except for foundation planting beds, front, corner side and side
yards shall be sodded and irrigated.
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b.Front Foundation Planting Beds. Foundation planting shall be required along the
entire front and corner side facades of dwelling units facing a public street or
designed as a focal point lot. Beds shall be a minimum four (4) wide measured
from the unit foundation. Beds shall include a minimum of three (3) medium
shrubs.
c.Front Walks. A minimum of a three (3) foot wide concrete, or decorative pavers,
front walk shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks, or streets.
d.Elevations.
i.Unless deviations are approved by the Planning Commission during site
plan review, the architectural treatment of the townhouse development
shall be compatible with Exhibit B, prepared by StyleCraft.
ii.High impact units, as marked on the conceptual plan, shall utilize similar
in Exhibit B. High impact units shall have an embellished façade with
enhanced features. Embellished facades may include a mixing of
materials, shutters, or other architectural features on the exterior that
enhance the view (i.e. band boards, covered entry ways, columns, etc.).
iii.There shall be a minimum of eight (8) windows on the side elevation of
each unit, and a maximum of three (3) of such windows may be faux,
shuttered.
e.Repetition. Individual condominium units with the same elevations may be
located adjacent to each other within the same building and adjacent buildings.
Colors and materials shall be used to differentiate between units.
f.Variation of Color Themes. The color palettes featured in a R-MF building shall
not be repeated in the R-MF building located beside said R-MF building.
g.Foundations. Foundations shall be faced with brick or stone which extends a
minimum three (3) courses above grade. If the unit is constructed on a slab, brick
or stone shall be employed around the base of the unit a minimum 3 courses
above grade so as to give the appearance of a foundation.
h.Materials. Acceptable siding materials include brick, stone, masonry, fiber
cement siding (such as HardiPlank, HardieShingle, and HardieTrim), or
engineered wood siding (such as LP SmartSide).
i.Other Materials. Other materials may be used for trim, soffit, cornice, fascia
architectural decorations, or design elements provided they blend with the
architecture as generally depicted on Exhibit B.
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j.Roof Materials. Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty. Accent roofing material shall be
permitted.
k.Rear Decks. Where provided, second and third story decks shall be permitted to
extend beyond the rear of the unit. (P)
9.Focal Point and Amenity. A clubhouse, to primarily serve the residents of both R-MF and
R-TH, shall be provided as an integral part of one of the R-MF buildings on the ground
clubhouse shall receive a Certificate of Occupancy prior to the issuance of the 77 th
building permit for the project. In the event the R-MF units are not built, a focal
for the R-TH units in generally the same location as
shown on the plan. Sidewalks shall be provided as a connection to the adjacent
Shopping Center, which is the main amenity for this development. (P)
10.Review Process. If both R-TH and R-MF uses are submitted for review under a mixed-use
plan, then the plan shall be reviewed as one plan through the site plan process. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
(3/16/18)
I.Conditional Use to allow multi-family residential uses within the current C-3 zoning and
relief from R-TH restrictions under C-3 zoning. Conditional Use Planned Development to
permit use and ordinance exceptions for R-MF and R-TH, as described herein, and as
provided in the accompanying proffers.
II.Requirements and Exceptions.
a.Residential Townhouse (R-TH) Units shall conform to the Zoning Ordinance for R-
TH districts except for the following:
i.Private pavement setbacks from Winterpock Road shall be thirty (30)
feet.
ii.Private pavement setbacks from Ashbrook Pkwy and Ashlake Pkwy shall
be twenty (20) feet.
iii.Principal buildings shall be setback a minimum of thirty (30) feet from
Winterpock Road for all yards.
iv.Principal buildings shall be setback a minimum of twenty (20) feet from
Ashbrook Pkwy and Ashlake Pkwy for all yards.
v.Corner side yard setback shall be fifteen (15) feet.
vi.If side entry townhouses are provided, uncovered stairs, terraces,
landings, porches, or enclosed entrances may project into the side yard
or the corner side yard up to eight (8) feet.
vii.Bay windows and eves may project into any yard setback up to three and
a half (3.5) feet.
b.Residential Multi-Family (R-MF) Condominium Units shall conform to the Zoning
Ordinance for R-MF districts except for the following:
i.Pavement width of access drives shall be twenty-four (24) feet.
ii.Private pavement setbacks from major arterials shall be twenty (20) feet.
iii.Buildings shall be setback a minimum of twenty (20) feet from project
property lines and roads.
iv.There shall be no minimum setback required for buildings from parking
spaces.
v.Bay windows and eves may project into any yard setback up to three and
a half (3.5) feet.
c.Exception to the buffer requirement along Ashbrook Parkway, Ashlake Parkway
and Winterpock Road. A buffer shall not be required along any of the roads
fronting the property.
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ATTACHMENT 3
EXHIBIT A
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ATTACHMENT 4
EXHIBIT B
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ATTACHMENT 5
APPROVED CONDITIONS (CASE 95SN0278)
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ATTACHMENT 6
APPROVED PLAN (CASE 95SN0278)
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ATTACHMENT 7
APPROVED CONDITIONS (CASE 97SN0291)
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