17SN0753
CASE NUMBER: 17SN0753 (AMENDED)
APPLICANT: HRHVA LLC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
MAY 23, 2018
BOS Time Remaining:
365 DAYS
:
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
80.2 Acres 6767 Iron Bridge Road
REQUEST
(AMENDED) Rezoning from Agricultural (A) to Residential Townhouse (R-TH) plus conditional use
planned development to permit exceptions to ordinance requirements on 22 of the 80.2 acres.
Specifically, exceptions are requested to permit multi-family residential units, commercial use, a
group care facility and exceptions to ordinance requirements.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions and Textual Statement, as amended, are located in Attachments 1 and 2. THESE
AMENDMENTS WERE RECEIVED AFTER PUBLIC ADVERTISEMENT OF THIS CASE. THE BOARD WOULD NEED
TO UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS.
SUMMARY
The subject property is in a revitalization area. A development including a maximum of 270
townhomes, 230 multifamily residential units and/or a 120-bed group care facility, and limited
commercial uses is proposed. An overall maximum of 500 residential units would be permitted,
yielding a density of approximately 6.23 dwelling units per acre.
The applicant has proffered design and architectural standards (discussed on pages 5 and 6) to
ensure a well-designed, quality development that should serve to enhance the community.
ADDENDUM
The purpose of this Addendum is to provide an amendment to the Textual Statement.
On May 23, 2018, the applicant amended Item II.B of the Textual Statement to include a limitation
on the number of bedrooms in multi-family residential dwelling units. Specifically, no such units
would have more than three (3) bedrooms. Further, no more than ten (10) percent of the
constructed multi-family units would include three (3) bedrooms. Proffered Condition 1 has been
amended to reflect the date of this Textual Statement revision.
Staff continues to recommend approval as outlined on the following page.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING - APPROVAL
Proposed zoning and land use comply with the recommendations of the
Comprehensive Plan
Quality design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community that should enhance
the surrounding development.
TRANSPORTATION - APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy, no road
cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school facility in
the vicinity of Chester Road and Route 288 north of Route 10, however at
SCHOOLS
this time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the tƌğƓ.
2 17SN0753-2018MAY23-BOS-ADD
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CASE HISTORY
Applicant Submittals
12/12/16 Application submitted
3/22, 3/27 Proffered Conditions, Textual Statement and exhibits submitted
and
9/20/17
11/17/17 Revisions to Application, proffered conditions, Textual Statement and exhibits
submitted
12/5 and Revisions to proffered conditions and Textual Statement submitted
12/20/17
1/04, 1/10, Revisions to proffered conditions, Textual Statement and exhibits submitted.
1/11, 1/23,
3/12, 3/23,
3/27, 4/3
and
4/10/18
4/13/18 Application amended to remove a portion of request property and revisions to
proffered conditions and Textual Statement submitted.
5/23/18 Revisions to proffered conditions and Textual Statement submitted.
Community Meetings
2/23/17 Issues Discussed:
Retirement housing proposed to meet area demands for senior housing
Townhomes and/or quad-plex design proposed for single family portion
No access is planned to adjacent neighborhoods
Additional traffic on Route 10; VDOT will determine whether a signal will be
speed limit would be along this portion of Route 10
Route 10 is planned for ultimately 6 lanes in this area
Quality in design and architecture is important
9/6/17 Issues Discussed:
Buffer along Ironbridge Road and provision of cross access easement to
adjacent church
Standing seam metal as additional roof material and exclude asphalt as
driveway treatment
Minimum size of townhome units and clubhouse
Different garage projections proposed; upgraded garage door treatment
Compatibility of townhouse elevations; Plan certain percentage of each type
Propose traditional townhome lot and quad-unit development
Possible road and/or pedestrian connection to existing and planned
commercial area to the northeast
Child care center as possible use
Increased number of apartments planned
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Community Meetings (Continued)
3/27/18 Issues Discussed:
Should consider reducing density
Traffic along Route 10 corridor is an issue;
Warrants for traffic signal
Consideration of combining access points at signalized intersections
People in other subdivisions along Route 10 cannot get out where there is
no traffic signal
County and VDOT are behind in making needed road improvements
Connectivity to area properties
Likely 3 or 4 phases of townhome construction; market determines speed of
development
Planning Commission
5/16/17 Action DEFERRED TO SEPTEMBER 19, 2017 ON ITS OWN MOTION WITH THE
9/19/17 Action DEFERRED TO NOVEMBER 21, 2017 ON ITS OWN MOTION WITH THE
11/21/17 Action DEFERRED TO JANUARY 16, 2018 ON ITS OWN MOTION WITH THE
1/16/18 Action DEFERRED TO FEBRUARY 20, 2018 ON ITS OWN MOTION WITH THE
2/20/18 Action DEFERRED TO APRIL 17, 2018 ON ITS OWN MOTION WITH THE
4/17/18 Citizen Comments:
Citizens expressed opposition to the case noting concerns relative to increased
proposed density; lack of connectivity; and, quality of development design
Applicantted developer will pay for a traffic signal if/when
warranted by VDOT; connectivity is provided to property to the south; density
complies with Comprehensive Plan recommendations; and development
standards offered.
Commission Discussion:
Mr. Jackson noted that the entrance feature focal point will be coming to the
Commission for approval. He added that the case has evolved significantly over
the past year and 3 community meetings. He also stated that connectivity was
being provided to the north and south.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Jackson Second: Sloan
AYES: Sloan, Jackson, Jones and Stariha ABSENT: Freye
The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
May 23, 2018 April 13, 2018
Both the Planning Commission and staff recommend acceptance of Proffered Conditions 2-8, as
offered by the applicant. On 5/23/18, the applicant revised Proffered Condition 1 and Textual
Statement Item II.B, as reflected by underlines and strike-throughs.
1.Master and Zoning Plans. The Textual Statement, last revised May 23, 2018 April 13,
2018, and Exhibit A, last revised March 27, 2018, and prepared by Balzer and Associates,
Inc. shall be considered the Master Plan. (P and BI)
2.Dedication. Prior to any site plan approval or within sixty (60) days from a written
request by the Transportation Department, whichever occurs first, 100 feet of right-of-
way along the east side of Iron Bridge Road (Route 10), measured from the centerline of
that part of Route 10 immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
3.Vehicular Access. Direct vehicular access from the property to Route 10 shall be limited
the southern property line, and the other access shall be generally located midway
between the Main Access and the northern property line. The exact location of these
accesses shall be approved by the Transportation Department. (T)
4.Road Improvements. In conjunction with the initial development, the following road
improvements shall be completed, as determined by the Transportation of Department:
a.Construction of an additional lane of pavement along the northbound lanes of
Route 10 for the entire property frontage.
b.Construction of additional pavement along the northbound lane of Route 10 at
each approved access to provide a separate right turn lane.
c.Construction of a new crossover on Route 10 to serve the Main Access.
Additional pavement shall be constructed along the northbound and the
southbound lanes of Route 10 to provide left turn lanes at the new crossover in
both directions.
d.Construction of a 3-lane typical section (i.e., one eastbound lane and two
westbound lanes) for the Main Access at its intersection with Route 10.
e.Full cost of traffic signalization at the Main Access/Route 10 intersection, if
warranted, as determined by the Transportation Department.
f.Construction of a sidewalk along the east side of Route 10 for the entire property
frontage.
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g.Dedication to and for the benefit of Chesterfield County, free and unrestricted of
any additional right of way or easements required for the improvements
identified above. (T)
5.Access Easement. Prior to any site plan approval or within ninety (90) days of a request
by the Transportation Department, an access easement, acceptable to the
Transportation Departmen
Road to the adjacent property identified as Tax ID 773-678-1024. (T)
6.Focal Point/Recreation Area.
a.A minimum of two (2) open space areas, each a minimum of 0.75 acre in size,
shall be provided
located at the entrance of the property adjacent to the Main Access. Part of each
focal point area shall be hardscaped and have benches and other amenities that
accommodate and facilitate gatherings. A portion of the focal points may include
areas devoted to best management/storm water facilities. The focal points shall
be developed concurrent with the phase of development that the focal point is
intended to serve.
b.An entrance feature shall be provided at the Main Access to the Property at Iron
Bridge Road within the focal point area and shall include a monument-style sign
with either landscaping, fences, berms, or a combination thereof or similar
landscape features. The entrance feature shall have compatible features and
quality with those shown in Exhibit B, Pictures 1-3. The exact design and location
of the entrance feature shall be approved by the Planning Commission prior to
the approval of the initial site plan or subdivision plan for the subject property.
c.A covered community gathering space such as a pavilion, gazebo, or similar
i.The Pavilion shall be a minimum of 192 square feet in size and the design
of the Pavilion shall be compatible with the architecture of the
community. The space within the Pavilion shall be hardscaped and
include benches or other seating to facilitate gatherings. Pathways and/or
walking trails shall be used to connect the Pavilion to the development.
ii.The exact location of the Pavilion shall be determined at the time of the
initial construction plan approval.
d.Recreational and pedestrian amenities, such as walking paths, benches,
gathering areas, picnic area(s), pickleball court(s), playfield(s), and a pool, shall
be permitted. If approved by Environmental Engineering during plans review, a
trail shall be provided, generally following the Resource Protection Area along
the perimeter of the property.
e.Outdoor courts and similar active recreational facilities shall be located a
minimum of fifty (50) feet from adjacent property external to the development,
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a minimum of twenty-five (25) feet from adjacent residential property internal to
the development, and a minimum of twenty-five (25) feet from any existing or
proposed public road. Within the fifty (50) foot and twenty-five (25) foot
setbacks, a twenty-five (25) foot buffer shall be provided along the perimeter of
all active recreational facilities except where adjacent to any existing or proposed
public roads. These buffers shall conform to the requirements of the Zoning
Ordinance for twenty-five (25) foot buffers. These buffers and setbacks may be
modified by the Planning Commission at the time of plan review.
f.All such focal points/recreation area shall be maintained by the Homeowners
Association.
g.Community gardens shall be permitted. Propagation and cultivation of crops,
flowers, trees and shrubs that are not offered for sale, within the open space
ociation,
including accessory structures, such as a garden shed, related to such uses.
h.If one of the proposed best management practice (BMP) basins is a wet pond, a
water feature shall be included, such as a fountain, to provide a visual amenity
for the development. Such amenity shall be subject to review and approval of
the Environmental Engineering Department during site plan review. (P)
7.Clubhouse(s).
a.A clubhouse with a minimum of 1,270 square feet of gross floor area serving the
townhouse development shall be provided.
b.A clubhouse with a minimum of 1,230 square feet of gross floor area serving the
multi-family development shall be provided.
c.In the event the multi-family development uses the same clubhouse as the
townhouse development, the clubhouses described in Proffered Conditions 7.a
and 7.b shall be combined to create a clubhouse with a minimum of 2,500 square
feet of gross floor area to accommodate both the multi-family and townhouse
developments.
d.For the townhouse clubhouse, the construction timing shall be as follows:
i.Prior to the issuance of a certificate of occupancy for 50 townhouse
dwelling units, a building permit shall have been obtained for the
clubhouse.
ii.Prior to the issuance of a certificate of occupancy for 100 townhouse
dwelling units, the clubhouse shall have been issued a certificate of
occupancy.
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e.The residential multi-family or combined clubhouse shall be issued a certificate
of occupancy in conjunction with the issuance of a certificate of occupancy for
the first multi-family building.
f.A minimum of 1.5 acres of open space, inclusive of any recreational areas, shall
be provided in the clubhouse area. (P)
8.Pedestrian Connection. A pedestrian connection shall be provided to Tax ID 774-680-
8403 located adjacent to the northeast corner of the Property. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised May 23, 2018 April 13, 2018
I.Master Plan and Uses. Exhibit A, prepared by Balzer and Associates and last revised
March 27, 2018, shall be considered the master plan. To accommodate the orderly
development of the Property, the Tracts shall be located as generally depicted on the
Plan, but their location and size, including further divisions into Sub-Tracts, may be
modified so long as the parcels generally maintain their relationship with each other and
any adjacent properties, and so that the sum of Tracts A, B, and C shall not exceed 22
acres. A plan for each such Tract adjustment shall be submitted to the Planning
Department for review and approval. Such plan shall be subject to appeal in accordance
with the provisions of the Zoning Ordinance for Site Plan appeals. Sub-Tract (a
designated portion of a Tract) divisions may be created at time of tentative subdivision
or site plan review and shall not require a separate review as a Tract adjustment
provided there is no adjustment in the overall Tract boundary unless the Tract boundary
has been approved for adjustment as stated herein.
A.Tract A shall be a minimum of 2 acres and a maximum of 4.5 acres and limited to
the following uses:
i.Clinic, medical (to include 24-hour urgent care center), dental or optical.
The following uses shall be permitted internal to the clinic:
1.Pharmacy
2.Outpatient Therapy and Rehabilitation
3.Outpatient Surgery
4.Medical equipment and supplies
ii.Day care, child and adult
B.Tract B shall be a minimum of 12.5 acres and limited to the following uses:
i.Group care facility
ii.Residential Multi-Family, including dwelling units and recreational
facilities
C.Tract C shall be a maximum of 5 acres and limited to the following uses:
i.Group care facility
ii.Residential Multi-Family, including dwelling units and recreational
facilities
iii.Residential Townhouse, including dwelling units and recreational facilities
D.Tract D shall be limited to the following uses:
i.Residential Townhouse, including dwelling units and recreational facilities
Providing a FIRST CHOICE community through excellence in public service
II.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.A maximum of 120 group care facility beds. Residents of these units need
assistance with activities of daily living, including but not limited to, monitoring
activities, medications and health care providers and personal care services. All
meals will be provided by a central kitchen/dining area for residents of these
units. Furthermore, these units will be licensed as Assisted Living Units by the
Virginia Department of Social Services.
B.A maximum of 230 multi-family residential dwelling units within a maximum of
eight (8) four-story apartment buildings. No multiple-family dwelling units shall
have more than three (3) bedrooms. No more than 10% of the multiple-family
dwelling units actually constructed shall have 3 bedrooms.
C.A maximum of 270 residential townhouses.
III.Requirements and Exception for All Tracts.
A.Model Homes/Sales Office.
i.A maximum of two (2) temporary model homes/sales office(s), located in
a modular office unit, shall be permitted.
ii.The model homes/sales office(s) shall be used to market the
development in which it is located.
iii.The model homes/sales office(s) shall not be the primary real estate
iv.The model homes/sales office(s) shall only be permitted for a maximum
duration of nine (9) months and shall be removed from the Property by
the developer within 60 days of cessation of operations.
B.Parking. Parking shall not be required on each parcel or site where the use is
located, but rather may be provided off-site, including on-street parking subject
to approval at the time of plans review, which may include requirements for
easements. If on-street parking is permitted, those spaces shall be counted
towards the required number of parking spaces for all uses.
C.Exterior Lighting. Lighting shall comply with Section 19.1-205 of the Zoning
Ordinance and the following standards:
i.Sidewalks, walkways and other pedestrian areas throughout the
development shall be lit by pedestrian-style lights in accordance with a
lighting plan to be approved by the Planning Department at the time of
plans review.
1117SN0753-2018MAY23-BOS-ADD
ii.Other Exterior Lighting.
1.Exterior lighting shall be designed to enhance the character of
each section and be compatible with development standards of
the project;
2.Freestanding lights shall not exceed a height of 20 feet above
finished grade;
3.Building mounted lights, excluding those for individual dwelling
units, shall be no higher than the roofline or parapet wall;
4.Building mounted lighting visible to the public shall be compatible
with the architectural style of the building which it serves; and
5.Building mounted lights for individual dwelling units shall be
limited to lighting necessary to illuminate entrances into the
dwelling.
D.Residential Townhouse (R-TH) Overall Design Elements.
i. Architectural/Design Elements.
a.Sidewalks/Driveways
i.Sidewalks: Sidewalks shall generally be provided on
both sides of all streets.
ii.Driveways: All portions of driveways and parking areas
shall be brushed concrete, stamped concrete, exposed
aggregate concrete, or decorative pavers.
iii.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.
b.Landscaping and Yards
i.Street Trees: Streets trees shall generally be installed
or preserved and maintained along both sides of all
roads, except along alleyways with rear loaded lots,
and Recreational Areas, except where there is a
conflict with utilities, sightlines, and driveway areas.
ii.Front Yards: Except for the foundation planting bed, all
front yards shall be sodded and irrigated.
iii.Front Foundation Planting Beds: Foundation planting is
required along the entire front façade of all dwelling
1217SN0753-2018MAY23-BOS-ADD
units and shall extend along all sides facing a street.
Foundation planting beds shall be a minimum of three
(3) feet wide from the unit foundation. Planting beds
shall include medium shrubs spaced a maximum of
four (4) feet apart. Unit corners shall be visually
-
iv.Landscaping. Landscaping shall be provided and
maintained around the perimeter of all buildings,
between buildings and driveways, within medians, and
common areas, including open space along the rear of
units. 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 plans review with respect
to the exact numbers, spacing, arrangement and
species of plantings.
c.Architecture and Materials:
i.Architectural Treatment. Unless deviations are
approved by the Planning Commission during site plan
review, the architectural treatment and mix of
dwelling units of the townhouse development shall be
as follows:
1.A minimum of 80% of townhouse units shall be
compatible with Elevation 1, prepared by NVR
Architectural Services on September 18, 2017,
and permitted to have a front-loaded garage
that shall project a maximum of four (4) feet
forward of the front line of the main dwelling.
The minimum gross floor area for these units
shall be 1,500 square feet.
2.A maximum of 20% of the total townhouse
units shall be compatible with Elevation 2 (a
non-garage unit), prepared by NVR
Architectural Services on September 18, 2017.
The minimum gross floor area for these units
shall be 1,280 square feet.
ii.Variation.
1317SN0753-2018MAY23-BOS-ADD
a.The color palettes, materials, and building
elements, or a combination thereof, featured in
a single building shall not be repeated in a
building located directly across the street or
beside said building, but this requirement shall
not apply to buildings that are located
diagonally from each other.
b.Individual dwelling units within the same
building shall utilize different color palettes,
materials, and/or building elements to
differentiate between units. Buildings
containing more than four dwelling units shall
include a minimum of three (3) different color
themes.
iii.Groups of Lots. There shall not be more than six (6)
attached lots within a group of townhouses.
iv.Façade Materials. An aggregate minimum of 50% of
the front façade of any building shall be constructed of
brick, stone or masonry (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 0.044 inches.
Plywood, metal, and dutch lap siding are not
permitted.
v.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.
vi.Units Constructed on Slab. If the dwelling unit is
constructed on a slab, brick or stone shall be employed
around the base of the front and sides of the dwelling
unit a minimum twenty-four (24) inches and on the
rear of the dwelling unit a minimum eight (8) inches
above grade so as to give the appearance of a
foundation.
vii.Special Focus Units. Special focus units, typically
located at the end of a street intersection, against
common open space, or where units back up to
streets, shall have an embellished façade with
1417SN0753-2018MAY23-BOS-ADD
enhanced features. Embellished façades may include a
mixing of materials, gables, dormers, entryway details,
shutters, or other architectural features on the exterior
that enhance the entry (i.e. decorative lintels, shed
roof overhangs, arches, columns, keystones, eyebrows,
etc.). These units may also utilize enhanced
landscaping to reinforce the streetscape and minimize
the view of the rear of units, with shade trees, fences,
garden walls, hedges, shrubs, etc. to help define the
front yard and street edge.
d.Roof Material: Roofing material shall be standing seam metal,
dimensional architectural shingles, or better with a minimum of
30-year warranty.
e.Porches and Stoops.
i.Front Porches: Where elevated, all front entry stoops and
front porches shall be constructed with continuous
Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be
enclosed with framed lattice panels, where required.
Handrails and railings shall be finished painted wood or
metal railing with vertical pickets or swan balusters.
Pickets shall be supported on top and bottom rails that
span between columns.
ii.Front Porch Flooring: Porch flooring may be concrete,
exposed aggregate concrete, or a finished paving material
such as stone, tile or brick, finished (stained) wood, or
properly trimmed composite decking boards. All front
steps shall be masonry to match the foundation.
f.Garage Door Treatment. Front loaded, and corner side loaded
garages shall use an upgraded garage door. An upgraded garage
door is any door with a minimum of two (2) enhances features.
Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural
features on the exterior that enhance the entry (i.e. decorative
lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.). Flat panel garage doors are prohibited.
g.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole
House Generators. Units shall initially be screened from view of
public roads by landscaping or low maintenance material, as
approved by the Planning Department.
1517SN0753-2018MAY23-BOS-ADD
ii.Bedrooms. All units shall have a first-floor bedroom. The maximum
number of bedrooms within a unit shall not exceed three (3) bedrooms.
iii. Maintenance of Building Exteriors and Common Areas. The
properly maintaining and repairing on-site improvements including, but
not limit to, all common areas, driveways, lot landscaping, lighting,
fencing, street trees, sidewalks, and dwelling unit exteriors to exclude
windows and doors. Periodic cleaning and painting of doors, windows
int
maintenance and repair obligations. All areas of common area concrete
hat the affairs of the
E.Residential Multi-Family (R-MF) Overall Design Elements.
i.Architectural Treatment. Unless deviations are approved by the Planning
Commission during site plan review, the architectural treatment of the
multi-family buildings shall be comparable to The Meridian Watermark
apartments, located on Tax ID 771-677-8191, in terms of architectural
massing, materials, and color palette.
ii.Building Materials. Buildings shall be constructed with brick or stone
veneer, composition, hardiplank or premium quality vinyl siding with a
minimum wall thickness of 0.044 inches. Exterior façade shall contain at
least thirty (30) percent brick or stone veneer. Different façade materials
shall be used for building façades to add depth and interest to the
structure. Roofing material shall be standing seam metal, dimensional
architectural shingles, or better with a minimum of 30-year warranty and
shall have a minimum roof pitch of 6/12.
iii.Landscaping. Landscaping, including foundation plantings, shall be
provided and maintained around the perimeter of all buildings, between
buildings and driveways, within medians, and common areas.
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
plans review with respect to the exact numbers, spacing, arrangement
and species of plantings.
iv.Street Trees. Streets trees shall be installed or preserved and maintained
along both sides of the interior roads and common driveways to include
public road entrances in accordance with the requirements of the Zoning
1617SN0753-2018MAY23-BOS-ADD
Ordinance, except where there is a conflict with utilities, sightlines, and
driveway areas.
v.Sidewalks. Sidewalks and walkways shall be provided along internal
driveways that provide general circulation and among parking areas.
Sidewalks shall also be provided to connect to the townhouses and
commercial entities.
vi.Height. No building shall exceed a height of four (4) stories or fifty-eight
(58) feet in height.
F.Commercial Development, including the Assisted Living Facility, Overall Design
Elements.
i.Architectural Treatment.
1.Unless deviations are approved by the Planning Commission
during site plan review, the architectural treatment of the
commercial building(s) and Assisted Living Facility shall be
comparable to Bickford of Chesterfield, located on Tax ID 743-
716-2732, in terms of architectural massing, materials and color
palette.
2.Buildings shall incorporate equal four-sided architecture such that
no building exterior (whether front, side or rear) shall consist of
inferior materials or be inferior in quality, appearance or detail to
any other exterior of the same building.
3.All building mounted lighting shall be compatible with the overall
architectural style.
4.The color palette shall be limited to neutral and earth-toned
colors, unless otherwise approved by the Planning Department at
the time of plans review.
ii.Building Materials. Buildings shall be constructed with brick or stone
veneer, composition, hardiplank or premium quality vinyl siding with a
minimum wall thickness of 0.044 inches. Exterior façade shall contain at
least thirty (30) percent brick or stone veneer. Different façade materials
shall be used for building façades to add depth and interest to the
structure. Roofing material shall be standing seam metal, dimensional
architectural shingles, or better with a minimum of 30-year warranty and
shall have a minimum roof pitch of 6/12.
iii.Height. No building shall exceed a height of three (3) stories or forty-six
(46) feet in height.
1717SN0753-2018MAY23-BOS-ADD
iv.Landscaping. Landscaping shall be provided and maintained around the
perimeter of all buildings, between buildings and driveways, within
medians, and common areas. 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 plans review with respect
to the exact numbers, spacing, arrangement and species of plantings.
v. Standards. Except as stated herein, development shall conform to
Emerging Growth Design District standards for Corporate Office (O-2)
Districts.
1817SN0753-2018MAY23-BOS-ADD
CASE NUMBER: 17SN0753 (AMENDED)
APPLICANT: HRHVA LLC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MAY 23, 2018
BOS Time Remaining:
365 DAYS
:
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
80.2 Acres 6767 Iron Bridge Road
REQUEST
(AMENDED) Rezoning from Agricultural (A) to Residential Townhouse (R-TH) plus conditional use
planned development to permit exceptions to ordinance requirements on 22 of the 80.2 acres.
Specifically, exceptions are requested to permit multi-family residential units, commercial use, a
group care facility and exceptions to ordinance requirements.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement, and exhibits are located in Attachments 1-5
SUMMARY
The subject property is in a revitalization area. A development including a maximum of 270
townhomes, 230 multifamily residential units and/or a 120-bed group care facility, and limited
commercial uses is proposed. An overall maximum of 500 residential units would be permitted,
yielding a density of approximately 6.23 dwelling units per acre.
The applicant has proffered design and architectural standards (discussed on pages 5 and 6) to
ensure a well-designed, quality development that should serve to enhance the community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING - APPROVAL
Proposed zoning and land use comply with the recommendations of the
Comprehensive Plan
Quality design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community that should enhance
the surrounding development.
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
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school facility in
the vicinity of Chester Road and Route 288 north of Route 10, however at
SCHOOLS
this time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the tƌğƓ.
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Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL AND COMMUNITY MIXED USE
This designation suggests the southern portion of the property is appropriate for medium-high density residential
use of 4 to 8 dwelling units per acre. The northern portion of the property is designated for Community Mixed Use
where predominately commercial uses are appropriate with integrated higher density residential use.
Surrounding Land Uses and Development
Canasta
Commercial;
Drive
Irongate Shopping
Center
Single and multi-family
and townhome residential
use (Watermark and Kings
Forest) and commercial
use
Single family residential;
Irongate, Stonebridge,
Hilmar and Orchard Hill
Kingsland Glen
Drive
Ironbridge Road
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Proposal
The development is planned with tree lined streets, on-street parking, pedestrian connectivity
and open space and recreational amenities throughout. The development will be divided into
four TractsTract as follows:
Tract A Between 2 and 4.5 acres Medical clinic and child and adult care center use
Tract B Minimum of 12.5 acres 120 bed group care facility and/or maximum of 230
apartments
Tract C Maximum of 5 acres May be included in part of Tract B for development of
group care facility or apartment development, recreational use, or included in
part of Tract D for development of townhome units
Tract D Maximum of 270 townhome residential units
Two (2) temporary model homes/sales offices permitted in all Tracts.
Residential 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
(Attachments 1 -5 Proffered Conditions, Textual Statement and exhibits):
Community and Overall Development
Pedestrian scale exterior lighting for pedestrian areas and walkways designed to
o
enhance the development
Sidewalks on both sides of streets and common driveways; hardscaped driveways
o
and walks
Street trees, front foundation planting beds, sodded and irrigated front yards
o
Landscaping around and between buildings, within medians and throughout
o
development to minimize building mass, paved areas and enhance overall residential
character
On-street parking permitted to count towards required parking spaces needed
o
Minimum of 3 acres of open space and recreational areas with amenities to serve
o
the townhome and multi-family residential uses are planned throughout the
development.
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Buildings and Architecture (Townhomes)
Minimum of 80% of units compatible with Elevation 1 (Attachment 4) which have
o
1,500 square feet of gross floor area and front-loaded garages with a maximum
project from main dwelling of four (4) feet; First floor bedrooms
Maximum of 20% of units compatible with Elevation 2 (Attachment 5) which have
o
1,280 square feet of gross floor area and no garages
Variety of frontal elevations to maintain visual interest along the streetscape
o
No more than 6 attached townhomes in a group
o
Minimum of 50% of front façade of buildings constructed of brick or stone; other
o
acceptable siding materials include stucco, wood, cement fiber board and vinyl (0.44
thickness)
Foundations of brick or stone extending a minimum of 24 inches above grade for
o
units constructed on slab
Embellished facades, enhanced landscaping and other materials for special focus
o
units
30-year roof materials (standing seam, architectural dimensional shingle or better)
o
Front porch and garage door treatment and screening of mechanical equipment
o
ng exteriors
o
Buildings and Architecture (Multi-family)
Architectural treatment compatible with Meridian Watermark apartments
o
Minimum of 30% brick or stone on building facades; other materials include
o
composition, cementitious siding, or vinyl (0.44 thickness)
30-year roof material (standing seam, architectural dimensional shingle or better)
o
and minimum roof pitch
Different façade materials used on facades to add depth and interest
o
Maximum building height of 4 stories or 58 feet
o
Non-Residential Design
Development of commercial and group care facility uses will comply with Emerging Growth
District Standards for O-2 uses. In addition, the following design standards have been offered
as part of this request. Attachments 1 - 3 Proffered Conditions and Textual Statement):
Architectural treatment of commercial and assisted living buildings comparable to
Bickford of Chesterfield
Buildings to incorporate 4-sided equal architectural treatment
Lighting comparable with overall architectural style
Neutral or earth-toned color palette
Minimum of 30% brick or stone on building facades; other materials include
composition, cementitious siding, or vinyl (0.44 thickness)
30-year roof materials (standing seam, architectural dimensional shingle or better) and
minimum roof pitch
Maximum building height of 3 stories or 46 feet
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions offered with this request include high quality design and architectural elements that
will serve to enhance the surrounding community.
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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 4/10/18 Attachment 1), 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, foundation
treatment, front porches, front walks, garages, homeowners association, HVAC screening,
landscaping other than foundation planting beds, roof materials, sidewalks, siding materials,
street trees, and unit size (townhouse units).
The project would be generally less equivalent to surrounding development in terms of 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
ement program.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The proposed development will consist of an assisted living facility with 120 beds, 230 multi-
family units, 270 townhouse units (Textual Statement Condition II). In addition, Tract A permits
medical uses or a child day care Textual Statement Condition I). Based on that density and
applying trip generation rates for assisted living, apartments, townhouses, and 30,000 square
foot medical-dental office for Tract A, development could generate approximately 4,100
average daily trips. Traffic generated by development of the property will be initially distributed
to Ironbridge Road (Route 10).
Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Route 10 is a four-lane divided road. In 2015, the
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traffic count on Route 10 between Cogbill Road and Kingsland Road was 31,995 vehicles per day
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 2)
100 feet of right-of-way along Route 10.
Vehicular Access (Proffered Condition 3)
cated towards the
southern property line, and the other access located midway between the Main
Access and the northern property line.
Road Improvements (Proffered Condition 4)
An additional lane along Route 10 for the entire property frontage.
Separate right turn lane along Route 10 at each access.
A new crossover with left turn lanes on Route 10 to serve the Main Access.
A 3-lane typical section for the Main Access at its intersection with Route 10.
Full cost of traffic signalization at the Main Access/Route 10 intersection, if
warranted.
A sidewalk along Route 10 for the entire property frontage.
The property is located within Traffic Shed 9, which encompasses the area of the county
bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the 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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,640 per unit.
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A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,922 per unit.
The traffic impact of the proposed development could be valued at $2,896,140 \[($5,640 x 230) +
($5,922 x 270)\].
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.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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 Dale Fire Station, Company Number 11
Anticipated Fire & EMS Impacts/Needs
Based on an average of .19 calls per dwelling, it is estimated that this development will
generate 95 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2018 adopted Capital Improvement Plan (CIP) continues to support the
2013 voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Providence Middle School,
Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary
School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School,
Crestwood Elementary School, and Ettrick Elementary School. The project at Providence Middle
School is currently in construction, a new Manchester Middle School is planned for construction
on the existing school site, and the project at Monacan High School is complete. Additional
information on the CIP can be found in the financial section of the CCPS Adopted Budget for
FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 90 42 56 188
School Type
Schools Currently Serving AreaHopkins Falling Creek Meadowbrook
Current Enrollment 631 1163 1710
Building Capacity (2) 775 1600 1950
2016-17
Functional Capacity (3) 695 1232 1948
School Year
Enrollment Percent of Total 91% 94% 88%
Data
Functional Capacity
Total Number of Trailers 5 14 4
Number of Classroom Trailers 5 12 0
Note:
Based upon average number of students per multi-family dwelling unit countywide at 0.33 students per unit, and per
(1)
townhome dwelling unit countywide at 0.41 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 tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school facility in the vicinity of
Chester Road and Route 288 north of Route 10, however at this time a budget has not been
developed for the acquisition of land or construction of this school facility as recommended in
the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
anded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Central Library
Meadowdale Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Central library should be expanded 6,000 square feet of
shell space within existing facility. Land for expansion will not need to be acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (751-4439) blandj@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 15 Yes
Located in the mandatory water and sewer connection area. There is a 15
intersection of Iron Bridge Road and Tucker Road. To extend to
property a water line easement will need to be in place on 6000 Tucker Road (GPIN: 773-677-
GPIN: 774-680-7640). Water line easements will need to be in place from 6501 Iron Bridge Road
and 6511 Iron Bridge Road. In accordance with the Chesterfield County Water and Sewer
Specifications and Procedures, residential subdivisions with greater that 25 lots require at least
two connections to the public water system
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject properties drains to Kingsland Creek via two unnamed tributaries. The
southern portion drains directly to wetlands and floodplains adjacent to Kingsland Creek. Both
parcels are entirely located within the Kingsland Creek Watershed.
Natural Resources
A Resource Protection Area Designation (RPAD) must be submitted to the Department of
Environmental Engineering Water Quality Section prior to submittal of any site plans and/or
preliminary plats. Areas of wetlands may exist on the properties and shall not be impacted
without prior approval from the US Army Corps of Engineers and/or the Virginia Department of
Environmental Quality.
Erosion and Sediment Control
Steep slopes greater than 20 percent are difficult to stabilize when disturbed. Steep slopes may be
present on the southern portion of the property along the wetlands and floodplains adjacent to
Kingsland Creek. Disturbance of these slopes increases the potential for sediment to impact the
creek if erosion occurs. These steep slopes should remain in their natural, undisturbed state to the
maximum extent practicable.
Stormwater Management
The development is subject to the Part IIB technical criteria of the Virginia Stormwater
Management Program Regulations for water quality and water quantity. Any areas of
forest/open space used for stormwater quality compliance should be outside the limits of the
residential lots.
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CASE HISTORY
Applicant Submittals
12/12/16 Application submitted
3/22, 3/27 Proffered Conditions, Textual Statement and exhibits submitted
and
9/20/17
11/17/17 Revisions to Application, proffered conditions, Textual Statement and exhibits
submitted
12/5 and Revisions to proffered conditions and Textual Statement submitted
12/20/17
1/04, 1/10, Revisions to proffered conditions, Textual Statement and exhibits submitted.
1/11, 1/23,
3/12, 3/23,
3/27, 4/3
and
4/10/18
4/13/18 Application amended to remove a portion of request property and revisions to
proffered conditions and Textual Statement submitted.
Community Meetings
2/23/17 Issues Discussed:
Retirement housing proposed to meet area demands for senior housing
Townhomes and/or quad-plex design proposed for single family portion
No access is planned to adjacent neighborhoods
Additional traffic on Route 10; VDOT will determine whether a signal will be
speed limit would be along this portion of Route 10
Route 10 is planned for ultimately 6 lanes in this area
Quality in design and architecture is important
9/6/17 Issues Discussed:
Buffer along Ironbridge Road and provision of cross access easement to
adjacent church
Standing seam metal as additional roof material and exclude asphalt as
driveway treatment
Minimum size of townhome units and clubhouse
Different garage projections proposed; upgraded garage door treatment
Compatibility of townhouse elevations; Plan certain percentage of each type
Propose traditional townhome lot and quad-unit development
Possible road and/or pedestrian connection to existing and planned
commercial area to the northeast
Child care center as possible use
Increased number of apartments planned
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Community Meetings (Continued)
3/27/18 Issues Discussed:
Should consider reducing density
Traffic along Route 10 corridor is an issue;
Warrants for traffic signal
Consideration of combining access points at signalized intersections
People in other subdivisions along Route 10 cannot get out where there is
no traffic signal
County and VDOT are behind in making needed road improvements
Connectivity to area properties
Likely 3 or 4 phases of townhome construction; market determines speed of
development
Planning Commission
5/16/17 Action DEFERRED TO SEPTEMBER 19, 2017 ON ITS OWN MOTION WITH THE
9/19/17 Action DEFERRED TO NOVEMBER 21, 2017 ON ITS OWN MOTION WITH THE
11/21/17 Action DEFERRED TO JANUARY 16, 2018 ON ITS OWN MOTION WITH THE
1/16/18 Action DEFERRED TO FEBRUARY 20, 2018 ON ITS OWN MOTION WITH THE
2/20/18 Action DEFERRED TO APRIL 17, 2018 ON ITS OWN MOTION WITH THE
4/17/18 Citizen Comments:
Citizens expressed opposition to the case noting concerns relative to increased
points to Route 10;
proposed density; lack of connectivity; and, quality of development design
Applicant
warranted by VDOT; connectivity is provided to property to the south; density
complies with Comprehensive Plan recommendations; and development
standards offered.
Commission Discussion:
Mr. Jackson noted that the entrance feature focal point will be coming to the
Commission for approval. He added that the case has evolved significantly over
the past year and 3 community meetings. He also stated that connectivity was
being provided to the north and south.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Jackson Second: Sloan
AYES: Sloan, Jackson, Jones and Stariha ABSENT: Freye
The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
April 13, 2018
Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
1.Master and Zoning Plans. The Textual Statement, last revised April 13, 2018, and Exhibit
A, last revised March 27, 2018, and prepared by Balzer and Associates, Inc. shall be
considered the Master Plan. (P and BI)
2.Dedication. Prior to any site plan approval or within sixty (60) days from a written
request by the Transportation Department, whichever occurs first, 100 feet of right-of-
way along the east side of Iron Bridge Road (Route 10), measured from the centerline of
that part of Route 10 immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
3.Vehicular Access. Direct vehicular access from the property to Route 10 shall be limited
wards
the southern property line, and the other access shall be generally located midway
between the Main Access and the northern property line. The exact location of these
accesses shall be approved by the Transportation Department. (T)
4.Road Improvements. In conjunction with the initial development, the following road
improvements shall be completed, as determined by the Transportation of Department:
a.Construction of an additional lane of pavement along the northbound lanes of
Route 10 for the entire property frontage.
b.Construction of additional pavement along the northbound lane of Route 10 at
each approved access to provide a separate right turn lane.
c.Construction of a new crossover on Route 10 to serve the Main Access.
Additional pavement shall be constructed along the northbound and the
southbound lanes of Route 10 to provide left turn lanes at the new crossover in
both directions.
d.Construction of a 3-lane typical section (i.e., one eastbound lane and two
westbound lanes) for the Main Access at its intersection with Route 10.
e.Full cost of traffic signalization at the Main Access/Route 10 intersection, if
warranted, as determined by the Transportation Department.
f.Construction of a sidewalk along the east side of Route 10 for the entire property
frontage.
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g.Dedication to and for the benefit of Chesterfield County, free and unrestricted of
any additional right of way or easements required for the improvements
identified above. (T)
5.Access Easement. Prior to any site plan approval or within ninety (90) days of a request
by the Transportation Department, an access easement, acceptable to the
Road to the adjacent property identified as Tax ID 773-678-1024. (T)
6.Focal Point/Recreation Area.
a.A minimum of two (2) open space areas, each a minimum of 0.75 acre in size,
located at the entrance of the property adjacent to the Main Access. Part of each
focal point area shall be hardscaped and have benches and other amenities that
accommodate and facilitate gatherings. A portion of the focal points may include
areas devoted to best management/storm water facilities. The focal points shall
be developed concurrent with the phase of development that the focal point is
intended to serve.
b.An entrance feature shall be provided at the Main Access to the Property at Iron
Bridge Road within the focal point area and shall include a monument-style sign
with either landscaping, fences, berms, or a combination thereof or similar
landscape features. The entrance feature shall have compatible features and
quality with those shown in Exhibit B, Pictures 1-3. The exact design and location
of the entrance feature shall be approved by the Planning Commission prior to
the approval of the initial site plan or subdivision plan for the subject property.
c.A covered community gathering space such as a pavilion, gazebo, or similar
roperty.
i.The Pavilion shall be a minimum of 192 square feet in size and the design
of the Pavilion shall be compatible with the architecture of the
community. The space within the Pavilion shall be hardscaped and
include benches or other seating to facilitate gatherings. Pathways and/or
walking trails shall be used to connect the Pavilion to the development.
ii.The exact location of the Pavilion shall be determined at the time of the
initial construction plan approval.
d.Recreational and pedestrian amenities, such as walking paths, benches,
gathering areas, picnic area(s), pickleball court(s), playfield(s), and a pool, shall
be permitted. If approved by Environmental Engineering during plans review, a
trail shall be provided, generally following the Resource Protection Area along
the perimeter of the property.
e.Outdoor courts and similar active recreational facilities shall be located a
minimum of fifty (50) feet from adjacent property external to the development,
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a minimum of twenty-five (25) feet from adjacent residential property internal to
the development, and a minimum of twenty-five (25) feet from any existing or
proposed public road. Within the fifty (50) foot and twenty-five (25) foot
setbacks, a twenty-five (25) foot buffer shall be provided along the perimeter of
all active recreational facilities except where adjacent to any existing or proposed
public roads. These buffers shall conform to the requirements of the Zoning
Ordinance for twenty-five (25) foot buffers. These buffers and setbacks may be
modified by the Planning Commission at the time of plan review.
f.All such focal points/recreation area shall be maintained by the Homeowners
Association.
g.Community gardens shall be permitted. Propagation and cultivation of crops,
flowers, trees and shrubs that are not offered for sale, within the open space
including accessory structures, such as a garden shed, related to such uses.
h.If one of the proposed best management practice (BMP) basins is a wet pond, a
water feature shall be included, such as a fountain, to provide a visual amenity
for the development. Such amenity shall be subject to review and approval of
the Environmental Engineering Department during site plan review. (P)
7.Clubhouse(s).
a.A clubhouse with a minimum of 1,270 square feet of gross floor area serving the
townhouse development shall be provided.
b.A clubhouse with a minimum of 1,230 square feet of gross floor area serving the
multi-family development shall be provided.
c.In the event the multi-family development uses the same clubhouse as the
townhouse development, the clubhouses described in Proffered Conditions 7.a
and 7.b shall be combined to create a clubhouse with a minimum of 2,500 square
feet of gross floor area to accommodate both the multi-family and townhouse
developments.
d.For the townhouse clubhouse, the construction timing shall be as follows:
i.Prior to the issuance of a certificate of occupancy for 50 townhouse
dwelling units, a building permit shall have been obtained for the
clubhouse.
ii.Prior to the issuance of a certificate of occupancy for 100 townhouse
dwelling units, the clubhouse shall have been issued a certificate of
occupancy.
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e.The residential multi-family or combined clubhouse shall be issued a certificate
of occupancy in conjunction with the issuance of a certificate of occupancy for
the first multi-family building.
f.A minimum of 1.5 acres of open space, inclusive of any recreational areas, shall
be provided in the clubhouse area. (P)
8.Pedestrian Connection. A pedestrian connection shall be provided to Tax ID 774-680-
8403 located adjacent to the northeast corner of the Property. (P)
19 17SN0753-2018MAY23-BOS-RPT-C
ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised April 13, 2018
I.Master Plan and Uses. Exhibit A, prepared by Balzer and Associates and last revised
March 27, 2018, shall be considered the master plan. To accommodate the orderly
development of the Property, the Tracts shall be located as generally depicted on the
Plan, but their location and size, including further divisions into Sub-Tracts, may be
modified so long as the parcels generally maintain their relationship with each other and
any adjacent properties, and so that the sum of Tracts A, B, and C shall not exceed 22
acres. A plan for each such Tract adjustment shall be submitted to the Planning
Department for review and approval. Such plan shall be subject to appeal in accordance
with the provisions of the Zoning Ordinance for Site Plan appeals. Sub-Tract (a
designated portion of a Tract) divisions may be created at time of tentative subdivision
or site plan review and shall not require a separate review as a Tract adjustment
provided there is no adjustment in the overall Tract boundary unless the Tract boundary
has been approved for adjustment as stated herein.
A.Tract A shall be a minimum of 2 acres and a maximum of 4.5 acres and limited to
the following uses:
i.Clinic, medical (to include 24-hour urgent care center), dental or optical.
The following uses shall be permitted internal to the clinic:
1.Pharmacy
2.Outpatient Therapy and Rehabilitation
3.Outpatient Surgery
4.Medical equipment and supplies
ii.Day care, child and adult
B.Tract B shall be a minimum of 12.5 acres and limited to the following uses:
i.Group care facility
ii.Residential Multi-Family, including dwelling units and recreational
facilities
C.Tract C shall be a maximum of 5 acres and limited to the following uses:
i.Group care facility
ii.Residential Multi-Family, including dwelling units and recreational
facilities
iii.Residential Townhouse, including dwelling units and recreational facilities
D.Tract D shall be limited to the following uses:
i.Residential Townhouse, including dwelling units and recreational facilities
Providing a FIRST CHOICE community through excellence in public service
II.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.A maximum of 120 group care facility beds. Residents of these units need
assistance with activities of daily living, including but not limited to, monitoring
activities, medications and health care providers and personal care services. All
meals will be provided by a central kitchen/dining area for residents of these
units. Furthermore, these units will be licensed as Assisted Living Units by the
Virginia Department of Social Services.
B.A maximum of 230 multi-family residential dwelling units within a maximum of
eight (8) four-story apartment buildings.
C.A maximum of 270 residential townhouses.
III.Requirements and Exception for All Tracts.
A.Model Homes/Sales Office.
i.A maximum of two (2) temporary model homes/sales office(s), located in
a modular office unit, shall be permitted.
ii.The model homes/sales office(s) shall be used to market the
development in which it is located.
iii.The model homes/sales office(s) shall not be the primary real estate
marketing the development.
iv.The model homes/sales office(s) shall only be permitted for a maximum
duration of nine (9) months and shall be removed from the Property by
the developer within 60 days of cessation of operations.
B.Parking. Parking shall not be required on each parcel or site where the use is
located, but rather may be provided off-site, including on-street parking subject
to approval at the time of plans review, which may include requirements for
easements. If on-street parking is permitted, those spaces shall be counted
towards the required number of parking spaces for all uses.
C.Exterior Lighting. Lighting shall comply with Section 19.1-205 of the Zoning
Ordinance and the following standards:
i.Sidewalks, walkways and other pedestrian areas throughout the
development shall be lit by pedestrian-style lights in accordance with a
lighting plan to be approved by the Planning Department at the time of
plans review.
2117SN0753-2018MAY23-BOS-RPT-C
ii.Other Exterior Lighting.
1.Exterior lighting shall be designed to enhance the character of
each section and be compatible with development standards of
the project;
2.Freestanding lights shall not exceed a height of 20 feet above
finished grade;
3.Building mounted lights, excluding those for individual dwelling
units, shall be no higher than the roofline or parapet wall;
4.Building mounted lighting visible to the public shall be compatible
with the architectural style of the building which it serves; and
5.Building mounted lights for individual dwelling units shall be
limited to lighting necessary to illuminate entrances into the
dwelling.
D.Residential Townhouse (R-TH) Overall Design Elements.
i. Architectural/Design Elements.
a.Sidewalks/Driveways
i.Sidewalks: Sidewalks shall generally be provided on
both sides of all streets.
ii.Driveways: All portions of driveways and parking areas
shall be brushed concrete, stamped concrete, exposed
aggregate concrete, or decorative pavers.
iii.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.
b.Landscaping and Yards
i.Street Trees: Streets trees shall generally be installed
or preserved and maintained along both sides of all
roads, except along alleyways with rear loaded lots,
and Recreational Areas, except where there is a
conflict with utilities, sightlines, and driveway areas.
ii.Front Yards: Except for the foundation planting bed, all
front yards shall be sodded and irrigated.
iii.Front Foundation Planting Beds: Foundation planting is
required along the entire front façade of all dwelling
units and shall extend along all sides facing a street.
Foundation planting beds shall be a minimum of three
2217SN0753-2018MAY23-BOS-RPT-C
(3) feet wide from the unit foundation. Planting beds
shall include medium shrubs spaced a maximum of
four (4) feet apart. Unit corners shall be visually
-
iv.Landscaping. Landscaping shall be provided and
maintained around the perimeter of all buildings,
between buildings and driveways, within medians, and
common areas, including open space along the rear of
units. 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 plans review with respect
to the exact numbers, spacing, arrangement and
species of plantings.
c.Architecture and Materials:
i.Architectural Treatment. Unless deviations are
approved by the Planning Commission during site plan
review, the architectural treatment and mix of
dwelling units of the townhouse development shall be
as follows:
1.A minimum of 80% of townhouse units shall be
compatible with Elevation 1, prepared by NVR
Architectural Services on September 18, 2017,
and permitted to have a front-loaded garage
that shall project a maximum of four (4) feet
forward of the front line of the main dwelling.
The minimum gross floor area for these units
shall be 1,500 square feet.
2.A maximum of 20% of the total townhouse
units shall be compatible with Elevation 2 (a
non-garage unit), prepared by NVR
Architectural Services on September 18, 2017.
The minimum gross floor area for these units
shall be 1,280 square feet.
ii.Variation.
a.The color palettes, materials, and building
elements, or a combination thereof, featured in
a single building shall not be repeated in a
2317SN0753-2018MAY23-BOS-RPT-C
building located directly across the street or
beside said building, but this requirement shall
not apply to buildings that are located
diagonally from each other.
b.Individual dwelling units within the same
building shall utilize different color palettes,
materials, and/or building elements to
differentiate between units. Buildings
containing more than four dwelling units shall
include a minimum of three (3) different color
themes.
iii.Groups of Lots. There shall not be more than six (6)
attached lots within a group of townhouses.
iv.Façade Materials. An aggregate minimum of 50% of
the front façade of any building shall be constructed of
brick, stone or masonry (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 0.044 inches.
Plywood, metal, and dutch lap siding are not
permitted.
v.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.
vi.Units Constructed on Slab. If the dwelling unit is
constructed on a slab, brick or stone shall be employed
around the base of the front and sides of the dwelling
unit a minimum twenty-four (24) inches and on the
rear of the dwelling unit a minimum eight (8) inches
above grade so as to give the appearance of a
foundation.
vii.Special Focus Units. Special focus units, typically
located at the end of a street intersection, against
common open space, or where units back up to
streets, shall have an embellished façade with
enhanced features. Embellished façades may include a
mixing of materials, gables, dormers, entryway details,
shutters, or other architectural features on the exterior
2417SN0753-2018MAY23-BOS-RPT-C
that enhance the entry (i.e. decorative lintels, shed
roof overhangs, arches, columns, keystones, eyebrows,
etc.). These units may also utilize enhanced
landscaping to reinforce the streetscape and minimize
the view of the rear of units, with shade trees, fences,
garden walls, hedges, shrubs, etc. to help define the
front yard and street edge.
d.Roof Material: Roofing material shall be standing seam metal,
dimensional architectural shingles, or better with a minimum of
30-year warranty.
e.Porches and Stoops.
i.Front Porches: Where elevated, all front entry stoops and
front porches shall be constructed with continuous
Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be
enclosed with framed lattice panels, where required.
Handrails and railings shall be finished painted wood or
metal railing with vertical pickets or swan balusters.
Pickets shall be supported on top and bottom rails that
span between columns.
ii.Front Porch Flooring: Porch flooring may be concrete,
exposed aggregate concrete, or a finished paving material
such as stone, tile or brick, finished (stained) wood, or
properly trimmed composite decking boards. All front
steps shall be masonry to match the foundation.
f.Garage Door Treatment. Front loaded, and corner side loaded
garages shall use an upgraded garage door. An upgraded garage
door is any door with a minimum of two (2) enhances features.
Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural
features on the exterior that enhance the entry (i.e. decorative
lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.). Flat panel garage doors are prohibited.
g.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole
House Generators. Units shall initially be screened from view of
public roads by landscaping or low maintenance material, as
approved by the Planning Department.
ii.Bedrooms. All units shall have a first-floor bedroom. The maximum
number of bedrooms within a unit shall not exceed three (3) bedrooms.
2517SN0753-2018MAY23-BOS-RPT-C
iii. Maintenance of Building Exteriors and Common Areas. The
properly maintaining and repairing on-site improvements including, but
not limit to, all common areas, driveways, lot landscaping, lighting,
fencing, street trees, sidewalks, and dwelling unit exteriors to exclude
windows and doors. Periodic cleaning and painting of doors, windows
maintenance and repair obligations. All areas of common area concrete
including the
E.Residential Multi-Family (R-MF) Overall Design Elements.
i.Architectural Treatment. Unless deviations are approved by the Planning
Commission during site plan review, the architectural treatment of the
multi-family buildings shall be comparable to The Meridian Watermark
apartments, located on Tax ID 771-677-8191, in terms of architectural
massing, materials, and color palette.
ii.Building Materials. Buildings shall be constructed with brick or stone
veneer, composition, hardiplank or premium quality vinyl siding with a
minimum wall thickness of 0.044 inches. Exterior façade shall contain at
least thirty (30) percent brick or stone veneer. Different façade materials
shall be used for building façades to add depth and interest to the
structure. Roofing material shall be standing seam metal, dimensional
architectural shingles, or better with a minimum of 30-year warranty and
shall have a minimum roof pitch of 6/12.
iii.Landscaping. Landscaping, including foundation plantings, shall be
provided and maintained around the perimeter of all buildings, between
buildings and driveways, within medians, and common areas.
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
plans review with respect to the exact numbers, spacing, arrangement
and species of plantings.
iv.Street Trees. Streets trees shall be installed or preserved and maintained
along both sides of the interior roads and common driveways to include
public road entrances in accordance with the requirements of the Zoning
Ordinance, except where there is a conflict with utilities, sightlines, and
driveway areas.
2617SN0753-2018MAY23-BOS-RPT-C
v.Sidewalks. Sidewalks and walkways shall be provided along internal
driveways that provide general circulation and among parking areas.
Sidewalks shall also be provided to connect to the townhouses and
commercial entities.
vi.Height. No building shall exceed a height of four (4) stories or fifty-eight
(58) feet in height.
F.Commercial Development, including the Assisted Living Facility, Overall Design
Elements.
i.Architectural Treatment.
1.Unless deviations are approved by the Planning Commission
during site plan review, the architectural treatment of the
commercial building(s) and Assisted Living Facility shall be
comparable to Bickford of Chesterfield, located on Tax ID 743-
716-2732, in terms of architectural massing, materials and color
palette.
2.Buildings shall incorporate equal four-sided architecture such that
no building exterior (whether front, side or rear) shall consist of
inferior materials or be inferior in quality, appearance or detail to
any other exterior of the same building.
3.All building mounted lighting shall be compatible with the overall
architectural style.
4.The color palette shall be limited to neutral and earth-toned
colors, unless otherwise approved by the Planning Department at
the time of plans review.
ii.Building Materials. Buildings shall be constructed with brick or stone
veneer, composition, hardiplank or premium quality vinyl siding with a
minimum wall thickness of 0.044 inches. Exterior façade shall contain at
least thirty (30) percent brick or stone veneer. Different façade materials
shall be used for building façades to add depth and interest to the
structure. Roofing material shall be standing seam metal, dimensional
architectural shingles, or better with a minimum of 30-year warranty and
shall have a minimum roof pitch of 6/12.
iii.Height. No building shall exceed a height of three (3) stories or forty-six
(46) feet in height.
iv.Landscaping. Landscaping shall be provided and maintained around the
perimeter of all buildings, between buildings and driveways, within
medians, and common areas. Landscaping shall comply with the
requirements of the Zoning Ordinance and be designed to minimize the
2717SN0753-2018MAY23-BOS-RPT-C
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 plans review with respect
to the exact numbers, spacing, arrangement and species of plantings.
v. Standards. Except as stated herein, development shall conform to
Emerging Growth Design District standards for Corporate Office (O-2)
Districts.
2817SN0753-2018MAY23-BOS-RPT-C
ATTACHMENT 3
EXHIBIT A
Conceptual Land Use Plan and Street Section
2917SN0753-2018MAY23-BOS-RPT-C
ATTACHMENT 4
ELEVATION 1
September 18, 2017
3017SN0753-2018MAY23-BOS-RPT-C
ATTACHMENT 5
ELEVATION 2
September 18, 2017
3117SN0753-2018MAY23-BOS-RPT-C