16SN0694Stephen A. Elswick
Matoaca District
June 22, 2018
Chesterfield County, Virginia
Board of Supervisors
9901 Lori Road — P.O. Box 40 — Chesterfield, NIA 23832
Phone: (804) 748-1211 — Fax: (804) 717-6297 — Internet: elswicks@chesterfield.gov
FoxFire Homeowners Association (James Cast) and Property Manager (Elizabeth Dalton)
Foxcroft Homeowners Association (John Skiles) and Property Manager (Kellie Cox)
Woodlake Community Association (Michael Traynor) and Property Manager (Amber Nelson)
The Landing @ Swift Creek, c/o Bruce Wood
Foxcreek Development, Inc., c/o Jake Spruill
Magnolia Green Association, c/o Tom Page, President and Manager, and resident (Taylor Dunford)
Reference: Woolridge Investment Company, LLC, Case Number 16SN0694, AKA Smith Property
Dear Community Association representatives:
After review of the above proposed zoning case, attendance at community meetings, conversing with citizens
and talking to staff, I have decided to recommend to the Board of Supervisors that we remand Case 16SNO694
back to the Planning Commission for 120 days. This decision was made after much thought and deliberation.
Since the case as approved by the Planning Commission on May 151h will not be heard on June 271", the public
comment period scheduled for this case will be limited to the topic of remanding the case back to the Planning
Commission. Anyone wishing to speak/comment on this action (remanding) should plan to attend the June 271h
Board meeting, which begins at 6:30 p.m.
The Board would like to thank the citizens for taking time to share their comments with us. We appreciate the
efforts of Commissioner Stariha, Ms. Jane Peterson, staff and Mr. Scherzer for their work on this project.
The Commission will hold community meetings and set up a mechanism to communicate to the HOAs on
issues of importance to the community, as needed.
The motion to remand this case to the Planning Commission will include requesting a full review of the case,
and specifically the following: (after the motion, the Board has the option to follow the motion or amend.)
1) ENVIRONMENTAL:
Move the pavilion, clubhouse, fire pit and associated parking out of the RPA to an approved site.
Identify and include specific construction steps above normal means to protect the reservoir during
construction.
• Work with Environmental Engineering and Utilities to clarify any potential impacts on water quality in
the reservoir.
Providing a FIRST CHOICE community through excellence in public service
Page 2
2) DENSITY/LAND USE:
• Eliminate all underwater acreage in the density calculations.
• Review case in relation to Comprehensive Plan.
• Eliminate Tract C, 3 acres for Office Use.
• Study and reevaluate Tract D, 8.5 acres for its suitability for a 115 -bed group care facility.
• Evaluate age restriction for entire development.
• Work with County Attorney on possibility of restricting future ability to change age restriction
designation.
• Revaluate all buffers.
• Work with Environmental Engineering and staff to review lot sizes, including positive/negative impacts
on reservoir pertaining to clearing, tree canopy, etc.
3) TRANSPORTATION:
• Work with County Transportation to study the impact of the above changes plus any other changes
approved by the planning commission that will impact transportation.
• Withhold occupancy permits for development until the Woolridge Road widening project is complete.
• Have staff work with VDOT regarding the placement of temporary and/or permanent lights at Timber
Bluff Parkway and Woolridge Road and Fox Light Parkway and Woolridge Road and have them
working as soon as construction is complete through these two intersections.
4) SCHOOLS:
• Work with Schools, Police and public on safety issues that this project will have on Woolridge
Elementary School.
• Review proposed schedules to identify timelines for additional schools and redistricting in western
Chesterfield.
5) FIRE/EMS:
• Work with Fire and EMS and public to clarify Fire and EMS issues.
While this is not intended to be the only items for review, it is to provide the Planning Commission an overview
of the board's concerns.
Please distribute this correspondence to the residents of your community. If you have any comments or
questions, feel free to contact me via email: elswicks(2chesterfield.gov or at 804-380-9012.
Sincerely,
f. �
Stephen A. Elswick
Matoaca District Supervisor
Honorable Members of the Board of Supervisors
Honorable Members of the Planning Commission
Joseph P. Casey, Ph.D., County Administrator
Mr. William Dupler, Deputy County Administrator
Mr. Andy Gillies, Director of Planning
Mr. Andy Scherzer, Balzer & Associates
Providing a FIRST CHOICE community through excellence in public service
CASE NUMBER: 16SN0694
APPLICANT: Woolridge Investment Company, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JUNE 27, 2018
BOSTime Remaining:365 DAYS
Applicant’s Agent:
ANDREW SCHERZER (804-794-0571)
Applicant’s Contact:
DON BALZER (804-897-0143)
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
119.3 Acres – 500 Woolridge Road
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) plus conditional use planned development to
permit residential townhomes, office and group care facility uses 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 – 7.
SUMMARY
A community of uses to include a residential subdivision composed of cluster and townhouse
dwelling units, a group care facility and offices is proposed. A maximum of 215 dwelling units are
proposed on 107.8 acres, yielding a density of 2 dwelling units per acre. A minimum of 161 of
these dwelling units would be age-restricted. Group care facility and office uses would be
permitted on 11.5 acres. Exceptions to ordinance standards are requested to accommodate these
various uses.
The traffic impact of this development could be valued at $1,123,394 (a proffered road cash
proffer of $9,400 for each of the 54 single family units, $4,342 for each of the 104 senior housing
(detached)units, and $2,914 for each of the 57 senior housing (attached) units. The applicant has
proffered to provide sidewalks along Woolridge Road, Fox Light Parkway, and Timber Bluff
Parkway, estimated to be valued at $79,817, and to make payments for any unit beyond the total
number of units that would equate to the value of thesidewalkimprovements. At the option of
the Transportation Department, additional reduction in cash proffer payments are possible based
on the cost of other road improvements provided by the applicant. These specific road
improvements have not been identified.
The applicant has proffered design and architectural standards (summarized on pages 6 and 7) to
ensure a well-designed, quality development that would complement thesurrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSIONAYES: Sloan, Freye and Stariha NAYS: Jackson and Jones
PLANNING AND TRANSPORTATION –APPROVAL
Proposed residential land uses comply with the recommendations of
the Comprehensive Planrelative to density, provision ofhousing
diversity, and guidelines for development on smaller lots.
Integration of office and group care uses within a larger, master-
plannedresidentialcommunity ensures compatibility with, and
STAFF appropriate transition to, surrounding residential development and
existing and anticipated uses in proximity along Woolridge Road
Quality design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that would
complement the surrounding development.
Development’s traffic impact will be addressed by providing cash
payments and road improvements
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Public Facilities Plan recommends a new elementary school
in the vicinity of Hull Street and Otterdale Roads, east of Skinquarter Road
and south of Duval Road, a new middle school in the vicinity of Hull Street
SCHOOLS
and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir. 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.
The Public FacilitiesPlan recommends a new library in the vicinity of
Genito and Otterdale Road to address service gap and demand issues
LIBRARIES
related to increases in population anticipated in this area of the county.
Land for expansion or replacement of this facility or new facility has not
been acquired.
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316SN0694-2018JUNE27-BOS-RPT
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property isappropriate for residential use of 2.0 dwelling units per acre.
The Plan suggests minimum lot areas range between 12,000 – 25,000 square feet and establishes
circumstances where smaller lots or condominiums may be appropriate.
Surrounding Land Uses and Development
The Landing
Subdivision
Woolridge Rd
Fox Fire
Church
Subdivision
Woolridge
Elementary
Foxlight Pkwy
Woodlake
Subdivision
Timberbluff
Pkwy
416SN0694-2018JUNE27-BOS-RPT
PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Proposal
A senior-focused development is planned with tree-lined streets, pedestrian connectivity, open
space and recreational amenities throughout.Primary access to the development would be from
Woolridge Road. The development will be divided into four development areas (“Tracts”) with
permitted uses identified for each Tract as follows:
Tract A- 9.7 acres –maximum of 57 townhouseresidential units, all being age-restricted
Tract B-98.1 acres–maximum of 158 cluster dwelling units, 104 being age-restricted
Tract C-8.5 acres-115-bed group care facility
Tract D-3 acres - Office use, limited to 5,000 gross square feet per acre, with minimum of
10,000 square feet for medical office and a maximum of 5,000 square feet for
other office uses. Two(2) temporary modular sales offices
The ComprehensivePlan
The Comprehensive Plan suggests that the property would be appropriate for residential uses at a
density of two (2) dwelling units per acre. This density was suggested in the Plan, as well as prior
comprehensive plans,to limit the impact of runoff from impervious areas on the reservoir. The Plan
provides a lot size range between 12,000 and 25,000 square feet, but notes that dwellings on
smaller lots may be appropriate under the following circumstances:
Development design and quality complements and enhances the surrounding
residential area
Water quality protection is provided for the Swift Creek Reservoir
Primary access is directly to a major roadway and not through an exiting residential
development having an average lot size less than that proposed by the development
Compensating usableopen space maintains the overall density recommendations
Quality design standards which could include the provision of sidewalks, street
trees, site and individual lot landscaping, quality and variety of architectural design,
garage orientation and hardscaped driveways.
Residential Lot Sizes and Common Area
Eachtownhouse and cluster home lot would be developed in accordance with standards
identified in the Textual Statement, to include building setbacks, lot areas and lot widths.
Minimum lot sizes for townhomes range from 1,520 to 2,000 square feet. Minimum lot
sizes for cluster home lots range from 4,500 to 7,000 square feet (Items V and VI). With
this reduction in individual lot size below the minimum R-12 requirements of 12,000
square feet, the Ordinance requires that such reduction be compensated with an
equivalent amount of common area. The Ordinance defines what may be considered as
common area in off-setting lot size reductions.Management of common areas would fall
under the community’s homeowners’association.
516SN0694-2018JUNE27-BOS-RPT
The Plan encourages new developments that support a variety of housing choices (type, size and
style) and that incorporate quality design standards to create unique and attractive places to
enhance the community.
Design
As noted, 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 and 2 –Proffered Conditions and Textual Statement):
Overall Development Design (Tracts A Through D)
Conceptual Plan depicting general development layout, internal
o
development connectivity, amenities and relationship among uses
(Attachment 2)
Buffers located in common areas, to include:
o
50-foot buffer along Woolridge Road
40-foot buffer between Tracts A and C(townhomes and group
care facility)
50-foot buffer adjacent to portions of Foxfire subdivision (18
lots) as identified on the Conceptual Plan
Landscaping throughout development, to include shade trees along
o
roads and sidewalks, between non-residential buildings andwithin
parking areas, and to provide separation between cluster lots backing
one another
Street treesand sidewalks generally located along both sides of
o
interior roads; sidewalksalong Woolridge Road frontage, extending to
Foxlight Parkway (Foxfire) and Timberbluff Parkway (connecting to
Woolridge Elementary School
Shared use path from Woolridge Road through development
o
Pedestrian lighting for pedestrian areas, sidewalks and driveway
o
entrances designed to enhance the development
Townhouse and Cluster Housing(Tracts A and B)
Community Design
o
Recreational amenities- clubhouse, pavilion, walking paths, dog
park and pier
Community focal points within each tract, each containing 0.75
acres and partially hardscaped, with benches and amenities to
facilitate gatherings
Front foundation planting beds; sodded and irrigated front/
corner side yards
Individual mailbox and fencing standards
Hardscaped walkways and paved driveways
616SN0694-2018JUNE27-BOS-RPT
Maintenance of townhome exteriors by an HOA
Timing for conveyance of maintenance and financial obligations
to HOA no sooner than occupancy of 161 homes
Screening of utility units (HVAC, generators, etc.)
Buildings and Architecture
o
Elevations (Exhibits A and B)
Variety of elevations along street (cluster) and mixture of
elevations with unit groups (townhouse) to avoid a monotonous
streetscape
Corner side facades to use complimentary fenestration to that of
front facades
Brick or stone foundations, 24 inches in height. For slab
construction, 24-inch base of brick or stone on street facing
facades and eight inches on interior sides and rears; step down
siding (cluster)only under unique circumstances.
Variety of building materials, not to include vinyl
30-year dimensional roof shingles
Front porch treatment
Front-loaded garages located to minimizeimpacts on
streetscape; maximum width for front and corner side- loaded
garages in relation to dwelling width; upgraded doors
Architectural compatibility between accessory structures and
dwellings
Group Care Facility and Offices(Tracts C and D)
Community Design
o
Emerging Growth District Standards for Corporate Office (O-2)
Districts
Enhanced landscaping along Woolridge Road, to include shrub
hedgerow, berms, walls, ornamental fencing, or combination of
materials to minimize visibility of parking areas from road.
Limitation on loading and delivery hours (prohibited between
9:00 p.m. and 6:00 a.m.
Limitation on office hours (closed to public between 7:00 p.m.
and 7:00 a.m.)
Phasing of office building permits to occur no earlier than
commencement of construction for group care facility buildings
Buildings and Architecture
o
Elevations (Exhibit C)
Equal four-sided architecture
Limitation on buildings heights - Group care facility (Lessor of
three (3) stories or 50 feet); Office (Lessor of two (2) stories or 30
feet)
The proffered conditions offered with this request include quality design and
architectural elements that would serve to compliment the surrounding community.
716SN0694-2018JUNE27-BOS-RPT
Further, the Comprehensive Plan suggests that in unique development proposals office uses, to
include group care facility, may be appropriate within planned subdivision developments under
certain circumstances. These uses are intended to provide services primarily to the immediate
neighborhoods, while ensuring compatibility with, and minimizing impact on, residential
development. As identified in the map below, the proposed office and group care facility uses are
located in the northern quadrants of the development’s entrance on Woolridge Road and across
from a planned signalized intersection at Timberbluff Parkway. This location presents a unique
circumstance not shared generally by other properties in the area. As conditioned, the integration
of these uses within a larger, master planned residential community ensurescompatibility with,
and appropriate transition to, surrounding residential development and existing and anticipated
non-residential uses in proximity to this intersection along Woolridge Road.
Hidden Falls Dr
Church
Planned
officeuse
School
Zoning permits
O or C uses
Connection to Hidden Falls Driveand Construction Traffic
The Conceptual Plan depicts two accesses from Woolridge Road, and a connection to Hidden
Falls Drive from the adjacent Landing at Swift Creek subdivision(Conceptual Plan –Attachment
4). Hidden Falls Drive is identified on the above map. The Subdivision Ordinance requires
developments with more than 50 units to have two (2)public road accesses to provide adequate
and safe access for emergency vehicles. In addition, the Ordinance requires roads to be
designed toensure proper integration and coordination with other existing recorded or planned
streets. An extension of Hidden Falls Drive was planned as part of the Landing subdivision to
provide an additional access per the Subdivision Ordinance. The importance of connectivity
between neighboring developments is further supported by the county’s adopted Residential
Subdivision Connectivity Policy.
816SN0694-2018JUNE27-BOS-RPT
In response to concerns expressed by area residents relative to construction trafficaccessing the
request property from Hidden Falls Drive (Stub Road), proffered conditions provide for the
installation of a barricade adjacent to the Stub Road prior to site development. This barricade
would remain until the Stub Road is constructed and extended to the property, which wouldnot
occur before 85 percent of the cluster dwellings within Sub-Tract B-1 (Tract Plan - Attachment 3)
receive certificates of occupancy. Signs would be installed at the Woolridge Road and Hidden
Falls Drive intersection and other locations within the Landing subdivision to deter access by
construction traffic.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
adjustments to the County’s budget or capital improvement program.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams(804-751-4461) adamsst@chesterfield.gov
The property could be developed for 57 senior housing (attached) townhome units, 104 senior
housing (detached) lots/units, and 54 single family lots/units (Textual Statements V.a. and
VI.a.i.). In addition, Tract C could be developed for an assisted living facility with 115 beds and
Tract D could be developed for 15,000 square feet of office use (Textual Statement VII.a.). Based
on that density and applying trip generation rates for above uses, development could generate
approximately 2,200 average daily trips. Traffic generated by development of the property will
initially be distributed to Woolridge Road.
Woolridge Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Woolridge Road is currently a two-lane road.
Construction is underway to widen Woolridge Road to a four-lane divided road with completion
anticipated in 2020.
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof 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:
Vehicular Access. (Proffered Conditions 2 and 5)
Property is limited to two (2) accesses to Woolridge Road. Main access shall be located at
the Timber Bluff Parkway intersection and the second access shall be generally located
midway between the main access and the Fox Light Parkway intersections.
Owner/developer shall record an access easement from the main access to the adjacent
property to the north (now or formerly Spring Creek Baptist Church).
916SN0694-2018JUNE27-BOS-RPT
TransportationImprovements.(Proffered Condition 3)
Right turn lanes along Woolridge Road at eachaccess.
Construction of a crossover at second access along Woolridge Road with left turn lanes in
both directions.
Three (3)-lane typical section for the main and second access locations.
Traffic signal modifications at the Woolridge/Timber Bluff/Main access intersection.
Sidewalk along Woolridge Road for the entire property frontage.
Sidewalk along Timber Bluff Parkway along the Woolridge Road Elementary School
frontage to the existing sidewalk on the school site (approximately 830 feet).
Sidewalk along Woolridge Road from the western property line to the Fox Light Parkway
intersection and along Fox Light Parkway from Woolridge Road to the Dusk Light Terrace
intersection (approximately 975 feet).
Hidden Falls Drive Connection and Construction Traffic.(Proffered Conditions 6, 7, and 9):
To address Landing at Swift Creek resident concerns with construction traffic, the
applicant has proffered to barricade the terminus of Hidden Falls Drive until such time
more than 85% of the cluster dwelling units in Tract B-1 have been issued. At that time,
Hidden Falls Drive connection willbe completed, and barricade removed.
The owner/developer will install signage to deter construction traffic from using Hidden
Falls Drive to access the property. Since Hidden Falls Drive is a public road, this condition
will be difficult to enforce by staff.
The property is located in Traffic Shed 6, which encompasses a large area in the western part of
the County. Many of the roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poorvertical 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.
An applicant may choose to address the development’s impacton the county’s road
transportation network through dedication of property, construction of road improvements, or a
cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the roadnetwork 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 trafficimpacts 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 not limited to a specific type. Based on the volume of traffic it
generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
A senior housing (attached) townhome unit, which generates 31% of the traffic of single-
family unit, traffic impact could be addressed by $2,914 per unit.
A senior housing (detached) unit, which generates 46% of the traffic of single-family unit,
traffic impact could be addressed by $4,324 per unit.
1016SN0694-2018JUNE27-BOS-RPT
The traffic impact could be valued at $1,123,394\[($2,914 x 57) + ($4,324 x 104) + ($9,400 x 54)\].
As noted above, the applicant has proffered to provide sidewalks along Woolridge Road, Fox
Light Parkway, and Timber Bluff Parkway (Proffered Condition 3.f). Construction of these
sidewalks have been estimated to be valued at approximately $79,817. It should be noted,
however, that the actual cost to provide these improvements could be more or less than this
amount. The applicant has proffered to make the appropriate cash proffer payments based on
the correspondingresidential unit beyond the total number of units that would result in an
impact of $79,817 (Proffered Condition 1.c).
Finally, Proffered Condition 1.d allows, at the option of the Transportation Department, a
reduction in the cash proffer payments based on the cost of road improvements provided by the
applicant, other than those road improvements identified in Proffered Condition 3. Specific road
improvement(s) have not been identified. 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.
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 rural response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under twelve (12) 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 .625 calls per age restricted dwelling, it is estimated that this
development will generate 134 annual calls for Fire/EMS services.
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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 plansuggests 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 FY2018adopted 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
ElementaryMiddleHighTotal (1)
Anticipated Student Yield by116926
School Type
Schools Currently Serving AreaWoolridgeTomahawk CreekCosby
Current Enrollment738 15052054
Building Capacity (2) 825 16751950
2016-17
(3)
Functional Capacity 778 13011918
School Year
Enrollment Percent of Total 95%116%107%
Data
Functional Capacity
Total Number of Trailers 3 59
Number of Classroom Trailers3 49
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
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, a new middle school in the
1216SN0694-2018JUNE27-BOS-RPT
vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir. 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.
Additional Schools Comments
In addition to 54 single family dwelling units, this request also includes 57 age-restricted townhome
dwelling units, as well as 104 age-restricted single family dwelling units, which may have minimal
impact on school facilities. Recent research on the actual student yield from age-restricted housing
reported in April 2016 revealed that there was a small yield (four elementary students out of the
total school population) from all age-managed dwelling units.
It is possible however, that over time this case combined with other tentative residential
developments and other zoning cases in the area will continue to push schools to their capacity
and therefore impact the capacity of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Clover HillLibrary
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. The Planadditionally recommends
a new library in the vicinity of Genito and Otterdale Road to address service gap and demand
issues related to increases in population anticipated in this area of the county. Land for
expansion or replacement of this facility or new facility has not 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
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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
Horner Park (phase 1 is underdevelopment)
Clover Hill Athletic Complex
Woodlake Athletic Complex
Cosby High School
Tomahawk Middle School
Public Facilities Plan
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Planand connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Planshows a route
through the proposed development and continuing to Woolridge Elementary School, northward
and eastward from that point.
Additional Parks Comments
The applicant has addressed the route through the proposed development. The application has also
provided pedestrian (sidewalk) connections to the Woolridge Elementary School and to the
adjacent subdivision to the west, through offsite improvements.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Sizeof Existing LineConnection Required by County
Serviced? Code?
WaterNo8”, 12” & 20” Yes
Wastewater No8” & 15” Yes
Additional Information:
Subdivisions with greater that 25 lots will require an additional feed to the public water system.
The utility department has the capacity for this development. The applicant has proffered
connection to public water and wastewater. (Proffered Condition 8)
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1516SN0694-2018JUNE27-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject property drains north and northeastdirectly to the Swift Creek Reservoir. The Swift
Creek Reservoir is a 1,700-acre drinking water source for Chesterfield County. The entire property
is located within the Upper Swift Creek Watershed.
Natural Resources
As required by Section 19.1-542 of the Zoning Ordinance, a Natural Resource Inventory (NRI) for
the subject property was completed by the applicant, and reviewed and approved by the
Department of Environmental Engineering-Water Quality Section. The property contains Resource
Protection Area (RPA) along the reservoir and connected wetlands located in the northeastern
portion of the property, as well as along the stream on the northwestern edge of the property. In
addition, there are intermittent streams and areas of interior non-tidal wetlands on the property,
which cannot be impacted without a permit from the U.S. Army Corps of Engineers and/or the
Virginia Department of Environmental Quality.
The subject property also contains 100-year floodplain along the Swift Creek Reservoir. Approval
from FEMA and/or the Department of Environmental Engineering is required prior to any activities
within the floodplain.
Resource Protection Area
Recreational amenities depicted on the Conceptual Plan withinthe RPA that are water dependent,
as determined by the Department of Environmental Engineering, or passive in nature (boardwalks,
trails, and pathways) may be administratively approved by the Department of Environmental
Engineering, as outlined in Sections 19.1-524 and 526.A of the Zoning Ordinance.
Other recreational amenities depicted on the Conceptual Plan (pavilion, clubhouse, fire pit, and
associated parking areas) are not permitted within the RPA. These non-water dependent
recreational amenities are discouraged to be within the RPA by the Department of
Environmental Engineering and will require approval by the Board of Supervisors, as outlined in
Section 19.1-527.B, prior to site plan approval.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
VSMP Regulationsfor water quality and quantity. Any areas of forest/open space used for
stormwater quality compliance should be outside the limits of the residential lots.
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CASE HISTORY
Applicant Submittals
2/9/16Application submitted
7/25/17, Application amended
10/19/17 &
1/31/18
5/5/17, Proffered conditions, Textual Statement and exhibits submitted
10/5/17,
10/9/17,
10/12/17,
10/18/17,
1/5/18,
3/13/18,
3/20/18,
3/23/18,
4/27/18,
5/4/18, 5/7,
5/10 &
6/12/18
Community Meetings
8/24/17Issues Discussed:
Development density, house sizes and quality
Architectural treatment for office and group care facility
Road Cash Proffer Policy
Buffering adjacent to existing residential developments
Environmental features, Resource Protection Area (RPA) and associated
buffers, and impacts on reservoir
Demand for retirement housing and group care facility
Anticipated traffic from development on area roads; impact of this
traffic on Woolridge Road and proposed road improvements
Anticipated fire/police impacts
8/29/17Issues Discussed:
Calculation of residential development density, exclusive of group care
facility and office, and inclusive of open space
Concern with non-residential uses
House sizes, lot sizes, housing variety and pricing
Age-restricted and age-targeted housing
Road Cash Proffer Policy and its application to housing type
Protection of environmental features
Impacts of development on traffic and emergency services
Impacts on area property values
Street connectivity to adjacent development (The Landing)
Additional time for community to review proposal
1716SN0694-2018JUNE27-BOS-RPT
Community Meetings (Continued)
10/9/17Issues Discussed:
Demand for residential uses
Provision for age-restricted v. age-targeted housing
Lot size reductions below that of neighboring developments
Density calculations using gross v. buildable acreage
Location of buffers adjacent to Fox Fire subdivision
Dwelling unit v. group care unit
Better locations for office use
Woolridge road improvements; traffic signal v. roundabout at proposed
development location
Status of Otterdale Road project and benefits to area roads
Lack of support for commercial uses
Request by communityto move consideration of case to January, 2018
4/26/18Issues Discussed:
Tree preservation in open spaces, environmental areas, buffersand lots
Protection of cemetery
Cross access to adjacent church
Density calculations using gross v. buildable acreage
Applicability and enforcement of age-restriction
Appropriateness of assisted living/office uses along Woolridge Road;
efforts to explore alternative locations
Ambulance traffic serving assisted living; frequencyand area impacts
Need and timing of connectivity to Hidden Falls Drive
Methods to discourage construction traffic from using Hidden Falls Drive
through the Landings at Swift Creek
Development road improvements and access locations/spacing along
Woolridge Road
Anticipated trip generation for proposed uses
Cut-thru traffic on Fox Club Parkway and safety
Additional traffic through Woodlake community
Needed improvements to Otterdale Road
Coordination between Magnolia Green CDA Woolridge Road
improvements and Woolridge Elementary School to minimize traffic
delays during school peak times, including VDOT traffic signal timings of
future Woolridge Road/Timber Bluff Parkway signal timing
Existing water pressure issues in Foxfire and development impacts
Overview of proposed assisted living facility operations by representatives of
Watercrest Senior Living Group;provided informationand addressed questions
to include determination for needof serviceand location, operations at their
existing facilities, and locational goals in residential communities
1816SN0694-2018JUNE27-BOS-RPT
Planning Commission
4/17/18Action – DEFERRED TO MAY 15, 2018 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANT’S CONSENT.
5/15/18Citizen Comments: Several citizens spoke in opposition to this request, noting
concerns relative to:
Location of recreational amenities in Resource Protection Area (RPA);
assessment of impacts and remediation of Reservoir issues
High phosphorus levels in Reservoir resulting from construction;
concerns regarding county enforcement; problems with sediment and
algae
Traffic impactsandsafety; turning movements on Woolridge Road and
impacts on median improvements
Impacts of additional traffic on Fox Club Parkway as direct route to Hull
Street Road
Pedestrian safety in communities
Proposal contrary to Comprehensive Plan; not reflective of layout and
density of surrounding developmentsnor original Upper Swift Creek
Plan
Use of acreage under Reservoir in calculating residential density
Commercial uses and exceptions to R-12 standards -Foxfire subdivision
petition of opposition, to include all adjacent owners
Lot and house sizes, and conflicts with Comprehensive Plan for locating
high density and age targeted developments
Continued development without completion of zoned projects and
Woolridge Road improvements
Numerous ordinance exceptions requested
Three (3)-story building in proximity to elementary school – potential
safety issue; elementary school only recently notified of proposal; busy
intersection feeding into school
No data to support need for this development
Enforcement of age-restriction
Road connection to The Landing without benefit to residents
Overpopulation of area schools and impacts on school ratings
Maintenance of peaceful community
Applicant’s Comments:
Applicant’s agent stated recreational facilities within the RPA will require Board
approval; otherwise non-water dependent facilitiesmust be relocated within
the development; water quality regulations must be met; cluster residential
necessitates ordinance exceptions absent a specific ordinance category for such
use; provision for senior housing is responsive to age-wave/community need;
senior developments generate less traffic overall and during non-peak hours;
and access to signalized intersection at development entrance would provide
The Landing subdivision with safe access onto Woolridge Road.
1916SN0694-2018JUNE27-BOS-RPT
Commission Discussion:
The applicant responded to questions from the Commission relative to water
quality protection for cluster development with open spaces, and signage
opportunities to deter construction traffic through the Woodlake community.
In response to questions from theCommission,staff respondedrelative to the
following:
Conditional use planned development (CUPD) process, its use for
smaller lot and mixed-use developments, and guidance offered in the
Comprehensive Plan for reduced lot sizes
Group care facility (assisted living) planned, not nursing home
Receipt of communications in opposition to the request from area
communities
Use of gross acreage in the evaluation of development densities
Examples of other development where land under Reservoir used as
part of gross acreage
Adoption of original Upper Swift Creek Plan (USCP), subsequent
amendments, and incorporation of its vision, residential densitiesand
land uses into the 2012 Comprehensive Plan
Codification of USCP watershed environmental standards
Current requirements for protection of the Upper Swift Creek
Watershed to include enhanced erosion and sediment controlmeasures
and more stringent water quality requirements
Phasing of erosion and sediment control measures during construction
Separate approval processto construct non-water dependent facilities in
RPA through Board of Supervisors
Study of Fox Club Parkway traffic counts and Levels of Service
Traffic generation for age-restricted communities
Anticipated traffic routes from property to Route 360
Woolridge Road construction project, anticipated signal locations, and
post-traffic counts upon conclusion
Anticipated student generation
Mr. Stariha noted that several community meetings had been held to discuss
this project and solicit all interests; that the proposal was in balance and a good
project; the group care facility (assisted living) was a warranted use with a
community benefit; and that he was prepared to support the case.
Mr. Jackson noted concerns with water quality, educational impacts, and late
notification of the elementary school of the request; as such, he suggested a
deferral of the case.
Mr. Jones acknowledged neighborhood concerns, indicating lowering density
and removing the office and group care uses in favor of cluster residential may
alleviate those concerns. He noted, as proposed, he could not support the
request.
2016SN0694-2018JUNE27-BOS-RPT
Mrs. Freye reflected on the request as an alternative to standard lot
development. In combination with the staff analysis and information at the
public hearing, she felt issues raised had been addressed.
Recommendation – APPROVAL ANDACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion:Stariha Second:Freye
AYES:Sloan, Freye and Stariha NAYS: Jackson and Jones
The Board of Supervisors on Wednesday, June 27, 2018, beginning at 6:30 p.m., will consider
this request.
2116SN0694-2018JUNE27-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(May 10, 2018 June 11, 2018)
Both the Planning Commission and staff recommend acceptance of the Proffered Conditions1
through 9, as offered by the applicant. The applicant amended Textual Statement (Item VII.a.1)
and Proffered Condition 10subsequent to the Commission’s consideration of this request. Staff
is supportive of these amendments.
1.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $9,400 for each single-family
unit, $4,324 for each senior housing (detached) unit, and $2,914 for each senior
housing (attached) unit to Chesterfield County for road improvements within the
service district for the property (the “Cash Proffer Payments”).
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.The transportation improvements identified in Proffered Condition 3.f have an
estimated cumulative value of $79,817 (the “Sidewalk Construction Value”). Once
the Cash Proffer Payments for dwelling units exceed the Sidewalk Construction
Value, the applicant, sub-divider, or assignee(s) thereafter shall begin making the
Cash Proffer Payments for each additional residential unit.
d.At the option of the Transportation Department, Cash Proffer Payments may be
reduced for the cost of transportation improvements, other than those
improvements identified in Proffered Condition 3, provided by the applicant, sub-
divider, or assignee(s), as determined by the Transportation Department. (T)
2.Vehicular Access. Direct vehicular access from the property to Woolridge Road shall be
limited to two (2) accesses. One access (the “Main Access”) shall be located at the Timber
Bluff Parkway intersection, and the second access (the “Second Access”) shall be
generally located approximately midway between the Main Access and the Fox Light
intersection. The Transportation Department shall approve the exact location of these
accesses. (T)
3.Transportation Improvements. The following road improvements shall be provided. The
Transportation Department shall approve the exact design and length of these
improvements:
a.Construction of additional pavement along Woolridge Road at the “Main Access”
and at the Second Access to provide a right turn lane at each access;
2216SN0694-2018JUNE27-BOS-RPT
b.Construction of a crossover on Woolridge Road to serve the Second Access.
Additional pavement shall be constructed along Woolridge Road to provide left
turn lanes at the crossover in both directions;
c.Construction of a three-lane typical section (i.e., one westbound lane and two
eastbound lanes) for the Main Access and for the Second Access at their
intersections with Woolridge Road;
d.Full cost of traffic signal modification at the Main Access/Woolridge Road
intersection;
e.Construction of a 5-foot-wide concrete sidewalk along Woolridge Road for the
entire property frontage;
f.Construction of 5-foot wide concrete sidewalks in the following locations:
i.Along Timber Bluff Parkway from its intersection with Woolridge Road to
the westernmost access that serves Woolridge Elementary School, and
along the westernmost access drive from Timber Bluff Parkway to the
existing sidewalk, located on the Woolridge Elementary School parcel
(total length approximately 830 feet);
ii.Along Woolridge Road from the western Property line to the Fox Light
Parkway intersection, and along Fox Light Parkway from Woolridge Road
to the Dusk Light Terrace intersection (total length approximately 975
feet).
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)
4.Phasing Plan. Prior to any construction plan approval or site plan approval, whichever
occurs first, a phasing plan for the road improvements identified in Proffered Condition 3
shall be submitted to and approved by the Transportation Department. (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 Department, shall be recorded from the “Main Access” to the adjacent
property to the north, identified as Tax ID 716-680-9477. (T)
6.Barricade.Prior to any development occurring on the property, a barricade shall be
provided and maintained on the property adjacent to the right of way, known as Hidden
Falls Drive (the “Stub Road”), to prevent all traffic from accessing the property via the
Stub Road.(T & P)
7.Stub Road.The barricade, as described in Proffered Condition 6, shall not be removed
until the Stub Road is constructed and extended into the property. The Stub Road shall
not be constructed or extended into the property until more than a cumulative total of
2316SN0694-2018JUNE27-BOS-RPT
85% of cluster dwelling units within Sub-Tract B-1, as shown on the Tract Plan, have been
issued certificates of occupancy, as determined by the Planning Department. (P)
8.Utilities. Public water and wastewater systems shall beused. (U)
9.Construction Signage.Prior to any land disturbance on the Property, sign(s) shall be
installed by the owner/developer at the Woolridge Road and Hidden Falls Drive
intersection and appropriate location(s) along Hidden Falls Drive within the Landing at
Swift Creek subdivision to deter construction traffic from accessing the Property through
Hidden Falls Drive. Sign(s) shall be posted in English and Spanish that is clearly legible
from the public right of way. Such sign(s) shall be maintained by the developer and shall
remain until construction activity is complete as determined by the Planning
Department. (P)
10.Master Plan. The Textual Statement, last revised May 10, 2018 June 11, 2018, shall be
considered the Master Plan. (P)
2416SN0694-2018JUNE27-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(May 10, 2018June 11, 2018)
I.Tract Plan and Uses. The plan, prepared by Balzer and Associates and last revised May 10, 2018, shall
be considered the Tract Plan. In addition to the uses permitted by right or with restrictions in the R-12
District, residential townhouses, a group care facility (assisted living), a medical office and modular
sales offices shall be permitted subject to the restrictions stated herein.
a.Tract Ashall be limited to those uses permitted byright or with restrictions in the R-TH
District.
b.Tract Bshall be limited to cluster housing as described herein and uses permitted with
restrictions in the R-12 District.
c.Tract Cshall be limited to a group care facility.
d.Tract Dshall be limited to office as described herein plus modular sales offices as described
below.
Modular Sales Offices. A maximum of two (2) modular office buildings for sales
offices provided that:
1.The units are used for the sole purpose of marketing the homes in the
project and not within a development outside of the project;
2.The units are incidental to construction activity taking place in the project;
3.The units are not the primary real estate office for the company marketing
the homes within the project;
4.The units are not used as a construction office or for the storage of
construction equipment or materials; and
5.The units shall only be permitted for a maximum duration of one (1) year
from the issuance of certificate of occupancy and shall be removed from the
Property by the developer at such time.
II.Conceptual Plan.Development of the Property shall generally conform to the Conceptual Plan,
prepared by Balzer and Associates dated February 14, 2017, with respect to the orientation and
clustering of uses, the general layout of roads and lots, and the general location of sidewalks,
pathways, focal points and recreational amenities. Recreational amenities depicted in the Resource
Protection Area (RPA) that are water dependent, as determined by the Department of Environmental
Engineering, or passive in nature (boardwalks, trails and pathways) may be administratively approved
by the Department of Environmental Engineering, as outlined in Sections 19.1-524 and 526.A of the
Zoning Ordinance. Other recreational amenities depicted on theConceptual Plan in the RPA (pavilion,
clubhouse, fire pit, and associated parking areas) will require an exception from the Board of
Supervisors, as outlined in Section 19.1-527. B. Adjustments to the Conceptual Plan, to include any
relocation of recreational amenities outside of the RPA may be approved at the time of site plan
review, provided such adjustments substantially retain the relationship between different uses to
each other and to rights of way, open spaces and focal points, and recreational facilities maintain
appropriate land use transitions between uses within the development as well as with adjacent
properties. If adjustments are deemed to be significant, the Conceptual Plan shall be presented to the
Planning Commission for final approval.
2516SN0694-2018JUNE27-BOS-RPT
III.Project Design Elements.
a.Overall Landscape Design.The overall landscape design shall include trees that provide shade
along roads and sidewalks, within parking areas, and in between non-residential buildings.
The design shall generally maintain open views for pedestrians and minimize conflicts with
pedestrian and parking lot lighting.
i.Unless limited growing area warrants use of small deciduous trees, large deciduous
trees shall be planted; and
ii.Clusters of native species of deciduous and evergreen trees shall be planted or
maintained between non-residential buildings and groups to provide a tree canopy.
Similar supplemental landscaping shall be provided or maintained along the rear of
cluster lots when backing up to one another.
iii.A minimum forty (40) foot landscape buffer, in accordance with the requirements of
the Zoning Ordinance, shall be provided or maintained between Tracts A and C.
b.Buffers. A fifty (50) foot buffer, in accordance with the requirements of the Zoning Ordinance,
shall be provided along Woolridge Road. All required buffers shall be located in common
area.
c.Street Trees. Street trees shall be provided along required sidewalks and where pedestrian
amenities are provided. Trees shall conform to the requirements of the Zoning Ordinance,
unless where conflicts with utilities, sightlines, and/or driveway areas.
d.Exterior Lighting. Except where otherwise stated, lighting shall comply with Section 19.1-205
of the Zoning Ordinance. Exterior lighting shall meet the following standards:
i.Lamp Posts.
1.One lamp post shall be provided for each cluster single family lot and shall
generally be located where the driveway intersects the sidewalk, except
where sidewalks are not provided, the lamp post shall generally be located
in the front yard near the end of the driveway.
2.Sidewalks, walkways and other pedestrian areas throughout the townhouse
section shall be lit by pedestrian-style lights in accordance with a lighting
plan to be approved at the time of plans review.
3.The design of such lamp posts shall be consistent throughout the Property.
4.The main sidewalk into the development, generally between Tracts C and D,
shall be lit by pedestrian-style lights in accordance with a lighting plan to be
approved at the time of plans review.
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 forindividual dwelling units shall be limited to
lighting necessary to illuminate entrances into the dwelling.
2616SN0694-2018JUNE27-BOS-RPT
e.Roads and Private Pavement.Roads and private pavement shall have concrete curb and
gutter.
f.Bikeways. An eight foot (8’) wide shared use path shall be provided as shown on the
Conceptual Plan and the Bikeways and Trails Plan Chapter of the comprehensive plan.
g.Sidewalks. Sidewalks shall generally be provided along both sides of all roads that provide
general circulation, as shown on the ConceptualPlan. However, sidewalk shall only be
provided along one side of the street where parallel with the shared use path adjacent to the
northeast property line, as shown on the Conceptual Plan. Sidewalks shall either be located
within right of way or within an easement granted to the homeowners’ association.
h.Hardscaped.For the purposes of hardscape for walkways pursuant to these proffered
conditions, the term “hardscaped” shall include brushed concrete, stamped concrete,
aggregate concrete or decorative pavers and not include asphalt.
IV.Townhouse and Cluster Housing (Tracts A and B) Overall Design Elements.
a.Preliminary Subdivision Plat.Subdivision plans shall be processed through preliminary
subdivision plat review.
b.Homeowners’ Association.
i.In addition to the requirements of the zoning ordinance, the homeowner’s
association shall be responsible for properly maintaining and repairing on-site
improvements including, but not limited to, all common areas, open space, street
trees, sidewalks not located in the public right of way, private roads, and exterior of
townhouse dwelling excluding windows and doors. Periodic cleaning and painting of
townhouse unit doors, windows and trim shall be performed by the homeowner’s
association. Dwelling unit interiors are expressly excluded from the homeowner’s
association’s maintenance and repair obligations. The homeowner’s association shall
ensure that the affairs of the homeowner’s association are professionally managed,
including the homeowner’s association’s maintenance and repair obligations.
ii.In accordance with the requirements of Section 19.1-303 of the Zoning Ordinance,
the sub-divider shall be responsible for the maintenance and financial obligations of
the homeowners’ association until such time as the operation of the association is
controlled by the residents of the subdivision. Control of the operation of the
association by the residents for the Property shall not occur prior to the issuance of
certificates of occupancy for a minimum of 161 dwelling units. Such requirement
shall be specified in restrictive covenants.
c.Focal Points.Within the townhouse tract, a minimum of 0.75 acres of centrally located open
space shall be provided as a focal point. Within the cluster housing tract, an additional 0.75
acres of centrally located open space shall be provided as a separate focal point. These areas
shall be inclusive of required common area. Part of each focal point area shall be hardscaped,
which shall include asphalt paths for this use, with benches and other amenities that
accommodate and facilitate neighborhood gatherings. Construction of the focal points shall
occur in conjunction with the development of the subdivision section in which the focal point
is located, and no additional subdivision sections shall be recorded until the required focal
point(s) is completed.
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d.Mailboxes.Individual lot mailboxes, or cluster mailboxes, and supporting posts shall be of a
consistent design and color throughout the development. The boxes and posts shall be made
of low maintenance material, as approved by the planning department at the time of plan
review.
e.Fencing. Fencing shall be constructed of decorative maintenance-free material. No chain link
fencing shall be permitted.
f.Recreational Facilities. Active and passive recreational facilities shall be permitted. At a
minimum, these shall include:
i.A clubhouse shall be located outside required focal point areas. The clubhouse shall
have a minimum gross square footage of 2,000 square feet. A maximum of fifty
percent (50%) of the square footage shall be permitted to be open, resembling a
pavilion, and a minimum of fifty percent (50%) of the square footage shall be
enclosed. A maximum of 25 percent of the lots shown on the overall conceptual plan
shall be issued a building permit prior to release of a building permit for the
clubhouse. Prior to the issuance of building permits for more than 50 percent of the
lots shown on the overall conceptual plan, an occupancy permit shall have been
issued for the clubhouse.
ii.Walking paths, benches, gathering areas, and a dog park shall be provided as
pedestrian scale amenities.
iii.A pier, which would permit observation and launching of personal watercraft such as
canoes, kayaks and paddle boards, shall also be provided subject to permitting.
iv.Other amenities, such as picnic areas, pocket parks, pickle ball court(s), storage
structures for personal watercraft such as canoes, kayaks and paddle boards; and a
small noncompetition sized pool, may be provided.
g.Other Recreational Use Restrictions.
i.Outdoor playfields, courts, swimming pools and similar active recreational areas, not
including a dock or other recreational uses along the reservoir, shall be set back 100
feet from the overall project boundary, 25 feet from internal roads, and 50 feet from
Woolridge Road;
ii.Clubhouses, parking, pavilions, indoor facilities, if provided, shall be set back 50 feet
from the overall project boundary and internal roads. However, if the clubhouse,
parking, and other recreational uses are provided adjacent to the reservoir, as shown
on the Conceptual Plan, then the setback requirements herein shall not apply; and
iii.Except where trails connect to property adjacent to the project, trails shall be set
back 50 feet from the adjacent Foxfire Subdivision.
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Townhouse Tract A Standards.
V.
Except as state herein, development of townhouses shall meet the requirements of the zoning
ordinance for such uses in an R-TH District
.
a.Townhouse Subdivision Standards.
Notes for Table IV. A.
\[1\]Within required common area, except
Table IV. A. Required Conditions Townhouse Subdivision
where lots abut a public street, a 5-
Standards
foot-wide common area shall be
provided around the perimeter of each
A.Subdivision Size9.7 acres
group of attached lots.
B.Maximum Number of Units 57
\[2\]The length of buildings shall be
C.Private Pavement Setbacks
varied throughout the subdivision. At
1.50 feet
Major arterial
time of plan review, the limitation on
2.
15 feet
Other road
the length may be modified based
30% of subdivision
upon an architectural design that
\[1\]
D.Common Area
acreage
lessens the visual impact of the
E.Maximum Building Length\[2\] 140 feet
increased length.
F.Maximum Number of Attached Units 5
b.Other Required Townhouse Subdivision Standards.
i.Age restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the
Federal Housing Law, and other such applicable federal, state, or local legal
requirements, townhouse dwelling units shall be restricted to “housing for older
persons” as defined by the Virginia Fair Housing Law and shall have no persons under
19 years of age domiciled therein (“Age-Restricted Dwelling Units”). Dwelling units
designed as age-restricted shall be noted on the subdivision plat and such limitation
shall be recorded as a deed restriction on each lot.
ii.Roads and Private Pavement. All roads that accommodate general traffic circulation
through the subdivision, as determined by the director of transportation, shall be
designed and constructed to VDOT standards and taken into the state system.
iii.Front and Corner Side Yards. Except for foundation planting beds, front and corner
side yards shall be sodded and irrigated.
iv.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 (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 softened with vertical accent shrubs (4’–5’)
or small evergreen trees (6’-8’) at the time of planting.
v.Walkways. A 4-foot-wide hardscaped walkway shall be provided from the driveway
or sidewalk along the front of the lot to the front entry.
vi.Driveways. All private driveways serving residential uses shall be brushed concrete,
stamped concrete, exposed aggregate concrete, decorative pavers, or asphalt.
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vii.Heating, Ventilation and Air Conditioning (HVAC) Units, and Whole House
Generators. Units shall initially be screened from view by landscaping or low
maintenance material.
viii.Architecture and Materials.
1.Conceptual Elevations.Development of the Property shall be in general
conformance with the architectural appearance as shown on the Townhouse
Elevations attached as Exhibit A. Unit groups shall include a mixture of units
as depicted in the Holly and Elm elevations.
2.Siding. Acceptable siding materials include brick, stone, stucco (E.I.F.S.),
shake shingle or scallops, board and batten, horizontal lap, horizontal board
and batten or a combination thereof. Siding may be manufactured from
cement fiber board, including, but not limited to, hardiplank. Plywood, vinyl,
and metal siding are not permitted. Synthetic stucco (E.I.F.S.) siding shall be
finished in smooth, sand or level texture. Rough textures are not permitted.
3.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer.
4.Constructed on Slab.If the dwelling unit is constructed on a slab, brick or
stone shall be employed around the base of the front of the dwelling unit a
minimum twenty-four (24) inches and on the sides and rear of the dwelling
unit a minimum eight (8) inches above grade so as to give the appearance of
a foundation.
5.Corner Side Façade Fenestration. On corner lots, the corner side façade of
dwelling units shall employ complimentary fenestration to that of the front
façade, including twenty-four (24) inches of brick or stone if constructed on
a slab.
6.Front Porches.Where elevated more than eight (8) inches, front entry
stoops and front porches shall be constructed with continuous masonry
foundation wall or on 12”x12” masonry piers. Space between piers under
porches shall be enclosed with framed lattice panels. Where provided or
required by code on elevated porches, handrails and railings shall be vinyl or
metal railing with vertical pickets or swan balusters. Pickets shall be
supported on top and bottom rails that space between columns.
7.Roofing.Dimensional architectural shingles or better, having a minimum 30-
year warranty, and algae protection warranty shall be used. Accent roofing
material shall be permitted.
8.Front or Corner Side Loaded Attached Garages. Front or corner side loaded
garages shall meet the following standards:
a.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of
the front porch provided that the rooflines of the porch and garage
are contiguous. Where the rooflines are not contiguous, garages
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shall be permitted to project a maximum of two (2) feet forward of
the front line of the main dwelling.
b.Width of garage doors shall not exceed 67 percent of the width of
the dwelling’s front façade or corner side façade, as applicable.
c.Front loaded, and corner side loaded garages, shall use an upgraded
garage door as depicted in Exhibit A. An upgraded garage door is
any door that includes windows and a minimum of one (1)
additional enhanced feature. 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.
Any attached group of townhouse units shall have at least two (2)
different garage door designs.
9.Detached Garages and Accessory Structures.Detached garages and
accessory structures shall be architecturally compatible with, and employ
comparable materials to that of, the dwelling unit.
Individual Townhouse Lot Standards
c..
Table IV.C. Required Conditions -Townhouse Lot and Building Standards
A.Lot Standards
1.Lot area (square feet)
a.Internal lot1520
b.End lot 2000
2.Lot width (feet)
a. Internal lot19
b. End lot 25
3.Lot coverage (maximum %)60
B.Road Frontage for Townhouse Units \[1\]\[2\]
C.Principal Building Setbacks (feet)\[3\]
1.Front Yard \[4\]\[5\]
a. Collector with vehicular access from rear 35
b. Residential collector with vehicular access from rear 30
c. Local road or private pavement with vehicular access from
20
front
d. Local road or private pavement with vehicular access from rear 15
e. Front yard on common open space with vehicular access from
10
rear
2.Side yard-End Unit 5
3.Corner side yard 20
4.Rear yard
a.Non-through lot20
b.Through lot25
D.Townhouse Unit Width (feet)19
F.Lesser of 2.5 stories or 30
\[7\]
E.Principal Building Height (maximum)
feet
F.Minimum Gross Floor Area of Individual Dwelling Units 1600
G.Bedrooms for Each Unit 1 st floor Bedroom in Each Unit
H. Accessory Building Requirements Subject to Section 19.1-304
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d. Permitted Yard Encroachments for Townhouse Buildings.
Parts of townhouse buildings may project into required minimum yards as shown in Table IV.D.
Table IV.D. Permitted Yard Encroachment for Principal Buildings
Yard and Permitted Encroachment (feet)
Notes for Table IV.D.
Type of Encroachment
Interior Corner
\[1\]Encroachment shall be
FrontRear
Side Side
no closer than 5 feet to
an interior side lot line or
Cornice, eave, sill, leader,
10 feet to a front or
belt course, chimney,
\[1\]\[1\]\[1\]
33 3 3
corner side lot line.
canopy or similar
ornamental feature
\[2\]Side of structure is
Uncovered stairs or fire
considered open if a
\[1\]\[1\]\[1\]
4.5 4.54.5 4.5
maximum of 2 feet of the
escape
height of the side is
Terrace, step, or landings
constructed of brick,
not higher than the
siding, lattice, louvers or
\[1\]\[1\]\[1\]
10101010
entrance floor of the
other building materials.
building
Any portion of the
Bay window or balcony structure which complies
with the required
occupying not more than
\[1\]\[1\]\[1\]
33 3 3
minimum principal
one-third of the wall
structure yard setback is
length
not required to be open.
Outside storm enclosure
\[1\]\[1\]\[1\]
not more than 6 feet in 44 4 4
\[3\]Encroachment shall be
no closer than 5 feet to
width
interior side lot line.
½ required
Attachments open on 3
side yard
sides such as porch, 10 100
for principal
\[2\]
carport
\[3\]
structure
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VI.Cluster Housing Tract B Standards.
a.Cluster Housing Tract Subdivision Standards.
i.Acreage and Lots.Tract B shall contain 98.1 acres and be limited to a maximum of
158 lots.
ii.Age Restriction.Except as otherwise prohibited by the Virginia Fair Housing Law, the
Federal Housing Law, and such other applicable federal, state, or local legal
requirements, townhouse dwelling units shall be restricted to “housing for older
persons” as defined by the Virginia Fair Housing Law and shall have no persons under
19 years of age domiciled therein (“Age-Restricted Dwelling Units”). Dwelling units
designated as age-restricted shall be grouped together in the same general area
within the development. A minimum of 104 cluster dwelling units shall be age
restricted. Dwelling units designated as age-restricted shall be noted on the
subdivision plat and such limitation shall be recorded as a deed restriction on each
affected lot.
iii.Buffer. A fifty (50) foot buffer shall be provided and maintained in accordance with
Zoning Ordinance requirements for fifty (50) foot buffers along the northwestern and
southwestern property lines as shown on the Conceptual Plan. No recreational paths
shall be permitted within these buffers.
b.Cluster Housing Tract Lot and Building Standards.
Table V.B. Required Lot and Building Standards -Cluster Housing Tract
Lot Type B
Lot Type A
A.Lot Standards
1.Area (square feet) \[1\] 7,000 4500
2.Width (feet) 70 50
3.Lot coverage (maximum %) 50 60
B.Road Frontage (feet)\[2\]
1.Permanent cul-de-sac30 30
2.Radius of a loop street 30 30
\[3\]
3.Other roads50 50
C.Principal Building Setbacks (feet)\[4\]
1.Front yard \[5\]
15
a.Non cul-de-sac 20
10
b.Permanent cul-de-sac 15
2.Interior side yard 7.5 5.5
3.Corner side yard 20 15
4.Rear yard
a.Non through lot 25 15
b.Through lot20 15
D.Minimum Gross Floor Area of Individual Dwelling Units
1.Non-age restricted 2000 2000
2.Age restricted1600 1600
E.Principal Building Heights (maximum)\[6\]Lesser of 3 stories or 40 feet
F.Accessory Building RequirementsSubject to Section 19.1-304
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c.Other Required Cluster Housing Standards.
i.Front and Corner Side Yards. Except for foundation planting beds, front and corner
side yards shall be sodded and irrigated.
ii.Front Foundation Planting Beds.Foundation planting is required along the entire
front façade of all units and shall extend along all sides facing a public street.
Foundation planting beds shall be a minimum of four feet (4’) wide from the unit
foundation. Planting beds shall be defined with a trenched edge or suitable
landscaping edging material. Planting beds shall include medium shrubs spaced a
maximum of four (4) feet apart and may also include spreading groundcovers. Unit
corners shall be visually softened with vertical accent shrubs (4’–5’) or small
evergreen trees (6’-8’) at the time of planting.
iii.Walkways. A 4-foot-wide hardscaped walkway shall be provided from the driveway
or sidewalk along the front of the lot to the front entry.
iv.Driveways. All privatedriveways serving residential uses shall be brushed concrete,
stamped concrete, exposed aggregate concrete, decorative pavers, or asphalt.
v.Heating, Ventilation and Air Conditioning (HVAC) Units, and Whole House
Generators. Units shall initially be screened from view by landscaping or low
maintenance material.
vi.Architecture.
1.Conceptual Elevations.Development of the Property shall be in general
conformance with the architectural appearance as shown in the attached
elevations in Exhibit B.
2.Elevation Repetition.Dwelling units with the same elevation shall not be
located adjacent to, directly across from, or diagonally across from each
other along the same road. This concept shall not apply to units on different
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streets backing up to each other. A maximum of 35% of cluster dwelling
units shall have the “Traditional Elevation” as depicted in Exhibit B.
3.Siding. Acceptable siding materials include brick, stone, stucco (E.I.F.S.),
shake shingle or scallops, board and batten, horizontal lap, horizontal board
and batten or a combination thereof. Siding may be manufactured from
cement fiber board, including, but not limited to, hardiplank. Plywood, vinyl,
and metal siding are not permitted. Synthetic stucco (E.I.F.S.) siding shall be
finished in smooth, sand or level texture. Rough textures are not permitted.
4.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer. Stepping the siding down below
the first floor shall only be permitted in circumstances of unique
topographical conditions such as high crawl space or basement foundations.
Step downs shall be permitted on the side and rear elevations only, with a
maximum of two (2) steps permitted on any elevation, and with a minimum
separation of eight (8) feet between steps. A minimum of 24 inches of
exposed brick or stone shall be required, unless a lesser amount is approved
by the Planning Department due to unique design circumstances. If the
dwelling unit is constructed on a slab, brick or stone shall beemployed
around the base of the front of the dwelling unit a minimum twenty-four
(24) inches and on the sides and rear of the dwelling unit a minimum eight
(8) inches above grade so as to give the appearance of a foundation.
5.Corner Side Façade Fenestration. On corner lots, the corner side façade of
dwelling units shall employ complimentary fenestration to that of the front
façade, including twenty-four (24) inches of brick or stone if unit is
constructed on slab.
6.Front Porches.Where elevated more thaneight (8) inches, front entry
stoops and front porches shall be constructed with continuous masonry
foundation wall or on 12”x12” masonry piers. front porches greater than 6’
in length shall be a minimum of five (5) feet deep. Space between piers
under porches shall be enclosed with framed lattice panels. Where provided
or required by code on elevated porches, handrails and railings shall be vinyl
or metal railing with vertical pickets or swan balusters. Pickets shall be
supported on top and bottom rails that space between columns.
7.Roofing.Dimensional architectural shingles or better, with a minimum 30-
year warranty and algae protection warranty shall be used. Accent roofing
material shall be permitted.
8.Front or Corner Side Loaded Attached Garages. Front or corner side loaded
garages shall meet the following standards:
a.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of
the front porch provided that the rooflines of the porch and garage
are contiguous. Where the rooflines are not contiguous, garages
shall be permitted to project a maximum of two (2) feet forward of
the front line of the main dwelling.
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b.Width of garage doors shall not exceed 50 percent of the width of
the dwelling’s front façade or corner side façade, as applicable.
c.Front loaded, and corner side loaded garages, shall use an upgraded
garage door. An upgraded garage door is any door with a minimum
of two (2) enhanced features. Enhanced features shall include
windows, raised panels, decorative panels, arches, hinge straps or
other architectural features on the exterior that enhance the entry
(i.e. decorative lintels, shed roof overhangs, arches, columns,
keystones, eyebrows, etc.) Flat panel garage doors are prohibited.
9.Detached Garages and Accessory Structures.Detached garages and
accessory structures architecturally compatible and employing comparable
materials to that of the dwelling unit.
d.Cluster Housing Tract Accessory Structure Standards.
i.Size Limitation. The gross square footage of all accessory buildings on a lot shall not
exceed the gross square footage of the primary dwelling, excluding any basement.
ii.Height Limitations. Except as outlined in Section 19.1-223, the height of an accessory
building shall not exceed the greater of one-half the height of the principal building,
or 25 feet.
iii.Setbacks. Except as outlined in Section 19.1-223, setbacks for an accessory building
shall be as shown in Table V.D.3.
Table V.D. 3.
Accessory building less than 12 feet in height and less than 1000 gross square feet in area, or detached
structure with a floor elevation of 1 foot or more above ground elevation
\[1\]
Yard and Setback (feet)
Interior Corner Rear Non Rear
Front
\[2\]
SideSideThrough LotThrough Lot
Lesser of 1/2 the average
3.7530 10 30
depth of the lot or 80 feet
Accessory building 12 feet or more in height and less than 1000 gross square feet in area; or detached
structure 12 feet or more in height
Lesser of 1/2 the average
7.5 30 12.530
depth of the lot or 80 feet
Accessory building 1000 gross square feet or greater in area
Lesser of 1/2 the average
7.5 30 25 30
depth of the lot or 80 feet
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VII.Group Care and Medical Office Tracts C and D Standards.
a.Tract Sizes and Uses.
i.Group Care Tract C. Tract C shall be 8.5 acres. The permitted uses shall be limited to
an Assisted Living Facility having a maximum of 115 beds. The residents shall be
those needing assistance with daily living, including, but not limitedto, monitoring
activities, medications and other personal health care and personal services.All
meals will be provided by a central kitchen/dining area for residents of these beds.
The facility shall be licensed as an Assisted Living Facility by the Virginia Department
of Social Services.
ii.Office Tract D. Tract D shall be 3 acres. The permitted uses shall not exceed 5,000
gross square feet per acre. A minimum of 10,000 square feet shall be used for
medical office, and a maximum of 5,000 square feet shallbe permitted for other
office uses. Office use shall not include the treatment of substance use disorders and
shall not be open to the public between 7:00 p.m. and 7:00 a.m. daily.
b.Tract C and D Required Conditions.
i.Phasing. Until such time as the Group Care Facility in Tract C is Committed and
Commenced, building permits for the office in Tract D shall not be released. The term
“Committed and Commenced” shall mean that land disturbance, full site plan, all
required regulatory permits, and building permits have been approved, and
construction has commenced.
ii.Standards. Except as stated herein, development shall conform to Emerging Growth
Design District standards for Corporate Office (O-2) Districts.
iii.Enhanced Landscaping along Woolridge Road. In addition to the requirements of the
zoning ordinance, a double staggered hedgerow of medium shrubs that is
maintained at a height of 3 to 5 feet or berms, walls, ornamental fence, or
combination to minimize visibility shall be provided for the length of any parking area
along Woolridge Road.
iv.Architecture. In addition to the requirements of the Emerging Growth Design
District standards, the architectural style, materials and colors shall be as depicted in
the elevations shown on Exhibit C, Elevations 1-3. Buildings shall incorporate equal 4-
sided architecture such that no façade shall consist of inferior materials, or be of
inferior quality, appearance or detail to any other exterior of the same building.
v.Loading and Deliveries Hours Limitation. There shallbe no loading or deliveries
between the hours of 9 PM and 6 AM.
vi.Height. The group care facility shall not exceed a height of the lessor of 3 stories or
50 feet. The office shall not exceed a height of the lessor of 2 stories or 30 feet.
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ATTACHMENT3
TRACT PLAN
(May 10, 2018)
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ATTACHMENT 4
CONCEPTUAL PLAN
(February 14, 2017)
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ATTACHMENT 5
EXHIBIT A - TOWNHOUSE ELEVATIONS (THE HOLLY)
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ATTACHMENT 5
EXHIBIT A -TOWNHOUSE ELEVATIONS(THE ELM)
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ATTACHMENT 6
EXHIBIT B -CLUSTER HOUSING ELEVATIONS
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ATTACHMENT 7
EXHIBIT C -GROUP CARE FACILITY ELEVATIONS
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