Loading...
18SN0734 CASE NUMBER: 18SN0734 APPLICANT: Dominion Realty Partners, LLC CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT STAFF’S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Hearing: JUNE 27, 2018 BOSTime Remaining:365DAYS Applicant’s Agent: JIM THEOBALD(804-771-9513) Applicant’s Contact: MICHAEL CAMPBELL (804-780-3877) Planning Department Case Manager: 24.8Acres – 900 Boulders Parkway JANE PETERSON (804-748-1045) REQUEST Rezoning from Corporate Office (O-2) to Multifamily Residential (R-MF) plus conditional use planned development to permit exceptions to ordinance requirements relative to building setbacks and orientation, and numbersof parking spaces. Notes: A.Conditions may be imposed, or the property owner may proffer conditions. B.Proffered conditions, Textual Statementand Exhibitsare located in Attachments 1 -4. SUMMARY A 248-unit multifamily residential development (Boulders Apartments)is planned, yielding a density of 10 dwelling units peracre. Property is located within an area identified for revitalization. Exceptions to ordinance requirements are requested to reduce building setbacks adjacent to existing office use; reduce number of parking spaces provided; and eliminate requirement that buildings frontexisting public roads (Boulders Parkwayand Boulders Lake Drive). Proffered conditions provide elevated quality design and architectural standards (summarized on page 6) that will complement area development. RECOMMENDATIONS PLANNING APPROVAL COMMISSION PLANNING AND TRANSPORTATION –APPROVAL While residential use is not suggested by the Comprehensive Plan, development would provide an opportunity for integration of higher density residential uses with existing and anticipated area commercial and office uses as part of the larger community STAFF Quality design and architecture offered by the applicant provide for a convenient, attractive, and harmonious community that will complement area development. Given its location in a revitalization area, no road cash proffer will be accepted Providing a FIRST CHOICE community through excellence in public service SUMMARY OF IDENTIFIED ISSUES DepartmentIssue The Public Facilities Planrecommends that Crestwood Elementary School SCHOOLSberevitalized or replaced;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 Plan. PARKS AND The Public Facilities Plan identifies the need for two community parks,of RECREATIONapproximately 90 acres each, near this location. Land for these parks has not been acquired. 28SN0734-2018JUNE27-BOS-RPT 1 38SN0734-2018JUNE27-BOS-RPT 1 Comprehensive Plan (The Jahnke/ChippenhamDevelopment Area Plan) Classification: OFFICE PARK – OFFICE AND HOTEL USE The designation, as part of Sub-Area V,suggests the property is appropriate for office and hotel uses. Surrounding Land Uses and Development Jahnke Rd Chippenham Pkwy Office Powhite Pkwy City of Richmond Chesterfield Village and Boulders Pkwy Birchwood at Boulders Apartments 48SN0734-2018JUNE27-BOS-RPT 1 PLANNING Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov Zoning History Case Number Request Rezoning to Office Business (O) plus conditional use planned development to 82SN0066 permit use and bulk exceptions to permit 1 million square feet of office space Approved and a hotel; Conditions addressed permitted uses, road improvements, access, (10/1982) utility provisions, lighting, building height, signage, buffers, parking, walking trails 83SN0078 Amendment of Case 82SN0066 to delete requirement for direct access onto ApprovedChippenham Parkway and permit phasing of development based on road (7/1983) improvements Various (Cases 84S0203, 85S0138, 87SN0033) -Amendments of Case83SN0078to allow Amendments additional square footage to be constructed with sole access to Chinaberry ApprovedBoulevard to Route 60; Includes a total of 400,00 square feet of office, 285 multi- (1985, 86, 87 family units and 200 hotel rooms; modifications to phasing of road & ‘86)improvementsand building heights Amendment of Cases 83SN0091, 85SN0138 and 87SN0033to permit additional 89SN0245 commercial uses on portion of property limited to multi-family residential use; Approved increase office and commercial development density (maximum of 2.1 million (6/1989) square feet); eliminate building height limitations; and modify parking standards. Proposal A multi-family residential development known as Boulders Apartmentswitha maximum density of 248 dwelling units is proposed. Dwelling units will contain one ortwo-bedrooms, with a maximum of five (5) percent of the units containing three(3)bedrooms. The development concept for the proposed apartments consists of eight (8) buildings, three (3) stories or less in height (Exhibit A ConceptPlan). Access to the property would be from Boulders Parkway and Boulder Lake Drive. Development Standards and Exceptions Except asnoted in the Textual Statement and proffered conditions (Attachments 1 and 2), development would comply with ordinance requirements of the Multifamily Residential (R-MF) District.Exceptions are requested to the following standards to provide flexibility in building locations and reduce parking. Specifically, the following exceptions are requested to the R-MF standards: Provide 1.5 parking spaces per dwelling unit instead of 2 per unit Reduce building setbacksfrom eastern boundary adjacent to existing office use, and from the southern boundary of this same property for a building enclosing a trash compactor Eliminate requirement for buildings to front Boulders Parkway and Boulders Lake Drive 58SN0734-2018JUNE27-BOS-RPT 1 Staff supports the requested exceptions. First, reductions in the number of parking spaces for multi- family residential use have been approved with no apparent adverse impact and such reduction permits less imperviousness. Secondly, the apartment buildings would be oriented to the west, creating a back to back transition between the multi-family residential use and office buildings to the east. Finally, not requiring buildings to front public roads permits flexibility where road frontages are not contiguous and will accommodate environmental features, focal points, and project amenities. 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 harmoniouscommunities, protection against overcrowding of land, and protection of the natural environment. As such, developments that promote unique, viable and long-lasting places and enhance the community are encouraged. The following provides an overview of design requirements offered as part of this request (Attachment 1 –Proffered Condition): Community Design Conceptual SitePlan (Exhibit A) Active and passive recreational provisions Clubhouse (5,000 square feet) and pool located as communityfocal point. o Clubhouse and pool open prior to occupancy of 60 th dwelling unit. Clubhouse elevations (ExhibitsB-2 and B-3 –Attachment 3) Trails, small park areas and open spaces o Sidewalks, street trees and pedestrian-style lighting along internal roads Sidewalks along Boulders Parkway frontage Landscaping around buildings, within medians and common areas Foundation plantings, sod and irrigation Mechanical equipment screened Architectural Design Dwelling elevations (ExhibitB-1 –Attachment 2) Variety of building materials, excluding vinyl; three-story height limitations Brick, stone or stone veneer (minimum 24-inch height) for slab on grade foundations Pedestrian Connectivity and the Comprehensive Plan While the Jahnke/Chippenham Special Area Plan,adopted in 1983, suggests that the subject property would be appropriate for office and hotel uses, it is important to note that the Planencourages the location of new higher density residential developments in proximity to supporting office and commercial services. This integration with surrounding similar residential projects and commercial services occurs through site design and the provision of road and pedestrian connectivity. 68SN0734-2018JUNE27-BOS-RPT 1 Construction has recently commenced for a connector road between Boulders Parkway/Boulder Spring Drive and Midlothian Turnpike through the Spring Rock Green Shopping Center, located at the northwest quadrant of Midlothian Turnpike and Chippenham Parkway, across from the Stonebridge mixed use development. This road connection and associated sidewalk will promote a walkable linkage between the existing multifamily developments along Boulders Parkway (Chesterfield Village and Birchwood at Boulders) and supporting commercial and office uses located along Midlothian Turnpike. Provision of sidewalks along Boulders Parkway should also be encouraged. This pedestrian circulation among commercial services and neighboring residential uses becomes an important goal in creating a sense of place and achieving development integration to support higher residential densities. As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered conditions of this request include elevated design and architectural elements that will complement the overall area. 78SN0734-2018JUNE27-BOS-RPT 1 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), represents a substantial improvement above conditions of older residential development in the vicinity. Specifically, this project would be a substantial improvement in terms of: HVAC screening, landscaping (as required by ordinance) other than foundation planting beds, roof materials, sidewalks, siding materials, street trees (as required by ordinance), and yard trees (as required by ordinance). The project would be generally equivalent to surrounding development in terms of common recreational area, foundation treatment, garages (not specified), and landscaping (as required by ordinance). The project would be generally less equivalent to surrounding development in terms of architectural variation (between different buildings –not specified), foundation planting beds (not specified), and front walks (not specified). It should be noted that as of 2016 (the latest available data), existing housing in the surrounding area (one-mile radius of the site) is predominately (74%) renter occupied. This figure represents all housing unit types, including multifamily and renter occupied single-family units. The long- term strength of the community would benefit from a wider range of housing choices. The Department of Community Enhancement supports the proposal as proffered. BUDGET & MANAGEMENT Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov County finance staff is responsible for managing the finances of the County and making recommendations to the County Administrator regarding the allocation of available resources for the provision of services and capital facilities to serve the citizens of the County. Finance staff will advise the County Administrator if changed economic circumstances require adjustments to the County’s budget or capital improvement program. 88SN0734-2018JUNE27-BOS-RPT 1 COUNTY TRANSPORTATION Staff Contact: Steve Adams (804-748-1037) adamsst@chesterfield.gov The applicant has proffered a maximum development of 248 dwelling units (Proffered Condition 5).Based onthose numbers of dwelling unitsand applying trip generation rates for a multi-family dwelling unit, development could generate approximately 1,350 average daily trips. Traffic generated by development of the property will be distributed via Boulders Parkway to Jahnke Road and Midlothian Turnpike. Boulders Parkway is identified on the County Thoroughfare Planas a major arterial with a recommended right of way width of 90 feet. Boulders Parkway is a four-lane divided road that has been constructed in conjunction with adjacent development. In 2016, the traffic count on Boulders Parkway was 8,600 vehicles per day (Level of Service ‘A’). Jahnke Road is also identified on the County Thoroughfare Plan as a major arterial with a recommended right of way width of 90 feet. Jahnke Road is a four-lane divided road between Powhite Parkway and Chippenham Parkway. In 2015, the traffic count on this section of Jahnke Road was 15,655 vehicles per day (Level of Service ‘B’). Midlothian Turnpike is identified on the County Thoroughfare Planas a major arterial with a recommended right of way width of 120 feet. At its intersection with Boulders Parkway, Midlothian Turnpike is a six-lane divided road. In 2015, the traffic count on this section of Midlothian Turnpike was 60,760 vehicles per day (Level of Service ‘D’). 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 to provide sidewalk along Boulders Parkway for the property frontage exclusive of the wetland areas and Resource Protection Area (Proffered Condition 14).Other than sidewalk, the applicant has not offered to provide any mitigating road improvements. The property is located within Traffic Shed 1, which encompasses the northern area of the County between Huguenot Road and Midlothian Turnpike. Several roads in this part of the county need to be improved or widened to address safety and accommodate increased traffic. The traffic volume generated from this proposed development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. An applicant may choose to address the development’s impact on 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 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 trafficimpacts of residential development, with all of the funds to be dedicated towards improvements to the roadnetwork. The Policyallows the county to consider 98SN0734-2018JUNE27-BOS-RPT 1 mitigating circumstances about a proposed development. In this case, the residential development is limited to multi-family uses, which generate approximately 60% of the traffic of single-family dwelling units. Because of this, the traffic impact could be addressed with $5,640 (60% of $9,400) per dwelling unit. The traffic impact of the proposed development could be valued at $1,398,720 (248 x $5,640). According to the Department of Community Enhancement, the property is located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in these areas. Staff supports the request. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov 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 Buford Fire Station, Company Number 9 The Forest View Volunteer Rescue Squad Anticipated Fire & EMS Impacts/Needs Based on an average of .34244 calls per dwelling, it is estimated that this development will generate 85 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. 108SN0734-2018JUNE27-BOS-RPT 1 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 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 ElementaryMiddleHigh Total (1) Anticipated Student Yield by4220 22 84 School Type Schools Currently Serving Area CrestwoodProvidenceJames River Current Enrollment560 852 2084 (2) Building Capacity 825 14252575 2016-17 (3) Functional Capacity 664 978 2318 School Year Enrollment Percent of Total 84%87%90% Data Functional Capacity Total Number of Trailers 4 02 Number of Classroom Trailers3 01 Note: Based upon average number of students per multi-family dwelling unit countywide at 0.34 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 ThePublic Facilities Planrecommends that Crestwood Elementary School be revitalized or replaced, 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 Plan.The project at Providence Middle School is currently in construction. 118SN0734-2018JUNE27-BOS-RPT 1 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 Bon Air Public Facilities Plan The Public Facilities Plan suggests a new library in the vicinity of Robious Road and Twin Team Lane to address service gap and demand issues related to increases in population anticipated in this area of the county. Land for the new facility has been dedicated. PARKS AND RECREATION Staff Contact: Stuart Connock(804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Facilities Stonebridge Neighborhood Park and Recreation Center (3) Elementary School Athletic Areas (2) Middle School (2) Middle School Athletic Area Public Facilities Plan The Public Facilities Plan identifies the need for two Community Parks of approximately 90 acres each, for a total of 180 acres, acres near this location. Land for these parks has not been acquired. The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommendsroutes to the north and west of the applicant’s project. 128SN0734-2018JUNE27-BOS-RPT 1 The applicant has offered a pedestrian system within the development and along Boulders Parkway, meeting the recommendations of the Plan. 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 Code? Serviced? WaterNo8”&12”Yes WastewaterNo10” & 12” Yes Additional Utility Comments: This property is located in the mandatory water and wastewater connection area for non-residential development per Sections 18-60.B.1 and 18-60.B.2 of the county code. This property iscurrently zoned O-2. There is an existing 12-inch public waterline along Boulder Lake Drive that has been extended and stubbed to the site. There is also an existing 8-inch public waterline that has been stubbed to the site at the intersection of Boulders Parkway and Beaufont Springs Drive. The public water system shall be adequately looped through the development to ensure domestic demands and fire protection needs can be met. There is an existing gravity wastewater line traversing across the site, varying is size from 8-inch up to 12-inch in diameter. There is sufficient capacity in the existing wastewater line to provide public wastewater service for this proposed development. The applicant is reminded that the capital cost recovery charges for multifamily developments is calculated based on the number of units. The applicant has proffered public water and wastewater. (Proffered Condition 12) 138SN0734-2018JUNE27-BOS-RPT 1 148SN0734-2018JUNE27-BOS-RPT 1 ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The majority of the subject property drains from east to west to Boulders Lake II, which discharges to an unnamed tributary to Powhite Creek. The northern portion of the property drains directly to the unnamed tributary to Powhite Creek. The entire property is located within the Powhite Creek Watershed. Natural Resources A Resource Protection Area (RPA) Designation was completed by the applicant and reviewed and confirmed by the Department of Environmental Engineering -Water Quality Section. RPA exists along Boulders Lake II on the eastern portion of the property, as well as along an unnamed tributary to Powhite Creek which transverses the northern portion of the property. A Water Quality Impact Assessment must be submitted to and approved by the Department of Environmental Engineering and/or the Board of Supervisors for any improvements which encroach into the RPA. 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 are present nearthe RPA on the northern portion of the property. Disturbance of these slopes increases the potential for sediment to impact the creekif erosion occurs. These steep slopes should remain in their natural, undisturbed state to the maximum extent practicable. Stormwater Management The majority of the subject property is included within the approved Boulders Lake II CBPA Plan. Development of theportions of the property which are covered by the approved CBPA planis grandfathered under the Part IIC technical criteria of the Virginia Stormwater Management Program (VSMP) Regulations for water quality and quantity until June 30, 2019, unless otherwise extended by state regulation. Any portions of the property which are not covered by the approved CBPA planwill be subject to the Part IIB technical criteria of the (VSMP) Regulations for water quality and quantity. Permanent improvements within the existing BMP and/or access easement will require a license agreement or relocation of the easement. Any modifications to the existing stormwater management basin will require recertification by a licensed professional. 158SN0734-2018JUNE27-BOS-RPT 1 CASE HISTORY Applicant Submittals 3/2/18Application submitted 4/12, 5/2, Proffered conditions, Textual Statementand exhibits submitted 5/3& 5/9/18 Community Meeting 4/11/18No citizens attended this meeting Planning Commission Meeting 5/15/18Citizen Comments: No citizens spoke to this request Recommendation –APPROVAL AND ACCEPTANCEOF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jackson Second: Freye AYES:Sloan, Jackson, Freye, Jones and Stariha The Board of Supervisors on Wednesday, June 27, 2018, beginning at 6:30 p.m., will consider this request 168SN0734-2018JUNE27-BOS-RPT 1 ATTACHMENT 1 PROFFERED CONDITION (May 9, 2018) Both the Planning Commission and staff recommend acceptance of the following proffered conditionsas offered by the applicant The property owner and applicant in this rezoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the property under consideration (the “Property”) will be developed according to the following proffers if, and only if, the rezoning request submitted herewith is granted with only those conditions agreed to by the owner and applicant. In the event this request is denied or approved with conditions not agreed to by the owner and applicant, the proffers shall immediately be null and void and of no further force or effect. 1.Master Plan. The Textual Statement dated May 1, 2018 shall be considered the “Master Plan”.(P) 2.Conceptual Site Plan. The site shall be developed as generally depicted on the conceptual site plan dated May 1, 2018 entitled “Boulder Apartments, Chesterfield County, Virginia”, prepared by Rule Joy Trammell Rubio Architecture Interior Design attached hereto as Exhibit A.(P) 3.Elevations/Exterior Facades. Development of the Property shall be in general conformance with the architectural appearance shown on the elevations attached hereto entitled “Boulders Apartments”, dated April 26, 2018, prepared by Rule Joy Trammell Rubio Architecture Interior Design attached hereto as Exhibit B-1, Exhibit B-2 and Exhibit B-3. Provided, however, the Planning Commission may approve alternate treatment and materials provided the alternative meets the spirit and intent of the above requirement relative to design and building material quality. a.Roof materials shall be 30 year architectural/dimensional asphalt composition shingle. b.Acceptable building materials shall be brick, composition, hardiplank, engineered wood (e.g. LP Smartside) and horizontal lap siding. Horizontal lap siding shall be manufactured from natural wood or cement fiber board. Plywood, vinyl and metal siding are not permitted. Painted wood trim is not permitted. c.There shall be a minimum vertical height of twenty-four (24) inches of brick, stone or stone veneer above grade utilized on slab-on-grade foundations visible from public and private streets. 178SN0734-2018JUNE27-BOS-RPT 1 d.Buildings shall have no more than three (3) stories and shall not exceed a height of fifty (50) feet as measured from slab on grade to top of roof high point. (P and BI) 4.Recreation Areas/Focal Point. Recreation areas shall be provided to include a clubhouse a minimum of 5,000 gross square feet and a pool. The clubhouse shall serve as a focal point. A certificate of occupancy shall be obtained for the clubhouse prior to the issuance of a certificate of occupancy for the 60 th dwelling unit on the Property. The pool shall be constructed simultaneously with the clubhouse, weather permitting. Part of these areas shall be “hardscaped” (concrete, asphalt or pavers) and have a combination of other amenities such as benches, a pergola, a gazebo and pavers that accommodate and facilitate gatherings. Other active areas shall include pocket parks, dog park, open space and trails along the lake. (P) 5.Dwelling Units. A maximum of two hundred forty-eight (248) dwelling units shall be permitted. The total number of three bedroom units shall not exceed five percent (5%) of the total number of dwelling units. All other units shall be one or two bedroom units. (P and BI) 6.Sidewalks. Sidewalks shall be provided on at least one side of the internal roads. The treatment and location of these sidewalks shall be approved by the Planning Department at the time of site plan review.(P) 7.Street Trees. Street trees shall be planted along each side of the internal roads of the Property to include entrance roads from public roads into the development. If existing trees are maintained, and are located along the sides of the internal roads, they may be counted toward this requirement. (P) 8.Supplemental Landscaping. Supplemental landscaping shall be provided around the perimeter of all buildings, between buildings and driveways, within medians, and within common areas not occupied by recreational facilities or other structures. Such landscaping shall be designed to: minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The Planning Department, at the time of site plan review, shall approve the landscaping plan with respect to the exact numbers, spacing, arrangement and species of plantings. Foundation planting beds shall be incorporated within such landscape plan along the façades of buildings which face public streets and internal driveways and shall (i) have a width of at least four feet from the building foundation, (ii) be defined with a trenched edge or suitable landscape edging material, and (iii) include medium shrubs spaced a maximum of four (4) feet apart or an alternate plant variety approved at the time of plan review.(P) 188SN0734-2018JUNE27-BOS-RPT 1 9.Street Lighting. Street lights shall be decorative and residential in character with a non- glare design. Light poles shall have a maximum height of twenty (20) feet and shall be located generally along the internal roads as approved by the Planning Department. (P) 10.Heating, Ventilation and Air Conditioning (HVAC) Units. Units shall initially be screened by landscaping or low maintenance material as approved by the Planning Department. (P) 11.Sod and Irrigation. Sod and irrigation shall be required for the Property’s frontage on Boulders Parkway and within the clubhouse area, except where such areas have been improved with hardscape, planting beds or other areas where grass is not grown. (P) 12.Utilities. The public water and wastewater systems shall be used.(U) 13.Road Improvements. Prior to issuance of any occupancy permit, the following road improvement shall be completed, as determined by the Transportation Department: a.Construction of a sidewalk along the west side of Boulders Parkway for the entire Property frontage exclusive of the wetlands areas and Resource Protection Area (RPA), unless construction within the RPA is approved by the Environmental Engineering Department, with modifications approved by the Transportation Department. b.Dedication to and for the benefit of Chesterfield County, free and unrestricted, of any additional right of way (or easements) required for the improvement identified above.(T) 198SN0734-2018JUNE27-BOS-RPT 1 ATTACHMENT 2 TEXTUAL STATEMENT (May 1, 2018) This is a request to rezone 24.8 acres of property to RMF with a Conditional Use Planned Development (CUPD) to permit relief from ordinance development standards related to parking and setbacks. There shall be a minimum of 1.5 parking spaces per dwelling unit provided on the Property. Multi-family residential dwellings shall be subject to the requirements of the Zoning Ordinance for the Residential Multi-Family (R-MF) District, except as follows: 1.Setbacks: a.The minimum setback requirement for buildings adjacent to the western property line of Chesterfield County Tax Parcel 764-710-1398 shall be twenty (20) feet; and b.The minimum setback requirement for a trash compactor enclosure adjacent to the southern property line of Chesterfield County Tax Parcel 764-710-1398 shall be thirty-five (35) feet; and 2.Buildings shall not be required to front Boulders Lake Drive and Boulders Parkway. 208SN0734-2018JUNE27-BOS-RPT 1 ATTACHMENT 3 EXHIBIT A –CONCEPTUAL LAYOUT PLAN 218SN0734-2018JUNE27-BOS-RPT 1 ATTACHMENT 4 EXHIBIT B -ELEVATIONS (May 2, 2018) 228SN0734-2018JUNE27-BOS-RPT 1 238SN0734-2018JUNE27-BOS-RPT 1 248SN0734-2018JUNE27-BOS-RPT 1