19SN0552
CASE NUMBER: 19SN0552
APPLICANT: C&R Realty LP
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
NOVEMBER 14, 2018
BOS Time Remaining:
365 DAYS
ANDY SCHERZER (804-794-0571)
Planning Department Case Manager:
101.5 Acres 13500 Chesdin Shores Drive
DAVID DAMERON (804-768-7592)
CHESDIN LANDING SUBDIVISION
REQUEST
Rezoning from Residential (R-88) to Residential (R-25).
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions
B.Proffered conditions are located in Attachment 1.
SUMMARY
An age restricted single-family residential subdivision is planned as a section of the Chesdin
Landing subdivision. Proffered conditions limit development density to 0.7 dwelling unit per acre,
yielding a maximum of 71 dwelling units.
The applicant has proffered a payment of $4,324 per dwelling unit to address the development
impact on roads.
Proffered conditions provide design and architectural standards (summarized on page 5) that are
comparable in quality to that of the surrounding community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
While the proposed density of 0.7 dwelling unit per acre exceeds the 0.5
dwelling unit per acre suggested by the Comprehensive Plan, the overall
density of the Chesdin Landing subdivision, approved at a maximum of 0.3
dwelling unit per acre, would be maintained.
Provides housing diversity permitting an age restricted development on
STAFF
smaller lots
Quality design and architecture offered by the applicant provides for a
convenient, attractive and harmonious community comparable in quality to
that of the surrounding community.
TRANSPORTATION APPROVAL
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be
LIBRARIES 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 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 tƌğƓ
and connections from these routes and existing pedestrian/bicycle facilities
PARKS AND to adjacent developments. The tƌğƓ shows a route in the area connecting
RECREATION Lake Chesdin Park and Lake Chesdin Boat Landing. The proposed
development is adjacent to the bikeways and trails existing and planned
along Lake Chesdin Parkway. There is an opportunity to make internal
connections from within this development to the existing bikeways and trail
along Lake Chesdin Parkway.
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Comprehensive Plan
Classification: RESIDENTIAL AGRICULTURAL
The designation suggests the property is appropriate for residential development at a maximum
density of 0.5 dwelling unit per acre.
Surrounding Land Uses and Development
Ivey Mill
Lake
Road
Chesdin
Pkwy
Single-family
Zoned R-88;
Residential
Vacant
Chesdin
Single-family
Shores
Residential
Chesdin
Landing
Single-family
Residential
Single-family
Chesdin
Residential
Landing
Chesdin
Landing
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PLANNING
Staff Contact: David Dameron (804-768-7592) damerond@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-88 of 2,170 acres, of which the subject property is a part, to
permit a residential development plus conditional use to allow a
95SN0161* neighborhood recreational use. Conditions of approval addressed utilities,
Approved road improvements and minimum house size ranging from 1900 - 2800 gross
(12/1994) square feet and included a cash proffer of $5,083 per unit.
Maximum of 535 dwelling units yielding a density of 0.24 dwelling unit per
acre.
Amendment of Case 95SN0161 to increase the number of lots from 535 to 635
02SN0111* plus conditional use to allow a neighborhood recreational use. Conditions of
Approved approval addressed the timing for construction of recreational uses and
(9/2001) included a cash proffer of $7000 per unit.
Maximum of 635 dwelling units yielded 0.3 dwelling unit per acre.
Amendment of Cases 95SN0161 and 02SN0111 to amend cash proffers in a
17SN0822* Residential (R-88) District; $9,400 per unit was offered to address road
Approved impacts.
(11/2017)
Conditions of approval included quality standards for foundations, driveways,
landscaping, architecture and building materials.
*The staff reports for these cases analyzed the impact of the proposed development on public
Proposal
The applicant is requesting to rezone 101.5 acres within the existing Chesdin Landing subdivision
to allow for smaller, age-restricted lots. The resulting density is 0.7 unit per acre.
The applicant intends that the area to be rezoned be recorded as a section of the existing Chesdin
L
The subject property is part of the 2,170 acres zoned with Case 95SN0161 to permit the single family
subdivision being developed as Chesdin Landing. As noted above, in 2001, an amendment was
approved (Case 02SN0111) to permit a maximum of 635 lots on the 2,170 acres yielding a density of 0.3
dwelling unit per acre.
The chart on the following page evaluates the density of the overall Chesdin Landing subdivision with
and without the current proposal. While the proposed development would yield 0.7 dwelling unit per
acre, density within the overall Chesdin Landing subdivision (calculated with and without the subject
acreage) would continue to comply with the existing zoning density of 0.3 dwelling unit per acre.
Further, the overall development would remain below the 0.5 dwelling unit per acre, as suggested by
the Comprehensive Plan.
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Density
Existing Zoning Current Existing Zoning Overall
Proposal Minus Current Development
Proposal
Acreage 2,170 101.5 2,068.5 2,170
Number of
635 71 635 706
Lots
Yield 0.3 0.7 0.3 0.33
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
The following provides an overview of design requirements offered as part of this request
(Attachment 1 Proffered Condition):
Lot Design
Paved driveways and front walkways
o
Front foundation planting beds
o
One street tree per lot
o
Screening of mechanical units
o
Dwelling Design
Traditional Richmond architectural style
o
Minimum dwelling size - 2,300 square feet of gross floor area (gfa)
o
All dwellings to have brick, stone, masonry, EIFS, stucco or horizontal siding, to
o
include premium quality vinyl siding
Foundations of brick or stone veneer
o
Step down siding permitted based on unique topography with limited step down and
o
maintaining 24 inches of exposed foundation
30-year architectural/dimensional roof shingles
o
All street-facing facades finished in same materials
o
Dwellings adjacent to or directly across the street have different elevations
o
Upgraded garage door treatments for front and corner-side loaded garages
o
Front porch/stoop treatment
o
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As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable in quality to that of the surrounding community.
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
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804) 748-1037 adamsSt@chesterfield.gov
The property could be developed for 71 lots/units. Based on those numbers of lots and applying
trip generation rates for a senior housing (detached) unit, development could generate
approximately 420 average daily trips. Traffic generated by development of the property will be
initially distributed via Lake Chesdin Parkway to Ivey Mill Road and River Road.
Ivey Mill Road is a collector with a
recommended right of way width of 70 feet. Ivey Mill Road is a two-lane road. Sections of the
road have been improved. Other sections of the road are substandard, with approximately 10-
foot lane widths and no usable shoulders. VDOT minimum geometric design standards
recommend this road have 12-foot lane widths and 10-foot shoulders. In 2015, the traffic count
jor arterial with a
recommended right of way width of 90 feet. River Road is a two-lane road. Sections of the road
are substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT
minimum geometric design standards recommend this road have 12-foot lane widths and 10-
foot shoulders. In 2015, the traffic count on River Road at Ivey Mill Road was 2,930 vehicles per
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 16, which encompasses a large area in the southern part of
the county, south of River Road, Hickory Road, Matoaca Road, and Woodpecker Road. Many
roads in this part of the county have little or no shoulders, fixed objects (trees) adjacent to the
edge of the pavement and poor vertical and horizontal alignments. The traffic volume
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generated from this proposed residential development will contribute to an identifiable need
for transportation facility improvements to these roads in excess of existing transportation
facility capacity. Roads in this shed or which serve this shed need to be improved or widened to
address safety and accommodate increased traffic, including the increased traffic from the
proposed development.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the imp
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development will be limited to senior housing (detached) dwelling units which
generate approximately 46% of the traffic of single-family dwelling unit. The traffic impact of
the senior housing (detached) unit could be addressed with $4,324 ($9,400 x 46%) per unit. The
traffic impact could be valued at $307,004 ($4,324 x 71).
The applicant has proffered to pay $4,324 per dwelling unit (Proffered Condition 5). 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.
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Nearby Fire/EMS Facilities
The Phillips Fire Station, Company Number 13
The Winterpock Fire Station, Company Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of .296 calls per dwelling, it is estimated that this development will
generate 21 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2019 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 FY2019.
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Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 0 0 0 0
School Type
Schools Currently Serving Area O.B. Gates Matoaca Matoaca
Current Enrollment 714 930 1756
(2)
Building Capacity 1100 1875 1975
2016-17
(3)
Functional Capacity 770 1267 1913
School Year
Enrollment Percent of Total 93% 73% 92%
Data
Functional Capacity
Total Number of Trailers 3 3 5
Number of Classroom Trailers 0 3 5
Note:
Based upon average number of students per dwelling unit countywide.
(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
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Matoaca Middle School be revitalized or replaced
post 2020, and the project is in pre-construction phase.
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case 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 proposed 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
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. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ, as part of the
comprehensive plan, indicates that five libraries and one community arts center should be
constructed countywide.
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Nearby Libraries
Ettrick
Clover Hill
Central
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility 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 balanced
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
Lake Chesdin Park and Boat Landing
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ does not identify the need for additional parks within a three-mile radius
of this site.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the tƌğƓ and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ shows a route in the
area connecting Lake Chesdin Park and Lake Chesdin Boat Landing. The proposed development is
adjacent to the Bikeways and Trails existing and planned along Lake Chesdin Parkway.
Recommendation
There is an opportunity to make internal connections from within this development to the existing
bikeways and trail along Lake Chesdin Parkway.
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UTILITIES
Staff Contact: W.B. Payne III (751-4336) paynew@chesterfield.gov
The applicant is proposing to rezone 101.5 acres within the Chesdin Landing subdivision from R-88
to R-25 to allow for smaller lots.
The subject property (Chesdin Shores) is located within the mandatory water connection area for
residential use and is adjacent to the Chesdin Landing residential development. The applicant has
proffered connection to public water (Proffer Condition #2). All water design and construction
Sewer Specifications and Procedures.
The development is located outside the mandatory wastewater connection area; connection to
public wastewater is not required. The use of private septic systems shall be reviewed and
approved by the Health Department.
The Utilities Department supports this case.
HEALTH
Staff Contacts: Richard Michniak (804-748-1695) Richard.Michniak@vdh.virginia.gov
The Chesterfield Health Department has no adverse comments to changing the zoning
designation. Prior to final approval of the redesigned subdivision layout we will need to
reevaluate each lot to make sure that each lot has a designated sewage disposal system area.
The applicant will need to have a soil consultant prepare new soil reports for the new layout.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties generally drain from north to south via tributaries to Lake Chesdin,
which discharges to the Appomattox River. The properties are all located within the
Appomattox River Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) must be submitted to and confirmed by the
Department of Environmental Engineering - Water Quality Section prior to approval of any
preliminary plats and/or the submittal of any construction plans. In addition, wetlands shall not
be impacted without approval from the U.S. Army Corps of Engineers and/or the Virginia
Department of Environmental Quality.
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Drainage
The existing downstream culverts and stormwater conveyance systems in the Chesdin Landing
subdivision should be evaluated to verify that existing private properties will not be negatively
impacted with increased stormwater runoff created by the development. Additionally, the
maximum post-development discharge rate for the 100-year storm shall be based on the
maximum capacity of the existing facilities downstream, and the recorded 100-year backwater
and/or floodplain shall not be increased.
Stormwater Management
The parcels are currently covered by an active State General Construction permit; therefore, the
development is subject to the Part IIC technical criteria of the Virginia Stormwater Management
Program Regulations for both water quality and water quantity until July 1, 2024, unless otherwise
extended by state regulation.
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CASE HISTORY
Applicant Submittals
8/1/18 Application submitted
8/1/18, Proffered conditions submitted
9/13/18,
9/21/18 &
9/26/18
Community Meeting
9/19/18 Issues Discussed:
View of dwellings from the golf course and the removal of trees.
Impact of stormwater runoff from the development; open space
Builder, quality and price range of proposed dwellings.
Will HOA for the new section be a part of the existing Chesdin Landing
HOA.
Access to Lake Chesdin Parkway; will Lake Chesdin Parkway be widened
Open space in proposed development.
Planning Commission
10/16/18 Citizen Comments:
No citizens spoke to this request
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Freye
AYES: Sloan, Jackson, Freye, Jones, and Stariha
The Board of Supervisors on Wednesday, November 14, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(September 25, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
The applicant hereby offers the following proffered conditions:
1.Density. The maximum density of this development shall not exceed 0.7 dwelling units
per acre. (P)
2.Utilities. Public water systems shall be used. (U)
3.Dwelling Size. The minimum gross floor area of each dwelling unit shall be 2,300 square
feet. (P&BI)
4.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
defined by
the Virginia Fair Housing Law and shall have no persons under 19 years of age domiciled
--restricted shall
be noted on the subdivision plat and such limitation shall be recorded as a deed
restriction on each lot. (P)
5.Road Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s)
shall pay $4,324 to the County of Chesterfield for road improvements within the service
district for the property. 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. (B&M)
6.Architectural/Design Elements.
a.Driveways/Front Walks.
i.Driveways. All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or
decorative pavers.
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ii.Front Walks. A minimum of a 42-inch-wide concrete front walk shall be
provided to the front entrance of each dwelling unit, to connect to drives,
sidewalks or street.
b.Landscaping.
i.Front Yard Tree. One (1) tree per lot shall be planted or retained. A tree
shall be planted or retained on both street frontages on corner lots. The
front yard tree shall be a large deciduous tree and have a minimum
caliper of 2.5 inches. Native trees shall be permitted to have a minimum
caliper of 2 inches.
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
street. Foundation planting beds shall be a minimum of four (4) feet wide
from the unit foundation. Planting beds shall be defined with a trenched
edge or suitable landscape edging material. Planting beds shall include
medium shrubs and may include spreading groundcovers. Unit corners
-
-
c.Architecture and Materials.
i.Style and Form. The architectural styles shall be interpretations of
traditional Richmond architecture such as Georgian, Adam, Classical
Revival Colonial, Greek Revival, Queen Anne, Craftsman and Farmhouse
Styles.
ii.Repetition. Dwelling units with the same elevations may not be located
adjacent to, directly across from, or diagonally across from each other on
the same street. This requirement does not apply to units on different
streets backing up to each other.
iii.Exterior Façades. Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S.), and approved horizontal lap
siding. Siding may be manufactured from cement fiber board, including,
but not limited to, hardiplank. 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. Where a dwelling borders
more than one street, all street-facing facades shall be finished in the
same materials.
iv.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer.
v.Step Down Siding. Stepping the siding down below the first floor shall
only be permitted in circumstances of unique topographical conditions.
Step downs shall be permitted on the side and rear elevations only, with
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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 at time of plans review due to
unique design circumstances.
vi.Roof Materials. Roofing material shall be dimensional architectural
shingles or better with a minimum 30-year warranty.
d.Porches and Stoops. All front entry stoops and front porches shall be constructed
with continuous m
Extended front porches shall be a minimum of five (5) feet deep. Space between
piers under porches shall be enclosed with framed lattice panels. Handrails and
railings shall be finished painted wood, vinyl rails or metal rail systems with
vertical pickets or swan balusters. Pickets shall be supported on top and bottom
rails that span between columns.
e.Garages.
i.There shall be no front-loaded garages.
ii.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.
f.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department.
g.Fireplaces and Chimneys.
i.Chimney chases shall be constructed of brick or stone. The width and
depth of chimneys shall be appropriately sized in portion to the size and
height of the unit.
ii.Direct vent gas fireplace boxes which protrude beyond the exterior plane
of the unit are not permitted on front facades. All the exterior materials
and finishes used to enclose the fireplace box must match the adjacent
façade. (P&BI)
7.
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a.This development shall be recorded as a section of the existing Chesdin Landing
b.In addition to the requirements of the zoning ordinance and the existing Chesdin
-
association shall be created for this development and have the following
standard:
i.In accordance with the requirements of Section 19.1-303 of the Zoning
Ordinance, the sub-divider shall be responsible for the maintenance and
-section until
such time as the operation of the association is controlled by the
residents of this section of Chesdin Landing. 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 57 dwelling
units. Such requirement shall be specified in restrictive covenants. (P)
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