19SN0507
CASE NUMBER: 19SN0507
APPLICANT: Rob Lanphear
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 12, 2018
BOSTime Remaining:
365 DAYS
Contact:
ROB LANPHEAR (804-641-4947)
Agent:
ANDY SCHERZER (804-794-0571)
1.4 Acres - 14000 Steeplestone Drive
Planning Department Case Manager:
SALISBURY TOWNHOMES
DREW NOXON (804-796-7122)
REQUESTS
Conditional use to permit residential townhouse use in a Community Business (C-3) District plus
conditional use planned development to permit exceptions to Ordinance requirements.
Specifically, exceptions are requested to building setbacks (dwellings and detached garages),
parking/drive treatment and setbacks, and required parking spaces.
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 - 4.
SUMMARY
A townhouse residential development (Salisbury Townhomes) consisting of nine (9) dwelling units
is planned, yielding a maximum density of approximately 6.4 dwelling units per acre.
The applicant proposes to access this development from Pagehurst Drive using an easement serving
area commercial properties (Steeplestone Drive), with rear alley access to individual dwelling units.
Approval of a conditional use planned development is requested to accommodate this proposed
design.
Proffered conditions provide design and architectural standards (summarized on page 6) that are
comparable in quality to that of the surrounding community.
The applicant has proffered to pay $5,922
on roads.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
Provides high-quality project
COMMISSION
Supported by neighbors and community associations
PLANNING DENIAL
Proposed land use does not comply with the Comprehensive Plan, which
suggests the property is appropriate for commercial use
Requested Ordinance exceptions a result of accommodating residential
uses on a small portion of a project planned, developed and occupied by
STAFF
non-residential uses
TRANSPORTATION APPROVAL
payments
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Comprehensive Plan suggests the property is appropriate for
Convenience Business uses.
Additional non-residential uses anticipated as part of surrounding
PLANNING
development pattern within subject block
Physical constraints of the property for residential development
require multiple Ordinance exceptions
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Midlothian library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility has not been acquired.
219SN0507-2018DEC12-BOS-RPT
319SN0507-2018DEC12-BOS-RPT
Comprehensive Plan
Classification: CONVENIENCE BUSINESS
This classification suggests the property is appropriate for limited retail and personal services located
near residential neighborhoods that serve .
Surrounding Land Uses and Development
Single-family uses
Spring Arbor and
-Salisbury Village Townhomes
Brookdale assisted
living/memory care
Single-family uses
-Pagehurst Condos
Winterfield
Rd.
Single-family uses
-Cheltenham
W. Salisbury Rd.
Steeplestone Dr.
(private)
Pagehurst Dr.
Single-family uses
Office/retail uses
-Salisbury - Falkirk
-Salisbury Village
419SN0507-2018DEC12-BOS-RPT
PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3).
58SN1002
Approved
(12/10/1958)
Proposal and Exceptions to Ordinance Requirements
A townhouse development (Salisbury Townhomes) containing a maximum of nine (9) dwelling units
is proposed, necessitating conditional use approval in a Community Business (C-3) District.
Dwellings would front Pagehurst Drive, with access provided from a private easement commonly
known as Steeplestone Drive. Alley access from this easement would serve individual driveway
parking and garages to the rear of the dwellings.
Located in a Community Business (C-3) District, the Zoning Ordinance requires conformance to
development standards of the Emerging Growth Design District which address setbacks,
landscaping, building height, architecture and materials. To accommodate this townhouse
development, a conditional use planned development is requested to permit exceptions to
Ordinance requirements for C-3 development in Emerging Growth Districts, as outlined in the
following chart, and the Textual Statement (Attachment 2).
Standard Required Proposed
Building Setbacks Pagehurst Drive = 25' Pagehurst Drive = 18'
(dwelling units & Steeplestone Drive = 25' Steeplestone Drive = 15'
garages) Each with Landscaping C Side Yard = 15'
Side Yard = 10' & Landscaping B Further reductions for porches, bay
Rear Yard =20' & Landscaping B windows, eaves and stairs
No perimeter landscaping
Parking/drive Rear Yard = 20' & Landscaping B &
Setbacks Side Yard = 20' & Landscaping B Side Yard = No setback
No perimeter landscaping
Drive Isle Width 22' 16'
(rear alley)
Curb & Gutter Required for rear alley serving None
parking/garages
Parking Spaces 2 per unit, plus 1 per each 5 units 2 per unit, no common parking
in common (visitor) parking areas spaces (visitor spaces)
519SN0507-2018DEC12-BOS-RPT
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
(Proffered Conditions Attachment 1):
Community Design
Conceptual layout in accordance with Attachment 3
o
Maintenance of exteriors and rear alleyway
o
Sidewalks along street frontages
o
Lot Design
Hardscaped front walks to include concrete
o
Hardscaped driveways to include asphalt and concrete
o
Front and corner-side yards sodded and irrigated
o
Foundations plantings on front and corner-side facing facades
o
Screening of mechanical units
o
Brick wall along rear yard of unit abutting Steeplestone Drive
o
Yard trees along both street frontages
o
Landscaping between buildings
o
Dwelling Design
Building elevations in accordance with Attachment 4
o
Maximum number of attached units
o
Foundation treatment of brick or stone
o
Covered front stoops/porches on all units
o
Porch/stoop foundations and floors of masonry or similar materials
o
Garages and accessory structures compatible with dwellings
o
Garage door treatment
o
Various building materials including brick, stone and hardiplank; dutch-lap, vinyl, and
o
metal siding not permitted
Corner-side facing façades to match front facades
o
30-year architectural/dimensional roof shingles, accent roofing materials of copper or
o
standing seam metal
619SN0507-2018DEC12-BOS-RPT
Design Issues:
Common area/recreational amenities:
The proposal does not include common open space or recreational amenities. The applicant
proposes to place the rear alleyway and landscape buffer within individual lots as opposed to
common open area. A townhome development would typically follow the Residential Townhouse
(R-TH) District standards, which require that a minimum of 30 percent of the subdivision be
dedicated to common area including a minimum of 1.5 acres of recreational area. The subject
property consists of 1.4 acres, which is less than the recreational area requirement. Although the
development will follow the standards of the Emerging Growth Design District as opposed to the
R-TH District, the lack of common open space and recreational amenities reduces the quality of the
development.
Garages:
Proffered Condition 4 requires that detached garages be provided only for two (2) lots, which are
adjacent to Steeplestone Drive and Tax ID 724-716-5240 (see Attachment 3). Garages would be
optional for the remaining seven (7) units. Garages provided for all lots along the rear alleyway
would provide a more adequate transition between the proposed dwellings and the existing
memory care facility and parking area southwest of the property. Inclusion of garages for all units
would elevate the overall quality of the development and would be similar to the nearby Salisbury
Village Townhomes.
Use and Comprehensive Plan:
East of Pagehurst Drive, area properties are developed for residential uses, to include
condominiums (Pagehurst) and single-family homes (Salisbury Village and Cheltenham at
Salisbury).
West of Pagehurst Drive, and bordered by Winterfield and Salisbury Roads, the Comprehensive
Plan suggests limited retail and personal services located near residential neighborhoods which
serve aily needs. These area properties are zoned Community Business (C-3) and
developed as a memory care and assisted living facility (known as Spring Arbor and Brookdale),
and office and commercial/retail uses within the Salisbury Village development. The request
property, as suggested by the Plan and represented by area development, would also be
appropriate for office/neighborhood service uses. Further, the requested ordinance exceptions
result from the physical constraints of this residual property to accommodate a residential use
within a block designed and developed for non-residential uses. As such, staff is unable to
support the request.
719SN0507-2018DEC12-BOS-RPT
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
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The applicant has proffered a maximum development of nine (9) residential lots (Proffered
Condition 10). Based on those number of lots and trip generation rates for townhouses, the
proposed development could generate approximately 50 average daily trips. Traffic generated
by development of the property will be initially distributed via Pagehurst Drive to West Salisbury
Road, and via Steeplestone Drive to Winterfield Road.
horoughfare Plan, with a
recommended right of way width of 70 feet. West Salisbury Road is a two-lane road. In 2018, the
traffic count on West Salisbury Drive east of Winterfield Road was 7,385 vehicles per day (Level
Winterfield Road is
recommended right of way width of 70 feet. It is a two-lane road. Winterfield Road is a two-lane
road. In 2018, the traffic count on Winterfield Road north of West Salisbury Road was 7,295
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 2, which encompasses the northwest area of the county, west
of Huguenot Road and north of Midlothian Turnpike. Several 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 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. 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
819SN0507-2018DEC12-BOS-RPT
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors
has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per
dwelling unit as addressing the traffic impacts of residential development, with all of the funds
to be dedicated towards improvements to the road network. The Policy allows the county to
consider mitigating circumstances about a proposed development. In this case, the residential
development is limited to townhouses. Based on the volume of traffic it generates, a townhouse
unit, which generates 63% of the traffic of a single-family dwelling unit, traffic impact could be
addressed by $5,922 ($9,400 x 63%) per unit. The traffic impact could be valued at $53,298
($5,922 x 9).
The applicant has proffered to make payments of $5,922 for each dwelling unit (Proffered
Condition 3). Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
No comments received to date.
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 Midlothian Fire Station, Company Number 5
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .0994 calls per dwelling, it is estimated that this development will
generate 1 annual calls for Fire/EMS services.
919SN0507-2018DEC12-BOS-RPT
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 Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester Middle
School is planned for construction on the existing school site, and the Beulah Elementary School,
Providence Middle School, and Monacan High School projects are complete. Additional school
construction projects include a Matoaca Middle School addition on the east campus site, and the
new Matoaca Elementary School will be constructed on the existing west campus site. Upon
completion of the east campus addition, the current west campus building will be demolished
and Matoaca Middle School will operate as a single, unified campus. Information on the CIP and
School Board approved construction projects can be found in the financial section of the CCPS
Adopted Budget for FY2019.
1019SN0507-2018DEC12-BOS-RPT
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 1 1 1 3
School Type
Schools Currently Serving Area Bettie Midlothian Midlothian
Weaver
2017-18
Current Enrollment 675 1,328 1,629
School Year
(2) 820 1,400 2,155
Design Capacity
Enrollment Percent of Design 82% 95% 76%
Capacity
Total Number of Trailers 3 3 0
Number of Classroom Trailers 1 0 0
Notes:
Based upon average number of students per town house dwelling unit countywide at 0.35 students per unit. Student
(1)
Generation Factor (2017) is the actual total number of students by grade level divided by the actual total number of housing
units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based initiatives
and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Countywide Library Needs
unty 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.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Midlothian 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
No comments received to date.
1119SN0507-2018DEC12-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject property drains from southwest to northeast and is collected in an
existing inlet on Pagehurst Drive. A small portion of the property sheet flows from northeast to
southwest towards the existing parking lot on the Spring Arbor of Salisbury Memory Care
property. Approximately three-quarters of the property is located within the Falling Creek
Watershed, while the remaining quarter is located within the James River Watershed.
Environmental Features
There are no Resource Protection Areas or floodplains on the property. Any areas of wetlands shall
not be impacted without approval from the U.S. Army Corps of Engineers and/or the Virginia
Department of Environmental Quality.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for water quality and quantity. Drainage
from the rear alley shall be collected and directed to an adequate stormwater conveyance
system.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
for conditional use to permit townhomes on the subject property.
The proposed development lies within the mandatory water and wastewater connection area for
residential development. The connection to the public water and wastewater systems is required
by County Code.
The public water and wastewater is immediately available to the subject property. An existing
6-inch water line is located along Steeplestone Drive and an 8-inch water line along Pagehurst Drive.
An existing 8-inch wastewater line fronts the subject property along Steeplestone
Drive.
The applicant has proffered the use of the public water and wastewater systems. The Utilities
Department supports this case.
1219SN0507-2018DEC12-BOS-RPT
Terry Maples
10/24/18
19SN0507
R-TH uses in C-3
1319SN0507-2018DEC12-BOS-RPT
CASE HISTORY
Applicant Submittals
7/5/2018 Application submitted
10/24/18 Application revised
7/2/18, Proffered conditions and Textual Statement submitted
8/24/18,
10/4/18,
10/19/18,
10/23/18,
11/5/18 &
11/9/18
Community Meeting
10/18/18 Issues Discussed:
Number of dwelling units proposed
Dwelling unit size and provision of garages
Rental vs ownership of units
Setbacks from Pagehurst Drive
Height of units related to views into units from street
On-street parking on Pagehurst Drive
Traffic on nearby roads
School overcrowding
Maintenance of streets/damage caused during development
Home prices
Exterior materials
Maintaining the character of Salisbury community
HOA, Restrictive covenants/maintenance of exteriors and alleyway
Age restriction
Assurance that development will be built as proposed
Use of site for open space or park land
Commercial use vs residential use of property
1419SN0507-2018DEC12-BOS-RPT
Planning Commission
11/20/18 Citizen Comments:
One (1) citizen spoke in support of the request noting that although there was
not complete agreement in the community regarding the proposal, the applicant
had addressed the concerns of the community and that the applicant presented
a quality project addressing concerns expressed. Further, it was unlikely that the
property would be developed for commercial use.
Commission Discussion:
Mr. Jones noted that the project was supported by the Salisbury Association and
the Village of Midlothian Volunteer Coalition (VMVC) and provided quality
comparable to the surrounding community.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Jackson
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, December 12, 2018, beginning at 6:00 p.m., will
consider this request.
1519SN0507-2018DEC12-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(November 9, 2018)
Note: The Planning Commission recommends acceptance of the following proffered conditions
offered by the applicant.
The applicant hereby offers the following proffered conditions:
1.Master Plan. The Textual Statement, last revised November 9, 2018, and Conceptual Plan,
last revised November 2, 2018, shall be considered the Master Plan. Development of the
Property shall generally conform to the Conceptual Plan, with respect to the orientation
of townhouses and general layout of roads and lots. Adjustments to the Conceptual Plan
may be approved at the time of site plan review, provided such adjustments substantially
retain the relationship between townhouses, roads and lots. If adjustments are deemed
to be significant, the Conceptual Plan shall be presented to the Planning Commission for
final approval. (P)
2.Utilities. Public water and wastewater shall be used. (U)
3.Road Cash Proffer.
a.The applicant, sub-divider, or assignee(s) shall pay $5,922 for each townhouse unit
to the County of Chesterfield for road improvements within the service district for
the property.
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash proffers
shall be in lieu of or credited toward, but not in addition to, any impact fees, in a
manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements provided the applicant, sub-divider, or
assignee(s), as determined by the Transportation Department. (T, B&M)
4.Architectural/Design Elements.
a.Driveways and Front Walks.
i.Driveways. All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete, decorative
pavers, or asphalt.
1619SN0507-2018DEC12-BOS-RPT
ii.Walkways. A minimum three (3) foot wide concrete, or decorative pavers,
front walk shall be provided from the sidewalk along Pagehurst Drive to
the front entry.
iii.Sidewalk. In the event that the existing sidewalk along either Pagehurst
Drive or Steeplestone Drive is damaged or destroyed during construction,
the developer shall provide a sidewalk in the same location before the
issuance of the last certificate of occupancy.
b.Landscaping and Yards.
i.Front and Corner Side Yards. All front yards 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 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
-
c.Architecture and Materials.
i.Conceptual Elevations. Development of the Property shall be in general
conformance with the architectural appearance as shown in the
conceptual elevations dated October 18, 2018.
ii.Siding. Acceptable siding materials include brick, stone, stucco (E.I.F.S.),
shake shingle or scallops, board and batten, horizontal lap exclusive of
dutch lap, horizontal board and batten, LP Smart Siding, Everlast and
Celect, 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.
iii.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer.
iv.Units Constructed on Slab. If the dwelling unit is constructed on a slab,
brick or stone shall be employed around the base of the front, corner sides,
and sides of the dwelling unit a minimum twenty-four (24) inches and on
the rear of the dwelling unit a minimum eight (8) inches above grade to
give the appearance of a foundation.
v.Corner Side Façade. On corner lots, the corner side façade of dwelling units
shall employ complimentary materials and fenestration to that of the front
façade.
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d.Roofing Material. Dimensional architectural shingles or better, having a minimum
30-year warranty, and algae protection warranty shall be used. Accent roofing
material, such as copper and standing seam metal, shall be permitted.
e.Porches and Stoops.
i.Front porches. Front entry stoops and front porches shall be constructed
with continuous masonry foundation wall. 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.
ii.Front Porch Flooring. Porch flooring may be concrete, exposed aggregate
concrete, or a finished paving material such as stone, tile or brick.
f.Detached Garages and Accessory Structures.
i.If provided, detached garages shall be located along the rear alleyway and
use an upgraded garage door.
ii.An all brick detached garage shall be provided on the units adjacent to
Steeplestone Drive and Tax ID 724-716-5240 and shall use an upgraded
garage door.
iii.Detached garages and accessory structures shall be architecturally
compatible with and employ comparable quality of materials to that of the
dwelling unit.
iv.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.
g.Heating, Ventilation and Air Conditioning (HVAC) Units, and Whole House
Generators. Units shall initially be screened from view by landscaping or low
maintenance material. (P)
5.Fences/Walls.
a.A brick wall, minimum of 42 inches and maximum of six (6) feet, shall be provided
between the dwelling unit and detached garage along Steeplestone Drive as
shown on the Conceptual Plan.
1819SN0507-2018DEC12-BOS-RPT
b.Any rear yard fences or walls constructed shall be pressure treated lumber, fiber
cement lumber, composite, brick, wrought iron and/or comparable material. The
height of rear yard fences shall not exceed six (6) feet. (P)
6.Dwelling Units Per Building. A maximum of five (5) dwelling units shall be attached. (P)
7.Landscaping. Front yard trees shall be provided along Pagehurst Drive, as generally shown
on the Conceptual Plan. A five (5) foot wide easement for evergreen screening shall be
provided along the rear property line adjacent to Tax ID 724-716-7610, as generally shown
on the Conceptual Plan. Landscaping shall be provided and maintained between buildings
to minimize the predominance of building mass and paved areas and enhance the
residential character of the development. A landscape plan shall be submitted and
approved at time of plans review with respect to the exact numbers, spacing,
arrangement and species of plantings. (P)
8.Height. The height of any dwelling or accessory structure shall not exceed two (2) stories.
(P)
9.
with submission of a final plat for the subdivision, the sub-divider shall submit the
proposed articles of incorporation, bylaws and restrictive covenants, to include rear
alleyway and exterior maintenance agreements, to the director of planning and county
(P)
10.Density. The maximum density of this development shall not exceed nine (9) units. (P)
11.Permitted Uses. The only permitted use for Tax ID 725-716-0231 shall be Residential
Townhouse (R-TH). All Community Business (C-3) District uses shall be prohibited. (P)
1919SN0507-2018DEC12-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(Submitted November 9, 2018)
This is a request for a conditional use on 1.4 acres to permit Residential Townhouse (R-TH) use
with a Conditional Use Planning Development (CUPD) to permit ordinance exceptions, as
described herein, and as provided in the accompanying proffers.
I.Requirements and Exceptions. The development shall conform to the Zoning Ordinance
standards for Emerging Growth Design District except for the following:
a.Setbacks. The following setbacks shall be met with no requirements of perimeter
landscaping:
1.Dwelling Unit Setbacks.
i.Pagehurst Drive. Main buildings shall have a minimum setback of
eighteen (18) feet.
ii.Steeplestone Drive. Main buildings shall have a minimum setback
of fifteen (15) feet.
iii.Rear Property Line. Main buildings and accessory buildings shall
have a minimum setback a minimum of twenty-five (25) feet.
iv.Interior Side Yard. There shall be a zero (0) side yard setback
between individual townhouse units and a minimum setback of
fifteen (15) feet between groups of townhouse units and adjacent
to Tax ID 724-716-5240.
2.Encroachments
i.Setback from Pagehurst Drive.
a.Porches and covered stoops shall be a minimum of ten (10)
feet from the front property line.
b.Front steps shall be a minimum of six (6) feet from the front
property line.
c.Eave overhangs shall be a minimum of eight (8) feet from
the front property line.
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d.Bay windows shall be a minimum of thirteen (13) feet from
the front property line.
ii.Setbacks from Steeplestone Drive.
a.Porches and covered stoops shall be a minimum of twelve
(12) feet from the property line.
b.Front steps shall be a minimum of eight (8) feet from the
property line.
c.Eave overhangs shall be a minimum of ten (10) feet from
the property line.
d.Bay windows shall be a minimum of fourteen (14) feet from
the property line.
iii.Setbacks from Side and Interior Side Yards.
a.Porches and covered stoops shall be a minimum of eight (8)
feet from the adjacent lot line.
b.Steps shall be a minimum of three and a half (3.5) feet from
the adjacent lot line.
c.Eave overhangs shall be a minimum of five (5) feet from the
adjacent lot line.
d.Bay windows shall be a minimum of ten (10) feet from the
adjacent lot line.
b.Rear Alleyway.
1.The private alleyway providing access to rear of lots shall not
require curb and gutter.
2.The rear alleyway serving required parking spaces, including
garages, shall have a minimum width of sixteen (16) feet for two-
way travel.
3.The rear alleyway shall be a minimum of ten (10) feet from the rear
property line. No side yard setback shall be required from the side
property line abutting Tax ID 724-716-5240.
c.Parking. Each dwelling unit shall have a minimum of two (2) parking spaces. Spaces
in common parking areas shall not be required.
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ATTACHMENT 3
EXHIBIT A, CONCEPTUAL PLAN
(Submitted November 2, 2018)
Tax ID 724-716-5240
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ATTACHMENT 4
EXHIBIT B, BUILDING ELEVATIONS
(Submitted October 19, 2018)
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