16SN0694
CASE NUMBER: 16SN0694 (AMENDED)
APPLICANT: Woolridge Investment Company, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JANUARY 23, 2019
BOSTime Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
:
DON BALZER (804-897-0143)
119.3 Acres 500 Woolridge Road
Planning Department Case Manager:
SMITH TRACT
JANE PETERSON (804-748-1045)
REQUEST
(AMENDED) Rezoning from Agricultural (A) to Residential (R-12) plus conditional use planned
development to permit group care facility use and exceptions to ordinance requirements.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.A condition, Proffered conditions, Textual Statement and Exhibits are located in Attachments 1 7.
SUMMARY
A community of uses to include a residential subdivision composed of cluster and single-family
dwelling units, a group care facility and neighborhood recreation is proposed. A maximum of 191
dwelling units are proposed on 95.5 acres, yielding a density of 2 dwelling units per acre. All
cluster dwelling units (181) would be age-restricted, with an additional ten (10) single family
dwelling units without age-restriction. A group care facility consisting of 115 beds would be
permitted on 7.8 acres. Exceptions to ordinance standards are requested to accommodate these
various uses.
The traffic impact of this development could be valued at $876,644 (a road cash proffer of $9,400
for each of the 10 single family units and $4,342 for each of the 181 senior housing (detached)
units. The applicant has proffered to provide off-site improvements (sidewalks) along Woolridge
Road, Fox Light Parkway, and Timber Bluff Parkway, estimated at $127,586 in value, and to make
the appropriate road cash proffer payment based on the corresponding residential unit type
minus the estimated sidewalk improvement value on a per unit basis. Based on the maximum
proffered number of units and the estimated off-site improvement (sidewalk) value, the resulting
per unit cash proffer amount would be $8,032 for each single-family unit and $3,695 for each
senior housing detached unit. At the option of the Transportation Department, additional
reduction in cash proffer payments are possible based on the cost of other road improvements
provided by the applicant. These specific road improvements have not been identified.
The applicant has proffered design and architectural standards (summarized on pages 6 and 7) to
ensure a well-designed, quality development that would complement the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
Proposed residential land uses comply with the recommendations of
the Comprehensive Plan relative to density, provision of housing
diversity, and guidelines for development on smaller lots.
Integration of a group care facility use within a larger, master-planned
residential community ensures compatibility with, and appropriate
transition to, surrounding residential development and existing and
STAFF
anticipated uses in proximity along Woolridge Road
With the imposition of the Condition, quality design and architecture
provide for a convenient, attractive and harmonious community that
would complement the surrounding development.
ed by providing cash
payments and road improvements
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Proffered conditions permit the use of vinyl as a siding material within
Tract B for cluster dwelling units. Within Tract A (single family residential),
vinyl is not a permitted siding material. In consideration of dwellings on
smaller lots, the Plan emphasizes quality architectural design. Precluding
PLANNING the use of vinyl in favor of other proffered building materials elevates the
housing quality and maintains consistency with the single family homes
proposed on larger lots within Tract A. As such, staff recommends the
imposition of a Condition in Attachment 1 which does not include vinyl as a
siding material for cluster dwellings.
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school
in the vicinity of Hull Street and Otterdale Roads, east of Skinquarter Road
and south of Duval Road, a new middle school in the vicinity of Hull Street
SCHOOLS
and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir. However, at this time
a budget has not been developed for the acquisition of land or
construction of these school facilities as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new library in the vicinity of
Genito and Otterdale Road to address service gap and demand issues
LIBRARIES
related to increases in population anticipated in this area of the county.
Land for expansion or replacement of this facility or new facility has not
been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 dwelling units per acre.
The Plan suggests minimum lot areas range between 12,000 25,000 square feet and establishes
circumstances where smaller lots or condominiums may be appropriate.
Surrounding Land Uses and Development
The Landing
Subdivision
Woolridge Rd
Redfern Dr
Fox Fire
Church
Subdivision
Woolridge
Elementary
Foxlight Pkwy
Woodlake
Subdivision
Timber
Bluff Pkwy
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Proposal
A senior-focused development is planned with tree-lined streets, pedestrian connectivity, open
space and recreational amenities throughout. Primary access to the development would be from
Woolridge Road. The development will be divided into three as
noted in Attachment 3 (Tract Plan) with permitted uses identified for each Tract as follows:
Tract A - 5.02 acres maximum of 10 single family residential units with a minimum lot
area of 12,000 square feet
Tract B - 90.5 acres maximum of 181 cluster dwelling units, all being age-restricted, and
2 modular sales offices
Tract C - 7.83 acres 115- bed group care facility
The remaining 15.93 acres not included within Tracts A - C are contained in open waters
(Reservoir). This area has not been used for the purpose calculating residential density for the
development.
The Comprehensive Plan
The Comprehensive Plan suggests that the property would be appropriate for residential uses at a
density of two (2) dwelling units per acre. This density was suggested in the Plan, as well as prior
comprehensive plans, to limit the impact of runoff from impervious areas on the reservoir. The Plan
provides a lot size range between 12,000 and 25,000 square feet, but notes that dwellings on
smaller lots may be appropriate under the following circumstances:
Development design and quality complements and enhances the surrounding
residential area
Water quality protection is provided for the Swift Creek Reservoir
Primary access is directly to a major roadway and not through an exiting residential
development having an average lot size larger than that proposed by the
development
Compensating usable open space maintains the overall density recommendations
Quality design standards which could include the provision of sidewalks, street
trees, site and individual lot landscaping, quality and variety of architectural design,
garage orientation and hardscaped driveways.
Cluster Residential Lot Sizes and Common Area
Each cluster home lot would be developed in accordance with standards identified in the
Textual Statement, to include building setbacks, lot areas and lot widths. Minimum lot
sizes for cluster home lots range from 4,500 to 7,000 square feet (Item VI). With this
reduction in individual lot size below the minimum R-12 requirements of 12,000 square
feet, the Ordinance requires that such reduction be compensated with an equivalent
amount of common area. The Ordinance defines what may be considered as common
516SN0694-2019JAN23-BOS-RPT
area in off-setting lot size reductions. Management of common areas would fall under
The Plan encourages new developments that support a variety of housing choices (type, size and
style) and that incorporate quality design standards to create unique and attractive places to
enhance the community.
Design
As noted, high quality residential development addresses the Comprehensive Plan goals
for strong and sustainable neighborhoods that are visually attractive, well-planned and
well-maintained. Further, the purpose and intent of the zoning ordinance to promote the
health, safety, convenience and general welfare of the public includes the creation of
convenient, attractive and harmonious communities, protection against overcrowding of
land, and protection of the natural environment. As such, developments that promote
unique, viable and long-lasting places and enhance the community are encouraged.
The following provides an overview of design requirements offered as part of this
request (Attachments 1 and 2 Proffered Conditions and Textual Statement):
Overall Development Design (Tracts A Through C)
Conceptual Plan depicting general development layout, internal development
o
connectivity, amenities and relationship among uses (Attachment 4)
Buffers and tree preservation, as described herein
o
Landscaping throughout development, to include shade trees along roads and
o
sidewalks, between non-residential buildings and within parking areas, and to
provide separation between cluster lots backing one another
Street trees and sidewalks generally located along both sides of interior roads;
o
sidewalks along Woolridge Road frontage, extending to Foxlight Parkway
(Foxfire) and Timberbluff Parkway (connecting to Woolridge Elementary
School) and from Timberbluff Parkway to the Redfern Subdivision entrance
Shared use path from Woolridge Road through development
o
Pedestrian lighting for pedestrian areas, sidewalks and driveway entrances
o
designed to enhance the development
Single Family and Cluster Housing (Tracts A and B)
Community Design
o
Recreational amenities - clubhouse, walking paths, dog park, pier
Community focal point (0.75 acres), exclusive of clubhouse area, partially
hardscaped, with benches and amenities to facilitate gatherings
Front foundation planting beds; sodded and irrigated front/corner side
yards
Individual mailbox and fencing standards
Hardscaped walkways and paved driveways
Maintenance of cluster exteriors by an HOA
Timing for conveyance of maintenance and financial obligations to HOA
no sooner than occupancy of 143 homes
Screening of utility units (HVAC, generators, etc.)
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Building Design Single Family (Tract A)
o
Minimum dwelling size of 2,500 sf
Architectural compatibility with The Landing at Swift Creek subdivision
Variety of elevations along street to avoid a monotonous streetscape
Corner side facades finished in same materials as front facades
Brick or stone foundations
Variety of building materials, not to include vinyl
30-year dimensional roof shingles
Front porch treatment
Front-loaded garages no closer to street than front facades of dwellings;
upgraded doors (front and corner side)
Fireplace, chimney and flue treatments
Accessory structures architecturally compatible with dwellings
Building Design - Cluster (Tract B)
o
Minimum dwelling size of 1,600 sf
Elevations (Exhibit A)
Variety of elevations along street to avoid a monotonous streetscape
Corner side facades to use complimentary fenestration to that of front
facades
Brick or stone foundations, 24 inches in height. For slab construction,
24-inch base of brick or stone on street facing facades and eight inches
on interior sides/rears; limitations on use of step down siding
30-year dimensional roof shingles
Front porch treatment
Front-loaded garages setback consistent with contiguous front porch;
otherwise, 2-feet forward; maximum garage width; upgraded doors
Accessory structures architecturally compatible with dwellings
*
Variety of building materials, to include vinyl (0.044 inch thickness)
*(Note
: The Plan emphasizes quality architectural design in consideration of
smaller lots. In achieving elevated housing quality and maintaining
consistency with Tract A, staff recommends that vinyl not be included as a
siding material Attachment 1-Condition.)
Group Care Facility (Tract C)
Community Design
o
Emerging Growth District Standards for Corporate Office (O-2) Districts
Enhanced landscaping along Woolridge Road, to include shrub
hedgerow, berms, walls, ornamental fencing, or combination of
materials to minimize visibility of parking areas from road.
Limitation on loading and delivery hours (prohibited between 9:00 p.m.
and 6:00 a.m.
Buildings and Architecture
o
Elevations (Exhibit B)
Equal four-sided architecture
Limitation on buildings height - Lessor of three (3) stories or 50 feet
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The condition, and proffered conditions offered with this request include quality design
and architectural elements that would serve to compliment the surrounding community.
Further, the Comprehensive Plan suggests that in unique development proposals, office uses may
be appropriate within planned subdivision developments under certain circumstances. These uses
are intended to provide services primarily to the immediate neighborhoods, while ensuring
compatibility with, and minimizing impact on, residential development. A group care facility is first
permitted in the Neighborhood Office (O-1) District. As identified in the map below, the proposed
group care facility use is located in the northwestern
Woolridge Road and across from a planned signalized intersection at Timberbluff Parkway. This
location presents a unique circumstance not shared generally by other properties in the area. As
conditioned, the integration of this use within a larger, master planned residential community
ensures compatibility with, and appropriate transition to, surrounding residential development and
existing and anticipated non-residential uses in proximity to this intersection along Woolridge Road.
Hidden Falls Dr
Church
Planned
group care
School
facility
Zoning permits
O or C uses
Connection to Hidden Falls Drive and Construction Traffic
The Conceptual Plan depicts two accesses from Woolridge Road, and a connection to Hidden
Falls Drive from the adjacent Landing at Swift Creek subdivision (Conceptual Plan Attachment
4). Hidden Falls Drive is identified on the above map. The Subdivision Ordinance requires
developments with more than 50 units to have two (2) public road accesses to provide adequate
and safe access for emergency vehicles. In addition, the Ordinance requires roads to be
designed to ensure proper integration and coordination with other existing recorded or planned
streets. An extension of Hidden Falls Drive was planned as part of the Landing subdivision to
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provide an additional access per the Subdivision Ordinance. The importance of connectivity
Subdivision Connectivity Policy.
In response to concerns expressed by area residents relative to construction traffic accessing the
request property from Hidden Falls Drive (Stub Road), proffered conditions provide for the
installation of a barricade adjacent to the Stub Road prior to site development. This barricade
would remain until the Stub Road is constructed and extended to the property, which would not
occur before 80 percent of the single-family dwellings within Tract A (Tract Plan - Attachment 3)
receive certificates of occupancy, or as approved by the Director of Planning. Signs would be
installed at the Woolridge Road and Hidden Falls Drive intersection and other locations within
The Landing subdivision to deter access by construction traffic. (Proffered Conditions 7, 8 and
10)
Buffers and Tree Preservation
The Ordinance requires the provision of 50-foot buffers in lot subdivisions adjacent to major
arterials. In the Upper Swift Creek Special Buffer Area, this provision is increased to 100 feet.
This buffer can be located within individual subdivision lots under separate ownerships. With
this request, a reduction in the buffer width from 100 to 50 feet along Woolridge Road is
proposed. As proffered, this 50-foot buffer would be recorded within common area and
outside of individual lots and within recorded common area or open space better ensures long-
term preservation of plant materials. Further, while the ordinance would permit easements
located within and generally parallel to the buffer, the proposed buffer, as proffered, would be
exclusive of such easements. With the exception of The Landing, buffers provided in lot
subdivisions along Woolridge Road in proximity to the request property are recorded in open
space. Widths of these buffers measure 25 feet (The Landing), 50 feet (Red Fern Station), 50-
plus (variable) feet in Foxfire and Foxcroft, and 80-plus (variable) feet in Windy Ridge within
Woodlake. Staff finds the proposed 50-foot buffer generally consistent with area developments,
and supports this reduced buffer subject to its recordation within common area.
The zoning ordinance does not require buffers between single family residential districts. To
provide transition between the existing residential subdivisions and the proposed development,
proffered conditions offer the following:
A 50-foot buffer adjacent to portions of Foxfire subdivision (18 lots) as identified on
the Conceptual Plan, recorded in common area
A 20-foot tree preservation strip adjacent to The Landing at Swift Creek subdivision,
recorded in open space.
Proffered conditions also provide for a 40-foot buffer between Tracts B and C (cluster and group
care facility). This is consistent with the buffer width required by the zoning ordinance between
residential and office uses.
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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
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-751-4461) adamsst@chesterfield.gov
The property could be developed for 10 single family units (Tract A), 181 senior housing
detached units (Tract B), and an assisted living facility with 115 beds (Tract C) (Textual
Statements V.a, VI.a.i, and VII.a). Based on that density and applying trip generation rates for the
above uses, development could generate approximately 1,400 average daily trips. Traffic
generated by development of the property will initially be distributed to Woolridge Road.
Woolridge Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Woolridge Road is currently a two-lane road.
Construction is underway to widen Woolridge Road to a four-lane divided road with completion
anticipated in 2020.
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the
traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following:
Vehicular Access (Proffered Conditions 3 and 6):
Property is limited to two (2) accesses to Woolridge Road. The Main Access shall be
located at the Timber Bluff Parkway intersection and the Second Access shall generally
be located midway between the Main Access and the Fox Light Parkway intersections.
Owner/Developer shall record an access easement from the Main Access to the adjacent
property to the north (now or formerly Spring Creek Baptist Church).
Transportation Improvements (Proffered Condition 4):
Right turn lanes along Woolridge Road at each access.
Construction of a crossover on Woolridge Road at the Second Access with left turn lanes
in both directions.
Three (3)-lane typical section for the Main and Second Access.
Traffic signal modifications at the Woolridge/Timber Bluff/Main Access intersection.
Sidewalk along Woolridge Road for the entire property frontage.
Off-site sidewalk along Timber Bluff Parkway along the Woolridge Road Elementary
School frontage to the existing sidewalk on the school site (approximately 830 feet).
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Off-site sidewalk along Woolridge Road from the western property line to the Fox Light
Parkway intersection and along Fox Light Parkway from Woolridge Road to the Dusk Light
Terrace intersection (approximately 975 feet).
Off-site sidewalk along Woolridge Road from the Timber Bluff Parkway intersection to
the entrance of the Redfern subdivision (approximately 996 feet).
Hidden Falls Drive Connection and Construction Traffic. (Proffered Conditions 7, 8, and 10) To
address the Landing at Swift Creek resident concerns with construction traffic, the
Owner/Developer has proffered to:
Barricade the terminus of Hidden Falls Drive until such time more than 80% of the
dwelling units in Tract A have been issued certificates of occupancy. At that time, Hidden
Falls Drive connection will be completed, and the barricade removed.
Install signage to deter construction traffic from using Hidden Falls Drive to access the
property. Since Hidden Falls Drive is a public road, this condition will be difficult to
enforce by staff.
Certificate of Occupancy Timing. (Proffered Condition 11):
No certificate of occupancy shall be issued on the Property until the Woolridge Road
Widening project has been accepted or after May 28, 2020, whichever occurs first.
The property is located in Traffic Shed 6, which encompasses a large area in the western part of
the County. Many of the roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The
traffic volume generated from this proposed residential development will contribute to an
identifiable need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved
or widened to address safety and accommodate increased traffic, including the increased traffic
from the proposed development.
An
transportation network through dedication of property, construction of road improvements, or a
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the road 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 transportation network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
A senior housing detached unit, which generates 46% of the traffic of a single-family unit,
traffic impact could be addressed by $4,324 per unit.
The traffic impact could be valued at $876,644 \[($9,400 x 10) + ($4,324 x 181)\].
As noted above under in the Transportation Improvements, the applicant has proffered to
provide off-site improvements (sidewalks) along Woolridge Road, Fox Light Parkway, and Timber
Bluff Parkway (Proffered Condition 4.f). Construction of these off-site improvements have been
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estimated to be valued at approximately $127,586. It should be noted, however, that the actual
cost to provide these off-site improvements could be more or less than this amount. The
applicant has proffered to make the appropriate road cash proffer payment based on the
corresponding residential unit type minus the estimated off-site improvement value on a per
unit basis. Based on the maximum proffered number of units and the estimated off-site
improvement (sidewalk) value, the resulting per unit cash proffer amount would be $8,032 for
each single-family unit and $3,695 for each senior housing detached unit (Proffered Condition
2.a).
Finally, Proffered Condition 2.c allows, at the option of the Transportation Department, a
reduction in the cash proffer payments based on the cost of road improvements provided by the
applicant, other than those road improvements identified in Proffered Condition 4. Specific road
improvement(s) have not been identified. Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
The conceptual plan provides for an entrance directly off Woolridge Road and a connection to
the east to a new subdivision. As such, VDOT supports this proposal.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and EMS
is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .625 calls per age restricted dwelling, it is estimated that this
development will generate 120 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
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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.
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Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 2 1 2 5
School Type
Woolridge Tomahawk Creek Cosby
Schools Currently Serving Area
Current Enrollment 800 1,510 2,142
2017-18
Design Capacity (2) 820 1,358 1,985
School Year
98% 111% 108%
Enrollment Percent of Design
Capacity
Total Number of Trailers 3 5 9
2 4 9
Number of Classroom Trailers
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 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 of
(2)
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.
Public Facilities Plan
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle school in the
vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir. However, at this time a budget has not
been developed for the acquisition of land or construction of these school facilities as
recommended in the Plan. Woolridge ES, Tomahawk Creek MS and Cosby HS were not
identified in the Plan for revitalization or replacement.
Additional Schools Comments
In addition to 10 single family dwelling units, this request also includes 181 age-restricted cluster
housing units, which may have minimal impact on school facilities. Recent research on the actual
student yield from age-restricted housing reported in April 2016 revealed that there was a small
yield from all age-managed dwelling units. It is possible however, that over time this case
combined with other tentative residential developments and other zoning cases in the area will
continue to push schools to their capacity and therefore impact the capacity of facilities division-
wide.
With the opening of the new Old Hundred Elementary School in September 2019, the School
Board will establish a new elementary school attendance zone. It also has the opportunity to
balance student enrollments, alleviate overcrowding at some nearby elementary schools, and
improve operational efficiency within sections of the Midlothian, Clover Hill, and Matoaca
a third party, vendor-proposed countywide redistricting plan. The School Board at that time
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shared its intention to pursue spot redistricting as construction was completed on renovated,
replacement and/or new schools.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
eyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Clover Hill Library
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 or new facility has been acquired. The tƌğƓ additionally recommends
a new library in the vicinity of Genito and Otterdale Road to address service gap and demand
issues related to increases in population anticipated in this area of the county. Land for
expansion or replacement of this facility or new facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facilities
Horner Park (phase 1 is underdevelopment)
Woodlake Athletic Complex
Cosby High School
Tomahawk Middle School
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Public Facilities Plan
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 shows a route
through the proposed development and continuing to Woolridge Elementary School, northward
and eastward from that point.
Additional Parks Comments
The applicant has addressed the route through the proposed development. The application has also
provided pedestrian (sidewalk) connections to the Woolridge Elementary School and to the
adjacent subdivisions to the east and west, through offsite improvements.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The
Water and Wastewater Systems
Currently Size of Existing Line Connection Required by County Code?
Serviced?
Water No 8 Yes
Wastewater No Yes
Additional Information
Subdivisions with greater that 25 lots will require an additional feed to the public water system.
The utility department has the capacity for this development. The applicant has proffered
connection to public water and wastewater. (Proffered Condition 9)
1616SN0694-2019JAN23-BOS-RPT
1716SN0694-2019JAN23-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject property drains north and northeast directly to the Swift Creek Reservoir. The Swift
Creek Reservoir is a 1,700-acre drinking water source for Chesterfield County. The entire property
is located within the Upper Swift Creek Watershed.
Natural Resources
As required by Section 19.1-542 of the Zoning Ordinance, a Natural Resource Inventory (NRI) for
the subject property was completed by the applicant, and reviewed and approved by the
Department of Environmental Engineering Water Quality Section. The property contains
Resource Protection Area (RPA) along the reservoir and connected wetlands located in the
northeastern portion of the property, as well as along the stream on the northwestern edge of the
property. In addition, there are intermittent streams and areas of interior non-tidal wetlands on
the property, which cannot be impacted without a permit from the U.S. Army Corps of Engineers
and/or the Virginia Department of Environmental Quality.
The subject property also contains 100-year floodplain along the Swift Creek Reservoir. Approval
from FEMA and/or the Department of Environmental Engineering is required prior to any activities
within the floodplain.
To address the water quality concerns, the applicant offered Proffered Condition 12, which
includes specific erosion and sediment control measures that will be provided above those
required by state regulations. These measures include the use of super site fence or an
approved alternative; sediment traps and basins at least 25% larger than the minimum state
standard; and the application of Anionic PAM to denuded areas during construction and final
stabilization.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
Virginia Stomwater Management Program (VSMP) Regulations for water quality and quantity.
Any areas of forest/open space used for stormwater quality compliance should be outside the
limits of the residential lots.
1816SN0694-2019JAN23-BOS-RPT
CASE HISTORY
Applicant Submittals
2/9/16 Application submitted
7/25/17, Application amended
10/19/17,
1/31/18 &
9/14/18
5/5/17, 10/5, Proffered conditions, Textual Statement and exhibits submitted
10/9, 10/12,
10/18/17, 1/5/18,
3/13, 3/20, 3/23,
4/27, 5/4, 5/7,
5/10, 6/12, 9/14,
9/20, 12/4 &
12/12/18
Community Meetings
8/24/17 Issues Discussed:
Development density, house sizes and quality
Architectural treatment for office and group care facility
Road Cash Proffer Policy
Buffering adjacent to existing residential developments
Environmental features, Resource Protection Area (RPA) and associated
buffers, and impacts on reservoir
Demand for retirement housing and group care facility
Anticipated traffic from development on area roads; impact of this
traffic on Woolridge Road and proposed road improvements
Anticipated fire/police impacts
8/29/17 Issues Discussed:
Calculation of residential development density, exclusive of group care
facility and office, and inclusive of open space
Concern with non-residential uses
House sizes, lot sizes, housing variety and pricing
Age-restricted and age-targeted housing
Road Cash Proffer Policy and its application to housing type
Protection of environmental features
Impacts of development on traffic and emergency services
Impacts on area property values
Street connectivity to adjacent development (The Landing)
Additional time for community to review proposal
1916SN0694-2019JAN23-BOS-RPT
Community Meetings (Continued)
10/9/17 Issues Discussed:
Demand for residential uses
Provision for age-restricted v. age-targeted housing
Lot size reductions below that of neighboring developments
Density calculations using gross v. buildable acreage
Location of buffers adjacent to Fox Fire subdivision
Dwelling unit v. group care unit
Better locations for office use
Woolridge Road improvements; traffic signal v. roundabout at proposed
development location
Status of Otterdale Road project and benefits to area roads
Lack of support for commercial uses
Request by community to move consideration of case to January, 2018
4/26/18 Issues Discussed:
Tree preservation in open spaces, environmental areas, buffers and lots
Protection of cemetery
Cross access to adjacent church
Density calculations using gross v. buildable acreage
Applicability and enforcement of age-restriction
Appropriateness of assisted living/office uses along Woolridge Road;
efforts to explore alternative locations
Ambulance traffic serving assisted living; frequency and area impacts
Need and timing of connectivity to Hidden Falls Drive
Methods to discourage construction traffic from using Hidden Falls Drive
through the Landings at Swift Creek
Development road improvements and access locations/spacing along
Woolridge Road
Anticipated trip generation for proposed uses
Cut-thru traffic on Fox Club Parkway and safety
Additional traffic through Woodlake community
Needed improvements to Otterdale Road
Coordination between Magnolia Green CDA Woolridge Road
improvements and Woolridge Elementary School to minimize traffic
delays during school peak times, including VDOT traffic signal timings of
future Woolridge Road/Timber Bluff Parkway signal timing
Existing water pressure issues in Foxfire and development impacts
Overview of proposed assisted living facility operations by representatives of
Watercrest Senior Living Group; provided information and addressed questions
to include determination for need of service and location, operations at their
existing facilities, and locational goals in residential communities
2016SN0694-2019JAN23-BOS-RPT
Community Meetings (Continued)
10/15/18 Applicant provided review of recent amendments to the request, referencing
dated 6/22/18. Amendments reviewed included removal of
office and townhouse uses, removal of under-water acreage in density
calculations, relocation of recreational uses outside the Resource Protection
Area (RPA), reduction in lots, larger lots adjacent to The Landing, age-restriction
on all cluster dwellings, and additional environmental protections.
Issues Discussed:
Appropriateness of assisted living facility, to include demand for use;
exclusion from residential density calculations; size and number of
stories; and potential for future conversion to apartments
Consideration for all-residential development
Need for larger buffers adjacent to Woolridge Road (100 feet) and The
Landing subdivision
Street connectivity to adjacent development (The Landing)
Enforcement of age restriction
Transportation impacts on Fox Club and Timber Bluff Parkways
Parking on Timber Bluff Parkway associated with school, and safety
concerns
10/29/18 Applicant provided overview of recent amendments to the request, as reflected
in the 10/15/18 community meeting.
Issues Discussed:
Impacts of development on Timber Bluff and Lake Bluff Parkways; not
able to accommodate additional traffic
Review of area properties zoned for non-residential uses
Cluster residential incompatible with area development; use does not
comply with Plan along Reservoir
Appropriateness of assisted living facility, to include demand for use,
exclusion from residential density calculations, pedestrian safety and
noise
Interpretation of dwelling unit in relation to assisted living facility
12/3/18 Applicant provided overview of recent amendments to the request, as reflected
in the 10/15/18 community meeting.
Issues Discussed:
Response to Mr. Elsw
Transportation discussion to include:
Estimated trip generation (approximately 1,400 average daily trips)
o
Requests for traffic data from applicant (forwarded 12/4/18)
o
Timber Bluff Parkway impacts (Woolridge Road widening, Timber
o
Bluff intersection modifications, and traffic signalization Spring 2020)
Traffic congestion on Woolridge and Woolridge/Genito intersection
o
(planned Woolridge Road extension from Old Hundred to Route 288
interchange; Woolridge widening from Genito to Old Hundred)
Other improvements (Otterdale Road -Rt. 360 to Woolridge Road)
o
2116SN0694-2019JAN23-BOS-RPT
Community Meetings (Continued)
12/3/18 Need for pedestrian signal/light at current trail crossing on Timber
o
Bluff Parkway (likely high visibility pavement markings and signage)
General information provided for assisted living facility to include
memory care (35 beds); cars for residents (generally less than 1%);
emergency calls (average 9/month); impacts of employees on area
traffic
Appropriateness of assisted living facility; consideration in replacing with
additional dwellings
Interpretation of dwelling unit in relation to assisted living facility
Definitions for group care facility and assisted living-relationship to Plan
Planning Commission
4/17/18 Action DEFERRED TO MAY 15, 2018
5/15/18 Citizen Comments: Several citizens spoke in opposition to this request, noting
concerns relative to:
Location of recreational amenities in Resource Protection Area (RPA);
assessment of impacts and remediation of Reservoir issues
High phosphorus levels in Reservoir resulting from construction;
concerns regarding county enforcement; problems with sediment and
algae
Traffic impacts and safety; turning movements on Woolridge Road and
impacts on median improvements
Impacts of additional traffic on Fox Club Parkway as direct route to Hull
Street Road
Pedestrian safety in communities
Proposal contrary to Comprehensive Plan; not reflective of layout and
density of surrounding developments nor original Upper Swift Creek
Plan
Use of acreage under Reservoir in calculating residential density
Commercial uses and exceptions to R-12 standards - Foxfire subdivision
petition of opposition, to include all adjacent owners
Lot and house sizes, and conflicts with Comprehensive Plan for locating
high density and age targeted developments
Continued development without completion of zoned projects and
Woolridge Road improvements
Numerous ordinance exceptions requested
Three (3)-story building in proximity to elementary school potential
safety issue; elementary school only recently notified of proposal; busy
intersection feeding into school
No data to support need for this development
Enforcement of age-restriction
Road connection to The Landing without benefit to residents
2216SN0694-2019JAN23-BOS-RPT
Planning Commission (Continued)
5/15/18
Overpopulation of area schools and impacts on school ratings
Maintenance of peaceful community
es within the RPA will require
Board approval; otherwise non-water dependent facilities must be relocated
within the development; water quality regulations must be met; cluster
residential necessitates ordinance exceptions absent a specific ordinance
category for such use; provision for senior housing is responsive to age-
wave/community need; senior developments generate less traffic overall and
during non-peak hours; and access to signalized intersection at development
entrance would provide The Landing subdivision with safe access onto
Woolridge Road.
Commission Discussion:
The applicant responded to questions from the Commission relative to water
quality protection for cluster development with open spaces, and signage
opportunities to deter construction traffic through the Woodlake community.
In response to questions from the Commission, staff responded relative to
the following:
Conditional use planned development (CUPD) process, its use for
smaller lot and mixed-use developments, and guidance offered in the
Comprehensive Plan for reduced lot sizes
Group care facility (assisted living) planned, not nursing home
Receipt of communications in opposition to the request from area
communities
Use of gross acreage in the evaluation of development densities
Examples of other development where land under Reservoir used as
part of gross acreage
Adoption of original Upper Swift Creek Plan (USCP), subsequent
amendments, and incorporation of its vision, residential densities and
land uses into the 2012 Comprehensive Plan
Codification of USCP watershed environmental standards
Current requirements for protection of the Upper Swift Creek
Watershed to include enhanced erosion and sediment control
measures and more stringent water quality requirements
Phasing of erosion and sediment control measures during
construction
Separate approval process to construct non-water dependent facilities
in RPA through Board of Supervisors
Study of Fox Club Parkway traffic counts and Levels of Service
Traffic generation for age-restricted communities
2316SN0694-2019JAN23-BOS-RPT
Planning Commission (Continued)
5/15/18
Anticipated traffic routes from property to Route 360
Woolridge Road construction project, anticipated signal locations, and
post-traffic counts upon conclusion
Anticipated student generation
Mr. Stariha noted that several community meetings had been held to discuss
this project and solicit all interests; that the proposal was in balance and a
good project; the group care facility (assisted living) was a warranted use
with a community benefit; and that he was prepared to support the case.
Mr. Jackson noted concerns with water quality, educational impacts, and late
notification of the elementary school of the request; as such, he suggested a
deferral of the case.
Mr. Jones acknowledged neighborhood concerns, indicating lowering density
and removing the office and group care uses in favor of cluster residential
may alleviate those concerns. He noted, as proposed, he could not support
the request.
Mrs. Freye reflected on the request as an alternative to standard lot
development. In combination with the staff analysis and information at the
public hearing, she felt issues raised had been addressed.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Stariha Second: Freye
AYES: Sloan, Freye and Stariha NAYS: Jackson and Jones
Board of Supervisors
6/27/18 Board Discussion:
Mr. Elswick indicated his intent to remand this case to the Planning
Commission, requesting a full review to include specific items identified in his
letter to neighboring community associations dated June 22, 2018.
(Attachment 7)
Citizen Comments:
Several citizens spoke in support of the remand.
Action REMANDED TO THE PLANNING COMMISSION
OWN MOTION WITH THE A
2416SN0694-2019JAN23-BOS-RPT
Planning Commission
12/18/18 Citizen Comments: Several citizens spoke in opposition to this request, noting
concerns relative to:
Traffic impacts and safety on area roads, to include Woolridge and
Otterdale Roads, and Timber Bluff Parkway
Continued development without completion of improvements to
transportation network
Alignment of main project access with Timber Bluff Parkway; busy
intersection feeding into school
High phosphorus levels in Reservoir resulting from construction;
concerns regarding county enforcement; problems with sediment and
algae; impacts on water quality
Pedestrian safety in communities
Road connection to The Landing resulting in increased traffic and safety
concerns
Inadequate buffering (tree preservation) between this development and
the Landing
Lack of consistency with Comprehensive Plan; numerous ordinance
exceptions requested
Proposed residential not reflective of housing and lot types, and density
of surrounding subdivision developments
Location of high density and age targeted development contrary to Plan
Assisted living use not in compliance with Plan; not allowed by
ordinance in residential areas; inconsistent with area residential
development
Foxfire vote - letter of opposition
submitted
by Mr.
, and the resulting modifications to
the proposal. He noted the request fits within the Comprehensive Plan,
referencing neighboring mixed-use developments providing commercial uses at
major intersections. He indicated the assisted living is proposed as part of a
retirement-oriented community that offers smaller housing choices, is
complementary to area development and reduces impacts on schools, traffic
and the environment.
Commission Discussion:
The applicant responded to questions from the Commission relative to the
resulting from fewer lots,
elimination of office use and the age-restricting of all cluster dwellings; and a
preference to maintain the use of vinyl siding on cluster dwellings.
2516SN0694-2019JAN23-BOS-RPT
Planning Commission (Continued)
12/18/18 In response to questions from the Commission, staff responded relative to
the following:
Road connectivity as a requirement for state road maintenance
Preference of Emergency Services for multiple access points into a
community
Active and anticipated road improvements within the Woolridge Road
corridor and traffic shed
Provisions of common area for smaller lot development
Current requirements for protection of the Upper Swift Creek
Watershed to include enhanced erosion and sediment control
measures and monitoring for compliance; proffered conditions
offered to protect water quality
Clarification of terms - group care facility; assisted living; and multi-
family use
Student generation from proposal and current school capacities
Mr. Stariha recognized area speculation on the transportation conditions
along Woolridge Road upon completion of road improvements; proffered
conditions delaying occupancies pending completion of these improvements
to include traffic signalization; and a County commitment to address
conditions on Otterdale Road. He noted his support for the assisted living
use as adding community value, and opportunity for citizens to downsize and
remain in the area or be close to family in need of services. He recognized
the applicant
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Stariha Second: Jones
Mr. Jackson requested consideration of an amendment to the motion to
include the condition precluding use of vinyl siding.
Mr. Stariha, while indicating support for the use of vinyl given proffered
maintenance, affordability and no community issue, agreed to amend the
motion.
Recommendation APPROVAL SUBJECT TO THE CONDITION AND
ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENTS 1 AND 2
Motion: Stariha Second: Jones
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, January 23, 2019, beginning at 6:00 p.m., will
consider this request.
2616SN0694-2019JAN23-BOS-RPT
ATTACHMENT 1
CONDITION
Note: Both the Planning Commission and Staff recommend the following condition.
Siding (Cluster Housing Tract B). Acceptable siding materials include brick, stone, stucco (E.I.F.S.),
shake shingle or scallops, board and batten, horizontal lap, horizontal board and batten, cement
fiber board, or a combination
thereof. 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. (P)
(Note: This condition supersedes Item VI.C.vi.3 of the Textual Statement dated December 12,
2018.)
2716SN0694-2019JAN23-BOS-RPT
ATTACHMENT 1.A
PROFFERED CONDITIONS
(December 12, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
1.Master Plan. The Textual Statement, last revised December 12, 2018, shall be considered
the Master Plan. (P)
2.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $8,032 for each single-family
unit and $3,695 for each senior housing unit, to Chesterfield County for road
Proffer
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 transportation improvements, other than those
improvements identified in Proffered Condition 4, provided by the applicant, sub-
divider, or assignee(s), as determined by the Transportation Department. (T)
3.Vehicular Access. Direct vehicular access from the property to Woolridge Road shall be
generally located approximately midway between the Main Access and the Fox Light
intersection. The Transportation Department shall approve the exact location of these
accesses. (T)
4.Transportation Improvements. The following road improvements shall be provided. The
Transportation Department shall approve the exact design and length of these
improvements:
a.
and at the Second Access to provide a right turn lane at each access;
b.Construction of a crossover on Woolridge Road to serve the Second Access.
Additional pavement shall be constructed along Woolridge Road to provide left
turn lanes at the crossover in both directions;
2816SN0694-2019JAN23-BOS-RPT
c.Construction of a three-lane typical section (i.e., one westbound lane and two
eastbound lanes) for the Main Access and for the Second Access at their
intersections with Woolridge Road;
d.Full cost of traffic signal modification at the Main Access/Woolridge Road
intersection;
e.Construction of a 5-foot-wide concrete sidewalk along Woolridge Road for the
entire property frontage;
f.Construction of 5-foot wide concrete sidewalks in the following locations:
i.Along Timber Bluff Parkway from its intersection with Woolridge Road to
the westernmost access that serves Woolridge Elementary School, and
along the westernmost access drive from Timber Bluff Parkway to the
existing sidewalk, located on the Woolridge Elementary School parcel
(total length approximately 830 feet);
ii.Along Woolridge Road from the western Property line to the Fox Light
Parkway intersection, and along Fox Light Parkway from Woolridge Road
to the Dusk Light Terrace intersection (total length approximately 975
feet);
iii.Along Woolridge Road from the intersection with Timber Bluff Parkway to
the entrance of the Redfern subdivision (total length approximately 996
feet).
g.Dedication to and for the benefit of Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for the improvements
identified above. (T)
5.Phasing Plan. Prior to any construction plan approval or site plan approval, whichever
occurs first, a phasing plan for the road improvements identified in Proffered Condition 4
shall be submitted to and approved by the Transportation Department. (T)
6.Access Easement. Prior to any site plan approval or within ninety (90) days of a request
by the Transportation Department, an access easement, acceptable to the
property to the north, identified as Tax ID 716-680-9477. (T)
7.Temporary Barricade. Prior to any development occurring on the property, a temporary
barricade shall be provided and maintained on the property adjacent to the right of way,
prevent all traffic from accessing the
property via the Stub Road. Temporary barricade shall be removed in accordance with
Proffered Condition 8. (T & P)
2916SN0694-2019JAN23-BOS-RPT
8.Stub Road. The temporary barricade, as described in Proffered Condition 7, shall not be
removed until the Stub Road is constructed and extended into the property. The Stub
Road shall not be constructed or extended into the property until more than a
cumulative total of 80% of dwelling units within Tract A, as shown on the Tract Plan, have
been issued certificates of occupancy, or at such time approved by the Director of
Planning. (P)
9.Utilities. Public water and wastewater systems shall be used. (U)
10.Construction Signage. Prior to any land disturbance on the Property, sign(s) shall be
installed by the owner/developer at the Woolridge Road and Hidden Falls Drive
intersection and appropriate location(s) along Hidden Falls Drive within the Landing at
Swift Creek subdivision to deter construction traffic from accessing the Property through
Hidden Falls Drive. Sign(s) shall be posted in English and Spanish that is clearly legible
from the public right of way. Such sign(s) shall be maintained by the developer and shall
remain until construction activity is complete as determined by the Planning
Department. (P)
11.Certificate of Occupancy. No certificate of occupancy shall be issued on the Property until
Woolridge
Road Improvements County Contract 17-
Transportation Department or after May 28, 2020, whichever occurs first. (T)
12.Environmental Standards. The following environmental standards shall be provided. The
Department of Environmental Engineering shall approve the exact design and
implementation of these standards.
a.Super silt fence, or an alternative as approved by the Department of
Environmental Engineering, shall be provided as a perimeter control.
b.Sediment traps and basins sized at least 25% larger than the minimum Virginia
Erosion and Sediment Control H
c.Application of Anionic PAM to denuded areas during construction and final
stabilization. (EE)
3016SN0694-2019JAN23-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(December 12, 2018)
I.Tract Plan and Uses. The plan, prepared by Balzer and Associates and last revised
September 13, 2018, shall be considered the Tract Plan. In addition to the uses permitted
by right or with restrictions in the R-12 District, a group care facility, and modular sales
offices shall be permitted subject to the restrictions stated herein.
a.Tract A shall be limited to single family housing as described herein and uses
permitted with restrictions in the R-12 District.
b.Tract B shall be limited to cluster housing as described herein and uses permitted
with restrictions in the R-12 District plus modular sales offices as described below.
Modular Sales Offices. A maximum of two (2) modular office buildings for
sales offices provided that:
1.The units are used for the sole purpose of marketing the homes in
the project and not within a development outside of the project;
2.The units are incidental to construction activity taking place in the
project;
3.The units are not the primary real estate office for the company
marketing the homes within the project;
4.The units are not used as a construction office or for the storage of
construction equipment or materials; and
5.The units shall only be permitted for a maximum duration of one
(1) year from the issuance of certificate of occupancy and shall be
removed from the Property by the developer at such time.
c.Tract C shall be limited to a group care facility.
II.Conceptual Plan. Development of the Property shall generally conform to the Conceptual
Plan, prepared by Balzer and Associates last revised October 29, 2018, with respect to
the orientation and clustering of uses, the general layout of roads and lots, and the
general location of sidewalks, pathways, focal points and recreational amenities.
Adjustments to the Conceptual Plan, may be approved at the time of site plan review,
provided such adjustments substantially retain the relationship between different uses to
each other and to rights of way, open spaces and focal points, and recreational facilities
maintain appropriate land use transitions between uses within the development as well
as with adjacent properties. If adjustments are deemed to be significant, the Conceptual
Plan shall be presented to the Planning Commission for final approval.
3116SN0694-2019JAN23-BOS-RPT
III.Project Design Elements.
a.Overall Landscape Design. The overall landscape design shall include trees that
provide shade along roads and sidewalks, within parking areas, and in between
non-residential buildings. The design shall generally maintain open views for
pedestrians and minimize conflicts with pedestrian and parking lot lighting.
i.Unless limited growing area warrants use of small deciduous trees, large
deciduous trees shall be planted; and
ii.Clusters of native species of deciduous and evergreen trees shall be
planted or maintained between non-residential buildings and groups to
provide a tree canopy. Similar supplemental landscaping shall be provided
or maintained along the rear of cluster lots when backing up to one
another.
iii.A minimum forty (40) foot landscape buffer, in accordance with the
requirements of the Zoning Ordinance, shall be provided or maintained
between Tracts B and C.
b.Buffers. A fifty (50) foot buffer, exclusive of easements generally running parallel,
in accordance with the landscape requirements of the Zoning Ordinance, shall be
provided along Woolridge Road. All required buffers shall be located in common
area.
c.Street Trees. Street trees shall be provided along required sidewalks and where
pedestrian amenities are provided. Trees shall conform to the requirements of
the Zoning Ordinance, unless where conflicts with utilities, sightlines, and/or
driveway areas.
d.Exterior Lighting. Except where otherwise stated, lighting shall comply with
Section 19.1-205 of the Zoning Ordinance. Exterior lighting shall meet the
following standards:
i.Lamp Posts.
1.One lamp post shall be provided for each cluster lot and single-
family lot and shall generally be located where the driveway
intersects the sidewalk, except where sidewalks are not provided,
the lamp post shall generally be located in the front yard near the
end of the driveway.
2.The design of such lamp posts shall be consistent throughout the
Property.
3.The main sidewalk into the development, adjacent to Tract C, shall
be lit by pedestrian-style lights in accordance with a lighting plan to
be approved at the time of plans review.
3216SN0694-2019JAN23-BOS-RPT
ii.Other Exterior Lighting.
1.Exterior lighting shall be designed to enhance the character of each
section and be compatible with development standards of the
project;
2.Freestanding lights shall not exceed a height of 20 feet above
finished grade;
3.Building mounted lights, excluding those for individual dwelling
units, shall be no higher than the roofline or parapet wall;
4.Building mounted lighting visible to the public shall be compatible
with the architectural style of the building which it serves; and
5.Building mounted lights for individual dwelling units shall be
limited to lighting necessary to illuminate entrances into the
dwelling.
e.Roads and Private Pavement. Roads and private pavement shall have concrete
curb and gutter.
f.Bikeways. shall be provided as shown on
the Conceptual Plan and the Bikeways and Trails Plan Chapter of the
comprehensive plan.
g.Sidewalks. Sidewalks shall generally be provided along both sides of all roads that
provide general circulation, as shown on the Conceptual Plan. However, sidewalk
shall only be provided along one side of the street where parallel with the shared
use path adjacent to the northeast property line, as shown on the Conceptual
Plan. Sidewalks shall either be located within right of way or within an easement
h.Hardscaped. For the purposes of hardscape for walkways pursuant to these
stamped concrete, aggregate concrete or decorative pavers and not include
asphalt.
IV.Single Family and Cluster Housing (Tracts A and B) Overall Design Elements.
a.Preliminary Subdivision Plat. Subdivision plans shall be processed through
preliminary subdivision plat review.
b.
i.In addition to the requirements of the zoning ordinance,
association shall be responsible for properly maintaining and repairing on-
site improvements including, but not limited to, all common areas, open
space, street trees, sidewalks not located in the public right of way, and
3316SN0694-2019JAN23-BOS-RPT
ii.In accordance with the requirements of Section 19.1-303 of the Zoning
Ordinance, the sub-divider shall be responsible for the maintenance and
operation of the association is controlled by the residents of the
subdivision. Control of the operation of the association by the residents
for the Property shall not occur prior to the issuance of certificates of
occupancy for a minimum of 143 dwelling units. Such requirement shall be
specified in restrictive covenants.
c.Focal Points. A minimum of 0.75 acres of centrally located open space shall be
provided as a focal point. This area shall be inclusive of required common area.
Part of the focal point area shall be hardscaped, which shall include asphalt paths
for this use, with benches and other amenities that accommodate and facilitate
neighborhood gatherings. Construction of the focal points shall occur in
conjunction with the development of the subdivision section in which the focal
point is located, and no additional subdivision sections shall be recorded until the
required focal point(s) is completed.
d.Mailboxes. Individual lot mailboxes, or cluster mailboxes, and supporting posts
shall be of a consistent design and color throughout the development. The boxes
and posts shall be made of low maintenance material, as approved by the
planning department at the time of plan review.
e.Fencing. Fencing shall be constructed of decorative maintenance-free material.
No chain link fencing shall be permitted.
f.Recreational Facilities. Active and passive recreational facilities shall be
permitted. At a minimum, these shall include:
i.A clubhouse shall be located outside required focal point areas. The
clubhouse shall have a minimum gross square footage of 2,000 square
feet. A maximum of 25 percent of the lots shown on the overall
conceptual plan shall be issued a building permit prior to release of a
building permit for the clubhouse. Prior to the issuance of building permits
for more than 50 percent of the lots shown on the overall conceptual plan,
an occupancy permit shall have been issued for the clubhouse.
ii.Walking paths, benches, gathering areas, and a dog park shall be provided
as pedestrian scale amenities.
iii.A pier, which would permit observation and launching of personal
watercraft such as canoes, kayaks and paddle boards, shall also be
provided subject to permitting.
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iv.Other amenities, such as picnic areas, pocket parks, pickle ball court(s),
storage structures for personal watercraft such as canoes, kayaks and
paddle boards; and a small noncompetition sized pool, may be provided.
g.Other Recreational Use Restrictions.
i.Outdoor playfields, courts, swimming pools and similar active recreational
areas, not including a dock or other recreational uses along the reservoir,
shall be set back 100 feet from the overall project boundary, 25 feet from
internal roads, and 50 feet from Woolridge Road;
ii.Clubhouses, and associated parking, as well as pavilions and other indoor
facilities, if provided, shall be set back 20 feet from internal road and 100
feet from the overall project boundary; and
iii.Except where trails connect to property adjacent to the project, trails shall
be set back a minimum of 50 feet from the adjacent Foxfire Subdivision.
V.Single Family Housing Tract A Standards (R-12 Lots).
a.Subdivision Standards.
i.Acreage and Lots. Tract A shall contain 5.02 acres and be limited to a
maximum of 10 lots.
ii.Tree Preservation. A twenty (20) foot tree preservation strip shall be
maintained in open space along The Landing at Swift Creek, adjacent to
Tax IDs 716-681-7692 and 716-682-9114. All trees greater than six inches
in caliper (as measured 12 inches above ground surface) within the Tree
Preservation Area shall be retained.
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b.Lot and Building Standards.
Table V.A. Required Lot and Building Standards Single Family Housing Tract (Tract A)
A.Lot Standards
1.Area (square feet) \[1\] 12,000
2.Width (feet) 100
3.Lot coverage (maximum %) 30
B.Road Frontage (feet) \[2\]
1.Permanent cul-de-sac 30
2.Radius of a loop street 30
3.Other roads \[3\] 50
C.Principal Building Setbacks (feet)\[4\]
1.Front yard \[5\]
a.Non-cul-de-sac 40
b.Permanent cul-de-sac 25
2.Interior side yard 15
3.Corner side yard 20
4.Rear yard
a.Non-through lot 25
b.Through lot 40
D.Minimum Gross Floor Area of Individual Dwelling
2500 sq. ft.
Units
Lesser of 3 stories or 40
\[6\]
E.Principal Building Heights (maximum)
feet
Subject to Section 19.1-
F.Accessory Building Requirements
304
Notes for Table V.A
\[1\] The area of a lot which shares a common boundary with a buffer or bikeway shall not
be reduced in accordance with Sec. 19.1-306.
\[2\] For flag lots, road frontage may be reduced to 30 feet.
\[3\] Frontage on the terminus of a stub street does not meet the requirements for road
frontage unless through the preliminary plat review process it is determined that
extension of the stub street is not needed to serve future development.
\[4\] Setbacks may be impacted by Buffer, SetbacksGenerally, Permitted Yard
Encroachments for Principal Buildings, Floodplain, Chesapeake Bay or Upper Swift Creek
Watershed regulations.
\[5\] Minimum setbacks shall be increased where necessary to obtain the required lot
width at the front building line.
\[6\] Height limits are subject to Article IV, Division 2.
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c.Other Required Housing Standards.
i.Front Yards. Except for the foundation planting bed, all front and
corner side yards shall be sodded and irrigated.
ii.Front Foundation Planting Beds. Foundation planting is required along
the entire front façade of all the units and shall extend along all sides
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 spaced a maximum of four (4) feet apart
and may also include spreading groundcovers. Unit corners shall be
-
planting.
iii.Walkways. A minimum of a four (4) foot wide hardscaped front walk
shall be provided from the driveway to each dwelling unit.
iv.Driveways. All private driveways serving residential uses shall be
brushed concrete, stamped concrete, exposed aggregate concrete,
decorative pavers, or asphalt.
v.Architecture.
1.Conceptual Elevations. Development of the Property shall
be in general conformance with the architectural appearance
in The Landing at Swift Creek subdivision.
2.Elevation Repetition. Dwelling units with the same
elevation, not including the same style (i.e. Craftsman,
Farmhouse, etc.), shall not be located adjacent to, directly
across from, or diagonally across the street from each other
on the same street. This requirement does not apply to units
on different streets backing up to each other.
3.Exterior Facades. Acceptable siding materials include brick,
stone, stucco (E.F.I.F.), shake shingle or scallops, board and
batten, horizontal lap exclusive of dutch lap, horizontal board
and batten or a combination thereof. Siding may be
manufactured from natural wood or cement fiber board,
including, but not limited to, hardiplank. Plywood, vinyl, and
metal siding are not permitted; provided, however, that vinyl
material shall only be permitted for trim or soffits. Additional
siding requirements:
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a.Where a dwelling borders more than one street, all
street-facing facades shall be finished in the same
materials.
b.Synthetic stucco (E.F.I.S.) siding shall be finished in
smooth, sand or level texture. Rough textures are not
permitted.
4.Foundations. All exposed portions of the foundation of
each new dwelling unit shall be faced with brick or stone
veneer.
5.Porches and Stoops.
a.Front Porches. All front entry stoops and front porches
shall be constructed with continuous masonry
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 or metal railing with vertical
pickets or swan balusters. Pickets shall be supported
on top and bottom rails that span between columns.
b.Front Porch Flooring. Porch flooring may be concrete,
exposed aggregate concrete, or a finished paving
material such as stone, tile or brick, finished (stained
dark) wood, or properly trimmed composite decking
boards. Unfinished treated wood decking is not
acceptable. All front steps shall be masonry to match
the foundation.
6.Roofing. Roofing material shall be dimensional architectural
shingles or better with a minimum 30-year warranty.
7.Front Loaded Garages.
a.Front loaded garages shall be located no closer to the
street than the front façade of the dwelling unit.
b.Front loaded, and corner side loaded garages, shall use
an upgraded garage door. An upgraded garage door is
any door with a minimum of two (2) enhanced
features. Enhanced features shall include windows,
raised panels, decorative panels, arches, hinge straps
or other architectural features on the exterior that
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enhance the entry (i.e. decorative lintels, shed roof
overhangs, arches, columns, keystones, eyebrows,
etc.). Flat panel garage doors are prohibited.
8.Heating, Ventilation and Air Conditioning (HVAC) Units, and
Whole House Generators. Units shall initially be screened from
view by landscaping or low maintenance material.
9.Detached Garages and Accessory Structures. Detached
garages and accessory structures architecturally compatible
and employing comparable materials to that of the dwelling
unit.
10.Fireplaces, Chimneys and Flues.
a.Chimneys. Masonry fireplace chimney chases shall be
constructed of brick or stone, or with a façade
matching the adjacent façade material.
b.Direct Vent Fireplaces. Direct vent gas fireplace boxes,
which protrude beyond the exterior face 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 material.
d.Single Family Housing Tract Accessory Structure Standards.
i.Size Limitation. The gross square footage of all accessory buildings on
a lot shall not exceed the gross square footage of the primary
dwelling, excluding any basement.
ii.Height Limitations. Except as outlined in Section 19.1-223, the height
of an accessory building shall not exceed the greater of one-half the
height of the principal building, or 25 feet.
iii.Setbacks. Except as outlined in Section 19.1-233, setbacks for an
accessory building shall be as shown in Table V.A.2.
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Table V.A.2.
Accessory building less than 12 feet in height and less than 1000 gross square feet in
area, or detached structure with a floor elevation of 1 foot or more above ground
elevation
Yard and Setback (feet) \[1\]
Rear Non-Rear
Interior Corner
Through Through Front
Side Side
Lot \[2\] Lot
Lesser of 1/2 the
3.75 30 10 30 average depth of the
lot or 80 feet
Accessory building 12 feet or more in height and less than 1000 gross square feet in
area; or detached structure 12 feet or more in height
Lesser of 1/2 the
7.5 30 12.5 30 average depth of the
lot or 80 feet
Accessory building 1000 gross square feet or greater in area
Lesser of 1/2 the
7.5 30 25 30 average depth of the
lot or 80 feet
Notes for Table V.A.2
\[1\] Eaves may encroach 3 feet into required setback.
\[2\] Setbacks from a buffer required by Sec. 19.1-263.B. which encroach into or abuts a
lot shall be 5 feet.
VI.Cluster Housing Tract B Standards.
a.Cluster Housing Tract Subdivision Standards.
i.Acreage and Lots. Tract B shall contain 90.5 acres and be limited to a
maximum of 181 lots.
ii.Age Restriction. Except as otherwise prohibited by the Virginia Fair
Housing Law, the Federal Housing Law, and such other applicable federal,
state, or local legal requirements, all dwelling units in Tract B shall be
Housing Law and shall have no persons under 19 years of age domiciled
-
age-restricted shall be noted on the subdivision plat and such limitation
shall be recorded as a deed restriction on each affected lot.
iii.Buffer. A fifty (50) foot buffer shall be provided and maintained in
accordance with Zoning Ordinance requirements for fifty (50) foot buffers
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along the northwestern and southwestern property lines as shown on the
Conceptual Plan. No recreational paths shall be permitted within these
buffers.
b.Cluster Housing Tract Lot and Building Standards.
Table VI.B. Required Lot and Building Standards - Cluster Housing Tract (Tract B)
Lot Type A Lot Type B
A.Lot Standards
1.Area (square feet) \[1\] 4500
7,000
2.Width (feet) 50
70
3.Lot coverage (maximum %) 60
50
B.Road Frontage (feet) \[2\]
1.Permanent cul-de-sac
30 30
2.Radius of a loop street
30 30
3.Other roads \[3\]
50 50
C.Principal Building Setbacks (feet)\[4\]
1.Front yard \[5\]
a.Non-cul-de-sac 15
20
b.Permanent cul-de-sac 10
15
2.Interior side yard 5.5
7.5
3.Corner side yard 15
20
4.Rear yard
a.Non-through lot 15
25
b.Through lot 15
20
D.Minimum Gross Floor Area of Individual
1600 sq. ft.
Dwelling Units
E.Principal Building Heights (maximum) \[6\]
Lesser of 3 stories or 40 feet
F.Accessory Building Requirements
Subject to Section 19.1-304
Notes for Table VI.B.
\[1\] The area of a lot which shares a common boundary with a buffer or bikeway shall not
be reduced in accordance with Sec. 19.1-306.
\[2\] For flag lots, road frontage may be reduced to 30 feet.
\[3\] Frontage on the terminus of a stub street does not meet the requirements for road
frontage unless through the preliminary plat review process it is determined that
extension of the stub street is not needed to serve future development.
\[4\] Setbacks may be impacted by Buffer, Setbacks--Generally, Permitted Yard
Encroachments for Principal Buildings, Floodplain, Chesapeake Bay or Upper Swift
Creek Watershed regulations.
\[5\] Minimum setbacks shall be increased where necessary to obtain the required lot width
at the front building line.
\[6\] Height limits are subject to Article IV, Division 2.
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c.Other Required Cluster Housing Standards.
i.Front and Corner Side Yards. Except for foundation planting beds, front
and corner side yards shall be sodded and irrigated.
ii.Front Foundation Planting Beds. Foundation planting is required along the
entire front façade of all units and shall extend along all sides facing a
public street. Foundation planting beds shall be a minimum of four feet
the unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscaping edging material. Planting beds shall
include medium shrubs spaced a maximum of four (4) feet apart and may
also include spreading groundcovers. Unit corners shall be visually
iii.Walkways. A 4-foot-wide hardscaped walkway shall be provided from the
driveway or sidewalk along the front of the lot to the front entry.
iv.Driveways. All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete, decorative
pavers, or asphalt.
v.Heating, Ventilation and Air Conditioning (HVAC) Units, and Whole House
Generators. Units shall initially be screened from view by landscaping or
low maintenance material.
vi.Architecture.
1.Conceptual Elevations. Development of the Property shall be in
general conformance with the architectural appearance as shown
in the attached elevations in Exhibit A.
2.Elevation Repetition. Dwelling units with the same elevation, not
including the same style (i.e. Craftsman, Farmhouse, etc.), shall not
be located adjacent to, directly across from, or diagonally across
the street from each other on the same street. This requirement
does not apply to units on different streets backing up to each
other. A maximum of 35% of cluster dwelling units shall have the
3.Siding. Acceptable siding materials include brick, stone, stucco
(E.I.F.S.), shake shingle or scallops, board and batten, horizontal
lap, horizontal board and batten, cement fiber board, premium
combination thereof. Plywood and metal siding are not permitted.
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Synthetic stucco (E.I.F.S.) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
4.Foundations. All exposed portions of the foundation of each
dwelling unit shall be faced with brick or stone veneer. Stepping
the siding down below the first floor shall only be permitted in
circumstances of unique topographical conditions such as high
crawl space or basement foundations. Step downs shall be
permitted on the side and rear elevations only, with a maximum of
two (2) steps permitted on any elevation, and with a minimum
separation of eight (8) feet between steps. A minimum of 24 inches
of exposed brick or stone shall be required, unless a lesser amount
is approved by the Planning Department due to unique design
circumstances. If the dwelling unit is constructed on a slab, brick or
stone shall be employed around the base of the front of the
dwelling unit a minimum twenty-four (24) inches and on the sides
and rear of the dwelling unit a minimum eight (8) inches above
grade so as to give the appearance of a foundation.
5.Corner Side Façade Fenestration. On corner lots, the corner side
façade of dwelling units shall employ complimentary fenestration
to that of the front façade, including twenty-four (24) inches of
brick or stone if unit is constructed on slab.
6.Front Porches. Where elevated more than eight (8) inches, front
entry stoops and front porches shall be constructed with
(5) feet deep. Space between piers under porches shall be
enclosed with framed lattice panels. Where provided or required
by code on elevated porches, handrails and railings shall be vinyl or
metal railing with vertical pickets or swan balusters. Pickets shall
be supported on top and bottom rails that space between
columns.
7.Roofing. Dimensional architectural shingles or better, with a
minimum 30-year warranty and algae protection warranty shall be
used. Accent roofing material shall be permitted.
8.Front or Corner Side Loaded Attached Garages. Front or corner
side loaded garages shall meet the following standards:
a.Front loaded attached garages shall be permitted to extend
as far forward from the front line of the main dwelling as
the front line of the front porch provided that the rooflines
of the porch and garage are contiguous. Where the
rooflines are not contiguous, garages shall be permitted to
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project a maximum of two (2) feet forward of the front line
of the main dwelling.
b.Width of garage doors shall not exceed 50 percent of the
as applicable.
c.Front loaded, and corner side loaded garages, shall use an
upgraded garage door. An upgraded garage door is any
door with a minimum of two (2) enhanced features.
Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other
architectural features on the exterior that enhance the
entry (i.e. decorative lintels, shed roof overhangs, arches,
columns, keystones, eyebrows, etc.) Flat panel garage
doors are prohibited.
9.Detached Garages and Accessory Structures. Detached garages and
accessory structures architecturally compatible and employing
comparable materials to that of the dwelling unit.
10.Fireplaces, Chimneys and Flues.
a.Chimneys. Masonry fireplace chimney chases shall be
constructed of brick or stone, or with a façade matching the
adjacent façade material.
b.Direct Vent Fireplaces. Direct vent gas fireplace boxes,
which protrude beyond the exterior face 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 material.
11.Exterior Maintenance.
development shall be responsible for properly maintaining Type B
dwelling unit exteriors to exclude windows and doors. Dwelling
d.Cluster Housing Tract Accessory Structure Standards.
i.Size Limitation. The gross square footage of all accessory buildings on a lot
shall not exceed the gross square footage of the primary dwelling,
excluding any basement.
ii.Height Limitations. Except as outlined in Section 19.1-223, the height of an
accessory building shall not exceed the greater of one-half the height of
the principal building, or 25 feet.
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iii.Setbacks. Except as outlined in Section 19.1-223, setbacks for an accessory
building shall be as shown in Table VI.B.2.
Table VI.B.2.
Accessory building less than 12 feet in height and less than 1000 gross square feet in
area, or detached structure with a floor elevation of 1 foot or more above ground
elevation
Yard and Setback (feet) \[1\]
Rear Non Rear
Interior Corner
Through Through Front
Side Side
Lot\[2\] Lot
Lesser of 1/2 the
3.75 30 10 30 average depth of the
lot or 80 feet
Accessory building 12 feet or more in height and less than 1000 gross square feet in area;
or detached structure 12 feet or more in height
Lesser of 1/2 the
7.5 30 12.5 30 average depth of the
lot or 80 feet
Accessory building 1000 gross square feet or greater in area
Notes for Table VI.B.2
\[1\] Eaves may encroach 3 feet into required setback.
\[2\] Setbacks from a buffer required by Sec. 19.1-263.B. which encroach into or abuts a lot
shall be 5 feet.
VII.Group Care Tract C Standards.
a.Tract Size and Use. Tract C shall be 7.83 acres. The permitted uses shall be
limited to a Group Care Facility having a maximum of 115 beds. The residents
shall be those needing assistance with daily living, including, but not limited to,
monitoring activities, medications and other personal health care and personal
services. All meals will be provided by a central kitchen/dining area for
residents of these beds. The facility shall be licensed as an Assisted Living
Facility by the Virginia Department of Social Services.
b.Tract C Required Conditions.
i.Standards. Except as stated herein, development shall conform to
Emerging Growth Design District standards for Corporate Office (O-2)
Districts.
ii.Enhanced Landscaping along Woolridge Road. In addition to the
requirements of the zoning ordinance, a double staggered hedgerow of
medium shrubs that is maintained at a height of 3 to 5 feet or berms,
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walls, ornamental fence, or combination to minimize visibility shall be
provided for the length of any parking area along Woolridge Road.
iii.Architecture. In addition to the requirements of the Emerging Growth
Design District standards, the architectural style, materials and colors shall
be as depicted in the elevations shown in Exhibit B. Buildings shall
incorporate equal 4-sided architecture such that no façade shall consist of
inferior materials, or be of inferior quality, appearance or detail to any
other exterior of the same building.
iv.Loading and Deliveries Hours Limitation. There shall be no loading or
deliveries between the hours of 9 PM and 6 AM.
v.Height. The group care facility shall not exceed a height of the lessor of
3 stories or 50 feet.
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ATTACHMENT 3
TRACT PLAN
(September 13, 2018)
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ATTACHMENT 4
CONCEPTUAL PLAN
(October 29, 2018)
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ATTACHMENT 5
EXHIBIT A - CLUSTER HOUSING ELEVATIONS
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ATTACHMENT 6
EXHIBIT B - GROUP CARE FACILITY ELEVATIONS
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ATTACHMENT 7
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