18SN0794
CASE NUMBER: 18SN0794 (AMENDED)
APPLICANTS: Ashlake Villas, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
LYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Public Hearing:
APRIL 24, 2019
BOS Time Remaining:
365 DAYS
s:
MITCHELL BODE (804-270-7701)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
16.6 Acres 7501 Ashlake Parkway
THE VILLAS AT ASHLAKE
REQUESTS (AMENDED)
REQUEST I (Foundation Treatment). Amendment of zoning approval (Case 16SN0558) relative to
foundation treatments on dwelling units. Specifically, amendment of Proffered Condition 14 is
proposed to use different foundation treatment material.
REQUEST II (Fencing). Amendment of zoning approval (Case 16SN0558) relative to fencing.
Specifically, amendment of Proffered Condition 21 is proposed to provide for alternative fencing and
supplemental landscaping.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, exhibits, and existing zoning conditions are located in Attachments 1-4.
SUMMARY
An 83-unit age-restricted multi-family residential community is being developed. With construction
of 17 buildings, it was determined that the grey epoxy-like coating used as a foundation treatment is
not performing as well as anticipated. The applicant is seeking amendment of Proffered Condition
14 (Case 16SN0558) to replace the grey epoxy-like coating with a protective white aluminum flashing
on exposed portions of dwelling unit foundations and install solid PVC trim board under all patio
door thresholds.
With the approval of Case 16SN0558, Proffered Condition 21 was offered to require a 6-foot tall solid
board fence along the eastern property line to address concerns of adjacent property owners within
Cloverhill Estates subdivision regarding the visibility of the rears of multi-family units. Since
development of the project in underway, the applicant offers that the slope along the eastern
property line would provide better screening than the required 6-foot fence along the majority of
this boundary. As such, the applicant is seeking to amend Proffered Condition 21 to propose an
alternate plan for fencing along the property line adjacent to Cloverhill Estates subdivision (Exhibits
C-1 and C-2, Attachments 2 and 3).
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
REQUEST I (Foundation Treatment) APPROVAL
Proposed foundation treatments provide improved durability to that approved
under the existing zoning
STAFF
REQUEST II (Fencing) The existing condition relative to fencing adjacent to
Cloverhill Estates was negotiated with area property owners. After public input,
should the Commission and Board wish to approve this request, acceptance of
Proffered Condition 2 would be appropriate.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use with density of 2.0 dwellings per
acre.
Surrounding Land Uses and Development
Ashbrook
Parkway
Single
family
Single-
residential
family
Ashbrook
Residential
Cloverhill
Estates
Ashlake
Winterpock
Parkway Road
Single-family &
Agricultural
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-MF of 20 acres with conditional use planned development to
permit an 82-unit age-restricted multifamily (quad-plex style) residential
16SN0558*
development. Proffered Conditions addressed façade and foundation
Approved
treatments, dwelling size, access and road improvements, sidewalks, street trees,
(3/2016)
landscaping, lighting, recreational amenities, impact on capital facilities (cash
proffer), environmental features, and fencing.
17SN0688* Amendment of Case 16SN0558 to reduce cash proffers and increase the
Approved permitted number of units from 82 to 83 units.
(2/2017)
*The staff reports for these cases analyzed the impact of the proposed development on public
f
Proposals
REQUEST I (Foundation Treatment) The applicant is requesting an amendment of Proffered
Condition 14 of Case 16SN0558 to replace the use of a protective grey epoxy-like coating for
foundation treatments with a protective white aluminum flashing. In addition, solid PVC board
would be installed under all patio door thresholds. The applicant has indicated that these
replacement materials will serve to better protect the exposed portions of the foundation
treatment as the grey epoxy-like coating has been found to be susceptible to damage from contact
during activities such as lawn maintenance. In addition, the applicant will warrant the
performance of the foundation treatment materials and labor for a minimum of 10 years from
the date of recordation of each phase of the condominium project.
Proffered Condition 1.b. would require all foundation treatment replacement to be completed
within ninety (90) days of approval of the case. The building numbers are identified in the
proffer and on Exhibit C-1. (Attachments 1 and 2)
Staff notes that the proposed foundation treatments provide improved durability and supports
this request.
REQUEST II (Fencing) An amendment is also requested to Proffered Condition 21 of Case
16SN0558 which requires a 6-foot high board or solid vinyl fence along the eastern property line.
This proffer was offered concerns within Cloverhill Estates about visibility
of the rears of the multi-family units. As the project is being developed, the applicant finds that
the existing fence condition would not be helpful with screening given the slope along the eastern
property boundary. The applicant proposes a revised fencing plan that integrates existing and
required landscaping with alternative fencing (pressure treated wood with solid board and split rail
designs) and supplemental landscaping to provide for screening of the development from
Cloverhill Estates.
After public input, should the Commission and Board wish to approve this request, staff finds
acceptance of Proffered Condition 2 would be appropriate.
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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Steve Adams (804) 748-1037 adamsSt@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
4/13/2018 Application submitted
10/10, 10/18 & Application amended
10/22/18 and
1/30/19
4/13 & 10/10/18 and Proffered conditions and exhibits submitted
1/30, 2/21 & 3/12/19
Community Meeting
11/1/18 Issues Discussed:
Problems with durability of newly installed aluminum flashing material
Purpose of the foundation treatment
Flashing installation in other communities
Proposed fence does not provide screening
Alternative design and material used for the proposed fence
1/16/19
PVC treatment to include all buildings
Aluminum flashing deficiencies
Location of fence
Stabilization of slope at fence location
d
Planning Commission
3/19/19 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, April 24, 2019, beginning at 6:00 p.m., will consider
this request.
718SN0794-2019APR24-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(March 12, 2019)
Note: The Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The property owners and applicants in this case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their
successors or assigns, proffer that the property under consideration will be developed according to the
following proffers if, and only if, the request submitted herewith is granted with only those conditions
agreed to by the owners and applicant. In the event this request is denied or approved with conditions
not agreed to by the owners and applicants, the proffers shall be null and void and of no further force or
effect.
The Applicant hereby amends Proffered Condition 14 of Case 16SN0558 to read as follows:
1.Foundation Treatment.
a.All exposed portions of the foundation, with the exception of exposed piers supporting
front porches shall be faced with brick or stone veneer or two (2") R-10 perimeter
styrofoam minimum twenty four inch (24") insulation with a protective white aluminum
flashing where visible to a point of six inches (6") above grade. Solid PVC trim board
shall be installed under patio door threshold. If R-10 styrofoam insulation with a
protective aluminum flashing is used, the applicant, or any successor in interest, shall
warrant the performance of the foundation treatment materials used and labor for a
minimum of 10 years from the date of recordation of each phase of the condominium.
b.Within three (3) months of the approval of this request, the applicant shall complete all
work necessary to correct the foundation treatments of the following buildings in
accordance with 1.a. above and as referenced on Exhibit C-1: Buildings 1, 2, 3, 9, 10, 11,
12, 13, 14, 15, 16, 17, 18, 19, 20, 21 and the clubhouse. (P and BI)
The Applicant hereby amends Proffered Condition 21 of Case 16SN0558 to read as follows:
2.Fencing. -
and Ashbrook Parkway frontages of the Property. The fencing provided and maintained along
the property lines adjacent to Cloverhill Estates subdivision from Ashbrook Parkway to the
southwest corner of TAX ID 721-668-1879 shall be in substantial conformance with Exhibit C-1.
The fencing provided and maintained between buildings 7, 8, 9 and 10 shall be in substantial
conformance with Exhibit C-2. All fencing shall be maintained by the Condominium Association.
(P)
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ATTACHMENT 2
EXHIBIT C1 OVERALL PLAN (FENCING & LANDSCAPING)
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ATTACHMENT 3
EXHIBIT C2 ADDITIONAL FENCE & LANDSCAPING
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ATTACHMENT 4
CASE 16SN0558 APPROVED PROFFERED CONDITIONS
1.Master Plan. The Textual Statement last revised February 16, 2016,
shall be considered the Master Plan. (P)
2.Elevations/Exterior Facades. Development of the Property shall be in
general conformance with the architectural appearance shown on the
elevations attached hereto as Exhibits B-1 and B-2. Any substantial
modifications shall be approved by the Planning Commission in conjunction
with plans review.
a. Roof material shall be 30 year architectural/dimensional asphalt
composition shingle.
b. Facades of each building, in the aggregate, shall have a minimum of sixty
(60) percent brick or stone masonry, but in no event shall a facade have
less than ten (10) percent brick or stone masonry. The height of the
brick and stone shall be permitted to vary to allow for a mixture of
design features. Measurement of the requirement for masonry facade
treatment shall be exclusive of facades within courtyards screened with
a minimum six (6) foot vinyl fence, as well as windows, gable vents,
dormers, doors, trim, soffit, fascia, balconies and porches.
c. Other acceptable siding materials shall include engineered wood (e.g. LP
Smartside) and horizontal lap siding. Horizontal lap siding shall be
manufactured from natural wood or cement fiber board. Plywood, vinyl
and metal siding are not permitted. Painted wood trim is not permitted.
Additional siding requirements:
i.A variety of facing materials shall be used on any one facade
of any building. A minimum of two (2) facing materials shall be
used on any one facade of any unit.
ii. Buildings with the same color palette, percentages of siding
materials, and landscaping shall not be permitted side- by-side to
create diversity and interest along the streetscapes. (P and BI)
3. Age Restriction. In accordance with the Virginia Fair Housing Law, the federal
Housing Law, and such other applicable federal, state, or local legal
as defined in the Virginia Fair Housing Law and no persons under the age of 19
shall reside therein. (P)
4. Access.
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a. Direct vehicular access from the Property to Ashlake Parkway and
Ashlake Parkway Extended shall be limited to one (1) public road and
one emergency vehicular access. The exact location of these access
points shall be approved by the Transportation Department.
b. No direct vehicular access shall be provided from
the Property to Ashbrook Parkway or Bethia Road, except for a
temporary construction entrance. (T)
5. Public Roads. All roads that accommodate general traffic circulation through
ined by the Transportation
Department, shall be designed and constructed to VDOT road standards and
taken into the State System. (T)
6. Sidewalks. Sidewalks shall be provided on both sides of the interior street
rights of way. The treatment and location of these sidewalks shall be approved
by the Planning Department at the time of site plan review. (P)
7. Street Trees. Street trees shall be planted along both sides of the interior roads
and the entrance road from Ashlake Parkway into the development in
accordance with Zoning Ordinance requirements. (P)
8. Supplemental Landscaping. Supplemental landscaping shall be provided around
the perimeter of all buildings, between buildings and driveways, within
medians, and within common areas. Such landscaping shall be designed to:
minimize the predominance of building mass and paved areas; define private
spaces; and enhance the residential character of the development. The
Planning Department, at the time of site plan review, shall approve the
landscaping plan with respect to the exact numbers, spacing, arrangement and
species of plantings. (P)
9. Lighting. Street lights shall be decorative and residential in character with a
non-glare design. Light poles shall have a maximum height of fifteen (15) feet
and shall be located generally along the interior roads as approved by the
Planning Department during plans review. (P)
10. Recreation Areas/Focal Point. A minimum of two (2) acres shall be provided in
the clubhouse area, the entrance area, pocket parks and other natural areas.
The clubhouse shall serve as a focal point. Part of these areas shall be
amenities such as benches, a pergola, a gazebo and pavers that accommodate
and facilitate gatherings. The exact design and location shall be approved by the
Planning Department at the time of site plan review. The clubhouse shall have a
minimum of 2,500 square feet of gross floor area and shall include a pool. The
clubhouse shall be constructed during the first phase of development and shall
be completed before the issuance of the twentieth certificate of occupancy in
the development. The undeveloped southeastern portion of the Property which
abuts the southern property lines of Lots 46 through 56 of Cloverhill Estates
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subdivision shall be utilized for passive recreation and/or pedestrian trails only.
(P)
11. Notification. The developer shall be responsible for notifying by first class mail
the last known representative on file with the Chesterfield County Planning
Department of Cloverhill Estates Subdivision of the submission of any site plan
for the development. Such notification shall occur as soon as practical, but in no
event less than twenty-one (21) days prior to the approval of such plans. The
developer shall provide the Planning Department with evidence that such
notice was sent. (P)
12. Garage Doors. Visual impacts of garage doors shall be minimized through the
use of architectural fenestration and/or orientation. (P)
13. Driveways/Front Walks. All private driveways shall be hardscaped (concrete,
asphalt or pavers). Paved front walks from buildings shall be provided a
minimum of three (3) feet in width. (P)
14. Foundation Treatment. All exposed portions of the foundation, with the
exception of exposed piers supporting front porches of each new dwelling unit
-10 perimeter
epoxy-like coating where vi
BI)
15. Virginia Condominium Act. All dwelling units on the property shall be
condominiums as defined and regulated by the Virginia Condominium Act, and
all common areas and improvements therein shall be maintained by a
condominium association. (P)
16. Impact on Capital Facilities. For each dwelling unit, the applicant, sub-divider, or
assignee(s) shall pay the following to the County of Chesterfield, prior to the
issuance of a building permit for infrastructure improvements within the service
district for the Property, unless state law prevents enforcement of that timing:
a. $11,152, the maximum cash proffer acceptable per current policy less
the amount of the calculation dedicated to schools, per dwelling unit,
approval of the case through July 1 four years later, at which point the
amount will be adjusted for the cumulative change in the Marshall and
Swift Building Cost Index during that time period.
b. Thereafter, the per dwelling unit cash proffer amount shall be
automatically adjusted, annually, by the annual change in the Marshall
and Swift Building Cost Index on July 1 of each year.
c. Cash proffer payments shall be spent for the purposes proffered or as
otherwise permitted by law.
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d. 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 be in
addition to, any impact fees, in a manner determined by the County. (B)
17. Right of Way Dedication. Prior to any site plan
approval, a ninety (90) foot wide right-of-way for a north/south major arterial
southern boundary line of the parcel identified as GPIN 720-668-8155 shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield
County. The exact location and alignment of this right-of-way shall be
approved by the Transportation Department. (T)
18. Road Improvements. The following road improvements shall be provided as
required:
a. Construction of two (2) lanes of Ashlake Parkway Extended to VDOT
urban minor arterial standards (50 MPH), with modifications approved
by the Transportation Department, from the current terminus of
Ashlake Parkway to the southern Property line.
b. Construction of left and right turn lanes along Ashlake Parkway/Ashlake
Parkway Extended at the approved access.
c. Construction of a sidewalk along the east side of Ashlake
Parkway/Ashlake Parkway Extended for the entire Property frontage.
d. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the improvements
identified in this Proffered Condition. (T)
19. Phasing Plan for Road Improvements. The road improvements listed in
Proffered Condition 18 shall be completed, as determined by the
Transportation Department, as follows:
a. Prior to issuance of any occupancy permits, a left turn lane along
Ashlake Parkway/Ashlake Parkway Extended as identified in Proffered
Condition 18.b, and a sidewalk along Ashlake Parkway/Ashlake Parkway
Extended from Ashbrook Parkway to the approved access as included in
Proffered Condition 18.c.
b. Prior to issuance of building permits for more than a cumulative total of
50 units, two (2) lanes of Ashlake Parkway Extended as identified in
Proffered Condition 18.a; a right turn lane along Ashlake
Parkway/Ashlake Parkway Extended as identified in Proffered
Condition18.b; and a sidewalk along Ashlake Parkway/Ashlake Parkway
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Extended from the approved access to the southern Property line as
included in Proffered Condition 18.c. (T)
20. Density. There shall be no more than eighty-two (82) residential units
developed on the Property. (P)
21. -
Ashlake Parkway and Ashbrook Parkway frontages of the Property. A six(6)
foot high board or solid vinyl privacy fence shall be provided and maintained
along the Property lines adjacent to Cloverhill Estates subdivision from
Ashbrook Parkway to the southwest corner of Tax ID 721-668-1879. (P)
22. Best Management Practice. Any above-ground wet stormwater management
facilities shall have a fountain-type aerator and shall be designed and
landscaped as a water feature for the development. (EE and P)
23. Environmental.
a. Offsite improvements of the existing storm sewer system, as approved
by the Department of Environmental Engineering, in the Ashbrook
Subdivision will be required if this system is used as an outfall for the
development. All improvements shall be shown on the site plan for
review and approval.
b. The post-development 100-year peak discharge into the wetlands and
floodplain along the rear of the lots in Cloverhill Estates shall not exceed
the pre-development 100-year peak discharge.
c. The existing lake in the Ashbrook subdivision cannot be used to provide
pollutant removal credits for the development.
d. The developer shall be responsible for the acceptance of Ashlake
Parkway into the state system from the existing intersection with
Broadreach Drive to the proposed entrance, prior to issuance of the
Certificate of Occupancy (CO) for the fiftieth (50) unit or as otherwise
determined by the Department of Environment Engineering. (EE)
24. Minimum Dwelling Size. Dwellings shall have a minimum of 1,500 square feet
of finished floor area. (P and BI)
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