06SN0144
Condition - 06SN0144 - Henry Jones Family, L.C.
Restrictive Covenants. Prior to recordation of the initial subdivision plat, the following
restrictive covenants, in addition to the Restrictive Covenants provided for in Proffered
Condition 11, shall be recorded:
Additional Architectural Standards for Buildings.
1. Any building exterior oriented towards the northern property boundary
shall have architectural details and exterior finish materials consistent with
the front elevation of the principal structure.
2. Garages along the northern property boundary shall:
a. have roof materials which may include slate, three tab asphalt
shingles and metal standing seam;
b. have roof configurations in the form of gables, and the gables shall
face toward the northern property line; and,
c. have roof pitches between 7:12 and 10:12.
U~/ZZ/Ulj 14:39 FAX 804 379 8215
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August 10, 2006
The Board of Supervisors
Chesterfield County
c/o DarIa Orr
Chesterfield County Planning Dept.
P.O. Box 40
Chesterfield, VA 23832-0040
. ..,.~... -
Re: Henry Jones Family Rezoning Request
06SN0144
Dear Members ofthe Board:
I regret that I am not available to speak to you directly at the puhlic hearing on
this matter on August 23, 2006.
I am the Managing Member of The Barn, LLC, which owns two properties that
front on the Midlothian Turnpike and are immediately adjacent to the proposed Rt. 60
access to the Jones property. At this time, we have approximately two acres of
Wldeveloped land at the rear of our property. Several years ago, in anticipation of the
future development of those acres, we spent over $70,000.00 to bring a sewer line to the
property.
I was initially pleased to see that the proposed plan included the construction of a
public road which will make our undeveloped land more visible and accessible.
However, I was appalled to learn that their proposed rezoning will impose a 100 foot
setback on part of my property, rendering much of it unusable.
In reviewing the plans I note that my property will be viewing an alley, garages, a
"hardscape", and probably a lot of trash cans. I feel that their exposure to us is much
more deserving ofbeing buffered than whatever village scale commercial structures we
might contemplate in the future. I encourage you to impose at least half of whatever
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?ffices Located in Charlottesville . Amherst . Culpeper . Fluvanna . Locust Grove . lvJadis()11 . Nct,,'oll . Orange . J;Vintergreen
500 Westfield Road. Charlottesville, Virginia 22901 , (434) 973.5393 . (800) 793.5393. <'4) 951. 7](;1 Fax
08/22/06 14:39 FAX 804 379 8215
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buffer you feel is appropriate on their side of the property line. I also encourage you to
require significant landscape screening to protect us from direct exposure to what will
undoubtedly be the most unappealing view of their project. I find it grossly unfair that a
rezoning of their property could impose such significant economic consequences on my
property. They are the ones seeking the rezoning. Why should they be allowed to
impose such an unfair "taking" of my property rights?
Thank you in advance for your careful consideration of their request.
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June 28, 2006 BS
Jul)T 26, 2006 BS
August 23, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0144
Henry Jones Family, L.C.
Midlothian Magisterial District
Watkins Elementary, Midlothian Middle and Midlothian High Schools Attendance Zones
West line of Woolridge Road
REQUEST: Rezoning from Residential (R-9) and Light Industrial (1-1) to Residential
Townhouse (R - TH) with Conditional Use Planned Development to permit
exceptions to Ordinance requirements.
PROPOSED LAND USE:
A residential townhouse subdivision with a minimum lot size of 1,520 square feet
is planned (Textual Statement Section 1). A maximum of eight (8) units per acre
is permitted in a Residential Townhouse (R- TH) District, yielding approximately
175 dwelling units.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 6.
AYES: MESSRS. WILSON, BASS AND LITTON.
NAYS: MESSRS. GECKER AND GULLEY.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. While the Midlothian Area Community Plan suggests that the area is appropriate
for a mix of office, commercial and residential uses, this isolated proposal fails to
Providing a FIRST CHOICE community through excellence in public service
insure the coordinated integration of these residential uses with future commercial
development on surrounding properties.
B. The requested exception to the provision of off-street parking may result In
deficiencies in parking.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
The applicant in this rezoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950)
(as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or
assigns (the "Applicant"), proffers that the property under consideration (the "Property") will be
developed according to the following proffers if, and only if, the rezoning request submitted
herewith is granted with only those conditions agreed to by the owner and Applicant. In the
event this request is denied or approved with conditions not agreed to by the Applicant, the
proffers shall immediately be null and void and of no further force or effect:
(epe)
(CPC)
(epc)
(CPC)
1.
Master Plan. The textual statement dated May 15, 2006, and the
Conceptual Layout prepared by Timmons Group, dated November 1,
2005, shall be considered the Master Plan. The site shall be developed in
general conformance with the Conceptual Layout. Conformance shall
require: minimized front setbacks from internal roads; road connections to
adjacent properties in the general vicinity shown on the Conceptual
Layout; use of detached garages with alleys; road configurations
generally as shown on the Conceptual Layout unless otherwise required by
VDOT or the Chesterfield County Transportation Department;
interspersion of open space throughout the Property, with adjacent
townhouses fronting on such open spaces to the extent feasible. (P)
2.
Timbering. Except for timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or diseased
trees, there shall be no timbering on the Property until a land disturbance
permit has been obtained from the Environmental Engineering Department
and the approved devices have been installed. (EE)
3.
Public Water and Wastewater. The public water and wastewater systems
shall be used. (U)
4.
Vehicular Access to Woolridge Road. Direct vehicular access from the
Property to Woolridge Road shall be limited to one (1) public road (the
2
06SN0144-AUG23-BOS
(CPC)
(CPC)
(CPC)
(CPC)
(CPC)
(epe)
"Site Road"). The exact location of this access shall be approved by the
Transportation Department. (T)
5.
Public Roads. All roads that accommodate general traffic circulation
through the development, as determined by the Transportation
Department, shall be designed and constructed to VDOT standards and
taken into the State System. (T)
6.
Detached Garages. Initially all townhouse units shall have detached
garages that are accessed from alleys at the rear of the townhouse lots. (P)
7.
Sidewalks. Sidewalks and trails shall be provided to facilitate pedestrian
access within the development and to adjacent development. Sidewalks
shall be provided generally along both sides of public roads that have units
fronting the road. (P)
8.
Street Trees. Street trees shall be provided along both sides of all public
roads that have units fronting the road. (P)
9.
Building Orientation. With the exception of those units located within 300
feet of Woolridge Road, any townhouse unit located within fifty (50) feet
of the northern perimeter of the Property shall be oriented so that its side
or rear faces toward the northern property line. (P)
10.
Road Improvements. To provide an adequate roadway system, the
Developer shall provide the following road improvements with initial
development of the Property:
a. Construction of additional pavement along North Woolridge Road
at the Site Road intersection to provide a right turn lane into the
Property;
b. Modifications to the traffic signal at the North Woolridge
Road/Walton Park Drivel Site Road intersection to provide for
access to the Property;
c. Construction to VDOT standards and acceptance into the State
System of a two-lane road from a public road within the Property,
as identified in Proffered Condition 5, to Route 60, extending
generally along the eastern property line of Midlothian Middle
School ("North-South Road"), if approved by the Chesterfield
Transportation Department and VDOT. Additional pavement shall
be provided for the North-South Road at its intersection with Route
60, to provide a three-lane typical section (one southbound lane
and two northbound lanes);
d. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the
improvements identified above. In the event the Developer is
3
06SN0144-AUG23-BOS
(epc)
(CPC)
12.
unable to acquire the "off-site" right-of-way that is necessary for
such improvements, the Developer may request, in writing, that the
County acquire such right-of-way as a public road improvement.
All costs associated with the acquisition of the right of way shall
be borne by the Developer. In the event the County chooses not to
assist the Developer in acquisition of the "off-site" right-of-way,
the Developer shall be relieved of the obligation to acquire the
"off-site" right-of-way, and only provide road improvements that
can be accommodated within available right-of-way, as determined
by the Transportation Department. (T)
11.
Restrictive Covenants. Prior to recordation of the initial subdivision plat,
restrictive covenants shall be recorded that provide for the following:
a. An architectural review committee ("ARC"), which, until such
time as the Property is fully built out, shall include, in addition to
the developer's representatives and property owners, one member
selected by the Village of Midlothian Volunteer Coalition and one
member who is a licensed architect.
b. Incorporation of the language set out in the Architectural
Guidelines attached as Exhibit A. The restrictive covenants shall
not be changed for a period of ten (10) years from the date of the
issuance of the first building permit, and the Architectural
Guidelines shall not be changed except by unanimous decision of
the ARC;
c. Enforceability of the restrictive covenants by the Village of
Midlothian Volunteer Coalition-- until such time as the permanent
occupancy permit has been issued for all residential units --
through any applicable administrative process provided by the
restrictive covenants, through judicial review, or through any other
available legal remedy; and
d. Variation in Building Height: Townhome units shall be either two
(2) or three (3) stories in height, not including any attic. In order to
obtain variety in building massing within the Project, no more than
2/3 of the units may have the same number of stories. Variety in
massing may be achieved by variations in the number of stories
both within groups of townhomes and between groups of
townhomes. (P)
Impacts on Capital Facilities. The applicant, subdivider, or assignee(s)
shall pay the following to the County of Chesterfield for infrastructure
improvements within the service district for the property:
a. Prior to the issuance of a building permit for each dwelling unit,
the applicant, subdivider, or assignee(s) shall pay to the County of
4
06SN0144-AUG23-BOS
(CPC)
Chesterfield the following amounts for infrastructure
improvements within the service district for the property:
i) If payment is made prior to July 1, 2006, $15,600.00 per
dwelling unit. At time of payment, $15,600.00 will be
allocated pro-rata among the facility costs as follows:
$602.00 for parks and recreation, $348.00 for library
facilities, $8,915.00 for roads and $404.00 for fire stations
and $5,331.00 for schools; or
ii) If payment is made after June 30, 2006, the amount
approved by the Board of Supervisors not to exceed
$15,600.00 per dwelling unit pro-rated as set forth in
Proffered Condition 12.a.i. above and adjusted upward by
any increase in the Marshall and Swift Building Cost Index
between July 1, 2005, and July 1 of the fiscal year in which
the payment is made.
iii) Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. (B&M)
13.
Geotechnical Report. A geotechnical report prepared by a consultant who
has had previous mining/geoteclmical experience in reclamation of mine
shafts shall be submitted to the Environmental Engineering Department
prior to or in conjunction with any subdivision submission. Upon review
by Environmental Engineering, or its designee, the report may either be
accepted or revisions requested and, if revisions are requested, the report
shall be resubmitted in the same manner for review and acceptance by
Environmental Engineering, or its designee. The report shall include, but
not be limited to, the following:
a. The location and analysis to include., but not be limited to, type
(e.g., mine entrance shaft, air vents, unsuccessful exploratory pits,
etc.), size, and depth of any mining pits or tailing heaps;
b. Fill-in/reclamation procedures; setbacks between the perimeter of
any shaft; and any other measures intended to protect the health,
safety, alld welfare of people and structures;
c. The impact of any horizontal shafts on construction and future
health, safety, and welfare issues;
d. The location and number of soil borings and depth necessary to
confirm that building sites are not impacted by any horizontal
shafts; and
e. The allowable building envelopes and location based on the
geotechnical recommendations.
5
06SN0144-AUG23-BOS
All development on the Property shall comply with the recommendations
of the accepted report. Prior to final subdivision approval, the developer
shall submit to Environmental Engineering evidence of compliance with
the recommendation of the geotechnical report. (EE)
( CPC)
14.
Landscaping Along Woolridge Road. Within the setback along Woolridge
Road, landscaping shall be provided that meets, at a minimum, the
requirements of perimeter landscaping E. (P)
GENERAL INFORMATION
Location:
West line of North Woolridge Road, south of Midlothian Turnpike. Tax ID 731-706-Part
of 3947 (Sheet 6)
Existing Zoning:
R-9 and I-I with Conditional Use Planned Development
Size:
21.8 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - R-7, C-2, C-3 and 0-2; Commercial, office or vacant
South - A, R-MF and C-3; Vacant
East - R-9, 0-2 and A; Commercial or vacant
West - A and R-7; Public/semi-public or vacant
UTILITIES
Public Water System:
There is an existing thirty (30) inch water line extending along the western boundary of
the request property and continuing south along Grove Hill Road. In addition, there is an
existing eight (8) inch water line that terminates approximately 240 feet north of this site.
An easement was left across the property to the north to facilitate extending this water
line to serve the request site. Use of the public water system is intended and has been
proffered. (Proffered Condition 3)
6
06SN0144-AUG23-BOS
Per Utilities Department Design Specifications (DS-21), wherever possible, two (2)
supply points shall be provided for subdivisions containing more than twenty-five (25)
lots.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending across the western
portion of this site. Use of public wastewater is intended and has been proffered.
(Proffered Condition 3)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the south into the existing pond in The Grove. There are
currently no known on- or off-site drainage or erosion problems and none are anticipated
after development. The property is wooded and should not be timbered without obtaining
a land disturbance permit from the Environmental Engineering Department and the
appropriate devices installed. This will insure that adequate erosion control measures are
in place prior to any land disturbance. (Proffered Condition 2)
The zoning case is also located along the edge of the Midlothian Mine District. Due to
unknown locations of these very old mines, air shafts and vents in the general area,
Proffered Condition 13 requires the developer to submit a Geotechnical Report which
will, through the use of borings and other techniques, locate any mine shafts, air vents,
exploratory pits, etc., on the property. The report will also make recommendations based
on the findings as to reclamation, setbacks of buildings, roads, parking or other types of
use needed to address any health, safety and welfare issues.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program.
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six (6) new stations, the Plan also recommends the expansion of five (5)
existing -stations. Based on 102 dwelling units, this request will generate approximately
seventeen (17) calls for fire and emergency medical service each year. The applicant has
addressed the impact of this request on fire and EMS. (Proffered Condition 12)
The Midlothian Fire Station, Company Number 5 provides fire protection and the Forest
View Volunteer Rescue Squad currently provides emergency medical service. When the
7
06SN0144-AUG23-BOS
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:
Approximately fifty-four (54) students will be generated by this development. Currently,
this site lies in the Watkins Elementary School attendance zone: capacity - 752,
enrollment - 759; Midlothian Middle School: capacity - 1,301, enrollment - 1,467; and
Midlothian High School: capacity - 1,589, enrollment - 1,582. The enrollment is based
on September 30, 2005 and the capacity is as of 2005-2006. This request will have an
impact on all schools involved. There are currently seven (7) trailers at Watkins
Elementary and six (6) trailers at Midlothian Middle.
This case, combined with other tentative residential developments and zoning cases in the
zones, would continue to push these schools to capacity, especially at the secondary level.
This case could necessitate some form of relief in the future.
The applicant has addressed the impact of this development on school facilities.
(Proffered Condition 12)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed countywide. Based on projected population growth, The Public
Facilities Plan identifies a need for additional library space throughout the County.
Development of this property would most likely affect the existing Midlothian Library.
The Public Facilities Plan identifies a need for additional library space to serve this area
of the County and recommends a new library in the Robious Road corridor between
Huguenot and James River Roads.
The request addresses the impacts of this development on library facilities. (Proffered
Condition 12)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or
expanded special purpose parks to provide water access or preserve and interpret unique
recreational, cultural or environmental resources. The Plan identifies shortfalls in trails
and recreational historic sites.
The applicant has offered measures to assist in addressing the impact of this proposed
development on these Parks and Recreation Facilities. (Proffered Condition 12)
8
06SN0144-AUG23-BOS
Transportation:
The property (21.8 acres) is currently zoned Residential (R-9) and Light Industrial (1-1),
and the applicant is requesting rezoning to Residential Townhouse (R- TH). The applicant
has prepared a preliminary layout that shows development of 159 residential units on the
property. Based on townhouse trip rates, development could generate approximately 960
average daily trips. These vehicles will be initially distributed along North Woolridge
Road, which had a 2005 traffic count of 11,640 vehicles per day. North Woolridge Road
between Coalfield Road and Walton Park is a four-lane divided facility, and its capacity
is acceptable (Level of Service A) for the volume of traffic it carries.
The T4oroughfare Plan identifies North Woolridge Road as a major arterial. The
applicant has proffered that direct vehicular access from the property to North Woolridge
Road will be limited to one (1) public road intersection (Proffered Condition 4). This
access will align Walton Park Road.
The property will be developed as a townhouse project. Staff recommends that all of the
main streets in these types of developments be accepted into the State Highway System.
Having these streets accepted into the State Highway System will insure their long-term
maintenance. The applicant has proffered that all of the streets that will accommodate
general traffic circulation, will be designed and constructed to State (i.e., the Virginia
Department of Transportation) standards and taken into the State System. (Proffered
Condition 5)
The traffic impact of this development must be addressed. The applicant has proffered the
customary improvements along North Woolridge Road such as a right turn lane and
traffic signal modifications (Proffered Condition 10). In addressing neighborhood
concerns, Proffered Condition 10 also requires the construction of a two-lane public road
from the internal public roads that will be developed on the property, north to Midlothian
Turnpike (Route 60). The section of Route 60 from Winterfield Road to Old Buckingham
Road exceeds its capacity (Level of Service F) for the volume of traffic it carries (45,282
VPD in 2005). Installation of a traffic signal on Route 60 at the proposed public road
intersection would require the installation of a raised median and turn lanes along Route
60. Installing a traffic signal along this section of Route 60 would increase traffic delays
and congestion. Based on planned development in the area, staff does not anticipate that a
traffic signal will be warranted at the proposed public road/Route 60 intersection.
Acquisition of "off-site" right-of-way is not anticipated to be needed for the proffered
road improvements. However, according to Proffered Condition 10, if the developer
needs off-site right-of-way and is unable to acquire it, the developer may request the
county to acquire the right-of-way as a public road improvement. All costs associated
with the acquisition will be borne by the developer. If the county chooses not to assist
with the right-of-way acquisition, the developer will not be obligated to acquire the
off-site right-of-way, and will only be obligated to construct road improvements within
available right-of-way. (Proffered Condition 10)
9
06SN0144-AUG23-BOS
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of this development (Proffered
Condition 12). As development continues in this part of the county, traffic volumes on
area roads will substantially increase. Cash proffers alone will not cover the cost of the
improvements needed to accommodate the traffic increases. No public road
improvements in this part of the county are currently included in the Six- Year
Improvement Plan.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 102* 1.00
Population Increase 277.44 2.72
Number of New Students
Elementary 23.77 0.23
Middle 13.26 0.13
High 17.24 0.17
TOTAL 54.26 0.53
Net Cost for Schools 545,496 5,348
Net Cost for Parks 61,608 604
Net Cost for Libraries 35,598 349
Net Cost for Fire Stations 41,310 405
Average Net Cost for Roads 912,084 8,942
TOT AL NET COST 1,596,096 15,648
* Based on an average actual yield of 4.7 units per acre. The actual number of units and
corresponding impact may vary.
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire
stations at $15,648 per unit. The applicant has been advised that a maximum proffer of $15,600
per unit would defray the cost of the capital facilities necessitated by this proposed development.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants,
the applicant has offered cash to assist in defraying the cost of this proposed zoning on such
capital facilities. (Proffered Condition 12)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
10
06SN0144-AUG23-BOS
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Midlothian Area Community Plan
which designates the property as part of the Village Shopping District and proposed
"Village Square." The Plan envisions this area will serve as the commercial core for the
village. The Plan suggests that a mixture of neighborhood, retail, office, service,
residential and public uses may be appropriate and suggests that development of this area
should be part of a coordinated plan of development for the whole in order to incorporate
compatible amenities such as facade treatments, signage, uses and their locations,
pedestrian amenities and enhancement of historic and natural features, as well as
appropriate integration that will be vital to the long-term success of this commercial core
area. The Plan envisions that over time the small highway-oriented businesses along the
Route 60 corridor will be redeveloped to reinforce the internal focus towards this
"Village Square," therefore appropriate integration between uses on the request property
and commercial uses on properties to the north and south should be carefully considered.
Area Development Trends:
Properties to the north are zoned Residential (R-7), Neighborhood and Community
Commercial (C-3) and Corporate Office (0-2) and are occupied by commercial and
office uses or are vacant. Properties to the south are zoned Agricultural (A), Residential
Multi-family (R-MF) and Community Commercial (C-3) and are planned as part of The
Grove development. Properties to the east are zoned Residential (R-9), Corporate Office
(0-2) and Agricultural (A) and are occupied by commercial uses or are vacant.
Properties to the west are zoned Agricultural (A) and Residential (R-7) and are occupied
by pubic/semi-public use (public school) or are vacant. The Plan suggests that this area
should serve as the commercial core of the Midlothian Village. While the Plan suggests a
mix of Commercial Office residential and public uses the Plan provides that
consideration should be given to coordinated integration of properties in the area.
Site Design:
The 21.8 acre request property is proposed for Residential Townhouse (R - TH) zoning to
be developed as a residential townhouse subdivision. The development will have design
features which include sidewalks, street trees, open spaces and a focal point. In addition,
development will be generally as depicted on the Conceptual Layout prepared by
Timmons Group, dated November 1, 2005 (Attachment), as described in the Textual
Statement (Attachment) and as provided in the proffered conditions. Additional
architectural design is provided within the "Architectural Guidelines" proposed to be
recorded as restrictive covenants. (Attachment)
The request property lies within the Midlothian Village Core. The Village District
Standards are intended to maintain and reinforce the character, identify and pedestrian
scale of the village by continuing and enhancing existing patterns of development. The
11
06SN0144-AUG23-BOS
Zoning Ordinance specifically addresses setbacks, parking, landscaping and architectural
treatment for non-residential development within these village areas. Where not
addressed in the Village District Standards, aspects of the site development such as
access, buffers and screening are addressed in the Emerging Growth District Standards
and County-wide Development Standards which promote high quality, well-designed
projects. These standards do not apply to residential developments.
Proffered Condition 14, however, requires landscaping along Woolridge Road in
compliance with Village standards. This will insure a consistent streetscape along
Woolridge Road.
Density and Row Design:
As previously noted, a residential townhouse subdivision with a minimum lot size of
1,520 square feet is planned (Textual Statement Section 1). A maximum of eight (8)
dwelling units per acre is permitted within a Residential Townhouse (R- TH) District
which would yield approximately 175 dwelling units; the theoretical density permitted in
a Residential Townhouse (R- TH) District is also eight (8) units per acre which would also
yield approximately 175 dwelling units; and, the average actual lots recorded in a
Residential Townhouse (R-TH) District between 2002 and 2004 was 4.7 units per acre
which would yield approximately 102 dwelling units per acre.
Within the R- TH District, the total number of dwelling units within each attached row of
townhouses may not exceed ten (10). The Textual Statement provides that each group or
row of townhouse units will have a varied front yard setback. (Textual Statement Section
8)
Lot Coverage and Common Areas:
As required by the Ordinance for Residential Townhouse (R- TH) Districts, the Textual
Statement requires a minimum of twenty (20) percent of the total gross acreage,
approximately 4.36 acres, as common open area (Textual Statement Section 9).
Similarly, the Textual Statement requires that a minimum of ten (10) percent of the total
gross acreage, approximately 2.18 acres, will be provided as recreational area. This
standard further provides that 0.75 acres will be preserved adjacent to open space
provided on an adjacent parcel (Tax ID 731-705-2898) and designed with this adjacent
open space as a "village green."
The Ordinance limits the coverage of buildings on any R- TH lot to no more than fifty
(50) percent of the lot area. An exception is requested to increase this coverage to sixty-
five (65) percent to provide development flexibility. Exceeding the lot coverage
requirements by fifteen (15) percent is not problematic.
12
06SN0144-AUG23-BOS
Cluster Standards:
The requirements offered for the project such as sidewalks, hardscaped driveways and
street trees where exceptions to Ordinance development standards (i.e. setbacks) are
requested are consistent with those typically required by the Planning Commission and
Board of Supervisors on similar projects recently approved. The standards include
hardscaped driveways, street trees, sidewalks and focal points. (Proffered Conditions 7
and 8, and Textual Statement Section 10)
Building Orientation:
Proffered Condition 9 provides that except for units located in proximity to Woolridge
Road, any unit within fifty (50) feet of the northern property line be oriented so it does
not front toward the northern property line. This orientation of units alone does not
provide- appropriate coordinated integration of these residential uses and commercial uses
to the north.
Parking:
The Ordinance requires the provision of two (2) off-street parking spaces for each
dwelling unit. An exception is requested to permit parking within garages to be credited
towards this minimum requirement (Textual Statement Section 7). This exception
generates two (2) concerns, given that garages are often used for purposes other than
parking of residents' vehicles, there may be a lack of on-site parking not only for
residents but also for visitors. Further, should garages later be converted to storage or
living spaces, off-street parking areas would be eliminated. Therefore, off-street parking
should be provided outside of private structures, whether in individual driveways or in
common parking areas within the development. Staff recommends that Textual
Statement Section 7 n.ot be accepted.
Live/Work Units:
Live/work units are proposed within the development. The Textual Statement provides
that these units will meet the Zoning Ordinance requirements for home occupation except
that: the employees are not limited to just those family members who reside on the
premises; the total area for the use is increased to thirty-five (35) percent of the floor area
of the dwelling rather than twenty-five (25) percent; and, group instruction or assembly is
permitted.
Restrictive Covenants:
Proffered Condition 11 requires restrictive covenants to be recorded in conjunction with
the recordation of the initial subdivision plat. It is important to note that the County will
only ensure the recordation of the covenants and will not be responsible for their
enforcement.
13
06SN0144-AUG23-BOS
CONCLUSIONS
While the Midlothian Area Community Plan suggests that the area is appropriate for residential
use, the Plan envisions this area will serve as the commercial center of the Village. The Plan
suggest that development of this area should be part of a coordinated plan where the commercial,
office, residential and public uses are appropriately integrated. The Plan suggests this integration
will be vital to the long-term success of the commercial core. This isolated proposal fails to
insure this integration. The requested exceptions to the provision of off-street parking may result
in deficiencies in parking. Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/21/06):
The Commission deferred the request to their May 16, 2006, meeting, thirty (30) days at
the request of the applicant and thirty (30) days on their own motion.
Staff (3/22/06):
The applicant was advised that any significant new or revised information should be
submitted no later than March 27, 2006, for consideration at the Commission's May 16
2006, public hearing.
Also, the applicant was advised that a $500.00 deferral fee must be paid prior to the
Commission's public hearing.
Applicant (4/21/06 and 5/1/06):
Revisions were submitted.
Staff (5/4/06):
To date, the deferral fee has not been paid.
Applicant (5/5/06 and 5/15/06):
Revisions were submitted. The deferral fee was paid.
14
06SN0144-AUG23-BOS
Planning Commission Meeting (5/16/06):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation. There was support present indicating that the proposal
represents high quality architectural standards; will create demand for new commercial
services in the village; and decrease dependence upon the automobile by providing
residential uses in proximity to commercial services.
Mr. Gecker expressed concern that there is no guarantee that the Village Core will
develop with a mix of residential and commercial uses as envisioned by the Plan and that
little thought had been given to the future integration of this project with the future
redevelopment of the commercial property to the north. Due to these concerns, he
indicated that in his opinion the proposal fails to comply with the Plan.
Mr. Gecker made a motion to deny the request. His motion was seconded by Mr. Gulley.
The vote on the motion was as follows:
AYES: Messrs. Gecker and Gulley.
NAYS: Messrs. Wilson, Bass and Litton.
Therefore, the motion failed.
Mr. Wilson indicated the proposal represented desired traditional neighborhood design
and that the Village of Midlothian Volunteer Coalition supports the case.
On motion of Mr. Bass, seconded by Mr. Litton, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 through 6.
AYES: Messrs. Wilson, Bass and Litton.
NAYS: Messrs. Gecker and Gulley.
Board of Supervisors' Meeting (6/28/06):
At the request of the applicant, the Board deferred this case to July 26, 2006.
Staff (6/29/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than July 5, 2006, for consideration at the Board's July 26,
2006, public hearing.
Also, the applicant was advised that a $500.00 deferral fee must be paid prior to the
Board's public hearing.
15
06SN0144-AUG23-BOS
Applicant (7/11/06):
The deferral fee was paid.
Staff (7/18/06):
To date, no new or revised information has been received.
Board of Supervisors' Meeting (7/26/06):
On their own motion, the Board deferred this case to August 23, 2006.
Staff (7/27/06):
The applicant was advised in writing that any significant, new or revised infomiation
should be submitted no later than August 1, 2006, for consideration at the Board's August
23, 2006, public hearing.
Staff (8/8/06):
To date, no new or revised information has been received.
The Board of Supervisors, on Wednesday, August 23, 2006, beginning at 7:00 p.m., will take
under consideration this request.
16
06SN0144-AUG23-BOS
_Henry Jones Family L.C.
Textual Statement
Uses permitted on the Property shall be those included in the Residential-Townhouse (R- TH)
District plus a conditional use to permit home occupation in accordance with the provisions
stated below. The Property shall be developed in accordance with applicable standards for
the Residential-Townhouse (R-TH) District-except for the alternative s~dards expressly
stated below:
1. Lot area and width. Each lot shall have an area not less than 1,520 square feet and a
lot width of not less than 19 feet; except end lots in townhouse groups or rows shall
have lot areas of not less than 2,320 square feet and lot widths of not less than 29
feet.
- _2~ _____Percentage_oflot coverage. All buildings, including accessory buildings, on any lot
shall not cover more than 6S percent of the lot's area. No accessory building on any
lot except for a private garage shall cover more than 225 square feet.
3. Setbacks from major arterials. All buildings shall have setbacks of at least twenty
(20) feet from the proposed rights-of-way for major arterials, as indicated on the
comprehensive plan.
4. Front yard. Minimum of five (5) feet and maximum often (10) feet in depth.
5. Side yard. A side yard of not less than five (5) feet in width shall be provided for
each end residence in townhouse groups or rows.
6. Corner side yard. Minimum of five (5) feet.
7. Driveways and parking area. The only parking on a townhou'se lot shall be within
the rear yard and may be within a garage. All other parking shall be within common
areas, within public rights-of-way, or offsite in accordance with section 19-509(b) of
the Zoning Ordinance. Improved, designated parking spaces in a public right-of-way .
within the Property may be counted toward the required n~ber of parking spaces.
Further, the required number of parking spaces may be reduced by ten percent if the
development contains a sidewalk or other pede~trian walkway system that connects
_ to existing walkways or that may be connected to future walkways.
All roads and parking areas shall have concrete curbs and gutters. Private
driveways/alleys shall be hardscaped, with the exact treatment to be approved at time
of plan review; an inverted crown and flat concrete apron along the edges shall be
permitted unless the Environmental Engineering Department determines that an
alternative design is necessary in order to achieve proper drainage.
8. Group or row design. In every group or row of townhouses the front yard setback of
at least one unit shall be varied by at least two feet from the adjacent unit.
9. Common area. A minimum of 20 percent of total gross acreage shall be provided as
common open area, exclusive of driveways and parking areas. Within this area, a
minimum common area of five feet in width shall be provided adjacent to all groups
qf lots except where the groups front or abut a public street.
10. Recreation Areas. Area(s) conveniently accessible to and included within the
dev.elopment totaling not less than ten percent of the gross acreage shall be provided
for suitable recreational use by the occupants. These areas shall include a minimum
of 0.75 acres immediately adjacent to the Park to be provided on Tax ill
7317052898, which shall be designed, in conjunction with such park area, to provide
a portion a Village Green with townhouses located around the perimeter of such
open area and oriented to face toward such area In addition, a minimum of 0.25
acres of the open space shall be provided generally in the northwest comer of the
Property, to provide a "focal point" upon entry to the Property. Part of these areas
shall be ''hardscaped'' 'and have benches or other amenities that accommodate and
facilitate gatherings.
11. Heights. No structure shall exceed a height of 45 feet.
12. Home Occupation. Home occupation, as defined in the Zoning Ordinance, shall be
permitted in accordance with the following requirements:
a. The use is within a dwelling, accessory structure or both provided that the
total area for the use does not e"ceed 35% of the floor of the dwelling;
b. The use is clearly incidental and secondary to the use of the property for
dwelling purposes and no external alterations, which would cause the
premises to differ from its residential character by the use of colors,
materials, lighting, or construction are permitted;
c. No commodity is stored or sold on the premises except for light inventory;
and
d. No more than one vehicle and one single axle trailer not exceeding 13 feet in
length and 3,200 pounds used in conjunction with the home occupation may
be parked on the premises. No equipment shall be stored outside the
dwelling or accessory structure that would indicate that a business is being
conducted. on site except for equipment stored on the vehicle or trailer used in
conjunction with the business. The vehicle and equipment for a home
occupation shall be parked in the rear yard or so that its view is screened
from adjacent properties or public roads.
M-ay 15,2006
1190881\14
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THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
ARCHITECTURAL STANDARDS
Revised 4/27/06
THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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COLONIAL REVIVAL STYLE
The architecture reflected in the attached elevations is based on the Colonial Revival style
popular throughout the United States in the late nineteenth and early twentieth centuries. The
style is based loosely on Federal and Georgian styles.
An order] y, symmetrical relationship between the windows, doors and building mass are
common elements of the Colonial-Revival Style. Variation in massing and composition will be
achieved by changes in the number of stories within townhouse groups, or between groups, as
'Yell as changes in the width of units. Elements such as the entryway, porches, cornice and
windows are important architectural features.ofthese modest homes and special attention will be
given to them to ensure variety in the streetscape.
The front elevations of the homes shall be constructed in general conformance with the attached
elevations and the Design Guidelines. The Architectural Review Committee (ARC) shall review
and approve the plans for all buildings. Alternatives to the Design Guidelines may be permitted
only by a unanimous decision of the ARC. .
Revised 4/27/06
2
THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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ARcmTECTURAL STANDARDS: EXTERIOR BUILDING WALLS
1. Exterior building walls shall be:
Lightweight cementitious siding (6" maximwn exposure)
Wood clapboard siding (6" maximum exposme)
Brick
Stone
2. Exposed foundation walls shall be:
Brick
Stone
3. Trim shall be:
Cementitious boards
Wood
Composite
Brick
Stone
4. Exterior building walls on the side of end units with high visibility and on all corner lots
shall be constructed of brick or stone.
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5. The side elevation of building units shall have architectural details and exterior finish
materials consistent with the front elevation of building units.
6. Exterior building walls constructed of more than one type of material shall only change
material along a horizontal line.
7. Gables atop brick walls shall be finished in siding or brick.
8. The exterior color palette of the buildings shall reflect a traditional historic Virginia.
setting.
9. Trim elements shall be thoughtful and historically appropriate to the Colonial Revival
style. The proper relationships and correct proportions shall be maintained in the trim
element details.
1 o. Chimney and fireplace flue enclosures shall be constructed of noncombustible materials.
Siding shall not be used as an ext~or finish on chimneys or flues.
Revised 4/2 7/06
THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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ARcmTEcTURAL STANDARDS: EXTERIOR BUILDING WALLS
11. Patterned or frosted glazing is allowed only in private areas or when not visible from
adjacent streets or alleys.
12. Although add-On elements occur on the townhouses, the main body roofline does not run
continuous over the forms. Each add on form shall typically have an independent roof
pitch as appropriate to the style of the main body. The add-on roofpitch shall never
exceed the main body roof pitch.
Revised 4/27/06
4
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THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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ARcmTECTURAL STANDARDS: WINDOWS AND DOORS
1. Windows shall be constructed of wood or polymer. Windows constructed of wood may
be clad in white vinyl or PVC.
2. Clear glass shall be used in all windows and doors. Stained, frosted and tinted glass are
not permitted Painting the inside face of the glass is not permitted.
3. Windows shall be aligned horizontally and vertically in symmetrical rows.
4. Windows shall be double-hung with six panes per sash, separated by muntins. Windows
shall be true-divided light or simulated-divided light. Muntins shall project out from the
glass and give the appearance oftme divided lights.
5. Window designs shall be consistent on all sides of the home.
6. Shutters shall be constructed of wood or solid-core polymers.
7. Shutters shall be sized in proportion to the windows. Shutter height shall be equal to the
window sash height. Each flanking shutter shall be one-half the width of the window so
that 1;he shutters can completely cover the window if in a closed position.
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8. ShutterS shall be authentic and may be fully functional with all of the required hardware.
If fixed, the shutter shall be mounted as if hinged to the window sash and shall have
shutter dogs mounted within arms reach from th~ interior.
9. Louvered shutters shall be installed so as to shed water away from the house when
shutters are in the closed position..
10. Dormers shall be no wider than the window plus the required comer casing.
11. Donner windows, when used on a non-habitable interior space, must have appropriate
window treatment, including, but not limited to, blinds or curtains on the inside of the
window. PWnting the inside face of the glass is not acceptable.
12. Dormers shall be useable and open to the attic space. Faux donners built directly onto a
roof are not permitted.
] 3. Front entrance doors shall be constructed of wood, embossed steel, or fiberglass with a
wood veneer.
Revised 4/27/06
THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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ARcmTECTURAL STANDARDS: WINDOWS AND DOORS
14. Doors shall typically have six raised panels and may incorporate sidelights and transoms.
15. Transom windows and door sidelights shall be no less than 10".
16. Garage doors shall be constructed of wood, embossed steel, or fiberglass with a wood
veneer.
17. Garages shall be oriented to the alley.
18. Garage doors directly visible to public streets shall have appropriate landscaping at the
alley entrance to minimize their impact on the streetscape. Alley plantings shall not
impede vehicular sight viewing lines or create any situation that may pose an unsafe or
-dangerous condition.
19. All garage doors shall be a minimum of7'-O" in height.
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ARCHITECTURAL STANDARDS: ROOFS
1. Roof materials may include slate, three tab asphalt shingles and metal standing seam.
2. Roof configurations shall be in the form of gables and hips. The pitch of the roofs shall
be between 7:12 and 10:12. Porch roofs maybe ofa lesser pitch.
3. Donner roofpitch shall be between 6:12 to 8:12, regardless of the main roof pitch.
4. Roofvents sball be comprised of the following types:
· Continuous ridge vents
. Gable end vents
· Off ridge vents when located on the rear of the primary ridge
s. Gutters and downspouts shall be aluminum, steel or copPer.
6. Gutters and downspouts shall be integrated into the architectural design of the building in
shape and location.
7. Splash blocks shall be stone, brick or concrete.
8. Roofpenetrations (vents, flues, attic ventilators, etc.) shall be painted to match the color
of the roof or flat black. Penetrations shall be pla<;ed on the rear of the primary ridge
when possible.
9. Gable end vents that are not functional shall appear functional.
Revised 4/27/06
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THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
ARCHlrl~~CTURAL STANDARDS: PORCHES
] · Front porches and street porches shall be open. Screened or enclosed porches are not
pennitted outside of the private zone, to the rear of the townhouse unit
2. Porch beam: The width of the porch beam shall be equal to the column at the column
neck, exclusive of the capitol.
3.. Pilasters or half columns, when used shall be the width of the porch beam and column
neck. Pilasters may be used when the porch is appended to the main body of the
townhouse.
4. Minimum porch depths shall be 6' -0".
5. Typical column styles include Doric, Ionic and Tuscan.
Revised 4/27/06
THE TOWNS AT Vll.,LAGE GREEN
DESIGN GUIDELINES
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ARcmTECTURAL STANDARDS: FENCES, RAILINGS AND WALLS
1. Fences shall be built of wood pickets, wood lattice, wood board, viIiyl, metal, or wrought
iron.
2. Fences built of wood shall be left natural, stained or painted white, metal fences shall be
painted black and vinyl fences shall be white.
3. Vinyl fences shall not be allowed on the front or side street yards due to the reflective
nature and instability of plastic.
4. Structural support elements shall be located on the private side of the fence. Ifboth sides
of the fences are private, then the stroctura1 support shall be centered along the main axis
with the infill material of the fence.
5. Railings shall be metal, wrought iro~ or wood, .~yl Of 'liayl elad v:ood..
6", Railings of metal or wrought iron shall be painted black.
7. Front and Side Street Yards (comer side yards): Walls and fences shall be placed between
1 ' -0" and 3 ~ -0" from the back of the sidewalk. When in these areas, walls and fences may
not exceed 3' -6" measure from grade. When appropriately desi~ed, exceptions will be
made for.piers or posts, or other well designed quality elementS to rise slightly above this
height. Fences shall not be more than sixty (60) percent opaque and appropriate to
Colonial Revival style architecture.
8. Rear Yards: Rear yards may be screened from the alley with a maximum 6' -0" high fence
or wall located at or behind the alley setback. The fence or wall may be one hundred
(100) percent opaque to a height of 4' -0" and shall be no more than sixty (60) percent
opaque above 4' -0".. Fencing between garage units shall be set back a minimum of two
feet from the alley-facing wall of the garage. The rear yards on comer lots may be
screened from view with a maximum 6'-0" high fence or wall to provide privacy in the
rear yard.
9. Side Yards: Side yards may be screened with a fence or wall up to 6'-0" high and may be
one hundred (100) percent opaque to provide privacy in rear yard and shall be placed on
the property line.
Revised 4/27/06
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THETOWNSATV~LAGEGREEN
DESIGN GUIDELINES
ARcmTECTURAL STANDARDS: MECHANICAL EQUIPMENT
1. All mechanical equipment, including, but not limited to, utility meters, condensing units,
satellite dishes, inigation controllers, solar panels and plumbing stacks shall be located in
such a way that the equipment is not visible from adjacent streets. Hedges, low fence
enclosures or other landscaping are acceptable means of screening the equipment
2. A~] equipment shall be located so as to not interfere with the standard location of
sidewalks and alley entrancew~ys.
3. Mailboxes shall be placed to provide minimal impact to public spaces and where possible
shall align with alley entrances.
ARCIDTECTURAL STANDARDS: LIGHTING
1. Any exterior lighting fixture styles shall be an appropriate scale and character selected to
match the architectural style of the townhouse. The Architectural Review Committee
(ARC) shall approve lighting selections.
2. Upligbting may be permitted upon approval of the ARC.
ARcmTECTURAL STANDARDS: FRONT WALKWAYS
1. Front walks are the walkways between the main entry doors and the public sidewalks.
2. Front walks shall be a minimum width of 36".
3. Front walks shall be perpendicular to the main body of the townhouse and shall intersect
the public sidewalk at an approximate 900 angle.
Revised 4/27/06
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THETOWNSAT~LAGEGREEN
DESIGN GUIDELINES
ARCIDTECTURAL STANDARDS: STREET SIDEWALK.
] · The street sidewalk refers to all sidewalks within the Virginia Department of
Transportation (VDOT) right of way.
2. Street sidewalks shall be a minimum of 5' -0" in width and constructed of concrete, brick
pavers or a patterned stamped concrete product. All materials used within VDOT right of
way must be approved by VDOT.
3. Street sidewalks shall not be constructed of asphalt, exposed aggregate concrete or any
other bardscape material not specified above.
4. Meter boxes and other appurtenances shall be located so as to not interfere with the
location of the street sidewalks. Sidewalks shall not be poured around utility boxes or
other conflicting equipment.
ARCW'I'ECTURAL STANDARDS: ALL.EY DRIVEWAYS
1. The minimum width on the alley driveway shall be the width of the garage door.
2. Parallel parking shall not be permitted in the alley yard.
ARCHlTECTURALSTANDARDS:MUSCELLANEOUS
1. The fini sbed floor of the townhouse unit shall be a minimum of 2' -0" above the grade at
the street sidewalk and a minimum of 2' -0" above the grade at the front building setback
line.
2. The first floor ceiling height shall be a minimum of 9' -0" and a maximum of 11 ' _Q!'.
3. The second floor ceiling height shall be a minimum of 8' -0" and -8 maximum of 10' -0".
4. The third floor ceiling heights (excluding attics) shall be a minimum of8'-O" and a
maximum of 9'.-0".
Revised 4/27/06
THETOWNSAT~LAGEGREEN
DESIGN GUIDELINES
Common Name
October Glory Red Maple
Red Sunset Red Maple
Legacy Sugar Maple
American Sweetgum
Tuliptree
Red Oak
Willow Oak
Allee Elm
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ARcmTECTURAL STANDARDS: LANDSCAPE DESIGN
1. Trees, shrubs and plants shall be composed primarily of indigenous Virginia species.
2. Townhouses sha11 have sodded yards (front, side and rear).
3. Street trees shall be provided along both sides of all public roads within the
development and generally placed 50' on center. Street tree plantings shall not
impede vehicUlar sight viewing lines or create any situation that may pose an unsafe
or dangerous condition.
4. Street trees shall be 3" -3 ~"minimum caliper.
5. Street trees shall include .the following species:
Botanical Name
Acer r. 'October Glory ,
Acer r. 'Red Sunset J
Acer s. I Legacy'
Liquidambar styraciflua lRotundiloba I
Lirodendron tulipifera
Quercus rubra
Quercus phellos
Ulmus parvijOlia ~Ilee'
6. Shrubs and groundcover shall be part of front and side yard landscape plans.
Foundation plantings should be placed so as not to cover the foundation but accent'
architectural features. No front or side yard shall be planted in turf grass alone.
7. Shrubs and groundcover are important elements to soften alleys and shall be part of
alley yards.
8. Accent or ornamental tr~ are permitted in front and side yards.
9. Accent or ornamental trees shall include the following species:
Botanical Name Common Name
Cercis Canadensis (clump) Eastern Redbud
Camus florida 'Cherokee Princess I Cherokee Princess Dogwood
Comus florida 'Cloud 91 Cloud 9 Florida Dogwood
Cotinus coggygria Common Smoketree
Halesia tetraptera Caroliona Silverbell
Crataegus v. 'Winter King Winter King Green Hawthorn
Revised 4/27/06
12
Revised 4/27/06
THE TOWNS AT VILLAGE GREEN
DESIGN GUIDELINES
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Amerlanchier arborea
Common Name
Sweetbay Magnolia
Serviceberry
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architecture Village of Midlothian Virgi:ania
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Richmond
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