06SN0194
March 21,2006 CPC
June 20, 2006 CPC
Jul)7 18, 2006 CPC
September 19, 2006 CPC
October 25, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SNO 194
(AMENDED)
Bluestone Real Estate, LLC
Clover Hill Magisterial District
Providence Elementary; Providence Middle; and
Monacan High Schools Attendance Zones
North line of Hull Street Road
REQUEST: (AMENDED) Rezoning from Agricultural (A) and Corporate Office (0-2) to
Residential Townhouse (R-TH) with Conditional Use Planned Development to
permit exceptions to Ordinance requirements.
PROPOSED LAND USE:
A residential development with a maximum of 121 dwelling units is planned,
yielding a density of approximately 4.2 dwelling units per acre (Proffered
Condition 10). In addition, a temporary model home in a modular office unit is
proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 7.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing concerns relative to the location of the
focal point. This recommendation is made for the following reasons:
A. The proposed zoning and land uses conform to the Route 360 Plan which suggests
the property is appropriate for mixed use corridor use to include office uses and
residential projects of densities up to six (6) units per acre.
Providing a FIRST CHOICE community through excellence in public service
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated development along this portion of the Route 360
Corridor.
c. The proffered conditions address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for roads, schools, parks, libraries and fire stations is
identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital
Improvement Program, and the impact of this development is discussed herein.
The proffered conditions mitigate the impact on capital facilities, thereby insuring
adequate service levels are maintained and protecting the health, safety and
welfare of County citizens.
D. The location of the focal point is not consistent with what we have typically
received on similar projects.
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(CPC)
(STAFF/CPC)
1.
Master Plan. The textual statement dated September 13, 2006 shall
be considered the Master Plan. (P)
2.
Sidewalks and Trails. Sidewalks and trails shall be provided that
facilitate pedestrian access within the development and to the
adjacent properties. Sidewalks shall be provided on both sides of
public streets that have dwelling units fronting the street. (P)
3.
Streets Trees. Street trees shall be planted along both sides of all
public streets. (P)
4.
Open Space and Focal Point. A minimum of .75 acres of open
space shall be provided along the east/west collector for a focal
point. Part of the area shall be "hardscaped" and have benches
and other amenities that accommodate and facilitate gatherings.
The focal point shall be developed concurrent with the first phase
of development. The existing pond shall remain and shall be
landscaped or otherwise improved so as to become a visual
enhancement to, and amenity for, the development. (P)
5.
Entrance Features. Decorative brick columns shall be provided
generally as shown on Exhibit A at the primary entrance off Hull
Street Road, and generally as shown on Exhibit B at the secondary
entrance to the development. (P)
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
6.
7.
8.
9.
12.
Wall Along Hull Street Road and Southeastern Prooerty Line.
Within the setback along Hull Street Road, a decorative wall with a
height of at least five (5) feet shall be provided. The wall shall
also extend along the eastern property line from Hull Street Road
to the entrance feature at Amberdale Drive. The wall shall be
constructed of brick, block with stucco finish, or pre-cast concrete
forms. If pre-cast forms are utilized, both sides of the wall will be
textured in similar form. (P)
Drivewavs. All private driveways shall be hardscaped. The exact
treatment shall be approved at the time of plan review. (P)
Buildin~ Materials and Foundation Treatment. All sides of
dwellings units shall be constructed with brick, stone or concrete-
composite type siding material. The roofing materials shall be 30-
year dimensional shingles. All exposed portions of the foundation
and exposed piers supporting front porches shall be faced with
brick or stone. (P)
Dwelling Size. Dwelling units shall have a minimum gross floor
area of 2000 square feet. (P)
10.
Densitv. A maximum of 121 lots shall be permitted. (P)
11.
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 installed. (EE)
Utilities. Public water and wastewater systems shall be used. (D)
13.
Cash Proffer. The applicant, sub-divider, or assignee(s) shall pay
the following to the County of Chesterfield prior to the issuance of
building permit for infrastructure improvements within the service
district for the property:
a. $15,600 per dwelling unit, if paid prior to July 1, 2006; or
the amount approved by the Board of Supervisors not to
exceed $15,600 per dwelling unit 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 if paid after June 30, 2006.
b. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. Should any
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06SN0194-0CT25-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
14.
15.
impact fees be imposed by Chesterfield County 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&M)
Access to Hull Street Road. Direct vehicular access from the
property to Hull Street Road shall be limited to one (1) public road.
This public road shall be limited to right turns in/out at its
intersection with Hull Street Road. The exact location of this
access shall be approved by the Transportation Department. (T)
Transportation Improvements. The owner/developer shall be
responsible for the following:
a. Dedication to Chesterfield County, free and unrestricted, of
a forty (40) foot wide right-of-way for an "east/west
collector road" through the property, unless otherwise
required by VDOT.
b. Construction of two lanes of the east/west collector road
through the property. The exact location of this
improvement shall be approved by the Transportation
Department.
c. Construction of additional pavement along Hull Street
Road at the public road intersection to provide a right turn
lane. The exact length of this improvement shall be
approved by the Transportation Department.
d. Removing the existing crossover on Route 360 at Ladino
Lane, to the extent approved by VDOT, including, but not
limited to, removal of the existing asphalt, grading, and
seeding.
e. Construction of sidewalk along both sides of the east/west
collector road.
f. Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for the
improvements identified above. (T)
16.
Phasing Plan. Prior to any construction plan approval, a phasing
plan for the required road improvements, as identified in Proffered
Condition 15 above, shall be submitted to and approved by the
Transportation Department. (T)
17.
Public Roads. All roads within the property (not including alleys)
shall be designed and constructed to VDOT standards and taken
into the State System ("Public Roads"). Prior to or in conjunction
with recordation of the initial subdivision, rights of way for the
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06SN0194-0CT25-BOS
(STAFF/CPC)
Public Roads shall be dedicated, free and unrestricted, to and for
the benefit of Chesterfield County. (T)
18.
Restrictive Covenants. Prior to subdivision plan approval,
Restrictive Covenants shall be recorded that provide for the
following:
a. No unit shall be used except for residential and home
occupation purposes as provided in the Chesterfield County
Zoning Ordinance with the exception of an office model
used for the purpose of marketing the units to homebuyers.
b. No noxious or offensive activity shall be carried on by any
resident, nor shall anything be done thereon which may be,
or become, an annoyance or nuisance to the neighborhood.
c. No structure of a temporary character, trailer, tent, shack,
garage, or other outbuilding shall be used at any time as a
residence either temporarily or permanently, and to this
end, any building to be constructed in this development
shall be completed within one year from the issue date of
it's building permit. Any PODs, storage bins, moving units,
etc. shall only be permitted on the premises for no more
than 48 hours. Temporary trailers may be used by the
developer or the developer's contractors to be use as
construction offices only for the time period to cover the
construction of the roads and dwelling units.
d. No campers, house trailers or boats shall be parked on the
premises, except for loading and unloading activities. No
skateboard platforms, large dish television antennae as
permitted by law (exceeding two feet in diameter), or
television or radio towers shall be placed on the premises.
No dish television antennae shall be visible from the street
for the respective residence.
e. No sign of any kind shall be displayed to the public view
on any yard except one professional sign of not more than
three square feet and one sign of not more than five square
feet advertising the property for sale, and one sign of not
more than five square feet for a builder to advertise the
property during the construction and sales period.
f. No animals, livestock, or poultry of any kind shall be
raised, bred, or kept on any lot except that dogs, cats, or
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06SN0194-0CT25-BOS
other household pets may be kept therein if they are not
kept, bred, or maintained for any commercial purposes.
g. No part of this development shall be used or maintained as
a dumping ground for rubbish, trash, garbage, or other
waste. No rubbish, trash, garbage, and other waste shall be
kept by any unit except in sanitary containers, and all
equipment for the storage or disposal of such material shall
be kept in a clean and sanitary condition. No central
dumpsters shall be provided. Each unit shall be provided an
area that is screened and built on concrete slab to hold the
sanitary containers.
h. Each and every covenant and condition herein imposed
may be enforced by the undersigned or by the owner of any
unit by appropriate proceedings at law or in equity against
any party violating or attempting or threatening to violate
the same to prevent or rectify such violation and to recover
damages therefore.
1. The covenants and conditions herein contained shall run
with the land and shall be binding upon the subsequent
owner or owners of all or any unit and each and every
portion of the land shown on the plat and all parties
claiming through or under such owner or owners.
J. All dwelling units shall have washer and dryer hookups.
k. Establishment of a homeowners association that shall be
responsible for repair and maintenance of all common areas
and building exteriors on individual lots. A mandatory fee
shall be assessed on a regular basis to provide funds for
such repair and maintenance by the homeowners
association.
1. Incorporation of Design Guidelines for the Property, which
shall include the items set out in Items To Be Included in
Design Guidelines, attached as Exhibit C, which Design
Guidelines shall be administered by an architectural review
committee ("ARC").
ffi. The restrictive covenants and Architectural Guidelines shall
not be changed until fifteen (15) years after the date of the
issuance of the first building permit.
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n. No detached accessory buildings, other than garages, shall
be permitted on individual lots. Garages shall not exceed
30 feet in width, and windows therein shall not exceed 20
feet above ground level.
o. Propane tanks with a capacity exceeding forty (40) pounds
shall not be permitted.
p. An automated sprinkler system shall be required in the
front yards of each individual lot. (P)
(STAFF/CPC)
19.
Garages and Alleys. All homes located on the Property shall have
garages. Front loaded garages shall be located no closer to the
street than the front facade of the dwelling unit. (P)
(STAFF/CPC)
20.
Lot Area and width. Each lot shall have an area not less than 5,000
square feet and a lot width of not less than fifty (50) feet. (P)
GENERAL INFORMATION
Location:
North line of Hull Street Road at its intersection with Ladino Lane. Tax IDs 750-687-
7530,9465,9741 and 9882; and 751-687-1519,3263,6434 and 6882.
Existing Zoning:
A and 0-2
Size:
28.9 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - R-7 and A; Public/semi-public (Rockwood Park) and single-family residential
South - A and 0-2; Single-family residential, office or vacant
East - R-TH and C-3, both with Conditional Use Planned Development; Residential
townhouses or vacant
West - A; Vacant
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06SN0194-0CT25-BOS
UTILITIES
Public Water System:
There is a twenty-four (24) inch water line extending along the north side of Hull Street
Road, adjacent to the request site. In addition, an eight (8) inch water line extends along
Amberdale Drive, in the Amberleigh development, and terminates adjacent to the eastern
boundary of this site. Use of the public water system is intended. (Proffered Condition 12)
Public Wastewater System:
There is a ten (10) inch wastewater trunk line extending within an easement across the
northern portion of the Amberleigh development, adjacent to Gregory's Pond,
approximately 625 feet east of this site. Use of the public wastewater system is intended
(Proffered Condition 12). In conjunction with the development of this site, extension of the
wastewater trunk line will be required to the western most boundary of the request site. This
line must be at a depth adequate to ~elieve the existing private wastewater pump station
serving Rockwood Plaza with future extension by private development of the wastewater
trunk line.
ENVIRONMENT AL
Drainage and Erosion:
The subject parcels drain to the north and then to Gregory's Pond. There are no existing
or anticipated on- or off site-drainage or erosion problems4 The area is mostly wooded
and should not be timbered without obtaining a land disturbance permit from the
Department of Environmental Engineering (Proffered Condition 11). This will insure
proper erosion control measures are in place prior to any land disturbance4
Water Quality:
The stream to the north that flows through the property is a perennial stream and is
subject to a 1 DO-foot conservation area inside of which uses are very limited. The
existing pond located in the Resource Protection Area (RP A) should remain. (Proffered
Condition 4)
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 (78) percent by 2022. Six (6) new
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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 121 dwelling units, this request will generate approximately eighteen
(18) calls for fire and emergency medical service each year. The applicant has addressed
the impact on fire and EMS. (Proffered Condition 13)
The Fire Station Number 24, and Manchester Volunteer Rescue Squad currently provide
fire protection and emergency medical service. 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:
Approximately sixty-four (64) students will be generated by this development.
Currently, this site lies in the Providence Elementary School attendance zone: capacity-
694, enrollment - 625; Providence Middle School zone: capacity - 1,089, enrollment -
993; and Monacan High School zone: capacity - 1,692, enrollment - 1,642. This case
will be in the Clover Hill High School zone for 2006-2007. The enrollment is based on
September 30, 2005, and the capacity is as of2005-2006.
There are currently eight (8) trailers at Providence Middle that are used for various
programs. This case, combined with other tentative residential developments and zoning
cases in the zones, would continue to push these schools to capacity. 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 13)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County.
Development of the property noted in this case would most likely impact the existing La
Prade Library, the existing Clover Hill Library or a proposed new branch in the Reams-
Gordon area. A need for additional library space in this area of the County is identified
in the Public Facilities Plan. The applicant has addressed the impact of this development
on library facilities. (Proffered Condition 13)
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
, -
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06SN 0 194-0CT25- BOS
and recreational historic sites. The applicant has addressed the impact of this
development on parks and recreation facilities. (Proffered Condition 13)
Transportation:
The property (approximately 29 acres) is currently zoned Agricultural (A) and the
applicant is requesting rezoning from A to Residential-Townhouse (R-TH) with a
Conditional Use Planned Development to permit exceptions to the ordinance. The
applicant has proffered to limit development to a maximum of 101 lots (Proffered
Condition 10). Based on townhouse trip rates, development could generate
approximately 750 average daily trips (ADT). These vehicles will be distributed along
Hull Street Road (Route 360), which had a 2003 traffic count of 51,717 vehicles per day
between Courthouse Road and Wamsley Boulevard. Route 360 in this location is a six-
lane divided roadway that accommodates (Level of Service D) the volume of traffic it
currently carries.
The Thoroughfare Plan identifies a proposed collector (the "east/west collector road")
that extends west from the current terminus of Amberdale Drive to align with Oxbridge
Road. The applicant has proffered to dedicate forty (40) feet of right-of-way in
accordance with this Plan. (Proffered Condition 15.a)
Development must adhere to the Zoning Ordinance relative to access and internal
circulation. The Thoroughfare Plan identifies Route 360 as a major arterial. Access to
major arterials, such as Route 360, should be controlled. The applicant has proffered to
limit direct access from the property to Route 360 to one (1) entrance/exit, limited to right
turns in/out. (Proffered Condition 14)
The Zoning Ordinance allows streets within townhouse developments to be privately
maintained. Staff recommends that all of the main streets within this project be accepted
into the State Highway System. Having these streets accepted into the State Highway
System will ensure their long-term maintenance. The applicant has proffered that all
streets which 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 17)
The traffic impact of this development must be addressed. The applicant has proffered
to: 1) construct additional pavement along Hull Street Road at the public road
intersection to provide a right turn lane; 2) construct two lanes of the east/west collector
road, including sidewalk along both sides, through the property; 3) remove the existing
crossover on Route 360 at Ladino Lane; and 4) dedicate any additional right-of-way
required for these improvements (Proffered Condition 15). The applicant has also
proffered to contribute cash, in an amount consistent with the Board of Supervisors'
Policy, towards mitigating the traffic impact of this development. (Proffered Condition
13)
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06SN0194-0CT25-BOS
During tentative subdivision plan review, specific recommendations will be made
regarding the proposed internal street network.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling 121* 1.00
Units
Population Increase 329.12 2.72
Number of New Students
Elementary 28.19 0.23
Middle 15.73 0.13
High 20.45 De 17
TOTAL 64.37 0.53
Net Cost for Schools 647,108 5,348
Net Cost for Parks 73,084 604
Net Cost for Libraries 42,229 349
Net Cost for Fire Stations 49,005 405
Average Net Cost for Roads 1,081,982 8,942
TOT AL NET COST 1,893,408 15,648
*Based on a proffered maximum yield of 121 dwelling units (Proffered Condition 10). The
actual number of dwelling 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 13)
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.
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06SN0194-0CT25-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Route 360 Plan which suggests the property is
appropriate for mixed use corridor use. Appropriate uses include: residential
developments incorporating high quality architectural features and site amenities and
using "cluster" designs to maintain open space (up to 6 units/acre); Corporate Office (0-
2) uses; and churches, public facilities and other uses with similar impacts.
Area Development Trends:
Area development is characterized by a mix of commercial, office and agricultural
zoning and land uses along the Route 360 Corridor. Area development north and south
of the corridor is characterized by residential zoning and land uses. In addition,
Rockwood Park is located on a portion of the adjacent property to the north. The Plan
anticipates uses requested with this application continuing along this portion of the Route
360 Corridor.
Zoning History:
On January 27, 1982, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved office zoning on a portion of the request property.
To date, that portion of the property remains vacant.
Site Design:
The applicant plans to develop residential lots with a minimum area of 5,000 square feet
and a minimum lot width of fifty (50) feet (Proffered Condition 20). Access into the
project is proposed from the adjacent Amberleigh development to the east as well as an
access to Hull Street Road. Entrance features at these accesses, which include decorative
brick columns, signage and landscaping are required (Proffered Condition 5). It should
be noted, Exhibits A and B, as referenced in this proffer contain no details as to the signs
or landscaping proposed. All private driveways will be hardscaped (Proffered Condition
7). A decorative wall is to be provided within the setback along Hull Street Road and the
eastern property line from Hull Street Road to the entrance feature at Amendale Drive.
(Proffered Condition 6)
Densitv and House Size:
A maximum of 121 dwelling units is planned, yielding a density of approximately 4.2
dwelling units per acre (Proffered Condition 10). A minimum house size of 2,000 square
feet is proposed. (Proffered Condition 9)
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06SN0194-0CT25-BOS
Sidewalks and Trails:
Sidewalks and trails that facilitate pedestrian access within the development and to
adjacent properties will be provided. Specifically, sidewalks are proposed on both sides
of streets that have dwellings fronting them (Proffered Condition 2). Pedestrian access, if
approved by the County, will be provided to Rockwood Park (Textual Statement D.)
Street Trees and Open Space:
Street trees are to be installed along both sides of all public streets (Proffered Condition
3). Within the project, a park area is to be developed around a pond to the rear (northern
portion) of the development. In this area, the applicant plans to provide a minimum of
.75 acres of open space and locate a focal point (Proffered Condition 4). Portions of the
focal point are to be hardscaped and this area is to be developed concurrent with the first
phase of the development. It should be noted the location of this focal point is not
consistent with the location of such areas in previously approved similar projects. Focal
points are typically located at the entrance to a development.
Architectural Treatment:
The applicant has agreed to certain roofing materials and architectural materials for the
sides of dwellings and exposed portions of foundations and exposed piers. (Proffered
Condition 8)
Garages:
Proffered Condition 19 provides that all dwellings will have garages. Given the
possibility some of the garages could be front loaded, the applicant has agreed such
garages would be no closer to the street than the front facade of the dwelling unit. Staff
would have difficulty in administering Proffered Condition 19 from the standpoint of
ensuring every dwelling maintains a garage. Residents often convert garages to some
other use. As written, this proffer would not allow such conversion, placing anyone who
does so in violation of the conditions of zoning. Staff would suggest the proffer be
amended to reflect that all homes would have garages initially.
Residential Uses:
Single family detached dwellings are proposed. As previously noted the proposed lot
sizes are a minimum of 5,000 square feet. Except as otherwise noted in the Textual
Statement dwellings are to conform to the requirements of the Ordinance for the
Residential Townhouse (R- TH) District, (Textual Statement A through C)
Recreational Facilities:
The Zoning Ordinance requires an area conveniently accessible to, and included within
townhouse developments be provided for suitable recreational use by the occupants of the
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06SN0194-0CT25-BOS
development. This area is to consist of not less than ten (10) percent of the gross acreage
of the development (2.9 acres for this development) and in no case less than 1.5 acres.
The applicant has requested an exception to the requirement to provide such recreational
area (Textual Statement D). The applicant notes the proximity of public park facility
(Rockwood Park) as a reason for relief to this requirement.
Restrictive Covenants:
Proffered Condition 18 requires the recordation of restrictive covenants. As part of the
Restrictive Covenants, design guidelines will be incorporated which require a neo-
traditional/new urbanist site design. The design guidelines also further address
architectural design. It should be noted that the County will not be responsible for
enforcing the covenants, only that they be recorded. Once recorded, the restrictive
covenants may be changed, except as noted in the proffer.
CONCLUSIONS
The proposed zoning and land uses conform to the Route 360 Plan which suggests the property is
appropriate for mixed use corridor use to include office uses and residential projects of densities
up to six (6) units per acre. In addition, the proposed zoning and land uses are representative of
and compatible with, existing and anticipated development along this portion of the Route 360
Corridor.
The proffered conditions address the impacts of this development on necessary capital facilities,
as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads,
schools, parks, libraries and fire stations is identified in the Public Facilities Plan, the
Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is
discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby
insuring adequate service levels are maintained and protecting the health, safety and welfare of
County citizens.
The location of the focal point, on the interior of the development, is not consistent with
locations of such areas on similar projects approved in the past. Typically, these areas are
located at the entrance to developments.
Given these considerations, approval of this request is recommended, subject to the applicant
addressing concerns relative to the location of the focal point.
CASE HISTORY
Planning Commission Meeting (3/21/06):
At the request of the applicant, the Commission deferred this case to April 18, 2006.
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06SN0194-0CT25-BOS
Staff (3/22/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than April 17, 2006, for consideration at the Commission's
June 20, 2006, public hearing.
Also, the applicant was advised that a $250.00 deferral fee must be paid prior to the
Commission's public hearing.
Applicant (4/17/06):
The application was amended to request Residential Townhouse (R- TH) zonIng.
Revisions to the proffers, Textual Statement and master plan were submitted.
Applicant, 360 Corridor Committee, Staff and Clover Hill Commissioner (4/25/06):
A meeting was held to discuss the proposal.
Applicant, 360 Corridor Committee and Clover Hill District Commissioner (5/30/06):
A meeting was held to discuss this proposal.
Applicant (6/20/06):
The deferral fee was paid.
Planning Commission Meeting (6/20/06):
At the request of the applicant, the Commission deferred this case to July 18,2006.
Staff (6/21/06):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than June 26, 2006, for consideration at the Commission's
July 18, 2006, public hearing.
Also, the applicant was advised that a $500.00 deferral fee must be paid prior to the
Commission's public hearing.
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06SNOI94-0CT25-BOS
Applicant (6/21/06):
Revised proffers and exhibits were submitted.
Applicant (7/11/06):
Revised proffers and Textual Statement were submitted.
To date, the deferral fee has not been paid.
Applicant (7/18/06):
Revised proffered conditions were submitted and the deferral fee was paid.
Planning Commission Meeting (7/18/06):
On their own motion, the Commission deferred this case to September 19, 2006.
Staff (7/19/06):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than July 24, 2006, for consideration at the Commission's
September 19, 2006, public hearing.
Applicant (9/18/06):
Revisions to the proffered conditions and Textual Statement were submitted.
Planning Commission Meeting (9/19/06):
The applicant accepted the Planning Commission's recommendation. There was
opposition present expressing concerns relative to the potential height of garages and
dwelling units; the potential impact on Gregory's Pond and flooding; traffic; the
existence of a grave; and buffers/setbacks adjacent to Amberleigh Subdivision.
Mr. Gulley indicated that the proffered conditions and Textual Statement adequately
addressed the concerns.
On motion of Mr. Gulley, seconded by Mr. Gecker, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 7.
16
06SN0194-0CT25-BOS
AYES: Messrs. Wilson, Gecker, Bass, Gulley and Litton.
The Board of Supervisors, on Wednesday, October 25, 2006, beginning at 7:00 p.m., will take
under consideration this request.
17
06SN0194-0CT25-BOS
VILLAS AT AMBERDALE
TEXTUAL STATEMENT
CASE 06SN0194
Revised September 13, 2006
Single family detached residential dwellings shall be permitted subject to the requirements of the Zoning
Ordinance for the Residential Townhouse (RTH) District, except as follows:
A. Setbacks
1. Front yard. A minimum of fifteen (15) feet in depth.
2. Side yard. A minimum of five (5) feet.
3. Comer side yard. A minimum often (10) feet.
4. Rear yard. A minimum of twenty (20) feet in depth
5. Accessory buildings and detached garages. The comer side yard setbacks shall be half the required
yard for principal structures defined above. The rear and side shall be 'zero.
B. Driveways and Parking Areas
1. Private driveways and parking areas shall not be required to have curb and gutters.
2. Private driveways and parking areas shall not be required to maintain any setback to public rights of
way.
c. Group or row design.
Dwelling units shall not be required to be attached units and shall not be required to have a varied front
yard setback.
D. Recreational area.
A minimum acreage of recreational area shall not be required. A focal point will be provided as
proffered. Sidewalks and trails as proffered and will provide access to the existing county park if
permitted by the Chesterfield County Recreation and Parks Department.
1303901 v-14
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Primary Entrance Concept- Amberdale Drive
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Items To Be Included in Desi2D Guidelines
Design Guidelines for development of the Property are required by the restrictive
covenants and shall include the following:
1. The style of this development shall be neo-traditional/new urbanist. The architectural
style of the housing shall be contemporary Victorian and Italianate.
2. Buildings shall be constructed in general conformance with the elevations attached hereto
as Exhibit D. (The attached elevations are strictly architectural examples and are the
copyrighted property of others.)
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